[PAGE 1]
City of Alvin, Texas
Gabe Adame, Mayor
Meagan DeKeyzer, Mayor Pro-tem, District E
Ashley Davis, District D
Martin Vela, District A
Keko Moore, At-Lg P1
Chris Vaughn, District B
Scott Salter, At-Lg P2
Richard Garivey, District C
Alvin City Council Agenda
Thursday, October 2, 2025
7:00 PM
(Council Chambers)
Alvin City Hall, 216 West Sealy, Alvin, Texas 77511
Persons with disabilities who plan to attend this meeting that will require special services please contact the City Secretary’s Office
at 281-388-4255 or droberts@cityofalvin.com 48 hours prior to the meeting time. City Hall is wheelchair accessible, and a sloped
curb entry is available at the south entrance to City Hall.
NOTICE is hereby given of a Regular Meeting and Executive Session of the City Council of the
City of Alvin, Texas, to be held on Thursday, OCTOBER 2, 2025, at 7:00 PM in the Council
Chambers at: City Hall, 216 W. Sealy, Alvin, Texas.
1. CALL TO ORDER
2. INVOCATION AND PLEDGE OF ALLEGIANCE
3. PRESENTATIONS
A. APD Chaplains Week — October 12–18, 2025.
B. Proclamation — National Colonial Heritage Month.
C. Human Resources Departmental Update.
4. PUBLIC COMMENT
5. CONSENT AGENDA
A. Consider approval of the September 4, 2025, City Council Workshop minutes.
B. Consider approval of the September 18, 2025, City Council meeting minutes.
C. Consider an annual Interlocal Agreement with Brazoria County for Fiscal Year 2026 and
authorize the Mayor to sign upon legal review.
6. OTHER BUSINESS
A. Consider, if any, requests from individual council members for an item or items to be
placed on the upcoming agenda for the next regularly scheduled meeting.
7. REPORTS FROM THE CITY MANAGER
A. Items of Community Interest and/or review preliminary list of items for next Council
meeting.
8. ITEMS OF COMMUNITY INTEREST
Pursuant to 551.0415 of the Texas Government Code reports or an announcement about items of
community interest during a meeting of the governing body. No action will be taken or discussed.
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AGENDA - 2 - October 2, 2025
A. Hear announcements concerning items of community interest from the Mayor, Council
members, and City staff, for which no action will be discussed or taken.
9. EXECUTIVE SESSION
A. Section 551.87 (1) of the Local Government Code provides as follows: Deliberation
regarding commercial or financial information that the governmental body has received
from a business prospect that the governmental body seeks to have locate, stay, or
expand in or near the territory of the governmental body and with which the
governmental body is conducting economic development negotiations.
10. RECONVENE TO OPEN SESSION
A. Consider a Business Incentive Request under a Chapter 380 Agreement with Jmolder
Properties, LLC for improvements to the properties located at 412 and 414 West House
Street in an amount not to exceed $12,660.00; and authorize the City Manager to sign
the Agreement.
11. ADJOURNMENT
I hereby certify that a copy of this notice was posted on the City Hall bulletin board, a place convenient
and readily accessible to the general public at all times, and to the City’s website: www.alvin-tx.gov, in
compliance with Chapter 551, Texas Government Code, on MONDAY, September 29, 2025, at 3:30
p.m.
/s/ Dixie Roberts
Dixie Roberts, City Secretary
Removal Date: ______________
** All meetings of the City Council are open to the public, except when there is a necessity to meet in Executive Session
(closed to the public) under the provisions of Chapter 551, Texas Government Code. The Council reserves the right to
convene into executive session on any of the above posted agenda items that qualify for an executive session by publicly
announcing the applicable section of the Open Meetings Act, including but not limited to sections 551.071 (litigation and
certain consultation with the attorney), 551.072 (acquisition of interest in real property), 551.073 (contract for gift to city),
551.074 (certain personnel deliberations), or 551.087 (qualifying economic development negotiations).
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Office of the Mayor, City of Alvin, Texas
Proclamation
_______________________________________________________________________________________________________
WHEREAS, Since its establishment more than two decades ago, the Alvin
Police Chaplain Program has faithfully served as a source of
spiritual strength and reassurance, extending care and
compassion to Alvin police officers, their families, and the
community during times of need; and
WHEREAS, Chaplain Week serves as a time to acknowledge the selfless
service of chaplains who stand beside law enforcement,
delivering faith, guidance, and compassion to help officers and
their loved ones endure the challenges of grief, trauma, and
critical events; and
WHEREAS, As valued members of the Alvin Police Department’s
exceptional team, the Alvin Police Chaplains selflessly provide
guidance, care, and support, embodying a commitment to service
that makes a difference daily.
NOW, THEREFORE, I, Gabe Adame, as Mayor of the City of Alvin, Texas and
on behalf of the City Council do hereby proclaim the week of October 12-18, 2025,
as
Alvin Police Department Chaplain Week
in the City of Alvin and urge all residents to honor these devoted individuals with
gratitude and keep them close in heart and prayer.
WITNESS my hand and seal this
2nd day of October 2025.
Gabe Adame, Mayor
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Office of the Mayor, City of Alvin, Texas
Proclamation
_______________________________________________________________________________________________________
WHEREAS, the Tejas Bluebonnet Trails Chapter, Clear Lake-Houston, of the
National Society of Colonial Dames XVII Century is commemorating
National Colonial Heritage Month during October 2025; and
WHEREAS, National Colonial Heritage Month honors the first intrepid settlers
whose vision and determination helped shape the foundation of our
nation; and
WHEREAS, members of this Society, as descendants of those early settlers, are
dedicated to preserving the invaluable legacy they left to all
Americans, reminding us that our freedom stems from “loving our
country, obeying its laws, respecting its flag, and defending it against
enemies”; and
WHEREAS, the Tejas Bluebonnet Trails Chapter embraces the motto,
“Preservation of the Ancestors, Lest We Forget,” as a guiding
principle in safeguarding the heritage and history of our nation.
NOW, THEREFORE, I, Mayor Gabe Adame, as Mayor of the City of Alvin, Texas and
on behalf of the City Council do hereby proclaim October, as
National Colonial Heritage Month
in the City of Alvin and encourage all residents to join in honoring and preserving the rich
colonial history that helped shape the United States.
WITNESS my hand and seal this
2nd day of October 2025.
Gabe Adame, Mayor
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MINUTES
CITY OF ALVIN, TEXAS
216 W. SEALY STREET
CITY COUNCIL WORKSHOP MEETING
THURSDAY, SEPTEMBER 4, 2025
6:00 PM
CALL TO ORDER
BE IT REMEMBERED that, on the above date, the City Council of the City of Alvin, Texas, met in
Workshop Session at 6:00 PM in the First Floor Conference Room at City Hall, with the following members
present: Mayor Gabe Adame; Mayor Pro-Tem Meagan DeKeyzer; Council members: Ashley Davis,
Richard Garivey, Keko Moore, Scott Satler, Chris Vaugh, and Martin Vela.
Staff members present: Junru Roland, City Manager; Suzanne Hanneman, City Attorney; Dixie Roberts,
Assistant City Manager/City Secretary; Chris Thomas, Director of Finance; Dan Kelinske, Parks and
Recreation Director; Michelle Segovia, City Engineer; Shana Church, Assistant City Engineer; Brandon
Moody, Director of Public Services; Paul Chavez, Economic Development Director; Lisa Sullivan, Code
Supervisor and Robert E. Lee, Police Chief.
W ORKSHOP BUSINESS
Discuss the proposed Pulte Homes - Sorrell Tract (296-acre) development near SH288/FM1462.
City Manager Junru Roland reminded Council that representatives from Pulte Homes had presented at a
workshop in January of this year. Consensus from City Council at the time was for Pulte Homes to update
their proposal with Council's recommendations and return at a later date for disussion. He then introduced
Richard Marek, a representative of the developer, along with the developer’s attorney, Caleb Villareal. Mr.
