General Lease — Technical

Last Updated: September 10, 2026

How these documents fit together

The Terms and Conditions, Site Rules and Privacy Statement are the same for every Flex Town tenant. They are published, versioned, and never edited for one tenant.

This General Lease is also the same for every tenant. The only thing that differs from one lease to the next is the information specific to you and your unit — the unit and its size, your dates, rent, deposit, permitted use, and who signs. The wording itself does not change.

The Addendum is the only customized document. Anything negotiated — a rent concession, a build-out permission, an exclusive, an option, a special exception — is written there, and nowhere else. Where the Addendum conflicts with this General Lease, the Addendum applies.

Order of precedence

Rank	Document	What it does
1	Addendum	Your specific deal. Beats everything below, on the points it covers.
2	This General Lease	Parties, unit, term, rent, deposit, insurance.
3	Terms and Conditions	The standing legal terms.
4	Site Rules	Day-to-day operating rules for the site.
—	Privacy Statement	Outside the ranking. An Addendum cannot override it.

1. The parties

Landlord	Maat Holdings Ploof Road LLC, a North Carolina limited liability company 3116 Weddington Road #900, Matthews, NC 28105 Email:
Tenant — legal name	{{tenant_legal_name}}
Tenant — entity type	{{tenant_entity_type}} (LLC, corporation, sole proprietor, partnership)
Trading name, if different	{{tenant_trading_name}}
Tenant address	{{tenant_address}}
Tenant email (notices)	{{tenant_email}}
Tenant mobile	{{tenant_mobile}}
Person signing / title	{{signer_name}} — {{signer_title}}
Guarantor	{{guarantor_name}} Required on every lease where the tenant is a company, LLC, partnership or trading name. See Schedule C. Enter “individual — personally liable” only where the tenant is a sole proprietor trading under their own name.

Entity and title confirmed: Maat Holdings Ploof Road LLC, signed by a Manager. This name and this title only, everywhere — documents, Storeganise, invoices. Both are fixed template text, not merge fields, so they can never be retyped wrongly. Stop using “Maat Holdings LLC” (on five of seven existing signature pages) and “Managaing Partner” (misspelled, and partnership language rather than LLC language).

2. The unit

Unit	{{unit}}, Building {{building}}, 9550 Ploof Road SE, Leland, NC 28451
Approximate size	{{unit_sqft}} sq ft — approximate, for identification only
Permitted use	{{permitted_use}} Selected from the Brunswick County UDO 5.2.3 permitted-use categories for Industrial General — not free text. See Terms, section 14.
Zoning	Industrial General (IG), Brunswick County tax parcel 04800013. Sales to the general public are limited; wholesale sales and service are permitted.
Parking spaces	{{parking_spaces}} (default 2)
Bathroom	{{bathroom_type}} (private / shared / site facility)
Maximum people in the unit	No merge field. One person per 500 sq ft of rented space, or part of that (Terms, section 16) — derived from {{unit.customFields.unit_sqft}}. The `max_occupancy` field was deleted on 9 September 2026; a stored value would only duplicate what the square footage already determines, and an Addendum can vary it where needed.
Unit map	Attached to the Addendum

The permitted use field must never be left blank. If the tenant’s business does not fit an existing category, write it out in full before sending for signature.

3. Term

Start date	{{start_date}}
Length of first term	{{initial_term_months}} months
First term ends	{{initial_term_end}} — calculated by the system, never typed
After the first term	Continues month to month at the rent then in effect, until either party gives 90 days’ written notice or a new lease is signed (Terms, sections 6 and 7)
Early cancellation right	None, unless granted in the Addendum
Inspection period	14 days from the date this Lease is signed. Tenant may end the Lease in that window only if a county or state authority refuses in writing to permit the permitted use (Terms, section 5). Deposit and any rent paid are returned in full.

Why the end date is calculated. Unit 11 currently carries three different end dates across the form, its exhibit and the website. A calculated field from {{start_date}} + {{initial_term_months}} removes that class of error permanently — which is the point of moving this online.

4. Rent and money

Monthly rent	${{monthly_rent}}, due in advance on the 1st of each month
Rent concession	None, unless granted in the Addendum
Payment method	Card or automatic bank debit (ACH) through the Flex Town tenant portal
Late charge	After 7 days: 5% of the overdue amount or $85, whichever is greater
Yearly increase	{{escalation_pct}}% on each anniversary (default 3%)
Security deposit	${{deposit}} Set per tenant — there is no fixed standard. Enter 0 for a waiver granted in the Addendum; never leave blank. Waivers rely on the Schedule C guarantee.
Deposit returned	Within 45 days of move-out, with a written breakdown

5. Utilities

The utility model that applies to this Unit is {{utility_model}}.

