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SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
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SCHEDULE 14D-9
Solicitation/Recommendation Statement
Pursuant to Section 14(d)(4) of the
Securities Exchange Act of 1934
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KRUPP REALTY LIMITED PARTNERSHIP - V
(Name of Subject Company)
KRUPP REALTY LIMITED PARTNERSHIP - V
(Name of Person Filing Statement)
Limited Partnership Units
(Title of Class of Securities)
501128 30 0
(CUSIP Number of Class of Securities)
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Douglas S. Krupp
The Krupp Corporation
One Beacon Street
Boston, Massachusetts 02108
(617) 523-7722
(Name, Address and Telephone Number of Person
Authorized to Receive Notice and Communications
on Behalf of the Person(s) filing Statement)
Copy to:
Scott D. Spelfogel, Esq. James M. Dubin, Esq.
The Berkshire Group Paul, Weiss, Rifkind, Wharton & Garrison
One Beacon Street 1285 Avenue of the Americas
Boston, Massachusetts 02108 New York, New York 10019-6064
(617) 574-8385 (212) 373-3000
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Item 1. Security and Subject Company
The name of the subject partnership is Krupp Realty Limited
Partnership - V, a Massachusetts limited partnership (the "Partnership"), and
the address of its principal executive offices is c/o The Krupp Corporation, One
Beacon Street, Suite 1500, Boston, Massachusetts 02108. The title of the class
of equity securities to which this statement relates is the Partnership's units
of investor limited partnership interest ("Units").
Item 2. Tender Offer of the Bidder
This statement relates to an unsolicited offer by ERP Operating Limited
Partnership, an Illinois limited partnership, (the "Purchaser"), disclosed in a
Tender Offer Statement on Schedule 14D-1, dated November 23, 1999 (the "Schedule
14D-1"), to purchase up to 23,584 Units at a price of $675 per Unit, in cash,
less the amount of any distributions declared or made with respect to the Units
between November 23, 1999 and January 12, 2000, or such other date to which its
offer may be extended, without interest, upon the terms and subject to the
conditions set forth in the Offer to Purchase, dated November 23, 1999, and the
related Letter of Transmittal, as each may be supplemented or amended from time
to time (which collectively constitute the "ERP Offer" and are contained within
the Schedule 14D-1). The address of the Purchaser's principal executive offices
is Equity Residential Properties Trust, Two North Riverside Plaza, Suite 450,
Chicago, IL, 60606.
Item 3. Identity and Background
(a) The name and business address of the Partnership, which is the
person filing this statement, is set forth in Item 1 above.
(b) The general partners responsible for management of the
Partnership's business are The Krupp Corporation, a Massachusetts corporation
(the "Corporate General Partner"), and The Krupp Company, a Massachusetts
limited partnership (together with the Corporate General Partner, the "General
Partners").
On December 2, 1999, an affiliate of the General Partner made a merger
proposal to acquire all outstanding Units for $864 per Unit in cash other than
Units held by affiliates of the General Partners, such affiliate and certain
current limited partners of the Partnership who will be reinvesting their Units
in the entity making the merger proposal. See "Merger Proposal" below.
General
The General Partners are subject to certain conflicts of interest in
connection with the response to the ERP Offer contained in this Schedule 14D-9.
The Amended Agreement of Limited Partnership of the Partnership, dated as of
July 27, 1983, as amended to date (the "Partnership Agreement"), provides that,
without the concurrence of the General Partners, a majority in interest of the
"Investor Limited Partners" (a person who has been admitted to the Partnership
as, and has the rights afforded to, an Investor Limited Partner, as provided in
the Partnership Agreement) may vote to remove the General Partners or amend
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the Partnership Agreement (including amending certain fees and compensation
payable or authorized to be payable to the General Partners or their
affiliates), and the ownership of a large block of Units by any person increases
the likelihood that the General Partners may be removed or that the Partnership
Agreement may be amended should that person become an Investor Limited Partner
or otherwise acquire the voting rights of an Investor Limited Partner. In
addition, since property management agreements (described below) between
affiliates of the General Partners and the Partnership are terminable without
penalty at the end of any calendar month on not less than 60 days advance
written notice, the removal of the General Partners or the amendment of the
Partnership Agreement could result in a reduction of management fee income from
the Partnership to such affiliates. If a large number of Units were tendered to
the Purchaser, the likelihood of such removal or amendment would increase.
As described below, an affiliate of the General Partners has made a
merger proposal to acquire outstanding Units for $864 per Unit in cash (the
"Merger Proposal"). As a result, there is a conflict of interest between the
General Partners and its affiliates, on the one hand, and the Purchaser on the
other, inherent in the fact that such Merger Proposal could compete with the ERP
Offer.
The following describes certain agreements between affiliates of the
General Partners and the Partnership.
Pursuant to the Partnership Agreement, the General Partners are
entitled to certain cash distributions in respect of their interests in the
Partnership. The General Partners have received aggregate cash distributions in
respect of such interests of $15,140, $15,140 and $7,570 for the years ended
December 31, 1996, 1997 and 1998, respectively.
Pursuant to certain management agreements (the "Management
Agreements"), the affiliate of the General Partners which manages the properties
of the Partnership (the "Property Manager Affiliate") receives property
management fees in return for management of the Properties. The Management
Agreements provide for the payment of monthly management fees payable at the
rate of up to 5% of rents and other income actually received by the Partnership.
In addition, although the General Partners and their affiliates do not receive
any fees from the Partnership for the partnership administration services
provided to the Partnership, the Property Manager Affiliate and other affiliates
of the General Partners are reimbursed by the Partnership for expenses incurred
in connection with the provision of services including accounting, computer,
insurance, travel, payroll, and legal services and the preparation and mailing
of reports and other communication to Unit holders. For the three years ended
December 31, 1996, 1997 and 1998, the Partnership paid such affiliate property
management fees and reimbursement of expenses aggregating $813,666, $793,001 and
$730,521, respectively.
Pursuant to the Partnership Agreement, the General Partners are
entitled to a brokerage fee in an amount equal to 3% of the contract sales price
of any real estate sold by the Partnership, subject to certain limitations. No
brokerage fees have been paid to the General Partners or their affiliates during
the three-year period ending December 31, 1998.
Merger Proposal
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On December 2, 1999, the Partnership received an acquisition proposal
from KR5 Acquisition, L.L.C., a newly formed Delaware limited liability company
affiliated with the General Partners of the Partnership ("KR5 Acquisition"), to
acquire outstanding Units for $864 per Unit in cash. The proposed transaction
would be structured as a merger of the Partnership into KR5 Acquisition, in
which all outstanding partnership interests other than those held by affiliates
of the General Partners and certain current limited partners who will be
reinvesting their Units in KR5 Acquisition (the "Investors"), would receive the
$864 per Unit merger price, which amount will not be reduced by distributions
declared or made by the Partnership to holders of Units. The Merger Proposal is
subject to certain conditions, including the approval of the merger and
necessary amendments to the partnership agreement by the holders of a majority
of the Units. The Merger Proposal is not subject to a financing condition. The
Investors, who own approximately 11% of the outstanding Units, have agreed to
vote in favor of the Merger Proposal. The General Partners intend to cause the
Partnership to distribute proxy materials to holders of Units to seek approval
of the Merger Proposal and related amendments to the Partnership Agreement, and
presently anticipate that if all conditions to the Merger Proposal are
satisfied, consummation of the merger would occur in the first quarter of 2000.
However, there is no assurance that the Merger Proposal will be consummated or
that it will not be delayed.
Except as described herein, there are no material contracts,
agreements, arrangements or understandings or any actual or potential conflicts
of interest between the General Partners or their affiliates and (i) the
Partnership, its executive officers, directors or affiliates or (ii) the
Purchaser, its executive officers, directors or affiliates.
Item 4. The Solicitation or Recommendation
Following receipt of the ERP Offer, the Corporate General Partner
reviewed and considered the ERP Offer. The Corporate General Partner has
determined that the ERP Offer is inadequate and not in the best interests of the
Unit holders, and recommends that the holders of the Units reject the ERP Offer
and not tender their Units pursuant thereto.
In reaching its conclusion described in the paragraph above, the
Corporate General Partner considered a number of factors, including the
following:
(i) The fact that the Corporate General Partner believes each
Unit to have a value substantially in excess of $675. This belief is based on
the Corporate General Partner's familiarity with the Partnership's properties
and its experience in real estate matters generally, as well as on an appraisal
of the properties owned by the Partnership by an independent real estate
valuation firm in August 1999, which indicates a value per Unit of approximately
$864, after taking into account the Partnership's liabilities and other assets
as of September 30, 1999 and mortgage debt-related expenses;
(ii) The fact that the ERP Offer is being made for only 67% of
the outstanding Units. Consequently, if the ERP Offer is oversubscribed, the
holders of Units not accepted for purchase by the Purchaser will likely
encounter increased difficulty in selling Units at a fair price in light of the
already illiquid secondary market for Units; and
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(iii) The fact that the Partnership has been presented with a
merger proposal from KR5 Acquisition, an affiliate of the General Partners
which, if consummated, will result in the Unit holders receipt of $864 in cash
for each Unit owned by them, which amount will not be reduced by distributions
declared or made by the Partnership to such holders. As noted above, the Merger
Proposal is subject to certain conditions, and there is no assurance that such
merger will be consummated.
Item 5. Persons Retained, Employed, or to be Compensated
Neither the Partnership nor any person acting on its behalf has
employed, retained or compensated, or intends to employ, retain or compensate,
any person to make solicitations or recommendations to Unit holders on behalf of
the Partnership in response to the ERP Offer.
Item 6. Recent Transactions and Intent with Respect to Securities
(a) On December 2, 1999, KR5 Acquisition, L.L.C., KRF Company, L.L.C.,
each an affiliate of the General Partners, and the Investors, which are real
estate investment funds affiliated with Equity Resources Group, Incorporated
entered into certain agreements in connection with the Merger Proposal with
respect to 3,985.5 Units beneficially owned by the Investors, constituting
approximately 11% of the outstanding Units. Such agreements provide that,
subject to certain terms and conditions, (a) the Investors will vote such Units
(i) in favor of the Proposed Merger and otherwise to facilitate the consummation
of the Proposed Merger and (ii) in opposition to any proposal or action made in
opposition or in competition with the Proposed Merger, and (b) the Investors
will contribute their Units to KR5 Acquisition in exchange for equity interests
in KR5 Acquisition subject to certain conditions, including approval by Unit
holders of the Proposed Merger and necessary amendments to the Partnership
agreement.
Except as described above, neither the Partnership nor the General
Partners have effected any transactions in the Units during the past 60 days.
The General Partners are not aware of any transactions in the Units during the
past 60 days by any of its executive officers, directors, or subsidiaries.
(b) Neither the General Partners nor, to the knowledge of the General
Partners, any of their executive officers, directors, affiliates or subsidiaries
intend to tender Units owned by them to the Purchasers pursuant to the ERP
Offer.
Item 7. Certain Negotiations and Transactions by the Subject Company
(a) Except for the Merger Proposal described herein, no negotiation is
being undertaken or is underway by the Partnership in response to the ERP Offer
which relates to or would result in (i) an extraordinary transaction, such as a
merger or reorganization, involving the Partnership; (ii) a purchase, sale or
transfer of a material amount of assets by the Partnership; (iii) a tender offer
for or other acquisition of securities by or of the Partnership; or (iv) any
material change in the present capitalization or dividend policy of the
Partnership. While the Merger Proposal described herein was not made in response
to the ERP Offer, it could result in one or more of such matters.
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(b) Except for the Merger Proposal described herein, there are no
transactions, board resolutions, agreements in principle or signed contracts in
response to the ERP Offer which relate to or would result in one or more of the
matters referred to in the first paragraph of Item 7(a) above.
Item 8. Additional Information to be Furnished
This document does not constitute a solicitation of proxies or consents
from holders of Units. Any such solicitation that may be made by the Partnership
will be made only pursuant to separate materials complying with the requirements
of Section 14(a) of the Securities and Exchange Act of 1934, as amended, and the
rules and regulations thereunder.
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Item 9. Material to be Filed as Exhibits
1. Cover letter to Unit holders from the Partnership dated December 2,
1999.
2. The Amended Agreement, dated as of July 27, 1983, by and among The
Krupp Company Limited Partnership II and The Krupp Corporation, as
general partners, The Krupp Company Limited Partnership II, as the
Original Limited Partner, and those persons who have been admitted
to the Partnership as Investor Limited Partners pursuant to the
terms of the such Agreement.
3. Park Place Property Management Agreement, dated as of January 1,
1994, between the Partnership and Berkshire Realty Enterprises
Limited Partnership.
4. Amendment to Park Place Property Management Agreement between the
Partnership and Berkshire Realty Enterprises Limited Partnership,
dated as of January 1, 1996.
5. Century II Apartments Property Management Agreement, dated as of
January 1, 1996, between the Partnership and Berkshire Realty
Enterprises Limited Partnership.
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SIGNATURE
After reasonable inquiry and to the best of my knowledge and belief, I
certify that the information set forth in this statement is true, complete and
correct.
Dated: December 2, 1999
KRUPP REALTY LIMITED PARTNERSHIP - V
By: The Krupp Corporation, a
general partner
By: /s/ Douglas S. Krupp
--------------------
Name: Douglas S. Krupp
Title: President and Co-Chairman
of the Board
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EXHIBIT INDEX
Exhibit Description Page
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1. Cover letter to Unit holders from the Partnership dated
December 2, 1999.
2. The Amended Agreement, dated as of July 27, 1983, by and
among The Krupp Company Limited Partnership II and The
Krupp Corporation, as general partners, The Krupp
Company Limited Partnership II, as the Original Limited
Partner, and those persons who have been admitted to the
Partnership as Investor Limited Partners pursuant to the
terms of the such Agreement Form of Property Management
Agreement between the Partnership and Berkshire Property
Management Company.
3. Park Place Property Management Agreement, dated as of
January 1, 1994, between the Partnership and Berkshire
Realty Enterprises Limited Partnership.
4. Amendment to Park Place Property Management Agreement
between the Partnership and Berkshire Realty Enterprises
Limited Partnership, dated as of January 1, 1996.
5. Century II Apartments Property Management Agreement,
dated as of January 1, 1996, between the Partnership and
Berkshire Realty Enterprises Limited Partnership.
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KRUPP REALTY LIMITED PARTNERSHIP - V
December 2, 1999
Dear Limited Partner:
ERP Operating Partnership, an Illinois limited partnership, (the
"Purchaser"), has made an unsolicited tender offer (the "ERP Offer") to purchase
23,584 units of limited partnership interest ("Units") of Krupp Realty Limited
Partnership - V (the "Partnership") for $675 per Unit, less the amount of any
distributions declared or made with respect to the Units between November 23,
1999 and January 12, 2000, or such other date to which such offer may be
extended. The Purchaser is not affiliated with the Partnership.
The Krupp Corporation (the "Corporate General Partner") has reviewed
and considered the ERP Offer, and believes that the Units have a value
substantially in excess of $675 and that the ERP Offer is inadequate and not in
the best interests of the Unit holders. Consequently, the Corporate General
Partner recommends that the holders of the Units REJECT the ERP Offer and not
tender their Units pursuant thereto. The Corporate General Partner's belief is
based in part on an August 1999 appraisal of the properties owned by the
Partnership which indicates a value per unit of approximately $864 after taking
into account the Partnership's liabilities and other assets as of September 30,
1999 and mortgage debt-related expenses.
This will advise you that the Partnership has also received an
acquisition proposal from KR5 Acquisition, L.L.C., ("KR5 Acquisition") a newly
formed company affiliated with the general partners of the Partnership, to
acquire Units for $864 per Unit in cash (the "KR5 Proposal"). The proposed
transaction would be structured as a merger of the Partnership into KR5
Acquisition, in which all outstanding partnership interests other than those
held by affiliates of the General Partner and certain current limited partners
of the Partnership who will be reinvesting their Units in KR5 Acquisition, would
be converted into the right receive the $864 per Unit merger price. Under the
terms of the KR5 Proposal, this amount will not be reduced by distributions
declared or made by the Partnership to holders of Units. The KR5 Proposal is
subject to certain conditions, including the approval of the proposed merger and
necessary amendments to the partnership agreement by the holders of a majority
of the Units. The KR5 Proposal is not subject to a financing condition. The
General Partners intend to cause the Partnership to distribute proxy materials
to holders of Units to seek approval of the merger proposed by KR5 Acquisition
and related amendments to the Partnership's agreement of limited partnership,
and presently anticipate that if all conditions to the KR5 Proposal are
satisfied, the merger would occur in the first quarter of 2000. However, there
is no assurance that the KR5 Proposal will be consummated or that it will not be
delayed.
Enclosed is a copy of the Partnership's Statement on Schedule 14D-9
which has been filed with the Securities and Exchange Commission and sets forth
the Partnership's response to the ERP Offer. You are advised to carefully read
the Schedule 14D-9.
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Please do not hesitate to call our Investor Communication
representatives at 1-800-255-7877 for assistance in any Partnership matter.
Sincerely yours,
/s/ Douglas S. Krupp
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Douglas S. Krupp
The Krupp Corporation,
a General Partner
This document does not constitute a solicitation of proxies or consents from
holders of Units. Any such solicitation that may be made by the Partnership will
be made only pursuant to separate materials complying with the requirements of
Section 14(a) of the Securities and Exchange Act of 1934, as amended, and the
rules and regulations thereunder.
EXHIBIT A
KRUPP REALTY LIMITED PARTNERSHIP-V
AMENDED AGREEMENT OF LIMITED PARTNERSHIP
AGREEMENT dated as of the 27th day of July, 1983, by and among The
Krupp Corporation, a Massachusetts corporation, and The Krupp Company Limited
Partnership-II, a Massachusetts limited partnership, each as a General Partner;
The Krupp Company Limited Partnership-II, as the Original Limited Partner; and
those Persons who shall hereafter be admitted to the Partnership as Investor
Limited Partners. The Original Limited Partner and the Investor Limited Partners
are collectively referred to herein as the "Limited Partners" and, together with
the General Partners, as the "Partners." Certain other terms used throughout
this Agreement are defined in Section 17 hereof.
WHEREAS, the General Partners and the Original Limited Partner have
formed a limited partnership (the "Partnership") under an Agreement of Limited
Partnership dated as of June 16, 1983 (the "Original Agreement") and the
provisions of the Massachusetts Uniform Limited Partnership Act; and
WHEREAS, the Partners now wish to amend the Original Agreement to
provide, among other matters, for the admission of Investor Limited Partners
subject to the revised terms and conditions herein specified;
NOW THEREFORE, the parties hereto agree as follows:
Section 1. Continuation. The parties agree to continue the Partnership
formed pursuant to the Original Agreement and the provisions of the Uniform
Limited Partnership Act of the Commonwealth of Massachusetts.
Section 2. Name and Office. The Partnership shall be conducted under
the name and style of "Krupp Realty Limited Partnership-V." The principal office
and place of business of the Partnership shall be located at One Liberty Square,
Boston, Massachusetts 02109, or at such other place as the General Partners may
from time to time determine and specify by written notice to all of the
Partners. The Partnership shall at all times maintain in Massachusetts (i) an
office at which shall be kept the basic Partnership documents described in
Section 12.2 hereof, and (ii) an agent for service of process selected by the
General Partners in accordance with any relevant provisions of the Massachusetts
Uniform Limited Partnership Act as then in effect.
Section 3. Purposes and Powers.
3.1 Purposes. The purposes of the Partnership are to acquire, invest
in, maintain, operate, lease, improve, hold, encumber, sell, manage and
otherwise deal with the Properties of the Partnership.
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3.2 Powers. In furtherance of the above purposes, the Partnership shall
have the powers:
(a) to acquire, improve, mortgage, hold, sell, exchange, and otherwise
deal in Properties situated in any location in the United States and in any real
property appurtenant thereto and in interests therein as may be necessary or
desirable to carry out the operation, leasing and maintenance of such
Properties;
(b) subject to any applicable statutes and regulations, to borrow money
to further the purposes of the Partnership, to issue evidences of indebtedness
in respect thereof and to secure the same by mortgage or pledge or grant of lien
on or other security interest in a Property or any other assets of the
Partnership; and
(c) to do all things, carry on any activities and enter into, perform,
modify, supplement or terminate any contracts necessary to, in connection with
or incidental to the furtherance of the purposes of the Partnership, all so long
as such things, activities and contracts may be lawfully done, carried on or
entered into by the Partnership under the laws of the Commonwealth of
Massachusetts and the United States of America and under the terms of this
Agreement.
The Partnership shall not engage in any business not provided for in
this Section 3.2 without the Consent of a majority in interest of the Investor
Limited Partners.
Section 4. Term. The term of the Partnership commenced upon the filing
on June 16, 1983 of the Certificate of Limited Partnership with the Secretary of
State of the Commonwealth of Massachusetts, and shall terminate at midnight on
December 31, 2020, unless sooner dissolved or terminated as provided in Section
11 hereof.
Section 5. Capital Contributions.
5.1 Contributions of General Partners. The General Partners have
contributed in cash in respect of their General Partnership Interests an
aggregate of $1,000, in the respective amounts set forth opposite their names in
Schedule A hereto. If upon termination of the Partnership, the General Partners
have a deficit balance in their Capital Accounts, they shall contribute in the
aggregate to the capital of the Partnership an amount equal to the amount, if
any, by which one and one-hundredths percent (1.01%) of the total Capital
Contributions of the Limited Partners exceeds the total amount of the General
Partners' Capital Contributions prior to such termination.