Marek opened his presentation by stating that the proposed development includes 740 lots, each measuring
50 by 120 feet. Mr. Marek explained they are asking the City to de-annex 272.5 acres of single-family
residential property, while 23.5 acres of commercial property will remain within the City limits. The City
will continue to collect property and sales taxes from the commercial property. BC MUD 62 will construct
water and wastewater plants, which the City may assume as retail utility provider at any time, with
conveyance of the plants to the City at no cost upon transfer. In addition, BC MUD 62 will escrow $20 per
month from residents for a future EMS/Fire station, Pulte will dedicate four acres to the City, and $500,000
will be contributed to the escrow fund from the first five MUD bond issues. Until City EMS/Fire services
are established, the MUD will contract with a local district for coverage. Mr. Marek further highlighted the
amenities and home product options, including playgrounds, 1800–2300 square feet floor plans, full-brick
and wainscot options.
The consensus of Council was that deannexation provides no benefit to the City. Council discussed the
changes since the original 2008 agreement that may have contributed to the higher current cost of
development, noting that the former racetrack property—once considered a future attraction—has since
been purchased by Preservation Creek. Council Member Vela expressed concern about the quality of
developments proposed around Alvin, noting that developers often present plans to Council but fail to follow
through. Suzanne Hanneman explained that the acreage was annexed in 2009 under the existing agreement,
which may be amended with Council approval if all parties agree and the changes are mutually beneficial.
Council Member Garivey expressed concern regarding the quality of Pulte Homes and reflected on his time
serving on the Planning Commission, where development standards were established, and stated that
developers have often fallen short of those expectations by delivering substandard products. The consensus
of City Council was not favorable for this development as currently presented.
Discuss amendments to Chapter 17 1/2, Signs, regarding temporary signs.
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MINUTES - 2 - September 4, 2025
As a result of Council member Davis's inquiry at previous workshops, Junru Roland, City Manager, Brandon
Moody, Director of Public Works, and Lisa Sullivan, Code Supervisor met and developed a proposal of
amendments to address her concerns related to temporary off-premises garage sale signs. Mr. Moody
summarized the proposed amendments to include a permit process to allow for three (3) temporary garage
sale signs. Approved signs can be placed no earlier than 5:00 a.m. on the first day and must be collected by
8:00 p.m. on the last day of the sale. Once an applicant has been through the approval process, the City will
provide stickers that are to be placed on each individual sign indicating they have been approved. In an
effort to avoid applicants reusing previously approved signs/stickers, it was proposed to rotate the color of
the sticker each month. These signs will continue to be prohibited on utility poles. Council reached a general
consensus in support of the proposed amendments. An ordinance will be brought forth for City Council
consideration at the next meeting.
ADJOURNMENT
Mayor Adame adjourned the meeting at 6:40 p.m.
PASSED and APPROVED the 2nd of October 2025.
ATTEST:
_____________________________ _____________________________
Gabe Adame, Mayor Dixie Roberts, City Secretary
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MINUTES
CITY OF ALVIN, TEXAS
216 W. SEALY STREET
CITY COUNCIL REGULAR MEETING
THURSDAY, SEPTEMBER 18, 2025
7:00 PM
CALL TO ORDER
BE IT REMEMBERED that, on the above date, the City Council of the City of Alvin, Texas, met in Regular
Session at 7:00 PM in the Council Chambers at City Hall, with the following members present: Mayor Gabe
Adame; Mayor Pro-Tem Meagan DeKeyzer; Council members:Ashley Davis, Richrd Garivey, Keko
Moore, Scott Salter, Chris Vaughn, and Martin Vela.
Staff members present: Junru Roland, City Manager; Suzanne Hanneman, City Attorney; Dixie Roberts,
Assistant City Manager/City Secretary; Chris Thomas, Director of Finance; Dan Kelinske, Parks and
Recreation Director; Michelle Segovia, City Engineer; Shana Church, Assistant City Engineer; Brandon
Moody, Director of Public Services; Paul Chavez, Economic Development Director; Tina Rodriguez,
Director of Human Resources, and Robert E. Lee, Police Chief.
INVOCATION AND PLEDGE OF ALLEGIANCE
Elder David Cisneros of Transformation Church gave the invocation. Council member Davis led the Pledge
of Allegiance to the American Flag. Council member Garivey led the Pledge to the Texas Flag.
P RESENTATION
Presentation - Parks and Recreation Departmental Update
Dan Kelinske, Director of Parks and Recreation, delivered the annual Parks and Recreation Departmental
presentation to City Council.
PUBLIC COMMENT
There were no comments from the public.
C ONSENT AGENDA
C onsider approval of the September 4, 2025, City Council meeting minutes.
Consider Resolution 25-R-22, accepting a $15,000.00 donation from the Southeast Texas Housing Finance
Corporation (SETH) to the City of Alvin Police, Fire, and EMS Departments.
The Southeast Texas Housing Finance Corporation (SETH) is the owner of Stonegate Apartments, and is actively involved in helping
the Alvin community. Stonegate is an apartment community located at 1277 Dickinson Road featuring a 160-unit affordable housing
development that leases 75% of the units to families whose incomes are below 60% of the Area Mean Income (AMI), and the other
25% of the units are leased to market renters. SETH is donating $5,000 each to the Alvin Police, Fire, and EMS Departments for a
total donation to the City of $15,000. This donation will be used for community outreach, recruiting, and the purchase of
equipment.The City's donation policy requires donations to the City, valued at a sum of $5,000 or greater, be accepted by Resolution
of the City Council.Resolution 25-R-22 is the formal acceptance of this donation. Staff recommends approval.
Consider an Interlocal Agreement between the City of Alvin and the City of Hillcrest Village for the
provision of fire protection and emergency medical services, for a term beginning October 1, 2025, and
ending September 30, 2028; and authorizing the City Manager to sign the Agreement.
In 2010, the City of Alvin and the City of Hillcrest Village entered into an interlocal agreement. Under the agreement, the Alvin
Volunteer Fire Department and Emergency Medical Services provide firefighting operations and emergency medical services,
respectively, to the citizens of Hillcrest Village. In response, the City of Hillcrest Village is required to compensate the City $40,000
annually.
At the beginning of the year, the City Manager and staff met with the Mayor and administration staff of Hillcrest Village to discuss
increasing the annual compensation to the City of Alvin. As part of the analysis of the annual payment, we evaluated: the increase
in the City of Hillcrest Village's property values, the current tax rate of the Brazoria County Emergency Service District (ESD) --
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MINUTES - 2 - September 18, 2025
should Hillcrest Village have elected to terminate the current contract with the City to levy a tax on its residences and receive services
from the ESD -- and the increase in the City's cost to provide services to Hillcrest Village. Taking all of this together, the following
annual payment structure was agreed to by staff and the City of Hillcrest Village:
Hillcrest Village will compensate the City of Alvin in the following amounts:
• $48,630.00 in 2025 (payment due by December 31, 2025)
• $55,260.00 in 2026 (payment due by December 31, 2026)
• $61,890.00 in 2027 (payment due by December 31, 2027)
Term:
The agreement is effective October 1, 2025, through September 30, 2028, unless terminated earlier by either party with ninety (90) days’ written notice.
City of Hillcrest Village has already signed and approved this Agreement.Staff recommends approval.
Consider Ordinance 25-Y, amending Chapter 17.5, Signs, of the Code of Ordinances of the City of Alvin,
Texas, for the purpose of amending Chapter 17.5–2, Definitions, amending Section 17.5–5, Exceptions and
Exemptions, and amending Section 17.5–18, Fees, to provide a permit process for temporary signs for
garage sales; providing for publication; providing for severability; and setting forth other provisions related
thereto.
During the City Council Workshop on August 12, 2025, Councilmember Davis shared concerns from her constituents pertaining to
the City's Ordinance not allowing temporary off-premises garage or estate sale signs. Following the Workshop, City staff met with
Councilmember Davis to discuss options for ordinance revisions that would provide a permit process for a maximum of (3) three
temporary off-premise garage or estate sale signs per individual event. The proposed revisions include:
• Changed “Enforcement” to “Compliance” throughout.
• 17.5 - 2. Definitions — Added a definition of “Estate Sale.”
• 17.5 - 5. Exceptions and exemptions (7) – Inserted requirements for Temporary Off-Premises Garage/Estate Sale Signs.
• 17.5 - 18. Fees (a) – Added “garage sales, estate sales”
Staff's recommendations were presented to City Council at the September 4, 2025, Workshop.