Utility model	What it means
Direct BEMC DEFAULT	Tenant opens and pays their own Brunswick Electric (BEMC) account before the start date and keeps it in their name for the whole rental. Letting it lapse or move out of their name is a breach.
Metered by Landlord	Electricity separately metered and billed monthly at cost. Water included for normal business use.
Included in Rent	Electricity and water included up to 500 kWh and 1,000 gallons per month. Excess billed at $0.02/kWh and $6.00 per 1,000 gallons.
No Power	The unit has no electrical supply. Nothing is metered and no allowance applies.

In every model, Landlord covers sewer, trash, landscaping and Shared Area upkeep. Tenant arranges and pays for internet and their own cleaning.

Model A is the default for all new lettings. B and C stay available only where a unit genuinely requires them. Set the picklist so A is preselected and choosing B or C needs a reason recorded.

6. Insurance

Required cover	Commercial general liability, minimum $1,000,000 per occurrence
Additional insured	Maat Holdings Ploof Road LLC, and any lender we notify
Certificate due	Before keys are released
Renewal certificate	At least 30 days before the policy expires

Tenant’s own equipment, stock and improvements are not insured by Landlord. This requirement cannot be reduced or waived by an Addendum.

7. Before move-in

Keys are not released until all of the following are received:

this General Lease signed;
Schedule C personal guarantee signed, unless the tenant is an individual sole proprietor trading under their own name;
the Addendum signed, where one applies;
certificate of insurance meeting section 6;
security deposit and first month’s rent cleared, unless waived in the Addendum;
a valid card or ACH mandate on the portal;
an alternate contact other than the tenant ({{user.customFields.alternate_name}} / {{user.customFields.alternate_phone}});
a copy of the signer’s driver’s licence or photo ID;
where the utility model is Direct BEMC, proof the electricity account is open in the tenant’s name.

The alternate contact and the ID go in the portal, not on the document. On at least one existing lease the emergency contacts were handwritten onto the signed exhibit, which then sat on a shared web page. Collected as portal fields (alternate_name, alternate_phone, driverslicense), they never render into the signed PDF. Flex Town keeps one alternate contact, which serves as the emergency contact — not the three the earlier draft asked for.

8. The other documents apply

The Flex Town Terms and Conditions (version 1.0, dated 8 September 2026) and the Flex Town Privacy Statement (version 1.0, dated 8 September 2026) form part of this Lease.

By signing below you confirm you have been given a copy of each, you have read them, and you agree to them. Copies are attached, are available in the tenant portal, and are published at flex-town.com/terms-and-conditions/ and flex-town.com/privacy-policy/.

The version numbers and dates are recorded here so it is always possible to show which version a given tenant agreed to. Do not update a signed lease’s version reference when a document changes — issue a new lease, or an Addendum, instead.

9. Acknowledgments

I am taking the unit as it is, and anything Flex Town has promised to provide is written in the Addendum.
Initial:

I must have $1,000,000 business liability insurance naming Flex Town before I get keys, and my own equipment and stock are not insured by Flex Town.
Initial:

I am responsible for the cost of cleaning up any contamination my business causes, including after I move out.
Initial:

There is a limit on what Flex Town can be made to pay me, and a one-year deadline to bring a claim.
Initial:

This unit is for business use only. Nobody may live or sleep in it.
Initial:

An owner must personally guarantee this lease, and Flex Town can pursue that person directly for unpaid rent without suing the business first.
Initial:

10. Signatures

This Lease may be signed electronically, and an electronic signature has the same effect as ink.

This is a legal document. Signing it has consequences a court can enforce. If you are unsure about anything in it, speak to an attorney before you sign.

Tenant — {{tenant_legal_name}}
By {{signer_name}}, {{signer_title}}
Date: {{tenant_sign_date}}

Landlord — Maat Holdings Ploof Road LLC
By {{landlord_signer}}, Manager
Date: {{landlord_sign_date}}

Schedule C — Personal guarantee (required on every lease)

Flex Town policy: every lease carries a personal guarantee. Where the tenant is a company, LLC, partnership or trading name, an individual owner signs this schedule personally as well as signing the Lease for the business. A lease is not issued without it.

Where the tenant is an individual sole proprietor trading under their own name, they are already personally liable and this schedule is not needed — record that on the Lease rather than leaving Schedule C blank.