5.2 Contribution of the Original Limited Partner. The Original Limited
Partner has contributed $4,000 in cash in respect of its Original Limited
Partnership Interests. The Original Limited Partner shall not be obligated to
make any further Capital Contributions to the Partnership.
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5.3 Contributions of Investor Limited Partners. The Investor Limited
Partnership Interests in the Partnership shall consist of up to forty thousand
(40,000) Units of Investor Limited Partnership Interests which shall initially
be held by the Investor Limited Partners who shall be admitted to the
Partnership as provided in Sections 6.1(b)(3), 7.2 and 7.5 hereof. The Investor
Limited Partner or Partners acquiring each such Unit shall contribute One
Thousand Dollars ($1,000) per Unit in cash to the capital of the Partnership
with respect to such Unit in the manner and subject to the conditions described
in the aforesaid Sections. No Investor Limited Partner shall initially acquire
or thereafter own a fractional Unit.
5.4 Capital Accounts. A Capital Account shall be established and
maintained for each General Partner and Limited Partner. The Capital Account of
each Partner shall be (a) credited with all payments made to the Partnership by
such Partner on account of Capital Contributions and with allocations to such
Partner of Partnership Profits for Tax Purposes, and (b) charged with
allocations to such Partner of Partnership Losses for Tax Purposes and with cash
distributions made to such Partner as distributions of Cash Flow or of Net Cash
Proceeds of Capital Transactions and the Terminating Capital Transaction, and
shall otherwise appropriately reflect transactions of the Partnership and the
Partners.
5.5 Additional Capital Contributions; Interpretation. A Partner shall
not be required to make any Capital Contribution, or be entitled to bring an
action for partition against the Partnership, or to demand or receive any
distribution of or with respect to his Capital Contribution except as is
specifically provided under this Agreement. For the purposes of this Section
5.5, a substitute Partner shall be deemed to have made the Capital Contributions
to the Partnership which were made by the Partner who such substitute Partner
succeeds, and to have received from the Partnership the allocations and
distributions received from the Partnership by such former Partner. No loan made
by a General Partner or a Limited Partner to the Partnership as permitted by
this Agreement shall constitute a Capital Contribution for any purpose.
Section 6. General Partners.
6.1 Extent of Powers and Duties.
(a) General. Except as expressly limited by the provisions of this
Agreement, the General Partners shall have complete and exclusive discretion in
the management and control of the affairs and business of the Partnership and
all powers necessary, convenient or appropriate to carry out the purposes,
conduct the business and exercise the powers of the Partnership. Except as so
expressly limited, the General Partners shall possess and enjoy with respect to
the Partnership all of the rights and powers of partners of a partnership
without limited partners to the extent permitted by Massachusetts law.
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(b) Powers and Duties.
(1) General Powers and Duties. The General Partners shall diligently
and faithfully exercise their discretion to the best of their ability and use
their best efforts during so much of their time as may be necessary to carry out
the purposes and conduct the business of the Partnership in accordance with this
Agreement and in the best interests of the Partnership and so as, consistent
therewith, to protect the interests of the Limited Partners as a group. The
General Partners shall have fiduciary responsibility for the safekeeping and use
of all funds and assets of the Partnership, whether or not in their immediate
possession or control, and they shall not employ or permit another Person to
employ such funds or assets in any manner except for the exclusive benefit of
the Partnership. In particular, the General Partners, solely, shall be
responsible for and shall use their best efforts and exercise discretion to the
best of their ability: (i) to cause Properties to be acquired, held, financed
and refinanced, and sold, exchanged or otherwise disposed of; (ii) to rent,
maintain and operate the Properties so as to comply with the provisions of any
mortgage instruments, other indebtedness, and/or regulatory agreements with
governmental bodies or agencies relating thereto; (iii) to select and supervise
the activities of the real estate management agent(s) for the Partnership
including, without limitation, the periodic inspection of the Properties in
order to assure their proper maintenance and repair; (iv) to assure the proper
application of revenues of the Partnership; (v) to maintain proper books of
account for the Partnership and to prepare all reports of operations and tax
returns which are to be furnished to the Partners pursuant to this Agreement or
which are required by taxing bodies or other governmental agencies; (vi) to
maintain adequate insurance with respect to the Properties and any other
insurable property of the Partnership pursuant to policies of insurance in form
and coverage customary for property similar to the Properties and such other
insurable property; and (vii) to assure the doing of all other things which may
be necessary or advisable in connection with the supervision of the affairs,
business and property of the Partnership.
(2) Amplification of Powers and Duties. As amplification, and not by
way of limitation on the powers expressed herein, the General Partners shall
have, subject to the provisions of this Agreement, full power and authority on
behalf of the Partnership, in order to carry out and accomplish its purposes and
functions: (i) to expend Partnership capital and income; (ii) to purchase,
lease, sell, exchange, improve, divide, combine and otherwise transact business
with respect to interests in real estate and personal property, and in that
connection to employ engineers, contractors, attorneys, accountants, brokers,
appraisers, and such other consultants, advisors, artisans, and workmen as may
be necessary or advisable for the purpose; (iii) to designate depositories of
the Partnership's funds, and the terms and conditions of such deposits and
drawings thereon; (iv) to borrow money or otherwise to procure extensions of
credit for the Partnership, and in connection therewith to execute, seal,
acknowledge, and deliver agreements, promissory notes, guaranties and other
written documents constituting obligations or evidences of indebtedness, and as
security therefor to pledge, hypothecate, mortgage, assign, transfer, or convey
mortgages or security interests in the Properties and other assets of the
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Partnership; (v) to execute and deliver documents and instruments relating to
real and personal property of whatever kind and description, including, but not
limited to, deeds, mortgages, leases and other documents of title or conveyance,
regulatory agreements with governmental bodies and agencies, powers of attorney,
and other contracts, instruments and agreements of all kinds; (vi) to hold all
or any portion of the Properties and other assets of the Partnership in the name
of one or more trustees, nominees or other agents of or for the Partnership for
the purpose of facilitating transactions involving said assets; (vii) to
establish reserves for normal repairs, replacements and contingencies and, in
their discretion, for any other proper Partnership purpose; and (viii) in
general to do all things and execute all documents the General Partners shall
deem necessary or convenient to accomplish the purposes of the Partnership, or
to protect and preserve the Partnership assets, to the same extent as if they
owned such assets individually.
(3) Admission of Investor Limited Partners. The General Partners shall
have the right to admit to the Partnership as Investor Limited Partners such
Persons (including a General Partner or the Original Limited Partner) as may
acquire the respective Units in consideration of their Capital Contributions to
the Partnership pursuant to Section 5.3 hereof, provided (i) that each Person so
admitted shall, in connection with such acquisition, agree to be bound by the
provisions of this Agreement in the manner specified in Section 7.2 hereof and
(ii) that no Investor Limited Partners shall be admitted unless and until the
class of Investor Limited Partners has made aggregate Capital Contributions
totaling not less than $4,000,000.
(4) Authority to Enter into Certain Agreements. The General Partners
are specifically authorized to enter into the following agreements on behalf of
the Partnership, and to pay the following fees and expenses:
(i) Commencing with the month of acquisition of any Property,
the General Partners are authorized to enter into a property management
agreement with respect to such Property. Under any such agreements with a
General Partner or any Affiliate of the General Partners, the Partnership shall
pay a monthly management fee equal to the amount customarily charged in
arm's-length transactions by other firms rendering comparable services for
comparable properties in the localities where such Properties are located, but
in no event to exceed (i) 5% of the gross receipts from residential properties
under management (including all rent-up, leasing, and re-leasing fees and
bonuses, and leasing related services, paid to any Person), (ii) 5% of the gross
receipts from commercial properties under management if such property management
firm provides leasing, re-leasing and leasing related services at its own
expense, or (iii) 3% of the gross receipts from commercial properties under
management if such property management firm does not provide leasing, re-leasing
and leasing related services at its own expense. Such fee shall include, with
respect to the Property subject to such agreement, any fees paid to a
non-related Person for bookkeeping or property management services. Under any
such agreement, the management agent shall agree to perform services in
connection with day-to-day operations of the Partnership Property subject to the
Agreement including, but not limited to: (i) collection of rent payable
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under outstanding leases of the Partnership Property; (ii) supervision of the
maintenance, repair, remodeling, and refurbishing of the Partnership Property;
(iii) review of rental schedules and recommendations with respect to changes
thereto; (iv) employment and supervision of on-site property managers and other
property management personnel on behalf of the Partnership, together with the
establishment of procedures regarding the management of the Partnership
Property; (v) negotiation and review of leases with respect to the Partnership
Property if the managing agent is responsible for leasing, re-leasing and
leasing related services; (vi) negotiation and review of maintenance agreements;
(vii) review of replacement and working capital reserves and recommenda tions
with respect to changes thereto; (viii) preparation and review of budgets and
cash flow projections for the Partnership Property; (ix) periodic physical
inspections and market surveys; and (x) determination and implementation of
capital improvements.
(ii) Subject to the limitations set forth in Section 12.4
hereof, the General Partners are authorized to reimburse the entity or entities
which manage any Property pursuant to a management agreement for proper
expenditures, obligations and liabilities (including the salaries of on-site
property managers and personnel) incurred by such agent in connection with the
operation of such Property.
Any agreements, contracts and arrangements authorized by clauses (i)
and (ii) of and Section 6.1(b)(4) may be entered into with a General Partner or
an Affiliate of the General Partners subject to the following additional
conditions:
(A) any such agreements contracts or arrangements shall be
embodied in a written contract which precisely describes the subject matter
thereof and all compensation to be paid therefor;
(B) neither a General Partner (in any capacity other than as
General Partner) nor any such Affiliate may act as paying or purchasing agent
for the Partnership and no funds of the Partnership may be paid to a General
Partner or any such Affiliate by way of reimbursement for Partnership expenses
except as permitted by Section 12.4 hereof;
(C) any such agreements, contracts or arrangements shall be
fully and promptly disclosed to all Partners in the reports provided for in
Section 12.6(a) hereof (stating the compensation paid and to be paid by the
Partnership); and
(D) any such agreements, contracts or arrangements shall be
terminable by either party, without penalty, upon 60 days' prior written notice.
(iii) The General Partners are authorized to enter into a
Sales Agent Agreement with Smith Barney under which Smith Barney shall agree to
act as sales agent for the offering of Units made pursuant to Section 6.1(b)(3)
hereof. Pursuant to such Agreement, Smith Barney shall be entitled to receive
out of the gross proceeds of such offering the following compensation: (i) a
sales commission of $80 for each Unit sold,
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(ii) a financial consulting fee equal to an additional $10 for each Unit sold,
and (iii) reimbursement of the expenses incurred by Smith Barney up to a maximum
of $100,000. In addition, Smith Barney shall be entitled under the Sales Agent
Agreement to receive out of the Net Cash Proceeds of sales and refinancings of
Partnership Properties over the life of the Partnership a Subordinated Financial
Consulting Fee equal to 7.5% of any Net Cash Proceeds from such sales or
refinancings which remain after all distributions of such Proceeds have been
made to the Partners to the extent necessary to return the Invested Capital of
all Partners and to pay to the Investor Limited Partners their Cumulative Return
on Investment, provided, however, that in no event shall the maximum amount of
the Subordinated Financial Consulting Fee exceed 1.5% of the gross proceeds of
the offering of Units.
(5) Maintenance of Net Worth. The General Partners shall at all times
use their best efforts to maintain their combined net worth (including the net
worth of the general partners of any partnership which serves as a General
Partner including, without limitation, The Krupp Company Limited Partnership-II)
at a sufficient level to meet all requirements of the Code under currently
applicable rulings, regulations and policies of the Internal Revenue Service and
as hereafter interpreted by the Internal Revenue Service, any agency of the
federal government or the courts, to permit the Partnership to be classified for
federal income tax purposes as a partnership and not as an association taxable
as a corporation, and shall, irrespective of such requirements, maintain such
combined net worth on a fair market basis at an amount at least equal to
$1,000,000.
(c) Delegation of Powers. Each General Partner, while there are more
than one, may act on behalf of the Partnership in connection with any particular
matter affecting the Partnership, including the authority to execute notes,
deeds, mortgages and other instruments. Except as otherwise provided under this
Agreement or by law, the General Partners may delegate all or any of their
duties under this Agreement to any of their own respective partners, officers or
employees, and in furtherance of such delegation may elect, employ, contract or
deal with any Person (including any General Partner or any Affiliate of a
General Partner).
(d) Reliance by Third Parties. No Person dealing with the Partnership,
or its assets, whether as mortgagee, assignee, purchaser, lessee, grantee or
otherwise, shall be required to investigate the authority of the General
Partners, or any General Partner purporting to act in behalf of the other
General Partners, in selling, assigning, leasing, mortgaging, conveying or
otherwise dealing with any Partnership Property or other assets or any part
thereof, nor shall any such assignee, lessee, purchaser, mortgagee, grantee or
other Person entering into a contract with the Partnership be required to
inquire as to whether the approval of the Partners for any such sale,
assignment, lease, mortgage, transfer or other transaction has been first
obtained. Any such Person shall be conclusively protected in relying upon a
certificate of authority or any other material fact signed by any General
Partner, or in accepting any instrument signed by any General Partner in the
name and behalf of the Partnership or the General Partners.
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6.2 Limitations on the Exercise of Powers of General Partners. The
General Partners shall have no power to take any action prohibited by this
Agreement or by the Massachusetts Uniform limited Partnership Act. Furthermore,
in their administration of the Partnership's affairs, the General Partners shall
be subject to the following specific limitations:
(a) Investment Objectives and Policies. The Partnership's Investment in
Properties shall not be less than eighty percent (80%) of the gross proceeds of
the Partnership's offering of Units made pursuant to Section 6.1(b)(3) hereof.
The Properties to be acquired by the Partnership shall consist primarily of
apartment complexes, but may include other types of properties such as office
buildings or shopping centers. All of the Properties shall be located in the
United States. The Partnership shall not invest in Properties under construction
or to be constructed, except for expansion or improvement of existing
Properties. The Partnership may, however, commit to purchase properties upon
their physical completion and at pre-agreed prices or pricing formulas. The
Partnership shall not invest in single family residential homes, low income
housing or other properties subject to government housing assistance payments,
secondary homes, resort or recreational properties, hotels, nursing homes,
gaming facilities, mobile home parks or property subject to sale-leaseback
transactions involving single tenants. No unimproved or non-income producing
property shall be acquired where the aggregate Purchase Price for all such
unimproved or non-income producing properties would exceed 10% of the gross
proceeds of the offering of Units made pursuant to Section 6.1(b)(3) hereof, and
unimproved or non-income producing property shall not be acquired except in
amounts and upon terms which can be financed by the net proceeds of the
Partnership's offering of Units or by cash flow from operations. On an interim
basis, the Partnership may invest its funds either in (i) United States
Government securities, other United States Government guaranteed money
instruments, certificates of deposit of banks located in the United States
having total assets in excess of $100 million, bank repurchase agreements
collateralized by securities of the United States Government or governmental
agencies, bankers' acceptances, and similar money market investments, or (ii)
shares of public investment companies registered with the Securities and
Exchange Commission whose assets exceed $50,000,000 and are invested in the
foregoing types of investments and held by an independent custodian. The
Partnership shall not invest in mortgages, trust deeds or similar obligations,
except that the Partnership may advance a portion of the Purchase Price of a
Property to the seller in the form of a loan, and except that second mortgages
or similar obligations may be taken back from purchasers of Properties in
connection with the sale thereof by the Partnership. The aggregate Leverage on
the Partnership Properties incurred in connection with the acquisition of
Properties shall not be less than 60% nor more than 80% of the Purchase Price of
all Properties determined on a combined basis. The Partnership shall not redeem
or repurchase Units and shall not underwrite the securities of other issuers.
The General Partners shall use their best efforts to assure that the Partnership
shall not be deemed an investment company as such term is defined in the
Investment Company Act of 1940.
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(b) Sales and Leases of Properties from or to the General Partners and
their Affiliates. The Partnership shall not purchase, lease or acquire any
Property from any General Partner or any Affiliate of any General Partner or any
Person in which any General Partner or Affiliate has a material interest
including, without limitation, any partnership of which any General Partner or
Affiliate of a General Partner is a partner. Notwithstanding the foregoing, the
General Partners or their Affiliates may purchase Property in their own name,
and assume loans in connection therewith and temporarily hold title thereto for
the purpose of facilitating the acquisition of such Property or the borrowing of
money or obtaining of financing for the Partnership, or completion of
construction of the Property, or any other purpose related to the business of
the Partnership, provided that (i) such Property is purchased by the Partnership
for a Purchase Price (and related cash investment) no greater than the Purchase
Price (and related cash investment) in such Property (including, without
limitation, equity payments, financing and closing costs) made or agreed to be
made by the General Partners or their Affiliates, (ii) there is no difference in
interest rates of the loans secured by the Property at the time acquired by the
General Partners or their Affiliates and the time acquired by the Partnership,
and (iii) no other payment directly or indirectly arising out of such
transaction is received by, nor any other benefit conferred upon, any General
Partner or Affiliate thereof apart from compensation otherwise permitted by this
Agreement. In the event the Partnership is not successful in selling sufficient
Units of Investor Limited Partnership Interests to permit the Partnership to
make any payments required in connection with obligations or indebtedness
incurred by the Partnership in connection with the acquisition of any Property,
the Partnership may sell such Property to the General Partners or any Affiliate
of the General Partners for a Purchase Price (and related cash investment as
described above) not less than the total Purchase Price (and related cash
investment) paid by the Partnership for such Property. The General Partners or
their Affiliates may lease office or other space in any Property owned by the
Partnership; provided, however, that any such lease (i) shall be on terms and
conditions no less favorable to the Partnership than those which would have been
determined by arm's-length negotiations with a non-affiliated person for
comparable space in the area where the Property is located, which determination
may be made on the basis of, and shall take into account, the terms, conditions
and rentals agreed to by any other tenants of the Property, (ii) shall be
terminable on 60 days' prior written notice by the Partnership without penalty,
and (iii) shall provide that any rentals from subleases relating thereto which
are in excess of the rentals from such lease shall be paid to the Partnership
and, provided further, that no more than 15% of the office space of the
Partnership Properties shall be leased to the General Partners or their
Affiliates. Except as otherwise provided herein, the Partnership shall not sell
or lease arty Property to any General Partner or any Affiliate of a General
Partner.
(c) Loans to or from the General Partners and their Affiliates. No
loans may be made by the Partnership to any General Partner or any Affiliate of
a General Partner. A General Partner or any Affiliate of a General Partner may
loan funds to the Partnership but only with interest rates and other finance
charges and fees not in excess of the amounts that are charged by unrelated
banks on comparable loans for the same
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purpose in the locality of the Property in connection with which the loan was
made, and in no event shall the annual interest rate charged on any such loan
exceed by more than 2% the then prime rate of such an unrelated local bank. In
addition, (i) to the extent that the General Partners or their Affiliates shall
themselves borrow the funds which they loan to the Partnership, the Interest
rates and other finance charges charged to the Partnership shall not exceed the
corresponding amounts paid by the General Partners or their Affiliates, and (ii)
neither any General Partner nor any Affiliate of a General Partner shall make
loans to the Partnership with a prepayment charge or penalty which is evidenced
or secured by either a first or junior or all-inclusive note or mortgage except
to the extent that such prepayment charge or penalty is attributable to an
underlying encumbrance. Neither any General Partner or Affiliate of a General
Partner shall provide permanent financing for the Partnership, and all payments
of principal and interest on any financing provided by the General Partners or
any Affiliate of a General Partner shall be due and payable within 12 months
after the date of the loan. In the event the Partnership utilizes any
all-inclusive (or "wrap-around") note issued by the Partnership to the General
Partners or an Affiliate thereof, said note shall provide that the Partnership
shall receive credit on its obligation under said note for payments made by the
Partnership directly on the underlying encumbrance and that a bank, escrow
company or other paying agent shall collect payments (other than amounts not to
be applied to the underlying encumbrance) on the all-inclusive note and make
disbursements therefrom to the holder of the underlying encumbrance prior to
making any disbursement to the holder of the all-inclusive note or, in the
alternative, all payments on the all-inclusive note and underlying notes shall
be made directly by the Partnership. In addition, no General Partner or
Affiliate of a General Partner shall receive interest on the amount of the
underlying encumbrance included in any all-inclusive note in excess of that
payable to the lender on that underlying encumbrance.
(d) Exchange of Interests for Properties. The Partnership shall not
acquire any Property in exchange for Interests in the Partnership.
(e) Joint Venture Investments. The Partnership shall not make
investments in the general or limited partnership interests of any other
program, or enter into any joint venture or partnership which owns or operates a
particular Property except for (i) any such partnership or venture entered into
to facilitate the holding of title to any Property and in which the Partnership
holds all or substantially all of the beneficial interest, or (ii) a partnership
or joint venture to acquire and hold a Property entered into with a partnership
subsequently sponsored by the General Partners or their Affiliates if such other
partnership has substantially identical investment objectives and management
compensation provisions to those of the Partnership and the Investments by the
Partnership and such other partnership are on substantially the same terms and
conditions, except as result from varying percentage interests in the joint
venture. The Partnership shall acquire a controlling interest in any such
partnership or venture, and in no event shall any duplicate property management
or other fees be paid by the Partnership as a result thereof. For purposes
hereof, the term "controlling interest" shall mean an interest of not less than
50% in the capital and profits of the joint venture and
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the inclusion of appropriate provisions in the joint venture agreement or
related documents giving the Partnership the joint right to make basic
management decisions concerning the sale, leasing, refinancing or expansion of
the Property. The Partnership may not act indirectly through any such joint
venture if the Partnership would be prohibited from doing so directly by reason
of restrictions in this Agreement. In the event of a proposed sale of the
Property initiated by either joint venture partner, the Partnership must have a
right of first refusal to purchase the other party's interest. Finally, in no
event shall the Partnership's equity investment in all such joint ventures
exceed 50% of the Partnership's total equity investment in all of its
Properties.