Consider Resolution 25-R-24, amending the City of Alvin Personnel Policy Manual, and providing for other
matters related thereto.
Due to recent events and at the direction of City Council, staff is recommending amendments to the City’s Personnel Policy. To
provide clarity and efficiency, all proposed changes have been consolidated into Resolution 25-R-24 for Council consideration.
Amendment 1 – Rule 19.I. (FLSA, OVERTIME, COMP TIME AND TIME MANAGEMENT)
We recommend revising Rule 19.I. to include compensatory time as hours worked when determining eligibility for overtime pay. This
adjustment aligns the City’s personnel policy with provisions in the collective bargaining agreement with the Alvin Police Officers
Association (APOA).
Amendment 2 – Rules 50.E. and 50.F. (Identification Badges)
Following a recent incident involving the replication of a City-issued identification badge, staff identified the need for a clear security
policy. We are recommending the addition of Rules 50.E. and 50.F. to establish safeguards against duplication, replication, or misuse
of City identification badges.
Amendment 3 – Rules 64.B., 64.C., 64.D., and New Rule 65.K. (Conduct While in Uniform)
At the direction of Council, staff reviewed the Personnel Policy regarding employee conduct while in City attire. To maintain
professionalism and uphold the City’s image, staff proposes amending the policy to clarify prohibited actions “while in uniform” as
amended in Rules 65.B., 65.C., and 65.D. Additionally, staff recommends amending the policy to list other prohibited behavior while
in city uniform or attire (Rule 65.K.).
Recommendation
Staff respectfully recommends approval of Resolution 25-R-24, amending the Personnel Policy as outlined.
Consider Resolution 25-R-23, adopting the City of Alvin Investment Policy for the investment of municipal
funds; and setting forth other matters related thereto.
Pursuant to Section 2256.005(e) of the Texas Government Code, part of the Texas Public Funds Investment Act (PFIA), the governing
body of an investing entity shall review its investment policy and strategies not less than annually. Staff is not recommending any
changes to the current investment policy. Even if there are no changes to the policy, the governing body must still review and confirm
by written instrument that the policy has been reviewed and accepted for the following year.
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MINUTES - 3 - September 18, 2025
Council member Vela moved to approve the consent agenda as presented. Seconded by Council member
Moore; motion to approve carried with all members present voting Aye.
O THER BUSINESS
Consider a request from the owner of The Fillin' Station located at 603 West Sealy Street, for a variance
from the location restrictions in Section 3-19 of the Alvin Code of Ordinances related to the sale of alcoholic
beverages.
Mr. Corey Scopel, owner of The Fillin' Station, a restaurant located at 603 West Sealy Street, is requesting a variance from the City’s
alcohol location restriction in order to apply for a Food and Beverage (FB) / Mixed Beverage (MB) license with the Texas Alcoholic
Beverage Commission (TABC). Because the premises are located within 300 feet of nearby residences, City Council approval of a
variance is needed before he can move forward with his application. Section 3-19 of the City of Alvin Code of Ordinances establishes
restrictions on the sale of alcoholic beverages within 300 feet of a church, public or private school, public hospital, or residence.
While the ordinance provides certain exceptions for restaurants with a Food and Beverage Certificate in relation to churches, private
schools, and hospitals, the restriction for residences does not contain such an exception. Although the property is also within 300
feet of a church, this restriction does not apply since The Fillin' Station is a restaurant and would otherwise qualify for a Food and
Beverage Certificate. Per Section 3-19(f), City Council may grant a variance to these restrictions if it determines that enforcement
in this particular instance:
• Is not in the best interest of the public;
• Constitutes waste or inefficient use of land or resources;
• Creates an undue hardship on the applicant;
• Does not serve its intended purpose;
• Is not effective or necessary; or
• For any other reason Council determines, after considering public health, safety, welfare, and the equities of the situation,
that granting the variance is in the best interest of the community.
City Council is asked to consider and take action on the variance request by Mr. Scopel to allow the sale of alcoholic beverages
under a FB/MB license from the TABC at The Fillin' Station, located at 603 West Sealy Street, as a variance to the location
restrictions in Section 3-19 of the City of Alvin Code of Ordinances regarding the 300-foot distance from a residence.
Dixie Roberts, Assistant City Manager, presented this item before City Council with explanation. Owner,
Corey Scopel, was in attendance. Discussion addressed the proximity of the Fillin’ Station to nearby
residences, with debate centered on the value of a business reinvesting in Alvin versus the concerns of
operating a restaurant serving alcohol in close proximity to homes.
Council member Vela moved to approve a request from the owner of The Fillin' Station located at 603 West
Sealy Street, for a variance from the location restrictions in Section 3-19 of the Alvin Code of Ordinances
related to the sale of alcoholic beverages. Seconded by Council member Salter; motion carried with all
members present voting Aye, and Council member Vaughn voting No.
Consider Ordinance 25-Z, amending Chapter 26, Wreckers, of the Code of Ordinances of the City of Alvin,
Texas; providing for severability; providing for a penalty; providing for publication; providing for an
effective date; and setting for other matters related thereto.
Ordinance 25-R, amending Chapter 26, Wreckers, cleans up language throughout the chapter and specifically addresses the issue
of too many wreckers on the police rotation list. Section 26-31, Towing company rotation list, sets a limitation on the number of slots
available on the rotation list and conditions for being eligible to have one of the slots. Current companies on the rotation list as of
September 1, 2025, that meet the new qualification, may reapply for a permit and will receive one (1) rotation slot. Future companies
will not be allowed a slot on the rotation list unless the list falls to four (4), in which case applications will be taken on a first-come,
first-served basis and the first to apply for a new permit who meets all requirements will be allowed to claim a rotation slot. The
rotation list will be limited to a maximum of five (5) companies from that point forward. A meeting was on September 5, 2025, with
the current rotation list of wrecker owners to inform them of these changes to the ordinance.Staff recommends approval of Ordinance
25-R.
Chief Lee and Corporal Cleere, presented this item before City Council with explanation.
Council member Garivey moved to approve Ordinance 25-R, amending Chapter 26, Wreckers, of the Code
of Ordinances of the City of Alvin, Texas; providing for severability; providing for a penalty; providing for
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MINUTES - 4 - September 18, 2025
publication; providing for an effective date; and setting for other matters related thereto. Seconded by
Council member Moore; motion carried with all members present voting Aye.
Discussion regarding a request from R. West Development to de-annex 3.14 acres along the north side of
West Highway 6, between County Road 146 and County Road 147, for the development of a single family
residential subdivision.
R. West Development is planning to develop 196 single-family residential subdivision along Hwy 6 – between CR 146 and CR 147.
Rene McGuire with R. West Development requests to de-annex 3.14 acres along the north side of W. Highway 6 so that her proposed
50-acre residential development, Boulder Ridge Crossing, can be served water and sewer by existing MUD 24. This proposed
development is a total of 50 acres which will contain 196 single-family lots. Inclusive of the 50 acres are 3.14 acres currently in the
City limits. 19 of the 196 total lots are planned on the 3.14 acres. A Wastewater Improvement Study was previously done by Freese
& Nichols and outlines the projects that the city would be required to complete in order to provide wastewater capacity to service
the 50+ acres. In essence, in order for the city to serve the development, the Lift Station 23 Expansion Project would have to be
complete. We have just started construction on this 18-month project. In addition, the Highway 6 Lift Station Consolidation projects
- Phases 1 and 2 as identified in the 2022 Wastewater Master Plan Update would need to be complete. The Highway 6 Lift Station
Consolidation Projects Phases 1 and 2 are currently scheduled in the 2022 Wastewater Master Plan to be complete in 2027 and
2032, respectively, and are not funded to date. The estimated cost of the Highway 6 Lift Station Consolidation Projects Phases 1 and
2, including the increased capacity required to serve Boulder Ridge is $12,652,820.