Why this is standard. None of the existing leases has one. Every tenant is an LLC or trading name, one deposit is waived and the rest are $750–$1,000 against rents of $750–$2,200 — so if a tenant stops paying and walks away there is effectively nothing to pursue. One existing lease comes close, having been signed both personally and for the entity. [ATTORNEY] — guarantee wording, waiver of defences and release mechanics need North Carolina review before first use.

In return for Flex Town entering into this Lease with {{tenant_legal_name}}, the person signing below personally guarantees that the tenant will pay the rent and other money owed and will perform its obligations under this Lease.

This is a guarantee of payment and performance, not merely of collection. Flex Town does not have to pursue the tenant first.

The guarantee continues while the tenant occupies the unit, including any month-to-month period after the first term, and is not released by a rent change under section 11 of the Terms, by a renewal, or by Flex Town giving the tenant extra time to pay.

The guarantor’s liability is not limited to any fixed amount. It covers everything the tenant owes under this Lease.

The guarantor cannot be released during the first term. Once the rental is running month to month, the guarantor may end this guarantee as to future obligations by giving Flex Town 60 days’ written notice, but stays liable for everything accrued up to the end of that notice period, and the tenant must provide a replacement guarantor or an increased deposit acceptable to Flex Town before the release takes effect.

The guarantor gives up the right to require Flex Town to sue the tenant first, to demand payment from the tenant first, or to proceed against the deposit first.

The guarantor stays liable even if Flex Town gives the tenant extra time to pay, accepts a part payment, agrees a payment plan, varies the rent, agrees a renewal, or consents to a transfer — none of those release the guarantor.

If there is more than one guarantor, each is liable for the whole amount, not just a share.

I understand that I am personally responsible for this tenant’s rent, and that Flex Town can come to me directly without suing the business first.
Initial:

Guarantor — {{guarantor_name}}
Address: {{guarantor_address}}
Date: {{guarantor_sign_date}}

Landlord — signature and date

Custom fields in Storeganise

These are the custom fields that exist in Flex Town’s Storeganise instance today, with the exact codes to use. Storeganise has no native field for most of what these documents depend on — without these the information ends up in free text or in somebody’s memory, which is the failure mode this whole exercise exists to fix.

Two mechanics to know before creating anything. A custom field only becomes a merge variable in the agreement template once it has User permissions (ownerAcl) set — the level alone does not decide it. And Unit type custom fields can never be merge variables: that modal has no permissions control at all, which is why the unit fields below live at Unit level rather than Unit type.

On the unit rental — per tenancy

Field	Code	Type	Why
Initial Term Months	`initial_term_months`	Integer	Length of the first term. Feeds the calculated end date.
Escalation Percent	`escalation_pct`	Number	Yearly increase on each anniversary. Default 3.
Inspection Period Ends	`inspection_period_end`	Date	Drives an action. Signing date + 14 days (Terms s.5). After it passes the tenant’s permit exit is gone — both sides need to know when.
Signer Name	`signer_name`	Text	The person who signed for the tenant.
Signer Title	`signer_title`	Text	Their title — Manager, Member, Owner.
Guarantor Name	`guarantor_name`	Text	Mandatory unless the tenant is an individual sole proprietor. Not necessarily the same person who signed for the business.
Guarantor Address	`guarantor_address`	Text	The guarantor’s own address — the signature block captures no personal address.

On the unit

Field	Code	Type	Why
Permitted Use	`permitted_use`	Text + choices	The UDO 5.2.3 categories, in the green/amber/red tiers below. The most important field here — makes zoning compliance structural rather than a judgement call.
Utility Model	`utility_model`	Text + choices	Included in Rent / Metered by Landlord / No Power / Direct BEMC. Direct BEMC is the default.
Bathroom Type	`bathroom_type`	Text + choices	Private / Shared / Site facility.
Square Footage	`unit_sqft`	Integer	Feeds the lease and the occupancy calculation.
Parking Spaces	`parking_spaces`	Integer	Default 2.
Building	`building`	Text	Marked for deletion. Created for testing only; there is no building-naming convention at a single-site facility.
Flex Town Lease Expiration	`lease_expire`	Date	Pre-dates this project and holds real data. Do not delete. Possibly redundant now that `rental.endDate` covers the same ground.