(f) Property Appraisals. No Property shall be acquired at a Purchase
Price to the Partnership in excess of its value as determined by an appraisal
prepared by a competent independent appraiser, which appraisals shall be
maintained in the records of the Partnership for not less than five years after
the date of acquisition and which shall be available for inspection and
duplication by any Partner or his representative at his cost.
6.3 Liability for Acts or Omissions and Indemnification. No General
Partner or Affiliate of a General Partner shall be liable, responsible or
accountable in damages to any of the Partners or the Partnership for any act or
omission of any General Partner in good faith on behalf of the Partnership and
in a manner reasonably believed by such General Partner to be within the scope
of the authority granted to the General Partners by this Agreement and in the
best interests of the Partnership, except for acts or omissions constituting
negligence, misconduct or breach of fiduciary duty. The General Partners and
their respective Affiliates shall be entitled to indemnity from the Partnership
for any loss, damage, or claim by reason of any act or omission performed or
omitted by the General Partners in good faith on behalf of the Partnership and
in a manner reasonably believed by the General Partners to be within the scope
of the authority granted to the General Partners by this Agreement and in the
best interests of the Partnership, except that they shall not be entitled to be
indemnified in respect of any loss, damage or claim incurred by reason of
negligence, misconduct, or breach of fiduciary duty. Any indemnity under this
Section shall be provided out of and to the extent of Partnership assets only,
and no Partner shall have or incur any personal liability on account thereof. In
no event shall the Partnership assume the cost of any portion of liability
insurance which would insure the General Partners for any liability as to which
the General Partners are prohibited from being indemnified by the Partnership.
6.4 Compensation of General Partners. The General Partners shall not,
in their capacities as General Partners, receive any salary, fees, profits or
distributions except:
(a) The General Partners shall be entitled to receive the allocations
and distributions which are provided under Section 8 hereof in respect of their
General Partnership Interests.
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(b) Neither the General Partners nor their Affiliates shall receive any
Acquisition Fees in connection with the acquisition of Partnership Properties,
and the Partnership shall not acquire any Property if the seller of such
Property or any other Person is paying any real estate brokerage commission or
other Acquisition Fees to any Person in connection with such transaction. In no
event shall the aggregate of the Acquisition Expenses paid by the Partnership in
connection with the acquisition of Partnership Properties exceed one percent
(1%) of gross proceeds of the Partnership's offering of Units made pursuant to
Section 6.1(b)(3) hereof. Subject to the foregoing limitations and to the
additional limitations set forth in Section 12.4 hereof, the General Partners
and their Affiliates shall be entitled to receive reimbursement for
organizational and offering expenses, Acquisition Expenses respecting the
acquisition of Partnership Properties, and other expenses incurred by them in
connection with the organization and operation of the Partnership.
(c) Upon the sale of any Property, the General Partners shall receive
for their actual services in connection with such sale a brokerage fee in an
amount equal to three percent (3%) of the contract sales price of the Property,
provided that in no event shall (1) any such brokerage fee exceed 50% of the
competitive real estate commission in the area where the Property sold is
located and, together with any other brokerage fees payable to or by any other
Person, exceed 6% of the contract price for the sale of such Property, and (2)
any such brokerage fee be paid until after all Investor Limited Partners shall
first have received a return of their total Invested Capital and any previously
unpaid Cumulative Return on Investment as determined in accordance with Section
8.3(a) Second and Section 8.3(b) Second hereof. If and when such a return has
been achieved, any and all brokerage fees previously earned by the General
Partners shall be paid by the Partnership to the General Partners prior to any
other distributions to the Partners. If the General Partners participate with an
independent broker on resale, the aforesaid subordination requirement shall
apply only to the commission earned by the General Partners.
6.5 Other Interests of the General Partners and their Affiliates. Any
General Partner and any Affiliate of a General Partner may engage in or possess
an interest in other business ventures (unconnected with the Partnership) of
every kind and description, independently or with others including, but not
limited to, serving as general partner of other partnerships and participating
in the real estate business in all of its phases, which shall include, without
limitation, ownership, operation, financing, construction, management,
syndication and development of real property and which may include properties
competitive with any Property. The General Partners will devote such time to the
affairs of the Partnership and each other such partnership as they, within their
sole discretion, deem necessary for the proper performance of their duties.
Neither the Partnership nor the Limited Partners (except for the General
Partners and their Affiliates) shall have any rights in and to such independent
ventures or the income or profits therefrom by reason of the General Partners'
position with the Partnership. Neither the General Partners nor any Affiliate of
any General Partner shall be obligated to present any particular investment
opportunity to the Partnership even if such opportunity is of
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a character which, if presented to the Partnership, could be taken by the
Partnership, and each of the General Partners and their Affiliates shall have
the right to take for its own account (individually or otherwise) or to
recommend to others any such particular investment opportunity. Notwithstanding
the foregoing, while the Partnership has available uncommitted funds to invest
in additional Properties (other than funds of the Partnership which became
available because of a Capital Transaction or because of the failure to close on
a property acquisition originally allocated to the Partnership), the General
Partners shall not commit any real property for investment to their own account
or to any non-specified real estate partnership subsequently sponsored by the
General Partners or their Affiliates unless the General Partners determine that
such property would not be a suitable investment for the Partnership or that the
Partnership then has insufficient funds to make such investment. The General
Partners shall make such determination on the basis of the investment policies
and objectives set forth in Section 6.2(a) hereof. Subject to the other
provisions of this Agreement, the Partnership may employ or transact business
with any Person, notwithstanding the fact that any Partner or any of his
Affiliates may have (or have had) an interest in or connection with such Person,
and neither the Partnership nor the other Partners shall have any rights by
virtue of this Agreement in or to any income or profits derived therefrom.
6.6 Other Transactions Involving the General Partners and their
Affiliates. Except as specifically permitted by this Agreement, the General
Partners are prohibited from entering into any agreements, contracts or
arrangements on behalf of the Partnership with any General Partner or any
Affiliate of any General Partner. Such prohibition shall include, without
limitation, the following: (a) neither a General Partner nor any such Affiliate
shall be given an exclusive right to sell or exclusive employment to sell
Property for the Partnership; (b) neither any General Partner nor any such
Affiliate shall receive directly or indirectly a commission or fee (except as
permitted by Section 6.4 hereof) in connection with the reinvestment of the
proceeds of the sale, exchange or refinancing of any Property; and (c) neither
any General Partner nor any such Affiliate shall enter into an agreement or
contract with the Partnership for the development of any Property or the
construction of improvements on any Property. In addition, in connection with
any property management or other agreement entered into by the Partnership with
any General Partner or any Affiliate of the General Partners, no rebates or
"give-ups" may be received by a General Partner or any such Affiliate, nor may
the General Partner or any such Affiliate participate in any reciprocal business
arrangements which would have the effect of circumventing any of the provisions
of this Agreement.
Section 7. Limited Partners.
7.1 Classes of Limited Partners. There shall be two classes of Limited
Partnership Interests, namely, (a) Investor Limited Partnership Interests which
shall be acquired and held by the Investor Limited Partners, and (b) Original
Limited Partnership Interests which have been acquired and shall be held by the
Original Limited Partner. Subject to the provisions of Section 9 of this
Agreement, a Withdrawn General Partner,
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or his estate or legal representatives, may also be treated as a Limited Partner
(but not as an Investor or Original Limited Partner) in respect of any Interest
formerly held as a General Partner in the manner specified in Section 9.3(b)
hereof.
7.2 Requirements for Admission as an Investor Limited Partner. Each
Person desiring to become an Investor Limited Partner, except for an assignee
desiring to be admitted as a Substitute Limited Partner in accordance with
Section 10 hereof, shall execute and deliver to the General Partners a
subscription agreement and such other documents as shall be deemed appropriate
by the General Partners. Under such subscription agreement and other documents,
such subscriber shall, subject to acceptance of his subscription by the General
Partners, execute and agree to be bound by this Agreement. If the General
Partner shall accept such subscription, and if, in connection with the offering
of Units made pursuant to Section 6.1(b)(3) hereof, subscriptions are received
and accepted respecting not less than $4,000,000 of Units (excluding Units
subscribed for by the General Partners and their Affiliates and by residents of
Texas), the subscribers whose subscriptions are accepted shall be admitted as
Investor Limited Partners in accordance with Section 7.5 hereof. The General
Partners shall accept or reject each subscription for Units within 30 days after
its receipt by the Partnership; if rejected, all subscription payments which
accompanied such rejected subscription shall be returned forthwith to the
subscriber. No General Partner or Affiliate of a General Partner or any
underwriter, dealer or salesman of Units shall directly or indirectly pay or
award any finder's fee, commission or other compensation to any Person engaged
by a potential investor for investment advice as an inducement to such advisor
to advise the purchase of Units; provided, however, that this provision shall
not prohibit the normal selling commission payable to a registered broker-dealer
or other properly licensed Person for selling Units.
7.3 Absence of Control Over Partnership Business. The Limited Partners
hereby consent to the exercise by the General Partners of the powers conferred
on them by this Agreement. No Limited Partner (except one who may also be a
General Partner, and then only in his capacity as General Partner) shall
participate in or have any control over the Partnership business or have any
right or authority to act for or to bind the Partnership. No Limited Partner
shall have the right to have the Partnership dissolved and liquidated or to have
his Capital Contribution returned except as provided in this Agreement.
7.4 Limited Liability. The liability of each Limited Partner in his
capacity as a Limited Partner shall be limited to the amount of the Capital
Contributions as described in Sections 5.2 and 5.3 hereof. Except as may
otherwise be required by law, no Limited Partner shall, in his capacity as
Limited Partner, have any further obligations to the Partnership or be required
to contribute any capital or loan any funds to the Partnership.
7.5 Admission of Investor and Substitute Limited Partners. Each
Investor Limited Partner shall become a Partner simultaneously with the filing
of the first amendment to the Certificate of Limited Partnership which shall
reflect the respective
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name, address and Capital Contribution of such Investor Limited Partner. The
General Partners shall prepare and file the first amendment to the Certificate
of Limited Partnership admitting Investor Limited Partners to the Partnership
within 15 days after a successful completion of the minimum offering of
$4,000,000 of Units, as specified in Section 7.2 hereof. Thereafter, the General
Partners shall prepare and file from time to time during the initial offering of
Units, and in any event not less frequently than each month during such offering
period, and promptly upon the completion thereof, further amendments to admit
additional Investor Limited Partners whose subscriptions for Units shall have
been accepted by the General Partners. Until they are admitted into the
Partnership through the filing of an amendment to the Certificate of Limited
Partnership, the subscribers will not be Partners but instead will be creditors
of the Partnership entitled to a return of their respective subscription
payments in the event they are not admitted as Investor Limited Partners.
Following the completion of the initial offering of Units, the General Partners
shall prepare and file not less often than quarterly, as specified in Section
10.3 hereof, further amendments to the Certificate of Limited Partnership to
reflect the admission of Substitute Limited Partners admitted to the Partnership
in accordance with Section 10 hereof.
Section 8. Allocations and Distributions.
8.1 Allocations of Profits or Losses for Tax Purposes.
(a) Operating Profits or Losses. Prior to the admission of any Investor
Limited Partner, the Profits or Losses for Tax Purposes of the Partnership shall
be allocated to the Original Limited Partner and the General Partners in
proportion to their respective Capital Contributions. Commencing with the first
day of the month in which the initial admission of an Investor Limited Partner
occurs, the Profits or Losses for Tax Purposes of the Partnership, other than
Profits or Losses of the Partnership arising from a Capital Transaction and the
Terminating Capital Transaction, for each fiscal year (or portion thereof in the
case of the initial fiscal year in which any Investor Limited Partner shall be
admitted) shall be determined as of the end of such fiscal year, or portion
thereof, and allocated among the classes comprised of the Investor Limited
Partners, the Original Limited Partner, and the General Partners as follows:
such Profits for Tax Purposes shall be allocated in the same proportions as
distributions of Cash Flow are made pursuant to Section 8.2(b) hereof, or, in
the event no Cash Flow is then available for distribution, in the respective
proportions in which Cash Flow would have been distributed under that Section if
then available in the amount of such Profits; such Losses shall be allocated
ninety-nine percent (99%) to the class comprised of the Investor Limited
Partners, and one percent (1%) to the class comprised of the General Partners.
(b) Profits for Tax Purposes from a Capital Transaction. The Profits
for Tax Purposes of the Partnership arising from a Capital Transaction shall be
allocated as follows:
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First, to the class comprised of the Investor Limited Partners to the
extent of cash distributions pursuant to Section 8.3(a) First attributable to
the return of Invested Capital;
Second, to the class comprised of the Investor Limited Partners to the
extent of cash distributions pursuant to Section 8.3(a) Second attributable to
payment of the Cumulative Return on Investment;
Third, to the classes comprised of the Original Limited Partner and the
General Partners to the extent of cash distributions pursuant to Section 8.3(a)
Third attributable to the return of Invested Capital; and
Fourth, until such time as the class comprised of the Investor Limited
Partners shall have received a return of its total Invested Capital plus the
Cumulative Return on Investment required by Section 8.3(a) Second, any remaining
Profits for Tax Purposes shall be allocated ninety-nine percent (99%) to the
class comprised of the Investor Limited Partners, and one percent (1%) to the
class comprised of the General Partners; and subsequent to such time as the
class comprised of the Investor Limited Partners shall have received a return of
its total Invested Capital plus such Cumulative Return on Investment, any
remaining Profits shall be allocated sixty-five percent (65%) to the class
comprised of the Investor Limited Partners, twenty-eight percent (28%) to the
class comprised of the Original Limited Partner, and seven percent (7%) to the
class comprised of the General Partners.
Notwithstanding anything in this Section 8.1(b) to the contrary, the
class comprised of the General Partners shall be allocated, to the extent not
otherwise allocated, at least one percent (1%) of all Profits for Tax Purposes
allocated pursuant to this Section 8.1(b).
(c) Profits for Tax Purposes from the Terminating Capital Transaction.
Subsequent to the charging to Capital Accounts of (i) all distributions of Cash
Flow pursuant to Section 8.2 and (ii) the Net Cash Proceeds of any Capital
Transactions distributed pursuant to Section 8.3(a), but prior to charging to
Capital Accounts of the Net Cash Proceeds of the Terminating Capital Transaction
distributed pursuant to Section 8.3(b) and as set forth in Section 8.4 (with
regard to the allocations within the classes of Partners), the Profits for Tax
Purposes arising from such Terminating Capital Transaction and the winding up of
the affairs of the Partnership shall be allocated among the Partners (treating
the classes comprised of the Investor Limited Partners, the Original Limited
Partner, and the General Partners as separate classes for such allocation) as
follows:
First, to each class of Partners (without preference over any other
class of Partners) in the amount as to each class equal to (or if less than, in
proportion to) the aggregate of the then negative balances (if any) in the
Capital Accounts of the Partners of such class;
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Second, to the class comprised of the Investor Limited Partners until
such class shall have been allocated an amount of Profits equal to the
Cumulative Return on Investment in respect of all fiscal years of the
Partnership from the initial admission of the Investor Limited Partners through
the most recent fiscal year completed prior to the Terminating Capital
Transaction, less the sum of (i) all amounts of Cash Flow whenever distributed
to such class pursuant to Section 8.2(b) First, and (ii) all amounts of cash
whenever distributed to such class pursuant to Section 8.3(a) Second arising
from prior Capital Transactions;
Third, to the class comprised of the Investor Limited Partners until
such class has been allocated an amount of Profits equal to its unreturned
Invested Capital;
Fourth, to the class comprised of the Original Limited Partner and the
General Partners until each such class has been allocated an amount of Profits
equal to its unreturned Invested Capital; and
Fifth, any remaining Profits shall he allocated sixty-five percent
(65%) to the class comprised of the Investor Limited Partners, twenty-eight per
cent (28%) to the class comprised of the Original Limited Partner, and seven
percent (7%) to the class comprised of the General Partners.
Notwithstanding anything in this Section 8.1(c) to the contrary, the
class comprised of the General Partners shall be allocated, to the extent not
otherwise allocated, at least one percent (1%) of all Profits for Tax Purposes
arising from the Terminating Capital Transaction. Any such allocation shall be
treated for all purposes as though it were otherwise receivable by the General
Partners under this Section.
(d) Losses for Tax Purposes from a Capital Transaction. All Losses for
Tax Purposes attributable to a Capital Transaction shall be allocated
ninety-nine percent (99%) to the class comprised of the Investor Limited
Partners, and one percent (1%) to the class comprised of the General Partners.
(e) Losses for Tax Purposes from the Terminating Capital Transaction.
Losses for Tax Purposes attributable to the Terminating Capital Transaction and
the winding-up of the affairs of the Partnership shall be allocated to the
Partners to the extent of, and any excess in proportion to, the positive
balances in their Capital Accounts (adjusted as though the Partnership's fiscal
year ended immediately prior to the event giving rise to such Losses).
Notwithstanding anything in this Section 8.1(e) to the contrary, the
class comprised of the General Partners shall be allocated, to the extent not
otherwise allocated, at least one percent (1%) of all Losses for Tax Purposes
allocated pursuant to this Section 8.1(e). Any such allocation shall be treated
for all purposes as though it were otherwise allocable to the General Partners
under this Section.
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8.2 Cash Flow of the Partnership.
(a) "Cash Flow". The term "Cash Flow" of the Partnership for a
particular fiscal year shall include all Profits or Losses for Tax Purposes from
the operation of the Partnership for such fiscal year, excluding Profits or
Losses for Tax Purposes for such fiscal year arising from a Capital Transaction
or the Terminating Capital Transaction, and shall be determined by adjusting
such Profits or Losses (to the extent not otherwise adjusted) as follows:
(1) Depreciation of buildings, improvements and personal
property shall not be considered a deduction;
(2) Amortization of any item for which there is not an
associated cash payment shall not be considered a deduction;
(3) Principal and interest payments on a mortgage or other
loan payable by the Partnership shall be considered deductions;
(4) Principal payments on all conditional sales contracts and
other secured obligations shall be considered a deduction;
(5) If the General Partners shall so determine, reasonable
reserves established in accordance with generally accepted accounting principles
shall be deducted to provide for replacements, improvements, capital
improvements or any other contingency of the Partnership;
(6) Any amounts paid by the Partnership for capital
expenditures or replacements (and not withdrawn from a reserve fund established
for such purpose) shall be considered a deduction;
(7) Amounts equal to accounts payable and accrued items
payable at the close of the Partnership fiscal year, to the extent not already
deducted in calculating Profits or Losses for Tax Purposes, shall be considered
a deduction;
(8) Amounts required to maintain reasonable working capital
reserves shall be considered a deduction;
(9) The reimbursement and fees payable to the General Partners
hereunder shall be considered a deduction, whether or not then payable to the
General Partners;
(10) Property management fees and reimbursement paid to
property managers shall be considered as a deduction;
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(11) Capital Contributions to the Partnership and the Net Cash
Proceeds of any Capital Transaction or the Terminating Capital Transaction shall
not be included in Cash Flow of the Partnership and payments made from such
sources of funds shall be excluded in determining Cash Flow of the Partnership;
and
(12) Any other cash receipts from the operation of the
Partnership not properly includable in Profits or Losses for Tax Purposes, and
any amounts released from operating reserve accounts described in this Section
8.2(a) and available for distribution, shall be included in Cash Flow of the
Partnership.
(b) Cash Flow Distributions. Within 45 days after the completion of the
first half of each of the Partnership's fiscal years, commencing with the first
fiscal year in which any Investor Limited Partner shall be admitted to the
Partnership, the Partnership will make a distribution of Cash Flow to the
Partners, which distribution will be based upon an estimate by the General
Partners of the Partnership's total Cash Flow for such year. Within 90 days
after the end of each fiscal year, the Partnership's Cash Flow for such year
will be determined and, after giving effect to the amount of Cash Flow
previously distributed, the remainder will then be distributed to the Partners.
Each such distribution of Cash Flow will be described in a Cash Flow statement
distributed as required by Section 12.6(a) hereof. Each distribution of Cash
Flow of the Partnership shall be made in the manner and amounts as follows:
First, for years ending prior to the year in which the class comprised
of the Investor Limited Partners shall have received a return of its total
Invested Capital, plus the Cumulative Return on Investment required by either
Section 8.3(a) Second or 8.3(b) Second, ninety-three percent (93%) to the class
comprised of the Investor Limited Partners, six percent (6%) to the class
comprised of the Original Limited Partner, and one percent (1%) to the class
comprised of the General Partners; and
Second, for years commencing with the year in which the class comprised
of the Investor Limited Partners shall have received a return of its total
Invested Capital plus such Cumulative Return on Investment, sixty-five percent
(65%) to the class com prised of the Investor Limited Partners, twenty-eight
percent (28%) to the class com prised of the Original Limited Partner, and seven
percent (7%) to the class comprised of the General Partners.
8.3 Proceeds of Capital Transactions and the Terminating Capital
Transactions.