Michelle Segovia, City Engineer, presented this item before City Council with explanation. Justin Barnett,
representative of the developer, was also in attendance. Ms. Segovia explained that the area in question
cannot currently be served by the City of Alvin for wastewater services. A feasibility study conducted by
Freese and Nichols estimated the cost at $12.6 million for three separate projects, none of which are funded
or scheduled for completion until 2032. Mr. Barnett emphasized the importance of finding a solution to
sustain the City’s partnership with the developer, noting that completion of the 196 lots depends on the
availability of wastewater services. Mr. Barnett noted that the development includes future plans to purchase
additional property and expand within Alvin. Council further discussed potential options, including utilizing
Municipal Utility District 24. Creating another MUD within City limits was deemed not cost-effective. Mr.
Barnett explained it would cost the developer $3 million to construct a standalone wastewater treatment
plant. The item on the agenda this evening is for discussion purposes only.
Consider an award of bid to Tandem Services, LLC., for the 2024 Concrete Pavement and Drainage Project
for Hood Street, in an amount not to exceed $8,085,191, and authorize the City Manager to sign the contract
upon legal review.
On September 2, 2025, bids were opened for the 2024 Concrete Pavement and Drainage Project- Hood Street (B-25-10), and Tandem
Services, LLC was the qualified bidder. Adico Consulting Engineers, LLC., the City’s consultant that designed the project, and City
Staff reviewed the three bids that were received and have recommended Tandem Services, LLC. for this project (recommendation
letter attached). Tandem Services, LLC. has done work for the City in the past and Staff was pleased with the work performed.
Contract Amount: $7,700,181.81
5% Contingency: $ 385,009.19
Total Amount: $8,085,191.00
The 2024 Concrete Pavement and Drainage Project – Hood Street consists of the total replacement of the concrete pavement,
sidewalks, water, sanitary sewer and associated storm sewer improvements on Hood Street from W. Sealy Street to W. South Street.
These improvements were based on recommendations in the 2020 Concrete Pavement Assessment by JET Civil Consulting, LLC.
More information on this project can be found in the Capital Improvement Program (CIP) Quarterly Report that was distributed to
City Council on August 7, 2025.The project is scheduled to start in October 2025 and has a construction time of 540 calendar days.
Funding for this project is from the Sales Tax Fund. Staff recommends approval.
Michelle Segovia, City Engineer, presented this item before City Council with explanation. She explained
it will be a 540 calendar-day project improving the entire roadway, utilities, and sidewalks, possibly starting
next month.
Council member Moore moved to award a bid to Tandem Services, LLC., for the 2024 Concrete Pavement
and Drainage Project for Hood Street, in an amount not to exceed $8,085,191, and authorize the City
Manager to sign the contract upon legal review. Seconded by Council member Garivey; motion carried with
all members present voting Aye.
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MINUTES - 5 - September 18, 2025
Consider an agreement from PACS Construction Laboratories and Testing Services, LLC. in an amount
not to exceed $102,775 for materials testing services for the 2024 Concrete Pavement and Drainage Project
– Hood Street; and authorize the City Manager to sign the Agreement upon legal review.
The Agreement being considered will provide construction materials testing services for the 2024 Concrete Pavement and Drainage
Project – Hood Street. Funding will come from the Sales Tax Fund. Staff recommends approval of this Agreement.
Michelle Segovia, City Engineer, presented this item before City Council with explanation.
Council member Garivey moved to approve an agreement with PACS Construction Laboratories and
Testing Services, LLC. in an amount not to exceed $102,775 for materials testing services for the 2024
Concrete Pavement and Drainage Project – Hood Street; and authorize the City Manager to sign the
Agreement upon legal review. Seconded by Council member Moore; motion carried with all members
present voting Aye.
Consider the proposed Collective Bargaining Labor Agreement between the City of Alvin, Texas, and the
Alvin Police Officer's Association (APOA).
The current Contract was approved by City Council on August 4, 2022, and expires September 30, 2025. In February 2025, the City
and the Association began negotiations for the new contract terms. The parties were able to reach a ONE-YEAR agreement. The
highlights of the negotiation terms include, but are not limited to, the following:
• 1 Year contract term. The new contract will be effective 10/1/2025 through 9/30/2026, with two (2) years of "evergreen,"
with final termination 9/30/2028.
• Changes to the Base Pay Matrix (attached to the Agreement as Exhibit A), to include the following increases:
o a $4.00 per hour increase in base wages to the Police Officer paygrade.
o a $4.00 per hour increase in base wages to the Corporal/Detective/Specialist paygrade
o a $4.00 per hour increase in base wages to the Sergeant paygrade
o a $4.00 per hour increase in base wages to the Lieutenant paygrade
o a $4.00 per hour increase in base wages to the Captain paygrade
The APOA approved the proposed terms for the Collective Bargaining Agreement at their last meeting. Staff recommends approval
of the Collective Bargaining Agreement.
Suzanne Hanneman, City Attorney, presented this item before City Council with explanation. Justin Kelly,
President of the Alvin Police Officer's Association, was also in attendance.
Council member Garivey moved to approve the Collective Bargaining Labor Agreement between the City
of Alvin, Texas, and the Alvin Police Officer's Association (APOA). Seconded by Council member Salter;
motion carried with all members present voting Aye.
Consider, if any, requests from individual council members for an item or items to be placed on the
upcoming agenda for the next regularly scheduled meeting.
Council member Vela would like a workshop to discuss a finance policy related to reserve contingencies.
Council member Vaughn would also like a workshop to discuss food trucks.
R EPORTS FROM THE CITY MANAGER
Items of Community Interest and/or review preliminary list of items for next Council meeting.
Mr. Junru Roland announced items of community interest.
I TEMS OF COMMUNITY INTEREST
Hear announcements concerning items of community interest from the Mayor, Council members, and City
staff, for which no action will be discussed or taken.
Council Member Moore thanked the Alvin Volunteer Fire Department for their assistance with a recent fire
at his father-in-law’s home, commending their service and efficiency. He gave special recognition to
Firefighter Donalon, who entered the home three times to rescue his father-in-law’s dogs.
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[PAGE 12]
MINUTES - 6 - September 18, 2025
Council member Davis mentioned the Hispanic Heritage Fiesta at the Museum on Saturday at 10:00 a.m.
ADJOURNMENT
Mayor Adame adjourned the meeting at 8:01 p.m.
PASSED and APPROVED the 2nd of October 2025.
ATTEST:
_____________________________ _____________________________
Gabe Adame, Mayor Dixie Roberts, City Secretary
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[PAGE 13]
AGENDA COMMENTARY
Meeting Date: 10/2/2025
Department: Public Services Contact: Brandon Moody, Director of Public
Services
Agenda Item: Consider an annual Interlocal Agreement with Brazoria County for Fiscal Year 2026
and authorize the Mayor to sign upon legal review.
Type of Item: Contract/Agreement
Summary: The proposed annual Interlocal Agreement with Brazoria County allows the County to
provide the City of Alvin with equipment and personnel to support construction, improvement,
maintenance, and repair projects within the City limits. Other services offered by Brazoria County
under the agreement include: subgrade and base preparation, asphalt paving, culvert and ditch work,
herbicide application, road painting and striping, installation of permanent traffic signs, and other
routine road maintenance. The City of Alvin first entered into this partnership with Brazoria County in
1991 and has continued to benefit from the program since.
This Interlocal Agreement has already been approved and signed by the Brazoria County Judge, L.M.
“Matt” Sebesta. Staff recommends approval.
Funding Expected: Revenue Expenditure N/A X Budgeted Item: Yes No N/A X
Funding Acount: Amount: 1295 Form Required? Yes No X
Legal Review Required: N/A Required X Date Completed: 9/29/2025 SLH
Finance Review Required: N/A Required X Date Completed:
Supporting documents attached:
1. FY 26 Brazoria County Interlocal
Recommendation: Move to approve an annual Interlocal Agreement with Brazoria County for Fiscal
Year 2026 and authorize the Mayor to sign upon legal review.
Reviewed by Department Head, if applicable: Reviewed by Chief Financial Officer, if applicable:
Reviewed by City Attorney, if applicable: X Reviewed by City Manager, if applicable: X
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[PAGE 18]
AGENDA COMMENTARY
Meeting Date: 10/2/2025
Department: Economic Development Contact: Paul Chavez, Economic Development
Director
Agenda Item: Consider a Business Incentive Request under a Chapter 380 Agreement with Jmolder
Properties, LLC for improvements to the properties located at 412 and 414 West
House Street in an amount not to exceed $12,660.00; and authorize the City Manager
to sign the Agreement.