On the tenant

Field	Code	Type	Why
Tenant Entity Type	`tenant_entity_type`	Text + choices	LLC / Sole Proprietor (Individual) / Corporation / Partnership / S-Corporation. Never blank — “sole proprietor” is the only value that waives the guarantee, so it must be chosen deliberately.
Alternate Name	`alternate_name`	Text	The tenant’s alternate contact — serves as the emergency contact.
Alternate Phone	`alternate_phone`	Telephone	Phone for that alternate contact.
Driver’s License	`driverslicense`	File	Photo ID for the signer. Keys are not released without it.
Has Insurance	`has_insurance`	Boolean	Pending change to Text + choices Yes/No, to match Powered Storage, which uses that shape across 110 live records.
Insurance Policy	`insurance_policy`	File	The commercial general liability certificate. Deliberately not named `insurance_card` like Powered Storage’s — that one is a vehicle insurance card, a different document.
Insurance Certificate Expiry	`insurance_cert_expiry`	Date	Drives an action. Terms s.27 requires a renewal certificate 30 days before expiry, and s.28 makes a lapse a default. Nothing else in the system will catch this.

Removed 9 September 2026 — do not recreate. Eight rental-level fields were deleted once it was settled that the signed Addendum is itself the record, so entering the same fact twice bought nothing: addendum_number, addendum_date, max_occupancy, exclusive_use_granted, exclusive_use_prohibited, special_exception_held, special_exception_ref, special_exception_expiry.

The accepted cost: special_exception_expiry used to drive a reminder before an exception lapsed. Expiring exceptions are now tracked on paper and in the manager’s own diary — nothing in the system will warn anyone. Re-adding that one field is the fix if it ever bites.

Deletion gotcha. A custom field cannot be deleted while any record still holds a value in it — the Delete button reports nothing and silently does nothing. Clear the values first via the API, then delete. Note {"customFields":{}} does not clear them (the PUT merges); each key must be explicitly nulled. Reading values back also needs ?include=customFields — a plain GET omits them.

Build notes for Storeganise

Calculated, never typed: {{initial_term_end}} from start date + term months; the yearly increase amount.
Required before send: permitted use, deposit (0 is valid, blank is not), utility model, parking count, guarantor. Block sending if any is empty.
Permitted use is a picklist the tenant selects at signup — confirmed. Build it in three tiers from the UDO 5.2.3 use table for I-G (verified against the 9/3/2024 ordinance), so the form itself enforces the difference:
- Green — permitted by right, no extra step. Light industrial; heavy industrial; contractor’s office and storage operations; craft and woodworking shops; warehousing and storage; freight handling; wholesale sales and service; research and development; audio/video production; data centre; business park; industrial park; brewery / distillery / winery; microbrewery; boat repair and manufacture; boat storage; agricultural uses.
- Amber — permitted subject to limited use standards (§5.3). Owner approval before send. Garage service / automobile repair (5.3.5.T); commercial parking (5.3.5.C); restaurants (5.3.5.O); repair of farm equipment (5.3.5.N); outdoor sales or display areas (5.3.5.K); retail incidental to manufacturing or light industrial (5.3.5.Q).
- Red — blocked. Special Use Permit or not allowed. Flea market and kennel (SUP required, tenant obtains before start). Not allowed at all: general retail sales and service, retail of 10,000 sq ft or less, personal service establishments, stand-alone professional offices.
Anything off-list routes to a county check and may need a special exception (Addendum 2.13). Keep the list synced to the current UDO, not frozen at the 2020 confirmation letter. This is the change that makes zoning compliance structural rather than a judgement call, and makes Unit 11’s blank permitted-use field impossible to repeat.
Never label a Flex Town unit as storage anywhere in the system — listings, invoices, unit types, Storeganise categories. Self-service storage is a separate permitted use on this parcel, and ordinance 5.3.5.R prohibits fabrication, repair and sales at a self-storage facility. The two operations share a parcel and must stay visibly distinct.
Portal fields, not document fields: emergency contacts, ID copy, insurance certificate. They should never render into the signed PDF.
Version stamp: write the Terms and Privacy Statement versions and dates into the signed record at signature time.
Guarantee is mandatory: Schedule C must be signed by a named individual before keys are released. The only valid bypass is tenant type “individual sole proprietor” — make that an explicit selection, not an empty field, so a guarantee can never be skipped by leaving something blank.
Guarantor signs separately: in their own name, not as an officer of the tenant, even where they are the same person. Two distinct e-sign blocks.
Addendum is a separate document: generated from its own template, numbered in sequence, signed separately. Never merge it into this Lease — that is what keeps the base consistent.
Renewal path: at renewal the tenant re-signs this Lease against the current Terms version. That is how sitting tenants migrate onto the standard set.
Countersignature: confirm Storeganise e-sign captures the landlord signature too. Every existing lease is countersigned.

Flex Town General Lease — draft version 1.0, 8 September 2026. Independently drafted for Maat Holdings Ploof Road LLC. Awaiting attorney review. Not for tenant signature in this form.

Companion documents: Flex Town Terms and Conditions, Flex Town Privacy Statement, Flex Town Lease Addendum.