(a) Capital Transaction Proceeds. All cash which is determined by the
General Partners to be available for distribution as a result of a Capital
Transaction and any cash other than Cash Flow distributable pursuant to Section
8.2(b), and other than proceeds of the Terminating Capital Transaction
distributable pursuant to Section 8.3(b), shall first be applied to the payment
of all debts and liabilities of the Partnership then due (or required by any
lender or creditor to be repaid on account of the event referred to
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in this Section 8.3(a) which makes such cash available), including any fees and
expenses then payable pursuant to Section 6.4 hereof but excluding any
Subordinated Financial Consulting Fee, and then to fund reserves for contingent
liabilities (including fees then earned but not yet payable pursuant to Section
6.4 hereof, but excluding any Subordinated Financial Consulting Fee) to the
extent deemed reasonable by the General Partners, provided, that at the
expiration of such period of time as the General Partners shall deem advisable,
the balance of such reserves remaining after payment (or other satisfaction) of
such contingencies shall be distributed in the manner hereinafter set forth in
this Section 8.3(a). The remaining Net Cash Proceeds, if any, shall then be
distributed as follows:
First, to the class comprised of the Investor Limited Partners until
such class has received a return of its total Invested Capital;
Second, to the class comprised of the Investor Limited Partners until
such class shall have received an amount which, when added to the sum of (i) all
amounts of Cash Flow whenever distributed to such class pursuant to Section
8.2(b) First, and (ii) all amounts of cash distributed to such class pursuant to
this Section 8.3(a) Second (which distributions were made due to a prior Capital
Transaction) equals the amount which such class would have received, in the
aggregate, if it had received the Cumulative Return on Investment in respect of
all fiscal years of the Partnership from the initial admission of the Investor
Limited Partners through the most recent fiscal year completed prior to the
Capital Transaction giving rise to the distribution made pursuant to this clause
Second;
Third, to the classes comprised of the Original Limited Partner and the
General Partners until each such class has received a return of its total
Invested Capital; and
Fourth, to Smith Barney to the extent of any Subordinated Financial
Consulting Fee then due; and
Fifth, any remaining Net Cash Proceeds shall be distributed sixty-five
percent (65%) to the class comprised of the Investor Limited Partners,
twenty-eight percent (28%) to the class comprised of the Original Limited
Partner, and seven percent (7%) to the class comprised of the General Partners.
Notwithstanding anything in this Section 8.3(a) to the contrary, the
class comprised of the General Partners shall be entitled to receive, to the
extent not otherwise entitled, at least one percent (1%) of all Net Cash
Proceeds arising from a Capital Transaction. Any such distribution shall be
treated for all purposes as though it were otherwise distributable to the
General Partners under this Section.
(b) Terminating Capital Transaction Proceeds. All cash available from a
Terminating Capital Transaction and the winding up of the affairs of the
Partnership which is determined by the General Partners to be available for
distribution shall first be
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applied to the payment of all debts and liabilities of the Partnership then due
(or required by any lender or creditor to be repaid on account of the event
referred to in this Section 8.3(b) which makes such cash available), including
the fees and expenses payable pursuant to Section 6.4 hereof but excluding any
Subordinated Financial Consulting Fee, and then to fund such reserves for
contingent liabilities (including fees then earned but not yet payable pursuant
to Section 6.4 hereof, but excluding any Subordinated Financial Consulting Fee)
to the extent deemed reasonable by the General Partners, provided, that at the
expiration of such period of time as the General Partners shall deem advisable,
the balance of such reserves remaining after payment (or other satisfaction) of
such contingencies shall be distributed in the manner hereinafter set forth in
this Section 8.3(b). The remaining Net Cash Proceeds, if any, shall then be
distributed as follows:
First, to each class of Partners in the amount as to each class equal
to (or if less than, in proportion to) the aggregate of the then positive
balances (if any) in the Capital Accounts of the Partners of such class;
Second, to the class comprised of the Investor Limited Partners until
such class shall have received an amount which, when added to the sum of (i) all
amounts of Cash Flow whenever distributed to such class pursuant to Section
8.2(b) First, and (ii) all amounts of cash whenever distributed to such class
pursuant to Section 8.3(a) Second arising from Capital Transactions, equals the
amount which such class would have received, in the aggregate, if it had
received the Cumulative Return on Investment in respect of all fiscal years of
the Partnership from the initial admission of the Investor Limited Partners
through the most recent fiscal year completed prior to the Terminating Capital
Transaction;
Third, to the class comprised of the Investor Limited Partners until
such class has received a return of its total Invested Capital;
Fourth, to the classes comprised of the Original Limited Partner and
the General Partners until each such class has received a return of its total
Invested Capital; and
Fifth, any remaining Net Cash Proceeds shall be distributed sixty-five
percent (65%) to the class comprised of the Investor Limited Partners,
twenty-eight percent (28%) to the class comprised of the Original Limited
Partner, and seven percent (7%) to the class comprised of the General Partners.
Notwithstanding anything in this Section 8.3(b) to the contrary, (i)
Smith Barney shall be paid its Subordinated Financial Consulting Fee to the
extent then due immediately after the class comprised of Investor Limited
Partners has received an amount of cash equal to its Cumulative Return on
Investment plus a return of its Invested Capital and after the classes comprised
of the Original Limited Partner and the General Partners, respectively, have
received a return of their Invested Capital, and immediately
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before any other distributions of cash are made pursuant to Section 8.3(b), and
(ii) the General Partners shall be entitled to receive, to the extent not
otherwise entitled, at least one percent (1%) of all Net Cash Proceeds arising
from the Terminating Capital Transaction. Any such distribution to the General
Partners shall be treated for all purposes as though it were otherwise
distributable to the General Partners under this Section.
8.4 Allocations and Distributions Within Classes of Partners.
(a) Subject to the provisions of Section 8.4(c) hereof, which shall
govern with respect to allocations of Profits or Losses from normal operations
and distributions of Cash Flow derived from the Partnership's operations during
any fiscal year in which any Investor Limited Partner shall initially be
admitted to the Partnership, and to allocation (if appropriate) to Partners in
accordance with their respective Capital Accounts of Profits and Net Cash
Proceeds from the Terminating Capital Transaction pursuant to Sections 8.1(c)
First and 8.3(b) First, all Profits or Losses for Tax Purposes of the
Partnership allocated to, and distributions of cash made to, the classes of
Partners consisting of the Investor Limited Partners and the General Partners
shall be allocated among the respective members of such classes as follows: (i)
among the Investor Limited Partners, in proportion to their respective number of
Units; and (ii) among the General Partners, in proportion to their respective
Invested Capital. All distributions of Cash Flow or of Net Cash Proceeds from
Capital Transactions and the Terminating Capital Transactions which are
distributable to the Investor Limited Partners shall be made to the Investor
Limited Partners (or their respective assignees) of record on the dates such
distributions are made. Except for allocations of Profits or Losses for Tax
Purposes from normal operations which are allocated in accordance with Section
8.4(d) hereof, all allocations of Profits or Losses shall be made to the
Investor Limited Partners (or their respective assignees) of record entitled to
receive any corresponding distributions of cash.
(b) All Profits or Losses for Tax Purposes allocated to, and
distributions of cash made to, the Partners shall be credited or charged, as the
case may be, to their Capital Accounts as of the date as of which such Profits
or Losses for Tax Purposes are allocated and the date as of which distributions
of cash are made. All distributions made to the Partners pursuant to the
provisions of Section 8.2 hereof shall be treated as having been made and
charged to their respective Capital Accounts prior to the allocation of Profits
or Losses for Tax Purposes pursuant to Section 8.1(a); distributions under
Section 8.3(a) shall be treated as having been made and charged to their
respective Capital Accounts prior to the allocation of Profits for Tax Purposes
pursuant to Section 8.1(b) First; distributions under Section 8.3(b) shall be
treated as having been made and charged to their respective Capital Accounts
after the allocation of Profits for Tax Purposes pursuant to Section 8.1(c) and
after the allocation of Losses for Tax Purposes pursuant to Section 8.1(e); and
all cash distributions pursuant to Sections 8.2(b) and 8.3(a) shall be treated
as having been made and charged to their respective Capital Accounts prior to
the allocation of Losses for Tax Purposes pursuant to Section 8.1(d)
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and Section.8.1(e). The Profits or Losses for Tax Purposes of the Partnership
allocated among the Partners pursuant to Section 8.1(a) shall be credited or
charged to their respective Capital Accounts prior to the allocation of Profits
or Losses for Tax Purposes of the Partnership pursuant to Sections 8.1(b), (c)
and (d).
(c) All Profits or Losses for Tax Purposes which are allocated to the
class of Investor Limited Partners pursuant to Section 8.1(a) hereof, and all
distributions, if any, of Cash Flow made to the class of Investor Limited
Partners pursuant to Section 8.2(b) hereof, shall, to the extent such
allocations or distributions are based upon the Partnership's operations during
any fiscal year in which Investor Limited Partners are initially admitted to the
Partnership, be allocated among the Investor Limited Partners as follows. First,
each such fiscal year shall be divided into twelve segments of one month each,
and the operations of the Partnership shall be deemed as having occurred on a
pro rata basis over each of such twelve segments irrespective of the actual
operations of the Partnership during any given month. Second, each Investor
Limited Partner who was admitted to the Partnership prior to the commencement of
such fiscal year shall be deemed to have held his respective Units during each
of such twelve segments, and each Investor Limited Partner who was admitted to
the Partnership during such fiscal year shall be deemed to have held his
respective Units during the appropriate number of such segments as shall
commence with the first day of the month in which his respective admission to
the Partnership as an Investor Limited Partner occurred. Third, all Profits or
Losses which are allocated to the class of Investor Limited Partners pursuant to
Section 8.1(a) hereof, and all distributions, if any, of Cash Flow made to the
class of Investor Limited Partners pursuant to Section 8.1(b) hereof, shall, to
the extent such allocations or distributions are based upon the Partnership's
operations during such fiscal year, be allocated among the Investor Limited
Partners in proportion to the respective products produced by multiplying (i)
their respective number of Units by (ii) the respective number of segments of
such year in which such Units were held.
(d) Upon the transfer of a Partnership Interest, which shall be deemed
to have occurred as set forth below, the transferor and transferee shall be
allocated a pro rata share of the Partnership's Profits or Losses for Tax
Purposes from normal operations (which shall exclude Profits or Losses from
Capital Transactions or the Terminating Capital Transaction, which shall be
allocated in accordance with Section 8.4(a) hereof). Each item of income, gain,
cost, deduction or credit entering into the computation of Profits or Losses
from normal operations shall be pro-rated for the fiscal year in which the
transfer occurs, and such pro-ration between the transferor and transferee shall
be based on the portion of the fiscal year that the transferred Partnership
Interest was held by the transferor and transferee, respectively. Such
pro-ration shall be based upon dividing each fiscal year of the Partnership into
twelve even segments of one month each and without regard to the actual
operations of the Partnership during any specified month, as specified in
Section 8.4(c) hereof. For the purpose of such allocations, such transfer shall
be deemed to have been made on the first day of the month following which
written evidence respecting the assignment is received by the Partnership in
form
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satisfactory to the General Partners or, if such date shall not be permitted for
allocation purposes under the Code, on the nearest date otherwise permitted
under the Code.
8.5 Return of Partners' Capital Contributions. All Partners shall look
solely to the assets of the Partnership for the return of their respective
Capital Contributions or any other distributions with respect to their
Partnership Interests. If the assets remaining after payment or discharge, or
provisions for payment or discharge, of its debt and liabilities are
insufficient to return the Capital Contributions or to make any other
distributions to the Partners, no Partner shall have any recourse against the
personal assets of any other Partner for that purpose, except to the limited
extent set forth in Section 6.3 hereof.
8.6 Reinvestment of Cash Flow and Net Cash Proceeds. The Partnership
shall not invest Cash Flow in Properties. No Net Cash Proceeds of a Capital
Transaction or the Terminating Capital Transaction may be reinvested by the
Partnership except for Net Cash Proceeds of a Capital Transaction which occurs
in the two year period following the completion of the offering of Units. In the
event of such a Capital Transaction, the General Partners may elect, in their
sole discretion based upon real estate market conditions then in effect, either
to distribute all or any portion of such Net Cash Proceeds to the Partners or to
reinvest such Net Cash Proceeds in reserves or in one or more Properties.
Notwithstanding the foregoing, if such a Capital Transaction shall create any
federal or state income tax liability for the Investor Limited Partners, no such
Net Cash Proceeds shall be reinvested unless sufficient such Net Cash Proceeds
are distributed to the Investor Limited Partners to pay any such federal or
state income taxes (assuming the Investor Limited Partners are taxable at a 40%
rate on ordinary income and a 16% rate on capital gains).
8.7 Return of Uninvested Capital Contributions. In the event that any
portion of the Investor Limited Partners' Capital Contributions derived from the
offering of Units is not invested or committed for investment by the Partnership
within 24 months from the date on which such public offering of Units commenced
(except for any amounts utilized to pay expenses of the Partnership and amounts
set aside for reserves), such portion of Capital Contributions shall promptly be
distributed to the Investor Limited Partners by the Partnership as a return of
capital. For the purpose of this Agreement, funds will be deemed to have been
committed to investment and will not be returned to the Investor Limited
Partners to the extent written agreements in principle, commitment letters,
letters of intent or understanding, option agreements or any similar contracts
or understandings were at any time executed but not terminated during the
aforesaid 24 month period, regardless of whether any such investment is or is
not ultimately consummated, and to the extent any funds have been reserved to
make contingent payments in connection with any property, regardless of whether
any such payments are or are not ultimately made. In the event that any Investor
Limited Partners' Capital Contributions shall be returned pursuant to this
Section, the respective Capital Contributions (and Invested Capital) of such
Partners shall thereupon be deemed to have been reduced by the amount of such
distribution.
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Section 9. Withdrawal of General Partners.
9.1 Voluntary Withdrawal. Any General Partner may Voluntarily Withdraw
as a General Partner from the Partnership at any time provided that (a) the
Partnership shall have received the opinion of Counsel to the Partnership to the
effect that such Withdrawal will not constitute a termination of the Partnership
or otherwise materially adversely affect the status of the Partnership for
federal income tax purposes and (b) if the General Partner proposing to withdraw
is then the sole General Partner, or if such Voluntary Withdrawal shall require
the admission of a new General Partner in order to preserve the status of the
Partnership as a partnership for federal income tax purposes, a new General
Partner shall have been selected who, or which, (i) shall have stated
willingness to be admitted, (ii) shall satisfy the then applicable provisions of
the Code and any applicable procedures, regulations, rules and rulings
(including published private rulings) thereunder, including applicable net worth
requirements so that the Partnership shall be classified as a partnership for
tax purposes, and (iii) shall have received the specific written consent of any
remaining General Partner, of the Original Limited Partner, and of Investor
Limited Partners holding not less than two-thirds of the Units with respect to
such admission. Notwithstanding the foregoing, in no event shall either The
Krupp Corporation or The Krupp Company Limited Partnership-II Voluntarily
Withdraw as a General Partner from the Partnership prior to December 31, 1985.
9.2 Involuntary Withdrawal. A General Partner shall be deemed to have
Involuntarily Withdrawn as a General Partner from the Partnership upon the
occurrence of any of the following events: (a) in the case of The Krupp Company
Limited Partnership-II or an additional or Substitute General Partner which is a
partnership, upon the death, physical or mental incapacity (as determined by
certificate of a licensed physician), dissolution or bankruptcy of all general
partners of such partnership, (b) in the case of The Krupp Corporation or an
additional or Substitute General Partner which is a corporation, the filing of a
certificate of dissolution, or its equivalent, for such General Partner or the
revocation of its charter, (c) the removal of the General Partner pursuant to a
vote of the Limited Partners made in accordance with Section 13 of this
Agreement, (d) the making of an assignment for the benefit of creditors, the
filing of a voluntary petition in bankruptcy, or an adjudication of bankruptcy,
or (e) any other event which constitutes an event of withdrawal under the
Massachusetts Uniform Limited Partnership Act as then in effect.
9.3 Consequences of Withdrawal.
(a) Upon the Withdrawal of any General Partner, the Withdrawn General
Partner or his estate or legal representatives shall be entitled to receive from
the Partnership (i) any positive balance in his or its Capital Account (as
adjusted to the date of such Withdrawal), (ii) any amounts due and owing to it
or him by the Partnership less any amounts due and owing by it or him to the
Partnership, and (ill) the remaining balance, if any, of fees payable as and
when due pursuant to this Agreement or any other written agreements between the
Partnership and such General Partner in his capacity as
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General Partner; however, the Withdrawn General Partner shall not be entitled to
any such fees which had not yet been earned by him prior to his Withdrawal. The
right of a General Partner, his estate or legal representatives to payment of
said amounts and fees shall be subject to any claim for damages which the
Partnership or any Partner may have against such General Partner, his estate or
legal representative if such Withdrawal is in contravention of this Agreement.
(b) Each General Partner hereby covenants and agrees, in the event of
his Withdrawal, to transfer to a Substitute General Partner selected as provided
in Section 9.5 hereof or to the remaining General Partner or General Partners,
such portion, if any, of his General Partnership Interest as may be required to
assure that the Partnership will meet the minimum general partnership interest
requirement for the continued treatment of the Partnership as a partnership
under the then applicable provisions of the Code and any applicable procedures,
regulations, rules and rulings (including published private rulings) thereunder.
Any such transfer will be made in consideration of the payment by the Substitute
General Partner or the remaining General Partner or Partners to the Withdrawn
General Partner, his estate or legal representatives, of the fair market value
of such interest. Such payments shall be in addition to any amounts payable
pursuant to Section 9.3(a) hereof by the Partnership. Any portion of such
Withdrawn General Partner's Interest which is not required to be transferred as
aforesaid may be retained by such Withdrawn General Partner, or his estate or
legal representatives as appropriate. Such Withdrawn General Partner, or his
estate or legal representatives, shall be treated as a Limited Partner in the
Partnership in respect to any such retained Interest.
(c) If the Withdrawal of a General Partner shall occur as part of a
removal and replacement of such General Partner effected in accordance with
Section 13 hereof, the provisions of said Section 13 shall govern to the extent
(if any) that the provisions of said Section 13 are inconsistent with the
provisions of this Section 9.3.
9.4 Liability of Withdrawn General Partner. If the business of the
Partnership is continued after Withdrawal of a General Partner, the Withdrawn
General Partner, his estate and legal representatives shall remain liable for
all obligations and liabilities incurred by him while a General Partner and for
which he was liable as a General Partner, but shall be free of any obligation or
liability incurred on account of or arising from the activities of the
Partnership from and after the time such Withdrawal shall have become effective.
9.5 Continuation of Partnership Business.
(a) Procedure if there is a Remaining General Partner. Upon the
Withdrawal of a General Partner, the remaining General Partner or Partners, if
any, shall promptly notify the Limited Partners of such Withdrawal. The
remaining General Partner or Partners may elect to continue the Partnership
business. If at any time The Krupp Company Limited Partnership-II or a successor
General Partner with substantial net
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worth shall withdraw as a General Partner, the remaining General Partners or
Partner may (but shall not be obligated to), propose for admission a Substitute
General Partner or General Partners, unless a Substitute General Partner shall
have already been proposed by the Investor Limited Partners pursuant to Section
13 hereof. Any such proposed Substitute General Partner shall with the specific
written consent of the other General Partners, of the Original Limited Partner,
and of Investor Limited Partners holding not less than, two-thirds of the Units,
become a Substitute General Partner upon his or its execution of this Agreement.
(b) Procedure if there is no Remaining General Partner. If, following
the Withdrawal of a General Partner, there is no remaining General Partner or
Substitute General Partner, any Investor Limited Partner may notify the other
Limited Partners of such circumstances and may propose for admission a
Substitute General Partner, unless a Substitute General Partner shall have
already been proposed by the Investor Limited Partners pursuant to Section 13
hereof. Any Substitute General Partner proposed by such Investor Limited Partner
pursuant to this Section 9.5(b) or Section 13.2 hereof, shall, with the specific
written consent of Investor Limited Partners holding not less than two-thirds of
the Units, become a Substitute General Partner upon his or its execution of this
Agreement and may thereupon elect to continue the Partnership business. If no
Substitute General Partner has received the consent of Investor Limited Partners
holding not less than two-thirds of the Units, executed this Agreement, and
elected to continue the Partnership business within one-hundred eighty (180)
days from the date of the last remaining General Partner's Withdrawal, then the
Partnership shall thereupon terminate.
Section 10. Assignment of Limited Partnership Interests.
10.1 Withdrawal of a Limited Partner. Subject to compliance with this
Agreement, an Original or Investor Limited Partner may withdraw from the
Partnership only by assigning or otherwise transferring his or its Interest as
specified in this Section 10. The withdrawal of a Limited Partner shall not
dissolve or terminate the Partnership. In the event of a Limited Partner's
withdrawal because of death, legal incompetence, dissolution or other
termination, the estate, legal representative or successor of such withdrawn
Limited Partner shall be deemed to be the assignee of such withdrawn Limited
Partner's Interest and may become a Substitute Limited Partner upon compliance
with the provisions of Section 10.3 hereof.
10.2 Assignment. Except as provided in Section 10.4 below, any Limited
Partner may Assign all or any part of his Limited Partnership Interests,
provided such Limited Partner shall file with the Partnership, in form
satisfactory to the General Partners, a duly executed counterpart of the
instrument making such Assignment and such instrument (a) evidences the written
acceptance by the assignee of all of the terms and provisions of this Agreement,
(b) represents that such Assignment was made in accordance with all applicable
laws and regulations (including, without limitation, such minimum investment and
investor suitability requirements as may then be applicable
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under state securities laws), and (c) is accompanied by a fee of not in excess
of $50.00 to reimburse the Partnership for its costs respecting the Assignment.