Type of Item: Action Item
Summary: The Alvin EDAC received a presentation from Jonathan Molder of Jmolder Properties,
LLC for the co-joined property located at 412 and 414 West House Street. Mr. Molder is in the
process of improving this site to be used for new office space. EDAC unanimously approved the
request.
Funding Expected: Revenue Expenditure X N/A Budgeted Item: Yes X No N/A
Funding Acount: Amount: 1295 Form Required? Yes No X
Legal Review Required: N/A Required X Date Completed:
Finance Review Required: N/A Required X Date Completed:
Supporting documents attached:
1. 380 Agreement - City Council Agenda
Recommendation: Move to approve a Business Incentive Request under a Chapter 380 Agreement
with Jmolder Properties, LLC for improvements to the properties located at 412
and 414 West House Street in an amount not to exceed $12,660.00; and
authorize the City Manager to sign the Agreement.
Reviewed by Department Head, if applicable: Reviewed by Chief Financial Officer, if applicable:
Reviewed by City Attorney, if applicable: Reviewed by City Manager, if applicable: X
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[PAGE 25]
414 & 412 W House St Alvin, Texas
The breakdown:
414 Electrical: $3,900
414 ADA Compliance: $1,830
414 HVAC: $6,493
414 Flooring: $4,000
414 Front Landscaping: $437
414 Interior Painting: $300
412 Flooring, Paint, Plumbing Work: $17,500
Total: $34,460
Ask: $12,660
Hello! I am purchasing a commercial duplex property in Alvin off House St and will be
leasing the building to local Alvin businesses. The building on the left (414) has been
vacant for 20+ years, and I will be doing some major upgrades to it including HVAC,
reconnecting utilities, ADA compliance, and front landscaping totaling $12,660. This is
not including cosmetic updates I will be doing like flooring and paint which will cost
around $4,300. 20+ years ago the building was owned by an insurance company
which ran their office out of it. It currently has no certificate of occupancy but after the
updates I will go through the city inspector and get the certification. Once leased out, I
will expect at least 4-5 above average wage jobs created. In the building next to it, the
tenant will be putting in around $17,500 worth of cosmetics updates to be reimbursed
by myself (which I will not be including this in the ask since it will likely not qualify).
I have attached quotes from contractors to the email. When the property gets leased
out it will include a clause related to workforce creation and wages in the lease. I have
also attached a sample lease agreement to the email.
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[PAGE 26]
My Business
I opened JMolderProperties LLC weeks before the purchase of 412 & 414 W
House St in Alvin. The plan for my business is to purchase commercial properties in the Alvin
area that may be run-down or unused for some time and bring them back to life to lease out
to local owned businesses. I have attached my Official Business Certificate of Filing to the
email.
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[PAGE 32]
ESTIMATE
All Electric and Air Conditioning saeedmollai@yahoo.com
732 Apache st +1 (832) 566-5527
Houston, TX 77022
Bill to Ship to
Jonathon Molder Jonathon Molder
Jonathon Molder Jonathon Molder
414 W house st. 414 W house st.
Alvin, Tx 77511 Alvin, Tx 77511
Estimate details
Estimate no.: 3333
Estimate date: 07/07/2025
# Date Product or service Description Qty Rate Amount
1. Material and labor Carrier - 3ton - 15Seer2 AC and 1 $6,493.00 $6,493.00
Heating System
- Condenser
- Heat Kit
- Air Handler
- Coil
- Drain Pan
- Float Switch
- Whip
- Disconnect
- Wi-Fi Thermostat
- 454B
- Haul Off Old Equipment
- Reseal Plenum
2. Warranty 10 year manufacture part warranty 1 $0.00 $0.00
18 month maintenance warranty
Total $6,493.00
Accepted date Accepted by
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[PAGE 35]
COMMERCIAL LEASE
USEOFTHISFORMBYPERSONSWHOARENOTMEMBERSOFTHETEXASASSOCIATIONOFREALTORS®,INC.ISNOTAUTHORIZED.
©TexasAssociationofREALTORS®,Inc.2022
412 W HOUSE ST
CONCERNING THE LEASED PREMISES AT Alvin, TX 77511
between JMolderProperties, LLC (Landlord)
and (Tenant).
Table of Contents
No. ParagraphDescription Pg. ADDENDA&EXHIBITS(checkallthatapply)
1. Parties.......................................................... 2
X ExhibitA
2. LeasedPremises......................................... 2 Exhibit
3. Term............................................................ 2 Exhibit
4. RentandExpenses..................................... 3 Commercial Property Condition Statement
5. SecurityDeposit........................................... 5 (TXR-1408)
6. Taxes............................................................6 Commercial Lease Addendum for Broker's Fee
7. Utilities..........................................................6 (TXR-2102)
8. Insurance......................................................7 Commercial Lease Addendum for Option to
9. UseandHours............................................. 7 ExtendTerm(TXR-2104)
10. LegalCompliance.........................................7 Commercial Lease Addendum for Tenant's
11. Signs............................................................ 8 RightofFirstRefusal(TXR-2105)
12. AccessByLandlord......................................8 Commercial Lease Addendum for Percentage
13. Move-InCondition........................................ 9 Rent(TXR-2106)
14. Move-OutCondition..................................... 9 Commercial Lease Addendum for Parking
15. MaintenanceandRepairs........................ 9 (TXR-2107)
16. Alterations.................................................... 11 Commercial Landlord's Rules and Regulations
17. Liens.............................................................11 (TXR-2108)
18. Liability......................................................... 11 CommercialLeaseGuaranty(TXR-2109)
19. Indemnity......................................................11 Commercial Lease Addendum for Tenant's
20. Default..........................................................11 OptionforAdditionalSpace(TXR-2110)
21. Abandonment,InterruptionofUtilities, Commercial Lease Construction Addendum
RemovalofPropertyandLockout................12 (TXR-2111)or(TXR-2112)
22. Holdover.......................................................12 Commercial Lease Addendum for Contingencies
23. Landlord'sLienandSecurityInterest...........12 (TXR-2119)
24. AssignmentandSubletting...........................12 Information About Brokerage Services (TXR-
25. Relocation.................................................... 13 2501)
X Commercial Lease and Inventory Form
26. Subordination............................................... 13
27. EstoppelCertificatesandFinancialInfo.......13
28. CasualtyLoss...............................................13
29. Condemnation..............................................14
30. Attorney'sFees.............................................14
31. Representations........................................... 14
32. Brokers.........................................................14
33. Addenda.......................................................15
34. Notices......................................................... 15
35. SpecialProvisions........................................16
36. AgreementofParties................................... 16
37. EffectiveDate...............................................16
38. LicenseHolderDisclosure............................17
(TXR-2101)07-08-22 InitialedforIdentificationbyLandlord: , ,andTenant: , Page1of18
Reyes Realty Group, LLC, 112 S Gordon St Alvin, TX 77511 Phone:(832) 867-3956 Fax:(281) 968-7685 412 W HOUSE ST
Yvette Reyes-Hall ProducedwithLoneWolfTransactions(zipFormEdition)717NHarwoodSt,Suite2200,Dallas,TX 75201 www.lwolf.com
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[PAGE 36]
COMMERCIAL LEASE
USEOFTHISFORMBYPERSONSWHOARENOTMEMBERSOFTHETEXASASSOCIATIONOFREALTORS®, ISNOTAUTHORIZED.
©TexasAssociationofREALTORS®,Inc.2020
1. PARTIES: The parties to this lease are:
Landlord: JMolderProperties, LLC
; and
Tenant:
.
2. LEASED PREMISES:
A. Landlord leases to Tenant the following described real property, known as the "leased premises," along
with all its improvements (Check only one box):
(1) Multiple-Tenant Property: Suite or Unit Number containingapproximately
square feet of rentable area ("rsf") in (project
name) at
(address)in (city), (county),
Texas, which is legally described on attached Exhibit or as follows:
.
X (2) Single-Tenant Property: The real property containing approximately 1400 square feet of
rentable area ("rsf") at: 412 W HOUSE ST
(address) in
Alvin (city), Brazoria (county), Texas, which
is legally described on attached Exhibit or as follows:
.
B. If Paragraph 2A(1) applies:
(1) "Property" means the building or complex in which the leased premises are located, inclusive of
any common areas, drives, parking areas, and walks; and
(2) the parties agree that the rentable area of the leased premises may not equal the actual or useable
area within the leased premises and may include an allocation of common areas in the Property.
The rentable area will X will not be adjusted if re-measured.
3. TERM:
A. Term: The term of this lease is 18 monthsand 0 days, commencing on:
or before 09/15/2025 (Commencement Date)
and ending on or after 0053//1144//22002277 (Expiration Date).
B. Delay of Occupancy: If Tenant is unable to occupy the leased premises on the Commencement Date
because of construction on the leased premises to be completed by Landlord that is not substantially
complete or a prior tenant's holding over of the leased premises, Landlord will not be liable to Tenant
(TXR-2101)07-08-22 InitialedforIdentificationbyLandlord: , ,andTenant: , Page2of18
Reyes Realty Group, LLC, 112 S Gordon St Alvin, TX 77511 Phone:(832) 867-3956 Fax:(281) 968-7685 412 W HOUSE ST
Yvette Reyes-Hall ProducedwithLoneWolfTransactions(zipFormEdition)717NHarwoodSt,Suite2200,Dallas,TX 75201 www.lwolf.com
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[PAGE 37]
412 W HOUSE ST
CommercialLeaseconcerning:Alvin, TX 77511
for such delay and this lease will remain enforceable. In the event of such a delay, the Commencement
Date will automatically be extended to the date Tenant is able to occupy the Property and the
Expiration Date will also be extended by a like number of days, so that the length of this lease remains
unchanged. If Tenant is unable to occupy the leased premises after the N/A day after the
Commencement Date because of construction on the leased premises to be completed by Landlord
that is not substantially complete or a prior tenant's holding over of the leased premises, Tenant may
terminate this lease by giving written notice to Landlord before the leased premises become available
to be occupied by Tenant and Landlord will refund to Tenant any amounts paid to Landlord by Tenant.
This Paragraph 3B does not apply to any delay in occupancy caused by cleaning or repairs.
C. Certificate of Occupancy: Unless the parties agree otherwise, Tenant is responsible for obtaining a
certificate of occupancy for the leased premises if required by a governmental body.
4. RENT AND EXPENSES:
A. Base Monthly Rent: On or before the first day of each month during this lease, Tenant will pay
Landlord base monthly rent as described on attached Exhibit "A" or as follows:
Dates Rate per rentable square foot (optional) Base Monthly
From To $ Monthly Rate $ Annual Rate Rent $
11/14/2025 /rsf/month /rsf/year 0.00
1.50 /rsf/month /rsf/year 2,100.00
11/15/2026 1.50 /rsf/month /rsf/year 2,100.00
/rsf/month /rsf/year
/rsf/month /rsf/year
/rsf/month /rsf/year
B. Additional Rent: In addition to the base monthly rent, Tenant will pay Landlord the expense
reimbursement detailed in Paragraph 4J (if applicable) and all other amounts, as provided by the
attached (Check all that apply.):
(1) Commercial Lease Addendum for Percentage Rent (TXR-2106)
(2) Commercial Lease Addendum for Parking (TXR-2107)
(3)
All amounts payable under the applicable addenda are deemed to be ''rent" for the purposes of this
lease.
C. First Full Month's Rent: The first full monthly rent is due on or before September 15, 2025
Amount to be collected: $2240 (first full month to be applied to Month 3) and $840 (NNN to be applied to Month 1) = $30 .80.00
D. Prorated Rent: If the Commencement Date is on a day other than the first day of a month, Tenant will
pay Landlord as prorated rent, an amount equal to the base monthly rent multiplied by the following
fraction: the number of days from the Commencement Date to the first day of the following month
divided by the number of days in the month in which this lease commences. The prorated rent is due
on or before the Commencement Date.
E. Place of Payment: Tenant will remit all amounts due to Landlord under this lease to the following
person at the place stated or to such other person or place as Landlord may later designate in writing:
Name: JMolderProperties, LLC
Address: 5650 County Road 392
Alvin, Tx 77511
(TXR-2101)07-08-22 InitialedforIdentificationbyLandlord: , ,andTenant: , Page3of18
Reyes Realty Group, LLC, 112 S Gordon St Alvin, TX 77511 Phone:(832) 867-3956 Fax:(281) 968-7685 412 W HOUSE ST
Yvette Reyes-Hall ProducedwithLoneWolfTransactions(zipFormEdition)717NHarwoodSt,Suite2200,Dallas,TX 75201 www.lwolf.com
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412 W HOUSE ST
CommercialLeaseconcerning:Alvin, TX 77511
F. Method of Payment: Tenant must pay all rent timely without demand, deduction, or offset, except as
permitted by law or this lease. If Tenant fails to timely pay any amounts due under this lease or if any
check of Tenant is returned to Landlord by the institution on which it was drawn, Landlord after
providing written notice to Tenant may require Tenant to pay subsequent amounts that become due
under this lease in certified funds. This paragraph does not limit Landlord from seeking other remedies
under this lease for Tenant's failure to make timely payments with good funds.
G. Late Charges: If Landlord does not actually receive a rent payment at the designated place of payment
within 5 days after the date it is due, Tenant will pay Landlord a late charge equal to 10% of the
amount due. In this paragraph, the mailbox is not the agent for receipt for Landlord. The late charge is
a cost associated with the collection of rent and Landlord's acceptance of a late charge does not waive
Landlord's right to exercise remedies under Paragraph 20.
H. Returned Checks: Tenant will pay $ 45.00 for each check Tenant tenders to Landlord
which is returned by the institution on which it is drawn for any reason, plus any late charges until
Landlord receives payment.
I. Application of Funds: Regardless of any notation on a payment, Landlord may apply funds received
from Tenant first to any non-rent obligations of Tenant, including but not limited to: late charges and
returned check charges, repairs, brokerage fees, periodic utilities and thereafter to rent.
(Check box only if Tenant reimburses Landlord for some or all expenses. Do not check for "gross" leases.)
X J. Expense Reimbursement. In addition to base monthly rent stated in Paragraph 4A, Tenant will pay
Landlord the expense reimbursement described in this Paragraph 4J. Tenant will pay the expense
reimbursement as additional rent each month at the time the base-monthly rent is due. All amounts
payable under this Paragraph 4J are deemed to be "rent" for the purposes of this lease.
X (1) Reimbursable Periods. Additional rent under this Paragraph 4J is due for all months listed in the
chart in Paragraph 4A, even if the base monthly rent is zero.
(2) Definitions:
(a) "Tenant's pro rata share" is 50.000 %.
(b) "CAM" means all of Landlord's expenses reasonably incurred to maintain, repair, operate,
manage, and secure the Property (for example, security, lighting, painting, cleaning,
decorations, utilities, trash removal, pest control, promotional expenses, and other expenses
reasonably related the Property's operations); including all expenses incurred by Landlord under
Paragraph 15, but not including expenses for structural components and roof replacement; CAM
does not include capital expenditures, interest, depreciation, tenant improvements, insurance,
taxes, or brokers' leasing fees. Notwithstanding the foregoing, CAM does include the amortized
costs incurred by Landlord in making capital improvements or other modifications to the
Property to the extent such improvements or modifications reduce CAM overall. These costs will
be amortized over the useful life of the improvement or modification on a straight-line basis;
however, in no event will the charge for such amortization included in CAM exceed the actual
reduction in CAM achieved by the improvements and modifications.
(c) "Insurance" means Landlord's costs to insure the leased premises and the Property including
but not limited to insurance for casualty loss, general liability, and reasonable rent loss.
(d) "Taxes" means the real property ad valorem taxes assessed against the leased premises and
Property inclusive of all general and special assessments and surcharges.
(TXR-2101)07-08-22 InitialedforIdentificationbyLandlord: , ,andTenant: , Page4of18
Reyes Realty Group, LLC, 112 S Gordon St Alvin, TX 77511 Phone:(832) 867-3956 Fax:(281) 968-7685 412 W HOUSE ST
Yvette Reyes-Hall ProducedwithLoneWolfTransactions(zipFormEdition)717NHarwoodSt,Suite2200,Dallas,TX 75201 www.lwolf.com
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[PAGE 39]
412 W HOUSE ST
CommercialLeaseconcerning:Alvin, TX 77511
(e) "Structural" means all of Landlord's expenses reasonably incurred to maintain, repair, and
replace the roof, foundation, exterior walls, load bearing walls and other structural components
of the Property.