10.3 Substitution. An assignee of a Limited Partnership Interest
assigned in accordance with the provisions of Section 10.1 or 10.2 hereof shall
become a Substitute Limited Partner of the same class as his assignor if:
(a) the General Partners, in their sole discretion, shall consent in
writing to such substitution (which consent may be withheld);
(b) such assignee executes an instrument reasonably satisfactory to the
General Partners accepting and adopting the terms and provisions of this
Agreement; and
(c) in the case of Assignments other than by operation of law, the
assignor states his intention in writing to have his assignee become a
Substitute Limited Partner.
If all of the conditions of Sections 10.2 and 10.3 shall have been met,
the assignee of a Unit shall become a Substitute Limited Partner on the date as
of which the General Partners consent in writing to his admission to the
Partnership as a Substitute Limited Partner, which consent shall be evidenced by
the filing of an amendment to the Certificate of Limited Partnership listing the
name of such Substitute Limited Partner. Such an amendment shall be filed no
later than 15 days after the completion of any fiscal quarter of the Partnership
in which an Assignment has occurred which will give rise to the admission of a
Substitute Limited Partner.
An assignee of a Limited Partnership Interest who does not become a
Substitute Limited Partner in accordance with this Section 10.3 and who desires
to make a further Assignment of his Interest shall be subject to all the
provisions of Sections 10.2, 10.3 and 10.4 hereof, to the same extent and in the
same manner as any Limited Partner of his class desiring to make an Assignment
of his Interest. Failure or refusal of the General Partners to admit an assignee
as a Substitute Limited Partner shall in no way affect the right of such
assignee to receive the share of the Profits or Losses for Tax Purposes and
distributions of Cash Flow and Net Cash Proceeds to which his predecessor in
interest would have been entitled in accordance with Section 8 hereof.
10.4 Prohibited Assignment. Unless in each of the following instances
the General Partners shall give their express written consent, no Units may be
Assigned or otherwise transferred:
(a) to a minor or incompetent (unless a guardian, custodian or
conservator has been appointed to handle the affairs of such Person);
(b) to any Person not permitted to be a transferee under law including,
in particular but without limitation, applicable state securities laws which
generally provide that, except in the case of a transfer by gift, inheritance,
intra-family transfer, or family
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dissolution, each transferee of Units must acquire not less than five Units, and
that following a transfer of less than all his Units, each transferor must
retain a sufficient number of Units to satisfy the minimum investment standards
applicable to his initial purchase of Units;
(c) in the case of a proposed assignment of Units, to any assignee if
such assignee would hold after such Assignment a fraction of a Unit; or
(d) to any Person if, in the opinion of Counsel to the Partnership,
such transfer would result in the termination under the Code of the
Partnership's taxable year or of its status as a partnership.
Any such attempted Assignment without the express written consent of
the General Partners shall be void and ineffectual and shall not bind the
Partnership. In the case of a proposed Assignment which is prohibited solely
under clause (d) above, however, the Partnership shall be obligated to permit
such Assignment to become effective if and when, in the opinion of Counsel to
the Partnership, such Assignment would no longer have either of the adverse
consequences under the Code which are specified in that clause.
10.5 Status of an Assigning Limited Partner. Any Limited Partner who
shall Assign all of his Interest shall cease to be a Limited Partner of the
Partnership, and shall no longer have any of the rights or privileges of a
Limited Partner, except that unless and until a Substitute Limited Partner is
admitted in his stead, such assigning Limited Partner shall retain the statutory
rights of an assignor of a limited partnership interest under the Massachusetts
Uniform Limited Partnership Act.
Section 11. Dissolution and Winding-up.
11.1 Events Causing Dissolution. The Partnership shall be dissolved and
its affairs wound up on the first to occur of the following:
(a) the Withdrawal of any General Partner, unless the remaining General
Partner or Partners, if any, or a Substitute General Partner admitted in
accordance with Section 9.5 or Section 13 hereof, agree to continue the
Partnership business pursuant to Section 9.5; or
(b) an election to dissolve the Partnership made in writing by the
General Partners with the Consent of a majority in interest of the Investor
Limited Partners, or, subject to compliance with Section 13 hereof, made by a
majority in interest of the Investor Limited Partners without action by the
General Partners; or
(c) the sale or other disposition of all or substantially all of the
assets of the Partnership unless the General Partners elect to continue the
Partnership business for the purpose of the receipt and collection of a note and
payments thereon or the collection of
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any other consideration to be received in exchange for the assets of the
Partnership (which activities shall be deemed to be a part of the Terminating
Capital Transaction and the winding up of the affairs of the Partnership); or
(d) the expiration of the Partnership term; or
(e) any other event which causes the dissolution and/or winding up of
the Partnership under the Massachusetts Uniform Limited Partnership Act to the
extent not otherwise provided herein.
11.2 Distributions Upon Dissolution. Upon the dissolution of the
Partnership, the General Partners, or if there is none, such other Person
required by law to wind up the Partnership `s affairs, shall proceed with the
liquidation of the Partnership (including, without limitation, the sale or other
disposition of any remaining Properties and cancellation of the Certificate of
Limited Partnership), and the net proceeds of such liquidation shall be applied
and distributed in accordance with the provisions of Section 8.3(b) hereof.
During the period of dissolution and winding up of the Partnership, the General
Partners or any Person performing such actions may exercise all of the powers
granted to the General Partners herein, and they may adopt such plan, method or
procedures as they may deem reasonable in order to effectuate an orderly winding
up. If the General Partners shall perform the foregoing functions, they shall be
compensated therefor as provided in Section 6.4 and 8 hereof, and if such
functions shall be performed by Persons other than the General Partners, such
Persons shall be entitled to reasonable compensation from the Partnership for
their services.
Section 12. Fiscal Matters.
12.1 Title to Property and Bank Accounts. Except to the extent that
trustees, nominees or other agents are utilized as specified in Section
6.1(b)(2) hereof, the Properties and other assets of the Partnership shall be
held in the name of the Partnership. The funds of the Partnership shall be
deposited in the name of the Partnership in such bank account or accounts as
shall be designated by the General Partners, and withdrawals therefrom shall be
made upon the signature of any General Partner or such Person or Persons as
shall be designated in writing by any General Partner. The funds of the
Partnership shall not be commingled with the funds of any other Person.
12.2 Maintenance of and Access to Basic Partnership Documents. The
General Partners shall maintain at the Partnership's principal office in
Massachusetts the following documents: (i) a current list of the full name and
last known business address of each Partner set forth in alphabetical order,
(ii) a copy of the Certificate of Limited Partnership and all amendments
thereto, together with executed copies of any powers of attorney pursuant to
which the Certificate or any such amendment has been executed, (iii) copies of
the Partnership's federal, state and local income tax returns and reports, if
any, for the three most recent years, and (iv) copies of this Agreement as then
in effect
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and of any financial statements of the Partnership for the three most recent
years. Such documents are subject to inspection and copying at the reasonable
request, and at the expense, of any Partner during ordinary business hours. In
addition, the Partnership will furnish a list of the names and addresses of all
Limited Partners, together with their respective Capital Contributions, to any
Limited Partner who makes a written request therefor to the Partnership,
provided such Partner shall pay the cost of reproducing and delivering such
list. Except to the extent requested by any Limited Partner, the General
Partners shall have no obligation to deliver or mail a copy of the Partnership's
Certificate of Limited Partnership or any amendment thereto to the Limited
Partners. Each Limited Partner shall also have the right to obtain from the
General Partners from time to time upon reasonable demand: (i) true and full
information regarding the status of the business and financial condition of the
Partnership, (ii) promptly after becoming available, a copy of the Partnership's
federal, state and local income tax returns for each year, and (iii) other
information regarding the affairs of the Partnership as is just and reasonable.
12.3 Financial Books and Accounting. The General Partners shall keep or
cause to be kept complete and accurate financial books with respect to the
Partnership's business. Such books shall be kept on an accrual basis and the
Profits and Losses for Tax Purposes of the Partnership shall be determined for
each fiscal year in accordance with accounting methods followed for federal
income tax purposes and otherwise in accordance with generally accepted
accounting principles applied in a consistent manner. Except as otherwise
provided herein, whenever a proportionate part of the Profits or Losses for Tax
Purposes of the Partnership is credited or charged to a Partner's Capital
Account, every item of income, gain, loss or deduction entering into the
computation of such Profits or Losses shall be considered either credited or
charged, as the case may be, and every item of credit or tax preference related
to such Profits or Losses and applicable to the period during which such Profits
or Losses were realized shall be allocated to such Capital Account in the same
proportion.
12.4 Partnership Expenses. No reimbursement shall be permitted to the
General Partners or any of their Affiliates for services which the General
Partners or any such Affiliate are entitled to compensation by way of a separate
fee. The Partnership shall reimburse the General Partners for organizational and
offering expenses incurred by the General Partners, provided that in no event
shall the amount of organizational and offering expenses paid directly or
indirectly by the Partnership exceed 4.0% of the Capital Contributions received
by the Partnership as a result of its offering of Units. For purposes hereof,
"organizational and offering expenses" shall mean those expenses incurred in
connection with, and in preparing the Partnership for, qualification under the
federal and state securities laws and subsequently offering and distributing the
Units to the public, except for sales commissions and financial consulting fees
paid by the Partnership to Smith Barney in connection with the offering of
Units. Except for organizational and offering expenses, the Partnership shall
not reimburse the General Partners or their Affiliates except for reimbursement
of the actual cost to the General Partners or their Affiliates of goods and
materials used for or by the Partnership and
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obtained from Persons unaffiliated with the General Partners and their
Affiliates; provided, however, the General Partners and their Affiliates may
receive reimbursement for the administrative services necessary to the prudent
operation of the Partnership, such as legal, accounting, computer, transfer
agent and other services which could be performed directly for the Partnership
by independent parties. The amounts charged to the Partnership for such
administrative services will not exceed the lesser of (i) the actual costs to
the General Partners or their Affiliates, or (ii) those which the Partnership
would be required to pay to independent parties for comparable services in the
same or comparable geographic locations. As part of the Partnership`s annual
report to the Limited Partners, an itemized breakdown will be included of such
reimbursements, all of which shall be verified by the Accountants. Subject to
the foregoing, the Partnership shall pay all expenses (which expenses shall be
billed directly to the Partnership) of the Partnership which may include but are
not limited to: (i) all costs of personnel (excluding rent or depreciation,
utilities, capital equipment, and other administrative items) employed full- or
part-time by the Partnership and involved in the business of the Partnership and
allocated pro rata to their services performed on behalf of the Partnership,
including Persons who may also be officers or employees of the General Partners
or their Affiliates (other than Controlling Persons); (ii) all costs of borrowed
money, taxes and assessments on Partnership Properties and other taxes
applicable to the Partnership; (iii) legal, audit, accounting, brokerage and
other fees; (iv) printing, engraving and other expenses and taxes incurred in
connection with the issuance, distribution, transfer, registration and recording
of documents evidencing ownership of an Interest in the Partnership or in
connection with the business of the Partnership; (v) fees and expenses paid to
independent contractors, mortgage bankers, brokers and servicers, leasing
agents, consultants, on-site property managers and other property management
personnel, real estate brokers, insurance brokers and other agents; (vi)
expenses in connection with the disposition, replacement, alteration, repair,
remodeling, refurbishment, leasing, refinancing and operation of Partnership
Properties (including the costs and expenses of foreclosures, insurance
premiums, real estate brokerage and leasing commissions and of maintenance of
such property); (vii) expenses of organizing, revising, amending, converting,
modifying or terminating the Partnership; (viii) expenses in connection with
distributions made by the Partnership to, and communications and bookkeeping and
clerical work necessary in maintaining relations with Limited Partners,
including the costs of printing and mailing to such Persons evidences of
ownership of Units and reports of meetings of the Partnership, and of
preparation of proxy statements and solicitations of proxies in connection
therewith; (ix) expenses in connection with preparing and mailing reports
required to be furnished to Limited Partners for investor, tax reporting or
other purposes, or which reports the General Partners deem the furnishing
thereof to Limited Partners to be in the best interests of the Partnership; (x)
accounting, computer, statistical or bookkeeping costs necessary for the
maintenance of the books and records of the Partnership; and (xi) the cost of
preparation and dissemination of the informational material and documentation
relating to potential sale, refinancing or other disposition of Partnership
Properties. Other than as specifically described above in this Section and in
Section 6.4 hereof, the
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Partnership shall not pay the General Partners for any other items generally
considered to be the General Partners' overhead and expenses.
12.5 Fiscal Year. Except as may otherwise be determined from time to
time by the General Partners, the Partnership's fiscal year for federal income
tax and financial reporting purposes shall end on December 31 of each year.
12.6 Reports, Accounting Decisions and Federal Tax Elections.
(a) Reports to Limited Partners.
(1) Quarterly Reports. Within 45 days after the end of each of
the first three quarters of each fiscal year, the General Partners shall send to
each Person who was a Limited Partner at any time during the quarter then ended
(i) a balance sheet (which need not he audited), (ii) a statement of operations
(which need not be audited), (iii) a Cash Flow statement (which need not be
audited), (iv) a statement describing (A) any new agreement, contract or
arrangement required to be reported by Section 6.1(b)(4), and (B) the amount of
all fees and other compensation and distributions paid by the Partnership for
such quarter to any General Partner or any Affiliate of any General Partner, (v)
a report in narrative form summarizing the status of the Partnership's
investments, (vi) until the Capital Contributions to the Partnership derived
from the initial offering of Units shall be fully invested, a special report of
real property acquisitions including (A) a description of the Properties
purchased, (B) a description of the geographic locale and of the market upon
which the success of operations is dependent, (C) the date of appraisal and
amount thereof, (D) the actual purchase price and terms, (E) the cash expended
from Capital Contributions to acquire each Property, and (F) the amount of
Capital Contributions which then remains unexpended, stated in terms of both
dollar amount and percentage of the total amount of Capital Contributions
derived from the initial offering of Units, (vii) a report of the activities of
the Partnership during such fiscal quarter, and (viii) if the Partnership is
then required to file quarterly reports on Form 10-Q with the Securities and
Exchange Commission, a copy of each such report.
(2) Annual Reports. Within 90 days after the end of each
fiscal Year, the General Partners shall send to each Person who was a Limited
Partner at any time during the fiscal year then ended a report in narrative form
summarizing the status of the Partnership's investments and containing (i) a
balance sheet as of the end of such fiscal year and statements of operations,
Partners' equity and changes in financial position for such fiscal year, all of
which shall be prepared in accordance with generally accepted accounting
principles and accompanied by an auditor's report containing an opinion of the
Accountants, (ii) a Cash Flow statement (which need not be audited), (iii) a
report summarizing the fees and other remuneration paid by the Partnership for
such fiscal year to any General Partner or any Affiliate of any General Partner,
and (iv) a statement (which need not be audited) showing the Cash Flow and Net
Cash Proceeds from any Capital Transaction or Terminating Capital Transaction
distributed per Unit to the
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Investor Limited Partners during such fiscal year. Such report shall separately
identify (to the extent then applicable) distributions from (a) cash flow from
operations during the period, (b) cash flow from operations during a prior
period which had been held as reserves, (c) Net Cash Proceeds arising from
disposition or refinancing of property and investments, (d) lease payments on
net leases with builders and sellers, and (e) reserves from the gross proceeds
of the offering of Units originally obtained from the Investor Limited Partners.
Until the Capital Contributions of the Partnership derived from the offering of
Units shall be fully invested, the annual report shall also contain a special
report of real property acquisitions containing the information specified above
for quarterly reports.
(b) Tax Returns and Tax Information. The General Partners shall:
(i) have the Accountants prepare the tax returns (federal,
state and local, if any) of the Partnership for each fiscal year within 75 days
after the end of each calendar year in which such fiscal year was completed; and
(ii) deliver to each Partner within 75 days after the end of
each calendar year the information necessary to prepare his federal income tax
return, and a state tax return to the extent required in each state where the
Partnership then owns a Property, for the calendar year during which such fiscal
year was completed.
(c) Accounting Decisions. All decisions as to accounting matters,
except as specifically provided to the contrary herein, shall be made by the
General Partners in accordance with the accounting methods adopted by the
Partnership for federal income tax purposes and otherwise in accordance with
generally accepted accounting principles and procedures applied in a consistent
manner. Such decisions must be acceptable to the Accountants, and the General
Partners may rely upon the advice of such Accountants as to whether such
decisions are in accordance with generally accepted accounting principles.
(d) Federal Tax Elections. The Partnership, in the sole discretion of
the General Partners, may make elections for federal tax purposes as follows:
(i) In case of a transfer of all or part of the Partnership
Interest of a Partner, the Partnership, in the absolute discretion of the
General Partners, may timely elect pursuant to Section 754 of the Code (or
corresponding provisions of future law) and pursuant to similar provisions of
applicable state or local income tax laws, to adjust the basis of the assets of
the Partnership. In such event, any basis adjustment attributable to such
election shall be allocated solely to the transferee.
(ii) All other elections, including but not limited to the
adoption of accelerated depreciation or cost recovery methods, required or
permitted to be made by the Partnership under the Code shall be made by the
General Partners in such manner as will, in the opinion of the Accountants, be
most advantageous to a majority in interest
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of the Limited Partners. The Partnership shall, to the extent permitted by
applicable law and regulations, elect to treat as an expense for federal income
tax purposes all amounts incurred by it for real estate taxes, interest and
other charges which may, in accordance with applicable law and regulations, be
considered as expenses.
(e) Reports to Federal and State Authorities. The General Partners
shall cause to be prepared and timely filed with appropriate federal and state
regulatory and administrative bodies, all reports required to be filed with such
entities under then current applicable laws, rules and regulations. Such reports
shall be prepared on the accounting or reporting basis required by such
regulatory bodies. Any Limited Partner shall be provided with a copy of any such
report upon request without expense to him.
Section 13. Meetings and Voting Rights of Investor Limited Partners.
13.1 Meetings.
(a) Meetings of the Investor Limited Partners for any purpose may be
called by the General Partners and shall be called by the General Partners upon
receipt of a request in writing signed by 10% or more in interest of the
Investor Limited Partners. Notice of any such meeting shall be sent within ten
days after receipt of such request. Such request shall state the purpose of the
proposed meeting and the matters proposed to be acted upon at the meeting. Such
meeting shall be held at the principal office of the Partnership, or at such
other place as may be designated by the General Partners or, if called upon the
request of Investor Limited Partners, as designated by such Investor Limited
Partners. In addition, upon receipt of a request in writing signed by 10% or
more in interest of the Investor Limited Partners, the General Partners shall
submit any matter (upon which the Investor Limited Partners are entitled to act)
to the Investor Limited Partners for a vote by written Consent without a
meeting.
(b) A notice of any such meeting shall be given either personally or by
mail, not less than 15 days nor more than 60 days before the date of the
meeting, to each Investor Limited Partner at his record address, or at such
other address which he may have furnished in writing to the General Partners.
Such notice shall be in writing, and shall state the place, date and hour of the
meeting, and shall indicate that it is being issued at or by the direction of
the Partner or Partners calling the meeting. The notice shall state the purpose
or purposes of the meeting. If a meeting is adjourned to another time or place,
and if any announcement of the adjournment of time or place is made at the
meeting, it shall not be necessary to give notice of the adjourned meeting. The
presence in person or by proxy of the majority in interest of the Investor
Limited Partners shall constitute a quorum at all meetings of the Investor
Limited Partners; provided, however, that if there be no such quorum, holders of
a majority in interest of such Investor Limited Partners so present or so
represented may adjourn the meeting from time to time without further notice,
until a quorum shall have been obtained. No notice of the time, place or purpose
of any meeting of Investor Limited Partners need be given to any Investor
Limited Partner who attends in person or is represented by proxy
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(except when an Investor Limited Partner attends a meeting for the express
purpose of objecting at the beginning of the meeting to the transaction of any
business on the ground that the meeting is not lawfully called or convened), or
to any Investor Limited Partner entitled to such notice who, in writing, has
executed and filed with the records of the meeting, either before or after the
time thereof, waiver of such notice.
(c) For the purpose of determining the Investor Limited Partners
entitled to vote on, or to vote at, any meeting of the Partnership or any
adjournment thereof, the General Partners or the Investor Limited Partners
requesting such meeting may fix, in advance, a date as the record date for any
such determination of Investor Limited Partners. Such date shall not be more
than 50 days nor less than ten days before any such meeting.
(d) An Investor Limited Partner shall be entitled to cast one vote for
each Unit which he owns: (i) at a meeting, in person, by written proxy or by a
signed writing directing the manner in which he desires that his vote be cast,
which writing must be received by the General Partners (or the Investor Limited
Partners calling the meeting) prior to such meeting, or (ii) without a meeting,
by a signed writing directing the manner in which he desires that his vote be
cast, which writing must be received by the General Partners (or the Investor
Limited Partners soliciting such vote) prior to the date upon which the votes of
Investor Limited Partners are to be counted. Any Investor Limited Partner may
waive notice of or attendance at any meeting of the Investor Limited Partners
and may attend by telephone or any other electronic communication device or may
execute a signed written consent. Only the votes of Investor Limited Partners of
record on a record date, if established pursuant to clause (c) above, whether at
a meeting or otherwise, shall be counted. The laws of the Commonwealth of
Massachusetts pertaining to the validity and use of corporate proxies shall
govern the validity and use of proxies given by Investor Limited Partners.
(e) At each meeting of Investor Limited Partners, the Investor Limited
Partners present or represented by proxy may adopt such rules for the conduct of
such meeting as they shall deem appropriate, provided that such rules shall not
be inconsistent with the provisions hereof.