(f) "Roof" means all roofing components including, but not limited to decking, flashing, membrane,
and skylights.
(3) Method: The additional rent under this Paragraph 4J will be computed under the following method
(Check only one box): Note: "CAM" does not include taxes and insurance costs.
(a) Base-year expenses: Each month Tenant will pay Tenant's pro rata share of the projected
monthly expenses for the Property that exceed the amount of the monthly base-year expenses
forthecalendaryear for: taxes; insurance; CAM; structural;and
.
(b) Expense-stop: Each month Tenant will pay Tenant's pro rata share of the projected monthly
expenses for the Property that exceed $ per square foot per year for:
taxes; insurance; CAM; structural; roofreplacement;and
.
X (c) Net: Each month Tenant will pay Tenant's pro rata share of the projected monthly expenses for
the Property for: X taxes; X insurance; X CAM; structural; roof replacement; and
Upon tenant's request, Landlord to provide paid tax receipt or similar. If applicable, any adjust m. ents
to be made in accordance with (5) Reconciliation, see below.
(4) Projected Monthly Expenses: On or about December 31 of each calendar year, Landlord will project
the applicable monthly expenses (those that Tenant is to pay under this lease) for the following
calendar year and will notify Tenant of the projected expenses. The projected expenses are based
on Landlord's estimates of such expenses. The actual expenses may vary.
Notice: The applicable projected expenses at the time the lease commences are shown in the table
below. The total area of the Property presently used by Landlord for calculating expense
reimbursements is 11440000 rentable square feet (including any add on factor for
common areas).
ProjectedExpenses
$MonthlyRate $AnnualRate
0.60 /rsf/month 7.25 /rsf/year
(5) Reconciliation: Within 120 days after the end of each calendar year, Landlord will notify Tenant of
the actual costs of the applicable expenses (those that Tenant is to pay under this lease) for the
previous year. If the actual costs of the applicable expenses exceed the amounts paid or owed by
Tenant for the previous year, Tenant must pay the deficient amount to Landlord within 30 days after
Landlord notifies Tenant of the deficient amount. If the actual costs of the applicable expenses are
less than the amounts paid by Tenant for the previous year, Landlord will refund the excess to
Tenant or will credit the excess to Tenant's next rent payment(s). Tenant may audit or examine
those items in Landlord's records that relate to Tenant's obligations under this Paragraph 4J.
Landlord will promptly refund to Tenant any overpayment revealed by an audit or examination. If the
audit or examination reveals an error of more than 5% over the amounts Landlord collected in a
calendar year from Tenant under this lease, Landlord will pay the reasonable cost of the audit or
examination. Landlord may not seek a deficiency from Tenant under this paragraph if Landlord fails
to timely provide the required notice.
(TXR-2101)07-08-22 InitialedforIdentificationbyLandlord: , ,andTenant: , Page5of18
Reyes Realty Group, LLC, 112 S Gordon St Alvin, TX 77511 Phone:(832) 867-3956 Fax:(281) 968-7685 412 W HOUSE ST
Yvette Reyes-Hall ProducedwithLoneWolfTransactions(zipFormEdition)717NHarwoodSt,Suite2200,Dallas,TX 75201 www.lwolf.com
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[PAGE 40]
412 W HOUSE ST
CommercialLeaseconcerning:Alvin, TX 77511
5. SECURITY DEPOSIT:
A. Upon execution of this lease, Tenant will pay $ 2,100.00 to Landlord as a security
deposit.
B. Landlord may apply the security deposit to any amounts owed by Tenant under this lease. If Landlord
applies any part of the security deposit during any time this lease is in effect to amounts owed by
Tenant, Tenant must, within 10 days after receipt of notice from Landlord, restore the security deposit
to the amount stated.
C. Within 60 days after Tenant surrenders the leased premises and provides Landlord written notice of
Tenant's forwarding address, Landlord will refund the security deposit less any amounts applied toward
amounts owed by Tenant or other charges authorized by this lease.
6. TAXES: Unless otherwise agreed by the parties, Landlord will pay all real property ad valorem taxes
assessed against the leased premises. Tenant waives all rights to protest the appraised value of the
leased premises and the Property, or appeal the same and all rights to receive notices of reappraisal set
forth in sections 41.413 and 42.015 of the Texas Tax Code.
7. UTILITIES:
A. The party designated below will pay for the following utility charges to the leased premises and any
connection charges for the utilities. (Check all that apply.)
N/A Landlord Tenant
(1) Water X
(2) Sewer X
(3) Electric X
(4) Gas X
(5) Telephone X
(6) Internet X
(7) Cable X
(8) Trash X
(9)
(10)All other utilities
B. The party responsible for the charges under Paragraph 7A will pay the charges directly to the utility
service provider. The responsible party may select the utility service provider, except that if Tenant
selects the provider, any access or alterations to the Property or leased premises necessary for the
utilities may be made only with Landlord's prior consent, which Landlord will not unreasonably withhold.
If Landlord incurs any liability for utility or connection charges for which Tenant is responsible to pay
and Landlord pays such amount, Tenant will immediately upon written notice from Landlord reimburse
Landlord such amount.
C. Notice: Tenant should determine if all necessary utilities are available to the leased premises
and are adequate for Tenant's intended use.
D. After-Hours HVAC Charges: "HVAC services" means heating, ventilating, and air conditioning of the
leased premises. (Check one box only.)
(1) Landlord is obligated to provide the HVAC services to the leased premises only during the
Property's operating hours specified under Paragraph 9C.
(TXR-2101)07-08-22 InitialedforIdentificationbyLandlord: , ,andTenant: , Page6of18
Reyes Realty Group, LLC, 112 S Gordon St Alvin, TX 77511 Phone:(832) 867-3956 Fax:(281) 968-7685 412 W HOUSE ST
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CommercialLeaseconcerning:Alvin, TX 77511
(2) Landlord will provide the HVAC services to the leased premises during the operating hours
specified under Paragraph 9C for no additional charge and will, at Tenant's request, provide HVAC
services to the leased premises during other hours for an additional charge of $
per hour. Tenant will pay Landlord the charges under this paragraph immediately upon receipt of
Landlord's invoice. Hourly charges are charged on a half-hour basis. Any partial hour will be
rounded up to the next half hour. Tenant will comply with Landlord's procedures to make a request
to provide the additional HVAC services under this paragraph.
X (3) Tenant will pay for the HVAC services under this lease.
8. INSURANCE:
A. During all times this lease is in effect, Tenant must, at Tenant's expense, maintain in full force and
effect from an insurer authorized to operate in Texas:
(1) commercial general liability insurance naming Landlord as an additional insured with policy limits on
an occurrence basis in a minimum amount of: (check only (a) or (b) below)
(a) $1,000,000; or
(b) $2,000,000.
If neither box is checked the minimum amount will be $1,000,000.
(2) personal property damage insurance for the business operations being conducted in the leased
premises and contents in the leased premises in an amount sufficient to replace such contents
after a casualty loss; and
(3) business interruption insurance sufficient to pay 12 months of rent payments.
B. Before the Commencement Date, Tenant must provide Landlord with a copy of insurance certificates
evidencing the required coverage. If the insurance coverage is renewed or changes in any manner or
degree at any time this lease is in effect, Tenant must, not later than 10 days after the renewal or
change, provide Landlord a copy of an insurance certificate evidencing the renewal or change.
C. If Tenant fails to maintain the required insurance in full force and effect at all times this lease is in
effect, Landlord may:
(1) purchase insurance that will provide Landlord the same coverage as the required insurance and
Tenant must immediately reimburse Landlord for such expense; or
(2) exercise Landlord's remedies under Paragraph 20.
D. Unless the parties agree otherwise, Landlord will maintain in full force and effect insurance for: (1) fire
and extended coverage in an amount to cover the reasonable replacement cost of the improvements of
the Property; and (2) any commercial general liability insurance in an amount that Landlord determines
reasonable and appropriate.