13.2 Voting Rights of Investor Limited Partners. Subject to Section
13.3, a majority in interest of the Investor Limited Partners, without the
concurrence of the General Partners or the Original Limited Partner, may (a)
amend this Agreement, subject to the provisions of Section 14 hereof and to the
conditions that such amendment (i) may not in any manner allow the Limited
Partners to take part in the control of the Partnership's business and (ii) may
not, without the consent of the General Partner affected, alter the rights,
powers and duties of such General Partner as set forth herein, (b) terminate the
Partnership, (c) remove any General Partner and elect a replacement therefor
(provided that the admission of such replacement as a General Partner shall be
specifically consented to in writing by Investor Limited Partners holding not
less than two-thirds of the total Units), or (d) approve or disapprove the sale
of all or substantially
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all the assets of the Partnership. For purposes of exercising such rights, the
Investor Limited Partners shall be treated as one class, with the respective
rights of each Limited Partner in such class to be determined in accordance with
the proportion which his respective Units represent of the total Units held by
all Investor Limited Partners at the relevant time, provided that the Units held
by the General Partners or their Affiliates shall not be voted and shall be
deemed not to be outstanding for purposes of calculating applicable percentage
requirements.
13.3 Conditions to Action by Investor Limited Partners. The rights of
the Investor Limited Partners pursuant to Section 13.2 hereof shall not be
effective or be exercised in any manner unless and until (a) the Partnership has
received an opinion of counsel, which counsel is satisfactory to a majority in
interest of the Investor Limited Partners, as to the legality of such action,
and (b) either (i) the Partnership has received an opinion of counsel, which
counsel is satisfactory to a majority in interest of the Investor Limited
Partners, that such action may be effected without subjecting the Investor
Limited Partners to liability as general partners under the Massachusetts
Uniform Limited Partnership Act or under the laws of such other jurisdictions in
which the Partnership is qualified or owns a Property, or (ii) a Massachusetts
court having appropriate jurisdiction has entered a judgment to the foregoing
effect, and (c) either (i) the Partnership has received an opinion of counsel,
which counsel is satisfactory to a majority in interest of the Investor Limited
Partners, that such action may be effected without changing the Partnership's
status for tax purposes or (ii) either a court having appropriate jurisdiction
has entered a judgment, or the Internal Revenue Service has issued a ruling, to
the foregoing effect. For purposes of this Section 13.3, counsel will be deemed
satisfactory to the Investor Limited Partners if proposed by the General
Partners and affirmatively approved in writing within 45 days by a majority in
interest of the Investor Limited Partners; provided that if the holders of 10%
or more of the Investor Limited Partnership Interests propose counsel for this
purpose, such proposed counsel, and not counsel proposed by the General
Partners, shall be submitted for such approval by the Investor Limited Partners.
13.4 Valuation of Interest of General Partner. In the event of removal
of any General Partner pursuant to Section 13.2 hereof, its Interest as a
General Partner in the Partnership shall be appraised by two independent
appraisers, one selected by the removed General Partner and one by the Investor
Limited Partners. In the event that such two appraisers are unable to agree on
the value of the removed General Partners' Interest, they shall jointly appoint
a third independent appraiser whose determination shall be final and binding.
The Partnership shall pay the removed General Partner for the value of its
Interest as so determined by delivery of a promissory note bearing interest at
the then prime rate of The First National Bank of Boston, with interest payable
annually in cash and principal payable from any cash thereafter received by the
Partnership from the sale or refinancing of Partnership Properties and prior to
any distribution being made to the Partners pursuant to Section 8.3 of this
Agreement. Any amounts received pursuant to this Section 13.4 shall constitute
complete and full discharge for all amounts owing to the removed General Partner
on account of its Interest
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in the Partnership. For purposes of this Section 13.4, the independent appraiser
selected by the Investor Limited Partners shall be selected in the following
manner: a list of three qualified MAI (Member of Appraisal Institute) appraisers
shall be obtained (by a General Partner not being removed) from the Boston
chapter of the American Institute of Real Estate Appraisers and one of said
three appraisers shall be selected by random number and proposed by such General
Partner for selection by the Investor Limited Partners. Such appraiser shall be
deemed selected by the Investor Limited Partners unless objected to in writing
by a majority in interest of the Investor Limited Partners within 45 days after
notification thereof is sent in writing by such General Partner.
Section 14. Amendments.
(a) In addition to the right of the Investor Limited Partners to amend
this Agreement pursuant to Section 13 hereof, the General Partners may propose
an amendment to this Agreement. The General Partners shall submit to all of the
Partners in writing the text of any such proposed amendment to this Agreement
and a statement by the General Partners of the purpose of any such amendment.
The General Partners may include in any submission a statement of the view of
the General Partners as to the proposed amendment. Upon the Consent of the
General Partners, of the Original Limited Partner, and of a majority in interest
of the Investor Limited Partners, such amendment shall take effect, except that
no such amendment shall increase the liability of any Partner or adversely
affect any Partner's share of distributions of cash or allocations of Profits or
Losses for Tax Purposes of the Partnership without in each case the approval of
the Partner involved, and except that all the Investor Limited Partners must
approve any amendment of this Section 14. A written approval may not be
withdrawn or voided once it is filed with the General Partners.
(b) In addition to any amendments otherwise authorized herein, this
Agreement may be amended from time to time by the General Partners without the
consent of any of the Limited Partners: (i) to add to the representations,
duties or obligations of the General Partners or surrender any right or power
granted to the General Partners herein, for the benefit of the Limited Partners;
(ii) to cure any ambiguity, to correct or supplement any provision herein which
may be inconsistent with any other provision herein, or to make any other
provisions with respect to matters or questions arising under this Agreement
which will not be inconsistent with the provisions of this Agreement; (iii) to
preserve the status of the Partnership as a "partnership" for federal income tax
purposes; (iv) to delete or add any provision of this Agreement required to be
so deleted or added by the Staff of the Securities and Exchange Commission or
other federal agency or by a state "Blue Sky" commissioner or similar such
official, which addition or deletion is deemed by such Commission, agency or
official to be for the benefit or protection of the Limited Partners; or (v) to
permit the Units to fall within any exclusion from the definition of "plan
assets" contained in Section 2550.40lb-(l) of Title 29 of the Code of Federal
Regulations.
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Section 15. Power of Attorney.
(a) Appointment. Each of the Investor limited Partners hereby makes,
constitutes, and appoints the General Partners of the Partnership and each of
them, and each person who shall hereafter become a General Partner during the
term of the Partnership and any continuation of the Partnership pursuant to
Section 9.5 and Section 11, with full power of substitution, the true and lawful
attorney-in-fact of, and in the name, place and stead of, such Limited Partner,
with the power from time to time to execute, acknowledge, make, swear to,
verify, deliver, record and/or publish:
(i) this Agreement of Limited Partnership and the Certificate
of Limited Partnership under the laws of the Commonwealth of Massachusetts or
any other jurisdiction, that may be required by this Agreement or by the laws of
Massachusetts or any other jurisdiction, any subsequent amendment to this
Agreement and the Certificate of Limited Partnership (including, but not limited
to, amendments reflecting the addition of any signatory hereto as a Partner, or
any admission or substitution of other Partners, or reflecting the Capital
Contribution made by any signatory hereto or by any other Partner), or any other
document required from time to time to admit a Partner, to effect the
substitution of a Partner, or to effect the substitution of any Limited
Partner's assignee as a Limited Partner;
(ii) any other document required to reflect any action of the
Partners duly taken in the manner provided for in this Agreement, whether or not
such Limited Partner voted in favor of or otherwise Consented to such action;
(iii) any other instrument, certificate or document which may
be required by any regulatory agency, laws of the United States, any state, or
any other jurisdiction in which the Partnership is doing or intends to do
business or which the General Partners deem advisable to file or record,
provided such instrument, certificate or document is not inconsistent with the
terms of this Agreement as then in effect;
(iv) any certificate of dissolution or cancellation of the
Certificate of Limited Partnership that may be necessary upon the termination of
the Partnership; and
(v) any instrument or papers required to continue or terminate
the business of the Partnership pursuant to Sections 9.5 and 11 hereof;
provided that no General Partner shall take any action as attorney-in-fact for
any Limited Partner which could in any way increase the liability of such
Limited Partner beyond the liability expressly set forth in this Agreement or
alter the rights of Investor Limited Partners under Section 8 of this Agreement,
unless (in either case) the Limited Partner has given a Power of Attorney to a
General Partner expressly for such purpose.
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(b) Amendments to Agreement and Certificate.
(i) Each of the Investor Limited Partners is aware that the
terms of this Agreement permit certain amendments of this Agreement to be
effected and certain other actions to be taken or omitted by, or with respect
to, the Partnership, in each case with the approval of less than all the
Investor Limited Partners if a specified percentage of the Partners shall have
voted in favor of, or otherwise Consented to, such action. If, as, and when:
(A) an amendment of this Agreement is proposed or an
action is proposed to be taken or omitted by, or with respect to, the
Partnership which requires, under the terms of this Agreement, the Consent of a
specified percentage in interest (but less than all) of the Partners;
(B) Partners holding the percentage of interests
specified in this Agreement as being required for such amendment or action have
Consented to such amendment or action in the manner contemplated by this
Agreement; and
(C) a Limited Partner has failed or refused to
Consent to such amendment or action (hereinafter referred to as a
"non-consenting Limited Partner"), then each non-consenting Limited Partner
agrees that each attorney-in-fact specified in Section 15(a) above, with full
power of substitution, is hereby authorized and empowered to execute,
acknowledge, make, swear to, verify, deliver, record, file and/or publish, for
and in behalf of such non-consenting Limited Partner, and in his name, place and
stead, any and all instruments and documents which may be necessary or
appropriate to permit such amendment to be lawfully made or action lawfully
taken or omitted. Each consenting and non-consenting Limited Partner is fully
aware that he and each other Limited Partner have executed this special power of
attorney and that each Limited Partner will rely on the effectiveness of such
powers with a view to the orderly administration of the Partnership's affairs.
(ii) Any amendment to this Agreement (and to the Certificate
of Limited Partnership) substituting a Limited Partner, or adding a Limited or
General Partner, may be signed by any General Partner and by the Person to be
substituted as a Limited Partner, or added as a Limited or General Partner. Any
amendment reflecting the determination of the remaining General Partner or
Partners to continue the business of the Partnership upon the Withdrawal of a
General Partner need be signed only by one General Partner. The execution of any
such amendment on behalf of a Limited Partner or any proposed substitute or
added Limited Partner may be effected by his attorney-in-fact.
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(c) Power Coupled With an Interest. The foregoing grant of authority:
(i) is a special power of attorney coupled with an interest in
favor of the General Partners and as such shall be irrevocable and shall survive
the death or insanity of each Limited Partner;
(ii) may be exercised for each Limited Partner by a signature
of any General Partner of the Partnership or by listing the names of all of the
Investor Limited Partners, including such Limited Partner, and executing any
instrument with a single signature of any General Partner acting as
attorney-in-fact for all of them; and
(iii) shall survive the Assignment by any Limited Partner of
the whole or any portion of his Interest, except that, where the assignee of the
whole thereof has furnished a power of attorney and has been approved by the
General Partners for admission to the Partnership as a Substitute Limited
Partner, this power of attorney shall survive such Assignment with respect to
the assignor for the sole purpose of enabling a General Partner to execute,
acknowledge and file any instrument necessary to effect such substitution and
shall thereafter terminate with respect to any Partner who assigns his entire
Interest.
(d) Power of Attorney by Substitute Investor Limited Partners. A
similar power of attorney shall be one of the instruments which the General
Partners shall require an assignee of a Limited Partner to execute as a
condition to the admission of such assignee as a Substitute Limited Partner.
Section 16. General Provisions.
16.1 Notices, Approvals and Consents. All notices, approvals, Consents
or other communications hereunder shall be in writing and signed by the party
giving the same, and shall be deemed to have been given when the same are (a)
deposited in the United States mail and sent by first class mail, postage
prepaid, or (b) delivered. In each case, said mailing or delivering shall be
made to the parties at the addresses set forth below or at such other addresses
as such parties may designate by notice to the Partnership:
(i) If to the Partnership or any General Partner, at the
principal office of the Partnership;
(ii) If to the Original Limited Partner, at the address set
forth in Schedule A hereto or to such other address as may be designated by
notice from such Partner; and
(iii) If to an Investor Limited Partner, at the address set
forth in Schedule A hereto or to such other address as may be designated by
notice from such Partner given in the manner hereby specified.
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16.2 Further Assurances. The Partners will execute, acknowledge and
deliver such further instruments and do such further acts and things as may be
required to carry out the intent and purpose of this Agreement.
16.3 Captions. Captions contained in this Agreement are inserted only
as a matter of convenience and in no way define, limit, extend or describe the
scope of this Agreement or the intent of any of the provisions thereof.
16.4 Binding Effect. Except to the extent required under the
Massachusetts Uniform Limited Partnership Act and for fees, rights to
reimbursement, and other compensation provided as such, none of the provisions
of this Agreement shall be for the benefit of or be enforceable by any creditor
of the Partnership.
16.5 Separability. If one or more of the provisions of this Agreement
or any application thereof shall be invalid, illegal or unenforceable in any
respect, the validity, legality and enforceability of the remaining provisions
contained herein and any other application thereof shall not in any way be
affected or impaired thereby, and such remaining provisions shall be interpreted
consistently with the omission of such invalid, illegal or unenforceable
provisions.
16.6 Integration. This Agreement constitutes the entire agreement among
the parties pertaining to the subject matter hereof and supersedes all prior
contemporaneous agreements and understandings of the parties in connection
therewith which conflict with the express terms of this Agreement. No covenant,
representation or condition not expressed in this Agreement shall affect or be
effective to interpret, change or restrict the express provisions of this
Agreement.
16.7 Applicable Law. This Agreement shall be construed and enforced in
accordance with and governed by the laws of Massachusetts.
16.8 Counterparts. This Agreement may be signed by each party hereto
upon a separate copy (including, in the case of the Investor Limited Partners, a
separate subscription agreement or signature page executed by one or more such
Partners), in which event all such copies shall constitute a single counterpart
of this Agreement. However, no counterpart shall be binding unless accepted by
one or more of the General Partners, which acceptance shall be evidenced by the
filing of the Certificate of Limited Partnership or an appropriate amendment
thereto.
16.9 HUD Controls and Provisions. So long as any of the Partnership
Properties shall be subject to a mortgage held or insured by the Secretary of
Housing and Urban Development ("Secretary") (a "HUD Regulated Property"), or so
long as the Secretary shall have any interest in a HUD Regulated Property, the
following provisions and controls shall not be altered or amended without the
written consent of the Secretary:
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A. All applicable regulations, rules, restrictions and procedures of
the Department of Housing and Urban Development ("HUD") (all of such
regulations, rules, restrictions and procedures being herein called "HUD
Regulations"), including, without limitation, any provisions contained in any
applicable Regulatory Agreement, shall control each HUD Regulated Property
hereunder, and in the event any provision of this Partnership Agreement shall be
in conflict with any of the HUD Regulations, this Partnership Agreement shall be
deemed amended to conform with the HUD Regulations in every way.
B. In no event shall any action be taken under this Partnership which
relates to any HUD Regulated Property unless the same shall conform in all
respects with all applicable HUD Regulations.
C. In no event shall any Person be permitted to acquire any interest in
any HUD Regulated Property, whether as a Partner or otherwise, except in
conformity with all applicable HUD Regulations.
D. No payment in excess of any allowed management fee, and no
"Distributions" (as defined by HUD) shall be made to anyone based upon
operations of a HUD Regulated Property except from "Surplus Cash" (as defined by
HUD), and no reimbursement for expenses based upon operations of a HUD Regulated
Property will be allowed except in conformity with HUD Regulations.
E. Except as permitted by the Secretary under applicable HUD
Regulations the Partnership shall engage in no business except as set forth in
Section 3 hereof.
F. Upon termination of the Partnership, no title or right to possession
and control of any HUD Regulated Property, and no right to collect the rents
therefrom, shall pass to any Person who is not bound by the Regulatory Agreement
respecting such HUD Regulated Property in a manner satisfactory to the
Secretary.
G. The General Partners are specifically authorized:
(i) to deal with HUD and to comply with all of its
requirements, including the submission of such financial and other data as may
from time to time be required by HUD;
(ii) to enter into such regulatory and other agreements as may
be required by HUD, and
(iii) any one of the General Partners is authorized to execute
and deliver to the Secretary any note, mortgage, regulatory or other agreement
required by the HUD Regulations in accordance with the transfer of a HUD
Regulated Property to the Partnership and to execute and to deliver any
document, instrument or report which may at any time be required by HUD
Regulations.
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16.10 Creditors. No creditor who makes a non-recourse loan to the
Partnership shall have or acquire at any time, as a result of making such loan,
any direct or indirect interest in the profits, capital or property of the
Partnership other than as a secured creditor.
16.11 Interpretation. Unless the context in which words are used in
this Agreement otherwise indicates that such is the intent, words in the
singular shall include the plural and in the masculine shall include the
feminine and neuter and vice versa.
Section 17. Definitions. The defined terms used in this Agreement shall
have the meanings specified Mow:
"Accountants" means Coopers & Lybrand, Boston, Massachusetts, or a
successor thereto, or another firm of independent certified public accountants
selected by the General Partners.
"Acquisition Expenses" means expenses (other than Acquisition Fees)
incurred by the Partnership relating to selection and acquisition of properties,
whether or not acquired, including legal fees and expenses, travel and
communications expenses, costs of appraisals, non-refundable option payments on
property not acquired, accounting fees and expenses, title insurance, and
miscellaneous other expenses.
"Acquisition Fees" means the total of all fees and commissions paid by
any Person to any Person in connection with the selection, purchase,
construction or development of any Property by the Partnership, whether
designated as a real estate commission, acquisition fee, finder's fee, selection
fee, Development Fee, construction fee, non-recurring management fee, consulting
fee or any fee of similar nature however designated and however treated for tax
or accounting purposes, but not any loan fees ("points"), independent appraisal
fees, engineering fees, architectural fees or other Acquisition Expenses
incurred in connection with the selection, purchase or initial operation of any
Property by the Partnership.
"Affiliate" means when used with reference to a specified Person, (i)
any Person that directly or indirectly through one or more intermediaries
controls or is controlled by or is under control with the specified Person, (ii)
any Person that is an officer of, partner in or trustee of, or serves in a
similar capacity with respect to, the specified Person or of which the specified
Person is an officer, partner or trustee, or with respect to which the specified
Person serves in a similar capacity, (iii) any Person that, directly or
indirectly, is the beneficial owner of 10% or more of any class of equity
securities of, or otherwise has a substantial beneficial interest in, the
specified Person or of which the specified Person is directly or indirectly the
owner of 10% or more of any class equity securities or in which the specified
Person has a substantial beneficial interest, and (iv) any Immediate Family
Member of the specified Person.
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"Agreement" means this Agreement of Limited Partnership, as the same
may hereafter be amended from time to time.
"Assign" means, with respect to a Partnership Interest or part thereof,
to offer, sell, assign, transfer, give, or otherwise dispose of, whether
voluntarily or involuntarily or by operation of law, except that in the case of
a bona fide pledge or other hypothecation, no Assignment shall be deemed to have
occurred unless and until the secured party has exercised any of his rights of
foreclosure with respect thereto. "Assignment" means any of the aforesaid
transactions involving a Partnership Interest or any part thereof.
"Capital Account" means the capital account of each Partner established
and maintained in accordance with Section 5.4 hereof.
"Capital Contribution" means the amount of cash contributed to the
Partnership by a Partner, prior to the deduction of any offering expenses or
selling commissions.
"Capital Transaction" means the sale, exchange, refinancing,
condemnation, eminent domain taking, casualty or other disposition of a
Partnership Property, but not including the Terminating Capital Transaction.
"Cash Flow" has the meaning given in Section 8.2(a) hereof.
"Certificate of Limited Partnership" means the certificate of limited
partnership filed with the Secretary of State of the Commonwealth of
Massachusetts pursuant to this Agreement, as the same may be amended from time
to time.
"Code" means the Internal Revenue Code of 1954 as amended, or
corresponding provisions of subsequent laws.
"Consent" means either the consent given by vote at a meeting called
and held in accordance with the provisions of Section 13.1 hereof or the written
consent, as the case may be, of a Person to do the act or thing for which the
consent is solicited, or the act of granting such consent, as the context may
require.
"Controlling Person" means, with respect to any General Partner or its
Affiliates, any of its general partners, chairman, directors, president,
secretary, treasurer, or vice presidents, or any Person holding a 5% or more
equity interest in the General Partner or such Affiliate or having the power to
direct or cause the direction of the General Partner or such Affiliate, whether
through the ownership of voting securities, by contract, or otherwise.
"Counsel to the Partnership" means Messrs. Gaston Snow & Ely Bartlett,
Boston, Massachusetts, or another law firm selected by the General Partners.
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"Cumulative Return on Investment" means a return equal to nine percent
(9%) per annum (and pro rated based upon time and dollar amount with respect to
any portion of a year in which the Invested Capital of the Investor Limited
Partners is held by the Partnership for less than the full year commencing as of
their respective dates of admission to the Partnership) of the Invested Capital
of the class comprised of the Investor Limited Partners. In calculating whether
the 9% annual Cumulative Return on Investment payable to the Investor Limited
Partners has been satisfied, only distributions by the Partnership of cash will
be considered and no credit will be given for tax benefits allocated to the
Investor Limited Partners.
"Development Fee" means a fee for the packaging of a Partnership
Property, including negotiating and approving plans, and undertaking to assist
in obtaining zoning and necessary variances and necessary financing for the
specific Property, either initially or at a later date.
"Front-End Fees and Expenses" means fees and expenses paid by any
Person for any services rendered during the Partnership's organizational or
acquisition phase including, without limitation, organizational and offering
expenses, Acquisition Fees, and Acquisition Expenses. In no event shall the
Partnership's contingent obligation to pay the Subordinated Financial Consulting
Fee out of the Net Cash Proceeds of sales or refinancings of Partnership
Properties over the life of the Partnership be treated as part of Front-End Fees
and Expenses.
"General Partner" means any Person designated as a General Partner in
Schedule A of this Agreement or who becomes an additional or Substitute General
Partner as provided in this Agreement, in such Person's capacity as a General
Partner of the Partnership.
"General Partners" means every Person or Persons who serve(s) as a
General Partner, whether there be one or several.
"Immediate Family Member" means with respect to any person, his spouse,
parent, parent-in-law, issue, brother, sister, brother-in-law, sister-in-law, or
child-in-law.
"Interest" means the entire ownership interest of a Partner in the
Partnership at any particular time, including the right of such Partner to any
and all benefits to which a Partner may be entitled as provided in this
Agreement, together with the obligations of such Partner to comply with all the
terms and provisions of this Agreement, but excluding any claims which such
Partner may have against the Partnership as a creditor.
"Invested Capital" means, with respect to each class of Partners, the
Capital Contributions by such class of Partners less any amounts of cash
distributed to such class pursuant to: (i) Clauses First and Third of Section
8.3(a) hereof from a Capital Transaction; and (ii) Clauses First, Third, and
Fourth of Section 8.3(b) hereof from the Terminating Capital Transaction. With
respect to each Partner in a class of Partners, the
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respective Invested Capital of such Partner shall be determined by the
proportion which such Partner's Invested Capital bears to the total Invested
Capital held by such class.
"Investment in Properties" means the amount of Capital Contributions
actually paid for or allocated to the purchase, development, construction, or
improvement of Properties acquired by the Partnership, including amounts paid
for or allocated to the purchase of Properties, working capital reserves
allocable thereto (except that working capital reserves in excess of 5% of the
total Capital Contributions shall not be included), and other cash payments such
as interest and taxes, but excluding Front-End Fees and Expenses.
"Investor Limited Partner" means any Person who shall purchase a Unit
and be admitted to the Partnership as an Investor Limited Partner, or any Person
who becomes a Substitute Investor Limited Partner, in the capacity of such
Person as an Investor Limited Partner.
"Involuntary Withdrawal" means, with respect to any General Partner,
the Withdrawal of such General Partner from the Partnership pursuant to Section
9.2 hereof.
"Leverage on the Partnership Properties" means the quotient produced by
dividing (i) the aggregate principal amount of the indebtedness encumbering the
Partnership Properties on their respective dates of acquisition, by (ii) the
aggregate Purchase Price of the Partnership Properties, after excluding from
such Purchase Price any Front-End Fees and Expenses included therein. For
purposes of such calculation, if the Partnership shall have on the date of
acquisition of any Property a written consent from a lender to provide either
initial financing or refinancing of then existing indebtedness for such
Property, the principal amount of the indebtedness encumbering such Property
shall be adjusted to reflect such financing or refinancing, provided that such
transaction shall be closed within one year of the date the Property is acquired
by the Partnership.
"Limited Partner" means any Original Limited Partner or Investor
Limited Partner or any Person admitted to the Partnership as a Substitute
Limited Partner in such Person's capacity as an Original or Investor Limited
Partner of the Partnership.
"Net Cash Proceeds" of a Capital Transaction or the Terminating Capital
Transaction means the cash received by the Partnership as a result of such
Transaction, less (i) all debts and liabilities of the Partnership required to
be paid as a result of the Transaction (including, among other liabilities, any
fees and expenses payable pursuant to Section 6.4 hereof, exclusive of any
Subordinated Consulting Fee), and (ii) any reserves for contingent liabilities
(including fees then earned but not yet payable pursuant to Section 6.4 hereof,
exclusive of any Subordinated Consulting Fee), to the extent deemed reasonable
by the General Partners provided that, at the expiration of such period as the
General Partners shall deem advisable, the balance of such reserves remaining
after payment of such contingencies shall be distributed in the manner provided
in this
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Agreement for Net Cash Proceeds. In the event the Partnership takes back a
mortgage note in connection with any Capital Transaction or the Terminating
Capital Transaction, all payments subsequently received in cash by the
Partnership with respect to such note shall be included in the Net Cash Proceeds
of that Transaction, irrespective of the extent to which any portion of such
payments shall be treated by the Partnership as principal or interest for tax or
accounting purposes.
"Original Agreement" means the Agreement of Limited Partnership
executed and delivered on June 16,1983 by the General Partners and the Original
Limited Partner.
"Original Limited Partner" means The Krupp Company Limited
Partnership-II, a Massachusetts limited partnership, or a Substitute Original
Limited Partner admitted to the Partnership in accordance with this Agreement,
in its capacity as the Original Limited Partner of the Partnership.
"Partner" means any General Partner or Limited Partner.
"Partnership" means the limited partnership as formed and as amended in
accordance with this Agreement, as said limited partnership may from time to
time be constituted.
"Person" means any individual, partnership, corporation, trust,
governmental official, body or agency, or other entity of any type.
"Profits or Losses for Tax Purposes" means profits or losses as
determined by the Partnership for federal income tax purposes, and items of
income, gain, loss, deduction, or credit entering into the computation thereof.
"Property" means any real estate, buildings, improvements, fixtures and
related personal property acquired by the Partnership, and any equity interest
of the Partnership therein, whether direct or indirect through a nominee, joint
venture or otherwise.
"Purchase Price of a Property" means the price paid upon or in
connection with the purchase or improvement of a particular Property, including
the amount of Acquisition Fees and Acquisition Expenses and all liens and
mortgages on the Property, but excluding points and prepaid interest. For
purposes of such calculation, if the Partnership shall have on the date of
acquisition of any Property a written commitment from any holder of a mortgage
then encumbering such Property to permit the prepayment or refinancing of such
mortgage, the Purchase Price of such Property shall be adjusted to reflect any
net increase or decrease in the principal amount of the mortgage indebtedness
encumbering such Property, provided that all transactions involved in such
prepayment or refinancing are closed within one year of the date of acquisition.
"Sales Agent Agreement" means the Sales Agent Agreement between the
Partnership and Smith Barney entered into pursuant to Section 6.1(b)(4)(iii)
hereof.
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"Schedule A" means Schedule A to this Agreement as amended from time to
time.
"Smith Barney" means Smith Barney, Harris Upham & Co. Incorporated, a
New York corporation, and any successor thereto by statutory merger or other
reorganization.
"Subordinated Financial Consulting Fee" means the subordinated
financial consulting fee payable by the Partnership to Smith Barney pursuant to
the Sales Agent Agreement over the life of the Partnership out of the Net Cash
Proceeds of sales and refinancings of Partnership Properties.
"Substitute General Partner" means the assignee of a General
Partnership Interest who is admitted to the Partnership as a General Partner
pursuant to Section 9.5 or Section 13.2 of this Agreement.
"Substitute Limited Partner" means the assignee of a Limited
Partnership Interest who is admitted to the Partnership as a Limited Partner
pursuant to Section 10.3 of this Agreement.
"Terminating Capital Transaction" means the sale, exchange,
condemnation, eminent domain taking, casualty or other disposition of all or
substantially all of the assets of the Partnership which results in the
termination of the Partnership pursuant to Section 11 of this Agreement. The
Terminating Capital Transaction shall also include the receipt and collection of
notes, if any, and payments thereon or any other consideration received or to be
received by the Partnership upon a sale or other disposition of all or
substantially all of the assets of the Partnership and all activities reasonably
related thereto. Such activities are deemed to be included in the winding up of
Partnership affairs, and all allocations and distributions therefrom shall be
governed by Sections 8.1(c) and (e) and 8.3(b) hereof.
"Unit" means the Investor Limited Partnership Interest of an Investor
Limited Partner representing an initial Capital Contribution of One Thousand
Dollars ($1,000).
"Voluntary Withdrawal" means, with respect to a General Partner, the
voluntary retirement or withdrawal of a General Partner from the Partnership, or
the voluntary sale, assignment, encumbrance or other disposition of all of his
General Partnership Interest pursuant to Section 9.1 hereof.
"Withdrawal" means, with respect to a General Partner, the Voluntary or
Involuntary Withdrawal of such General Partner.
"Withdrawn General Partner" means a General Partner whose Withdrawal in
accordance with the provisions of this Agreement is effective.
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IN WITNESS WHEREOF, the parties hereto have executed and delivered this
Amended Agreement of Limited Partnership as of the date first specified above.
GENERAL PARTNERS ORIGINAL LIMITED PARTNER
- ---------------- ------------------------
THE KRUPP CORPORATION THE KRUPP COMPANY LIMITED
PARTNERSHIP-II
By: /s/ Douglas Krupp By: /s/ George Krupp
----------------- ----------------
Douglas Krupp, Co-Chairman of the George Krupp, a
Board of Directors General Partner
THE KRUPP COMPANY LIMITED
PARTNERSHIP-II
By: /s/ George Krupp
----------------
George Krupp, a
General Partner
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SCHEDULE A
NAMES, BUSINESS ADDRESSES AND
CAPITAL CONTRIBUTIONS OF PARTNERS
Capital
Contribution
Name and Business Address Made
------------------------- ------------
I. General Partners
The Krupp Corporation $ 25
One Liberty Square
Boston, Massachusetts 02109
The Krupp Company Limited Partnership-II 975
One Liberty Square
Boston, Massachusetts 02109
------------
Total $1,000
II. Original Limited Partner
The Krupp Company Limited Partnership-II $4,000
One Liberty Square
Boston, Massachusetts 02109
III. Investor Limited Partners
[To be determined] [To be determined]
A-51
PARK PLACE RESIDENTIAL PROPERTY
PROPERTY MANAGEMENT AGREEMENT
This Agreement is made this January 1, 1994 between the undersigned Krupp Realty
Limited Partnership-V (the "Owner") and the undersigned Berkshire Realty
Enterprises Limited Partnership, a Massachusetts limited partnership (the
"Agent").
1. APPOINTMENT AND ACCEPTANCE. The Owner appoints the Agent as exclusive agent
for the management of the property described in Section 2 of this Agreement, and
the Agent accepts the appointment, subject to the terms and conditions set forth
in this Agreement.
2. DESCRIPTION OF THE PROJECT. The property (the "Project") to be managed by the
Agent under this Agreement is a housing development consisting of the land,
buildings, and other improvements located in Chicago, Illinois and known as Park
Place Towers Apartments, HUD Project No. 071-94035.
3. DEFINITIONS. As used in this Agreement:
a. "HUD" means the United States Department of Housing and Urban
Development.
b. "Secretary" means the Secretary of the United States
Department of Housing and Urban Development.
c. A "Mortgage" is an instrument between the Owner as the
mortgagor, and the mortgagee, creating a lien on the Project
as security for the payment of debt, which mortgagee is either
the Secretary or holds the Mortgage subject to HUD insurance
under the National Housing Act as from time to time amended.
d. "Mortgagee" means any holder of the Mortgage.
e. "Principal Parties" means the Owner and the Agent.
4. HUD REQUIREMENTS. The Project is subject to a mortgage which will be held by
the Secretary, under applicable provisions of the National Housing Act, and the
Owner will enter into a Regulatory Agreement with the Secretary whereby the
Owner is obligated to provide for management of the Project in a manner
satisfactory to the Secretary. The Owner has or will furnish the Agent with a
copy of the Regulatory Agreement. In performing its duties under this Agreement,
the Agent will comply with all pertinent requirements of the Regulatory
Agreement, and the lawful directives of the Secretary. In the event any
instruction from the Owner is in contravention of such requirements, such
requirements will prevail.
1
<PAGE>
PARK PLACE
5. MANAGEMENT PLAN. Attached hereto as Exhibit "A" and hereby incorporated
herein, is a copy of the Management Plan for the Project, which provides a
comprehensive and detailed description of the policies and procedures to be
followed in the management of the Project. In many of its provisions, this
Agreement briefly defines the nature of the Agent's obligations with the
intention that reference be made to the Management Plan for more detailed
policies and procedures. Accordingly the Owner and the Agent will comply with
all provisions of the Management Plan, regardless of whether specific reference
is made thereto in any particular provision of this Agreement.
6. BASIC INFORMATION. The Agent will thoroughly familiarize itself with the
character, location, construction, layout, plan and operation of the Project,
and especially the electrical, plumbing, air-conditioning and ventilation
systems, the elevators and all other mechanical equipment.
7. MARKETING. The Agent will carry out the marketing activities prescribed in
the Management Plan. Subject to the Owner's approval, advertising expenses will
be paid out of the Project Rental Account as Project expenses.
8. RENTALS. The Agent will offer for rent and will rent the commercial space and
dwelling units in the Project. Incident thereto, the following provisions will
apply:
a. The Agent will follow the tenant selection policy described in
the Management Plan.
b. The Agent will show the Project to prospective tenants.
c. The Agent will take and process applications for rentals. If
an application is rejected, the applicant will be told the
reason for rejection, and the rejected application, with
reason for rejection noted thereon, will be kept on file for
one (1) year. A current list of prospective tenants will be
maintained.
d. The Agent will prepare all dwelling leases and, unless
otherwise directed by Owner, will execute the same in its
name, identifying itself thereon as agent for the Owner. The
terms of all leases will comply with the pertinent provisions
of the Regulatory Agreement and the lawful directives of the
Secretary. Dwelling leases will be in a form approved by the
Owner and acceptable to the Secretary, but individual dwelling
leases and parking permits need not be submitted for the
approval of the Secretary.
e. The Owner will furnish the Agent with rent schedules, as from
time to time approved by the Secretary, showing contract rents
for dwelling units, and other charges for facilities and
services. In no event will such contract rents and other
charges be exceeded.
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PARK PLACE
f. The Agent will collect, deposit, and disburse security
deposits, if required, in accordance with the terms of each
tenant's lease. Security deposits will be deposited by the
Agent in an account, separate from all other accounts and
funds, with a bank or other financial institution whose
deposits are insured by an agency of the United States
Government. This account will be carried in the Owner's name
and designated of record as "Park Place Towers Security
Deposit Account", or by a name similar thereto sufficient to
identify the same as an account solely for security deposits.
9. COLLECTION OF RENTS AND OTHER RECEIPTS. The Agent will collect, when due, all
rents, charges and other amounts receivable for the Owner's account in
connection with the management and operation of the Project. Such receipts
(except for tenant's security deposits which will be handled as specified above)
will be deposited in an account, separate from all other accounts and funds,
with a bank whose deposits are insured by the Federal Deposit Insurance
Corporation. This account will be carried in the Owner's name and designated of
record as "Park Place Towers Rental Account", or by a name similar thereto
sufficient to identify the same as a Project receipts account.
10. ENFORCEMENT OF LEASES. The Agent will secure full compliance by each tenant
with the terms of such tenant's lease. Voluntary compliance will be emphasized,
and the Agent will assist tenants and make referrals to community agencies in
cases of financial hardship, or under other circumstances deemed appropriate by
the Agent, to the end that involuntary termination of tenancies may be avoided
to the maximum extent consistent with sound management of the Project.
Nevertheless, the Agent may lawfully terminate any tenancy when, in the Agent's
judgment, sufficient cause (including but not limited to non-payment of rent)
for such termination occurs under the terms of the tenant's lease. For this
purpose, the Agent is authorized to consult with legal counsel to be designated
by the Owner, to bring actions for eviction and to execute notices to vacate and
judicial pleadings incident to such actions; provided, however, the Agent shall
keep the Owner informed of such actions and shall follow such instructions as
the Owner may prescribe for the conduct of any such action. Subject to the
Owner's approval, attorney fees and other necessary costs incurred in connection
with such actions will be paid out of the Project Rental Account as Project
expenses.
11. MAINTENANCE AND REPAIR. The Agent will maintain the Project in good repair
in accordance with the Management Plan and local codes, and in a condition at
all times acceptable to the Owner and the Secretary, including but not limited
to cleaning, painting, decorating, plumbing, carpentry, grounds care, and such
other maintenance and repair work as may be necessary, subject to any
limitations imposed by the Owner in addition to those contained herein. Incident
thereto, the following provisions will apply:
a. Special attention will be given to preventive maintenance, and
to the extent feasible, the services of regular maintenance
employees will be used.
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PARK PLACE
b. Subject to the Owner's prior approval, the Agent will contract
with qualified independent contractors for the maintenance and
repair of heating and air-conditioning systems and elevators,
and for extraordinary repairs beyond the capability of regular
maintenance employees.
c. The Agent will systematically and promptly receive and
investigate all service requests from tenants, take such
action thereon as may be justified, and will keep records of
the same. Emergency requests will be received and serviced on
a twenty-four (24) hour basis. Complaints of a serious nature
will be reported to the Owner after investigation.
d. The Agent is authorized to purchase all materials, equipment,
tools, appliances, supplies and services necessary to proper
maintenance and repair.
e. Notwithstanding any of the foregoing provisions, the prior
approval of the Owner will be required for any expenditure
which exceeds Five Hundred Dollars ($500) in any one instance
for labor, materials or otherwise, in connection with the
maintenance and repair of the Project, except for recurring
expenses within the limits of the operating budget and
emergency repairs involving manifest change to persons or
property or required to avoid suspension of any necessary
service to the Project. In the latter event, the Agent will
inform the Owner of the facts as promptly as possible.
12. UTILITIES AND SERVICES. In accordance with the operating budget, the Agent
will make arrangements for water, electricity, gas, sewage and trash disposal,
vermin extermination, decorating, laundry facilities, and telephone service.
Subject to the Owner's prior approval, the Agent will make such contracts as may
be necessary to secure such utilities and services.
13. EMPLOYEES. Except as otherwise agreed, all on-site personnel will be
employees of the Project and not the Agent, but will be hired, paid, supervised,
and discharged through the Agent, subject to the following conditions:
a. As more particularly described in the Management Plan, the
Resident Manager will have duties of the type usually
associated with this position. Such person will be directly
responsible to the Agent's Project Management and other
officials.
b. Compensation of bookkeeping, clerical, and other managerial
personnel will be within the Agent's sole discretion, provided
minimum wage standards are met.
c. The Owner will reimburse the Agent for compensation (including
fringe benefits) payable to the on-site management and
maintenance employees, and
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PARK PLACE
for all local, state and federal taxes and assessments
(including but not limited to Social Security taxes,
unemployment insurance, and Workman's Compensation insurance)
incident to the employment of such personnel. Such
reimbursements will be paid out of the Project Rental Account
and will be treated as Project expenses.
d. Compensation (including fringe benefits) payable to the
on-site staff, and all bookkeeping, clerical and other
managerial personnel, plus all local, state and federal taxes
and assessments incident to the employment of such personnel
will be borne solely by the Project, and will not be paid out
of the Agent's management fee. The rental value of any
dwelling unit furnished rent-free to on-site personnel will be
treated as a cost of the Project.
14. DISBURSEMENTS FROM PROJECT RENTAL ACCOUNT.
a. From the funds collected and deposited by the Agent in the
Project Rental Account, the Agent will make the following
disbursements when payable.
(1) Reimbursement to the Agent for compensation payable
to the employees specified in Section 13c above, and
for the taxes and assessments payable to local, state
and federal personnel.
(2) The single aggregate payment required to be made
monthly by the Owner to the Mortgagee, including the
amounts due under the mortgage for principal
amortization, interest, mortgage insurance premium,
ground rents, taxes and assessments, fire and other
hazard insurance premiums, and the amount specified
in the Regulatory Agreement for allocation to the
Reserve for Replacements.
(3) All sums otherwise due and payable to the Owner as
expenses of the Project authorized to be incurred by
the Agent under the terms of this Agreement,
including compensation payable to the Agent for its
services hereunder.
b. Except for the disbursements mentioned above, funds will be
disbursed or transferred from the Project Rental Account only
as the Owner may from time to time direct.
c. In the event the balance in the Project Rental Account is at
any time insufficient to pay disbursements due and payable
under Section 14a above, the Agent will inform the Owner of
that fact. In no event will the Agent be required to use its
own funds to pay such disbursements.
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15. BUDGET. Annual operating budgets for the Project will be approved by the
Owner. Except as the Owner otherwise permits, annual disbursements for each type
of operating expenses itemized in the budget will not exceed the amount
authorized by the approved budget. In addition to preparation and submission of
a recommended operating budget for the initial fiscal year of the Project, the
Agent will prepare a recommended operating budget for each subsequent fiscal
year beginning during the term of this Agreement, and will submit the same to
the Owner at least thirty (30) days before the beginning of the fiscal year. The
Owner will promptly inform the Agent of any changes to be incorporated in the
approved budget, and the Agent will keep the Owner informed of any anticipated
deviation from the receipts or disbursements stated in the approved budget.
16. RECORDS AND REPORTS. The Agent will have the following responsibilities with
respect to records and reports.
a. The Agent will establish and maintain a comprehensive system
of records, books, and accounts in a manner conforming to the
lawful directives of the Secretary, and otherwise satisfactory
to the Owner.
b. With respect to each fiscal year ending during the term of
this Agreement, the Agent will be furnished with an annual
financial report prepared by a Certified Public Accountant, or
other person acceptable to the Owner and Secretary, based upon
the preparer's examination of books and records of the Owner
and the Agent. The report will be prepared in accordance with
the lawful directives of the Secretary, will be certified by
the preparer and will be submitted to the Owner within sixty
(60) days after the end of the fiscal year for the Owner's
submission to the Secretary and the Mortgagee, if other than
the Secretary. Compensation for the preparer's services will
be paid out of the Project Rental Account as an expense of the
Project.
c. The Agent will prepare at least a quarterly report comparing
actual and budgeted figures for receipts and disbursements,
and will submit each such report to the owner within fifteen
(15) days after the end of the quarter covered.
d. The Agent will furnish such information (including occupancy
reports) as may be lawfully requested by the Owner of the
Secretary from time to time with respect to the financial,
physical, or operational condition of the Project.
e. By the fifteenth (15) day of each month, the Agent will
furnish the Owner with a statement of receipts and
disbursements during the previous month, together with a
schedule of accounts receivable and payable, and reconciled
bank statements for the Project Rental Account and Security
Deposit Account as of the end of the previous month.
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PARK PLACE
f. Except as otherwise provided in this Agreement, and in Owner's
Partnership Agreement under which Owner has been informed, all
off-site bookkeeping, clerical, and other management overhead
expenses (including but not limited to costs of office
supplies and equipment, data processing services, postage,
transportation of managerial personnel, and telephone
services) will be borne by the Agent out of his own funds and
will not be treated as Project expenses, subject always to the
requirements, limitations and allowances contained in the
Regulatory Agreement and in the applicable HUD regulations and
directives.
17. BIDS, DISCOUNTS, REBATES, ETC. The Agent will obtain contracts, materials,
supplies, utilities, and services on the most advantageous terms available to
the Project, and the Agent may solicit bids, either formal or informal, for
items that can be obtained from more than one source. The Agent will secure and
credit to the Owner all discounts, rebates or commissions obtained with respect
to purchases, service contracts, and any other transactions entered into on the
Owner's behalf.
18. TENANT MANAGEMENT RELATIONS. The Agent will encourage residents of the
Project in forming and maintaining representative organizations to promote their
common interests, and will maintain good-faith communications with such
organizations to the end that problems affecting the Project and its residents
may be avoided or solved on the basis of mutual self-interest.
19. ON-SITE MANAGEMENT FACILITIES. Subject to further agreement of the Owner and
the Agent as to more specific terms, the Agent will maintain a management office
within the Project, and the owner will make no rental charge for the same.
20. INSURANCE. The Owner will inform the Agent of insurance to be carried with
respect to the Project and its operations, and the Agent, when authorized by the
Owner, will cause such insurance to be placed and kept in effect at all times.
The Agent will pay premiums out of the Project Rental Account, as an expense of
the Project. All insurance will be placed with such companies, on such
conditions, in such amounts, and with such beneficial interests appearing
thereon as shall be acceptable to the Owner and shall be otherwise in conformity
with the Mortgage, provided that the same will include public liability
coverage, with the Agent designated as one of the insurers, in amounts
acceptable to the Principal Parties. The Agent will investigate and furnish the
owner with full reports as to all accidents, claims, and potential Claims for
damage relating to the Project, and will cooperate with the Owner's insurers in
connection therewith.
21. COMPLIANCE WITH GOVERNMENTAL ORDERS. The Agent will take such actions as may
be necessary to comply promptly with any and all governmental orders or other
requirements affecting the Project whether imposed by Federal, State, County or
Municipal authority, subject, however, to the limitations contained in this
Agreement with respect to repairs. Nevertheless, the Agent shall take no such
action so long as the Owner is
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PARK PLACE
contesting, or has affirmed its intention to contest, any such order or
requirement. The Agent will notify the Owner in writing of all notices of such
orders or requirements, within seventy-two (72) hours from the time of their
receipt.
22. NON-DISCRIMINATION. In the performance of its obligations under this
Agreement, the Agent will comply with the provisions of any present or future
Federal, State or local law prohibiting discrimination in housing on the ground
of race, color, sex, creed or national origin, including Title VI of the Civil
Rights Act of 1964 (Public Law 88-352, 78 Stat. 241), all requirements imposed
by or pursuant to the Regulations of the Secretary (24 CFR, Subtitle A, Part I)
issued pursuant to that Title, and regulations issued pursuant to Executive
Order 11063 and Title VIII of the 1968 Civil Rights Act.
23. AGENT'S COMPENSATION. The Agent will be compensated for its services under
this Agreement by monthly fees to be paid out of the Project Rental Account to
be treated as Project expenses. Such fees will be payable monthly. Each such
monthly fee will be in an amount equal to five percent (5%) of gross collections
received during the preceding month, subject always to the provisions of the
Regulatory Agreement and the lawful directives of the Secretary.
24. TERM OF AGREEMENT. This Agreement shall be in effect for a period of two
years commencing from the date hereof subject, however, to the following
conditions:
a. In the event a petition in bankruptcy is filed by or against
either of the Principal Parties, or in the event either makes
an assignment for the benefit of creditors, the other party
may terminate this Agreement without notice to the other.
b. The Secretary shall have the right to terminate this Agreement
at the end of any calendar month, with or without cause, on
thirty (30) days' advance* written notice to each of the
Principal Parties, except that in the event of a default by
the Owner under the obligations of the Mortgage, the Secretary
may terminate this Agreement immediately upon the issuance of
a notice of cancellation to each of the Principal Parties. It
is further understood and agreed that no liability will attach
to either of the Principal Parties in the event of such
termination.
c. Upon termination, the Agent will submit to the Owner any
financial statements required by the Secretary and, after the
Principal Parties have accounted to each other with respect to
all matters outstanding as of the date of termination, the
Owner will furnish the Agent security, in form and principal
amount satisfactory to the Agent, against any obligations or
liabilities the Agent may property have incurred on behalf of
the Owner hereunder.
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25. INTERPRETATIVE PROVISIONS.
a. At all times, this Agreement will be subject and subordinate
to all rights of the Secretary, and will insure to the benefit
of and constitute a binding obligation upon the Principal
Parties and their respective successors and assigns.
b. This Agreement constitutes the entire agreement between the
Owner and the Agent with respect to the management and
operation of the Project, and no change will be valid, unless
made by supplemental written agreement, executed and approved
by the Principal Parties.
c. This Agreement has been executed in several counterparts, each
of which shall constitute a complete original Agreement, which
may be introduced in evidence or used for any other purpose
without production of any of the other counterparts.
IN WITNESS WHEREOF, the Principal Parties (by their duly authorized officers)
have executed this Agreement as of the date first above written.
OWNER: AGENT:
KRUPP REALTY LIMITED BERKSHIRE REALTY ENTERPRISES
PARTNERSHIP-V LIMITED PARTNERSHIP
By: The Berkshire Corporation,
its general partner
By: /s/ Laurence Gerber By: /s/ Tom Austin
------------------- --------------
Laurence Gerber Tom Austin
President Vice President Operations
9
AMENDMENT TO
PROPERTY MANAGEMENT AGREEMENT
This Amendment is made of this 1st day of January, 1996 between the
undersigned Krupp Realty Limited Partnership-V (the "Owner") and the undersigned
Berkshire Realty Enterprises Limited Partnership (the "Agent").
WHEREAS, the parties entered into a Property Management Agreement dated
January 1, 1994 for a two year term, and are desirous of extending the term,
upon the terms and conditions herein set forth.
NOW, THEREFORE, for good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, the parties agree as follows:
1. The Agreement shall continue in effect hereafter until terminated by
either the Owner or the Agent at the end of any calendar month upon at least
sixty days advance written notice given to the other party.
2. Except as specifically amended hereby, all other provisions of the
Agreement, including the rights of termination granted the Secretary (as defined
in the Agreement) pursuant to Section 24(b) shall remain in full force and
effect without amendment or modification.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as
of the date first above written.
OWNER: AGENT:
KRUPP REALTY LIMITED BERKSHIRE REALTY ENTERPRISES
PARTNERSHIP-V LIMITED PARTNERSHIP
By: The Berkshire Corporation,
its general partner
By: /s/ Laurence Gerber By: /s/ Tom Austin
------------------- --------------
Laurence Gerber Tom Austin
President Vice President Operations
Century II 1
RESIDENTIAL PROPERTY
PROPERTY MANAGEMENT AGREEMENT
-----------------------------
This Agreement is made as of the 1st day of January, 1996 between the
undersigned KRUPP REALTY LIMITED PARTNERSHIP-V, a Massachusetts Limited
Partnership, (The "Owner") and the undersigned BERKSHIRE REALTY ENTERPRISES
LIMITED PARTNERSHIP, (the "Agent").
1. APPOINTMENT AND ACCEPTANCE. The Owner appoints the Agent as
exclusive agent for the management of the property described in Section 2 of
this Agreement, and the Agent accepts the appointment, subject to the terms and
conditions set forth in this Agreement.
2. DESCRIPTION OF THE PROJECT. The property to be managed by the Agent
under this Agreement (the "Project") is a housing development consisting of the
land, buildings, and other improvements located in Cockeysville, Maryland and
known as Century II Apartments, containing 468 dwelling units.
3. BASIC INFORMATION. The Agent will thoroughly familiarize itself with
the character, location, construction, layout, plan and operation of the
Project, and especially the electrical, plumbing, air-conditioning and
ventilating systems, the elevators and all other mechanical equipment.
4. MARKETING. The Agent will carry out the marketing activities
designed to attract tenants as described below.
5. RENTALS. The Agent will offer for rent and will rent the dwelling
units and commercial space, if any, in the Project. Incident thereto, the
following provisions will apply:
a. The Agent will show the Project to prospective tenants;
b. The Agent will take and process applications for rentals. If an
application is rejected, the applicant will be told the reason for
rejection, and will be given the rejected application, with reason
for rejection noted. A current list of prospective tenants will be
maintained;
c. The Agent will prepare all dwelling leases and, unless otherwise
directed by the Owner, will execute the same in its name,
identifying
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Century II 2
itself thereon as agent for the Owner. Dwelling leases will be in a
form approved by the Owner;
d. The Owner will furnish the Agent with rent schedules, showing
contract rents for dwelling units, and other charges for facilities
and services. The Agent will periodically review such rent schedules
and make recommendations to the Owner with respect to changes
thereto;
e. The Agent will collect, deposit, and disburse security deposits, if
required, in accordance with the terms of each tenant's lease;
f. The Agent will negotiate and prepare commercial leases and
concession agreements, if the Project shall now or hereafter contain
any commercial space, and will execute the same in its name,
identified thereon as agent for the Owner, subject to the Owner's
prior approval of all terms and conditions; and
g. The Agent will perform periodic market surveys with respect to the
market area in which the Project is located.
6. COLLECTION OF RENTS AND OTHER RECEIPTS. The Agent will collect, when
due, all rents, charges and other amounts receivable for the Owner's account in
connection with the management and operation of the Project. Such receipts will
be deposited in an account, separate from all other accounts and funds, with a
bank whose deposits are insured by the Federal Deposit Insurance Corporation.
This account will be carried in the Owner's name and designated of record as
Krupp Realty Limited Partnership-V dba "Century II Apartments" (the "Project
Rental Account"). Subject to compliance with Section 11 hereof, the Agent is,
however, hereby authorized to make deposits to and withdrawals from the Project
Rental Account as agent for the Owner.
7. ENFORCEMENT OF LEASES. The Agent will secure full compliance by each
tenant with the terms o f such tenant's lease. Voluntary compliance will be
emphasized, but the Agent may lawfully terminate any tenancy when, in the
Agent's judgment, sufficient cause (including but not limited to non-payment of
rent) for such termination occurs under the terms of the tenant's lease. For
this purpose, the Agent is authorized to consult with legal counsel, to be
designated by the Owner, to bring actions for eviction against such tenants;
provided, however, the Agent shall keep the Owner informed of such actions and
shall follow such instructions as the Owner may prescribe for the conduct of any
such action. Subject to the Owner's approval, attorney fees and other necessary
costs incurred in connection with such actions will be paid out of the Project
Rental Account as Project expenses.
<PAGE>
Century II 3
8. MAINTENANCE AND REPAIR. The Agent will maintain the Project in good
repair and in compliance with local codes, and in a condition at all times
acceptable to the Owner, including, but not limited to, cleaning, painting,
decorating, plumbing, carpentry, grounds care, and such other maintenance,
repair, remodeling and refurbishing work as may be necessary, subject to any
limitations imposed by the Owner in addition to those contained herein. The
Agent will also assist the Owner in identifying and implementing capital
improvements to the Project. The Agent will perform such periodic physical
inspections as shall be appropriate in connection therewith. Incident thereto,
the following additional provisions will apply:
a. Special attention will be given to preventive maintenance, and, to
the extent feasible, the services of regular maintenance employees
will be used;
b. Subject to the Owner's prior approval, the Agent will negotiate,
review and sign, on behalf of the Owner, contracts with qualified
independent contractors for the maintenance and repair of heating
and air-conditioning systems and elevators, and for extraordinary
repairs to such items and other assets of the Project, which are
beyond the capability of regular maintenance employees;
c. The Agent will systematically and promptly receive and investigate
all service requests from tenants, take such action thereon as may
be justified, and will keep records of the same. Emergency requests
will be received and serviced on a twenty-four (24) hour basis.
Complaints of a serious nature will be reported to the Owner after
investigation;
d. The Agent is authorized to purchase all materials, equipment, tools,
appliances, supplies and services necessary to the proper
maintenance and repair of the Project; and
e. Notwithstanding any of the foregoing provisions, the prior approval
of the Owner will be required for any expenditure which exceeds Five
Thousand Dollars ($5,000) in any one instance for labor, materials
or otherwise, in connection with the maintenance and repair of the
Project, except for recurring expenses within the limits of the
operating budget and emergency repairs involving manifest danger to
persons or property or required to avoid suspension of any necessary
service to the Project. In the latter event, the Agent will inform
the Owner of the facts as promptly as possible.
9. UTILITIES AND SERVICES. In accordance with the operating budget, the
Agent will make arrangements for water, electricity, gas, sewage and trash
disposal, vermin extermination, decorating, laundry facilities, and telephone
<PAGE>
Century II 4
service. Subject to the Owner's prior approval, the Agent will make such
contracts as may be necessary to secure such utilities and services.
10. NONCUSTOMARY SERVICES. Notwithstanding any contrary provision in
this Agreement, the Owner shall cause any services, in connection with the
rental of the Project, that are not customarily furnished to tenants of
comparable buildings in the region (including, but not limited to, the provision
of maid service and the furnishing of parking facilities, other than on a
complimentary, unreserved basis), to be performed by an entity qualifying as an
independent contractor.
11. EMPLOYEES. Except as otherwise agreed, all on-site personnel will
be employees of the Owner, for purposes of their compensation, and not the
Agent, but will be hired, paid, supervised, and discharged through the Agent, in
the Agent's sole discretion, subject to the following conditions:
a. The resident manager will have duties of the type usually associated
with this position;
b. Compensation (including fringe benefits) of bookkeeping, clerical,
and other managerial personnel will be within the Agent's sole
discretion, provided minimum wage standards are met;
c. The Owner will reimburse the Agent for the compensation (including
fringe benefits) payable to the on-site management and maintenance
employees, and for all local, state and federal taxes and
assessments (including, but not limited to, Social Security taxes,
unemployment insurance, and Workman's Compensation insurance)
incident to the employment of such personnel. Such reimbursements
will be paid out of the Project Rental Account and will be treated
as Project expenses; and
d. Compensation (including fringe benefits) payable to the on-site
staff, and all bookkeeping, clerical and other managerial personnel,
plus all local, state and federal taxes and assessments incident to
the employment of such personnel will be borne solely by the
Project, and will not be paid out of the Agent's management fee. The
rental value of any dwelling unit furnished rent-free to on-site
personnel will be treated as a cost of the Project.
12. DISBURSEMENTS FROM PROJECT RENTAL ACCOUNT.
a. From the funds collected and deposited by the Agent in the Project
Rental Account, either the Owner or the Agent, as shall be
determined from time to time by the Owner, will make the following
disbursements, when payable:
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Century II 5
(1) Reimbursement to the Agent for compensation payable to the
employees specified in Section 10 above, and for the taxes and
assessments payable to local, state and federal governmental
agencies;
(2) All sums otherwise due and payable by the Owner as expenses of
the Project, including compensation payable to the Agent for its
services hereunder and expenses of the Project incurred by the
Agent under the terms of this Agreement;
(3) Any payment required to be made monthly by the Owner to any
mortgagee of the Project, including the amounts due under the
mortgage for principal amortization, interest, ground rents,
taxes and assessments, and fire and other hazard insurance
premiums;
b. Except for the disbursements mentioned above, funds will be
disbursed or transferred from the Project Rental Account only as the
Owner may from time to time direct; and
c. In the event the balance in the Project Rental Account is at any
time insufficient to pay disbursements due and payable under Section
11(a) above, the Agent will inform the Owner of that fact and Owner
shall immediately deposit sufficient funds. In no event will the
Agent be required to use its own funds to pay such disbursements.
13. RECORDS AND REPORTS. The Agent will have the following
responsibilities with respect to records and reports:
a. The Agent will establish and maintain a comprehensive system of
records, books and accounts in a manner satisfactory to the Owner.
b. With respect to each fiscal year ending during the term of this
Agreement, the Agent will furnish an annual financial report. The
Agent will also prepare and review budgets and cash flow projections
for the Project in such manner and at such times as may be agreed
with the Owner;
c. The Agent will furnish such information (including occupancy
reports) as may be reasonably requested by the Owner from time to
time with respect to the financial, physical, or operating condition
of the Project; and
d. By the twenty-fifth (25th) day of each month, the Agent will furnish
the Owner with a statement of receipts and disbursements during the
previous month, a schedule of accounts receivable and payable, as of
<PAGE>
Century II 6
the end of the previous month and reconciled bank statements for the
Project Rental Account, as of the end of the previous month.
14. ON-SITE MANAGEMENT FACILITIES. Subject to the further agreement of
the Owner and the Agent as to more specific terms, the Agent will maintain a
management office within the Project, for the convenience of the Owner, for the
sole purpose of the Agent's performing its duties under this Agreement, and the
Owner will make no rental charge for such office.
15. INSURANCE. The Owner will inform the Agent of insurance to be
carried with respect to the Project and its operations, and the Agent, when
authorized by the Owner, will cause such insurance to be placed and kept in
effect at all times. The Agent will pay premiums out of the Project Rental
Account, as an expense of the Project. All insurance will be placed with such
companies, on such conditions, in such amounts, and with such beneficial
interests appearing thereon as shall be acceptable to the Owner and shall be
otherwise in conformity with any mortgage relating to the Project, provided that
the same will include public liability coverage, with the Agent designated as
one of the insured, in amounts acceptable to the Owner, Agent and any mortgagee
of the Project. The Agent will investigate and furnish the Owner with full
reports as to all accidents, claims, and potential claims for damage relating to
the Project and will cooperate with the Owner's insurers in connection
therewith.
16. AGENT'S COMPENSATION. The Agent will be compensated for its service
under this Agreement by monthly fees to be paid out of the Project Rental
Account to be treated as Project expenses. Such fees will be payable monthly.
Each such monthly fee will be in an amount equal to five percent (5%) of the
gross receipts (including rentals and other operating income of the Project)
actually received during the preceding month. In addition, the Agent shall
receive reimbursement for all proper expenditures, obligations and liabilities
incurred by the Agent in connection with the operation of the Project. Such
reimbursement shall be limited to the actual cost of goods, services and
materials used for or by the Project, and in no event shall such cost exceed the
cost of such items if supplied by persons or entities other than the Agent or
its affiliates. Such reimbursement shall not include reimbursement for costs of
services rendered by employees who are not employed in the operation of the
Project (except that employees servicing more than one property (whether or not
owned by the Owner) may have their costs prorated based upon the respective
number of units or square footage in each property), or other expenses for which
managing agents of real estate would not customarily receive reimbursement in
addition to stated compensation.
17. INDEMNIFICATION BY THE OWNER. The Owner shall indemnify and hold
harmless the Agent from all liability, claims, damages or loss arising out of
the performance of its duties hereunder, and related expenses, including
reasonable attorneys' fees, to the extent such liability, claims, damages or
losses and related
<PAGE>
Century II 7
expenses are not fully reimbursed by insurance, provided, however, that the
Agent shall be entitled to indemnification, under this Section 17, only if the
Agent, in connection with any liability, damages, claim or loss for which it
seeks indemnity, acted in a manner which would not constitute gross negligence
or wilful misfeasance.
18. INDEMNIFICATION BY THE AGENT. The Agent shall indemnify and hold
harmless the Owner from contract or other liability, claims, damages, losses and
related expenses, including attorneys' fees, to the extent that such liability,
claims, damages, losses and related expenses are not fully reimbursed by
insurance and are incurred by the Owner by reason of the Agent's deliberate
dishonesty or gross negligence.
19. RIGHT TO ASSIGN. The Agent may assign some or all of its rights or
obligations under this Agreement, provided that the Agent remains principally
responsible hereunder, and the Owner is given notice of such assignment. The
Owner may assign its rights and obligations under this Agreement to any
successor in title to the Property, and upon any such assignment, the Owner
shall be relived of all liability accruing after the effective date of such
assignment.
20. TERM OF AGREEMENT. This agreement shall be in effect for a period
commencing on the date hereof. This agreement may be terminated, without
penalty, by written notice of either party to the other as of the end of any
calendar month, provided at least sixty (60) days advance notice thereof is
given.
IN WITNESS WHEREOF, the parties hereto (by their duly authorized
representatives) have executed this Agreement as of the date first above
written.
OWNER: AGENT:
KRUPP REALTY LIMITED BERKSHIRE REALTY ENTERPRISES
PARTNERSHIP-V LIMITED PARTNERSHIP
By: The Krupp Corporation,
a General Partner
By: /s/ Laurence Gerber By: /s/ Tom Austin
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Laurence Gerber Tom Austin
President Vice President Operations