E. If there is an increase in Landlord's insurance premiums for the leased premises or Property or its
contents that is caused by Tenant, Tenant's use of the leased premises, or any improvements made by
or for Tenant, Tenant will, for each year this lease is in effect, pay Landlord the increase immediately
after Landlord notifies Tenant of the increase. Any charge to Tenant under this Paragraph 8E will be
equal to the actual amount of the increase in Landlord's insurance premium.
9. USE AND HOURS:
A. Tenant may use the leased premises for the following purpose and no other:
FOCUS PSYCHIATRY-DOCTOR'S OFFICE
.
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B. Unless otherwise specified in this lease, Tenant will operate and conduct its business in the leased
premises during business hours that are typical of the industry in which Tenant represents it operates.
C. The Property maintains operating hours of (specify hours, days of week, and if inclusive or exclusive of
weekends and holidays):8AM-5PM, MONDAY-FRIDAY
.
10.LEGAL COMPLIANCE:
A. Tenant may not use or permit any part of the leased premises or the Property to be used for:
(1) any activity which is a nuisance or is offensive, noisy, or dangerous;
(2) any activity that interferes with any other tenant's normal business operations or Landlord's
management of the Property;
(3) any activity that violates any applicable law, regulation, zoning ordinance, restrictive covenant,
governmental order, owners' association rules, tenants' association rules, Landlord's rules or
regulations, or this lease;
(4) any hazardous activity that would require any insurance premium on the Property or leased
premises to increase or that would void any such insurance;
(5) any activity that violates any applicable federal, state, or local law, including but not limited to those
laws related to air quality, water quality, hazardous materials, wastewater, waste disposal, air
emissions, or other environmental matters;
(6) the permanent or temporary storage of any hazardous material; or
(7)
.
B. "Hazardous material" means any pollutant, toxic substance, hazardous waste, hazardous material,
hazardous substance, solvent, or oil as defined by any federal, state, or local environmental law,
regulation, ordinance, or rule existing as of the date of this lease or later enacted.
C. Landlord does not represent or warrant that the leased premises or Property conform to applicable
restrictions, zoning ordinances, setback lines, parking requirements, impervious ground cover ratio
requirements, and other matters that may relate to Tenant's intended use. Tenant must satisfy itself
that the leased premises may be used as Tenant intends by independently investigating all matters
related to the use of the leased premises or Property. Tenant agrees that it is not relying on any
warranty or representation made by Landlord, Landlord's agent, or any broker concerning the use of
the leased premises or Property.
11.SIGNS:
A. Tenant may not post or paint any signs or place any decoration outside the leased premises or on the
Property without Landlord's written consent. Landlord may remove any unauthorized sign or
decorations, and Tenant will promptly reimburse Landlord for its cost to remove any unauthorized sign
or decorations.
B. Any authorized sign must comply with all laws, restrictions, zoning ordinances, and any governmental
order relating to signs on the leased premises or Property. Landlord may temporarily remove any
authorized sign to complete repairs or alterations to the leased premises or the Property.
C. By providing written notice to Tenant before this lease ends, Landlord may require Tenant, upon move-
out and at Tenant's expense, to remove, without damage to the Property or leased premises, any or all
signs or decorations that were placed on the Property or leased premises by or at the request of
Tenant. Any signs or decorations that Landlord does not require Tenant to remove and that are
fixtures, become the property of the Landlord and must be surrendered to Landlord at the time this
lease ends.
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12.ACCESS BY LANDLORD:
A. During Tenant's normal business hours Landlord may enter the leased premises for any reasonable
purpose, including but not limited to purposes for repairs, maintenance, alterations, and showing the
leased premises to prospective tenants or purchasers. Landlord may access the leased premises after
Tenant's normal business hours if: (1) entry is made with Tenant's permission; or (2) entry is necessary
to complete emergency repairs. Landlord will not unreasonably interfere with Tenant's business
operations when accessing the leased premises.
B. Duringthelast 45 days of this lease, Landlord may place a "For Lease" or similarly worded sign on
the leased premises.
13.MOVE-IN CONDITION: Tenant has inspected the leased premises and accepts it in its present (as-is)
condition unless expressly noted otherwise in this lease or in an addendum. Landlord and any agent have
made no express or implied warranties as to the condition or permitted use of the leased premises or
Property.
14.MOVE-OUT CONDITION AND FORFEITURE OF TENANT'S PERSONAL PROPERTY:
A. At the time this lease ends, Tenant will surrender the leased premises in the same condition as when
received, except for normal wear and tear. Tenant will leave the leased premises in a clean condition
free of all trash, debris, personal property, hazardous materials, and environmental contaminants.
B. If Tenant leaves any personal property in the leased premises after Tenant surrenders possession of
the leased premises, Landlord may: (1) require Tenant, at Tenant's expense, to remove the personal
property by providing written notice to Tenant; or (2) retain such personal property as forfeited property
to Landlord.
C. "Surrender" means vacating the leased premises and returning all keys and access devices to
Landlord. "Normal wear and tear" means deterioration that occurs without negligence, carelessness,
accident, or abuse.
D. By providing written notice to Tenant before this lease ends, Landlord may require Tenant, upon move-
out and at Tenant's expense, to remove, without damage to the Property or leased premises, any or all
fixtures that were placed on the Property or leased premises by or at the request of Tenant. Any
fixtures that Landlord does not require Tenant to remove become the property of the Landlord and
must be surrendered to Landlord at the time this lease ends.
15.MAINTENANCE AND REPAIRS:
A. Cleaning: Tenant must keep the leased premises clean and sanitary and promptly dispose of all
garbage in appropriate receptacles. Landlord X Tenant will provide, at its expense, janitorial
services to the leased premises that are customary and ordinary for the property type. Tenant will
maintain any grease trap on the Property which Tenant uses, including but not limited to periodic
emptying and cleaning, as well as making any modification to the grease trap that may be necessary to
comply with any applicable law.
B. Repairs of Conditions Caused by a Party: Each party must promptly repair a condition in need of repair
that is caused, either intentionally or negligently, by that party or that party's guests, patrons, invitees,
contractors or permitted subtenants.
C. Repair and Maintenance Responsibility: Except as otherwise provided by this Paragraph 15, the party
designated below, at its expense, is responsible to maintain and repair the following specified items in
the leased premises (if any). The specified items must be maintained in clean and good operable
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condition. If a governmental regulation or order requires a modification to any of the specified items,
the party designated to maintain the item must complete and pay the expense of the modification. The
specified items include and relate only to real property in the leased premises. Tenant is responsible
for the repair and maintenance of its personal property. (Check all that apply.)
N/A Landlord Tenant
(1) Foundation, exterior walls and other structural components ............... X
(2) Roof replacement ............................................................................... X
(3) Roof repair ......................................................................................... X
(4) Glass and windows ............................................................................. X
(5) Fire protection equipment ................................................................... X
(6) Fire sprinkler systems ........................................................................ X
(7) Exterior and overhead doors, including closure devices, molding,
locks, and hardware ........................................................................... X
(8) Grounds maintenance, including landscaping and irrigation
systems .............................................................................................. X
(9) Interior doors, including closure devices, frames, molding, locks,
and hardware ...................................................................................... X
(10)Parking areas and walks ..................................................................... X
(11)Plumbing systems, drainage systems and sump pumps .................... X
(12)Electrical systems, mechanical systems ............................................ X
(13)Ballast and lamp replacement ............................................................ X
(14)Heating, Ventilation and Air Conditioning (HVAC) systems ................ X
(15)HVAC system replacement ................................................................. X
(16)Signs and lighting: ...............................................................................
(a) Pylon ............................................................................................. X
(b) Fascia ........................................................................................... X
(c) Monument ..................................................................................... X
(d) Door/Suite ..................................................................................... X
(e) Directional ..................................................................................... X
(f) Other: .............
(17)Extermination and pest control, excluding wood-destroying insects. X
(18)Fences and Gates ...........O...N.. .4..1..2.. .W... .H..O...U..S..E.. .S..I.D...E.. .O..N...L..Y...................... X
(19)Storage yards and storage buildings ........I.F.. .U..S..E..D................................ X
(20)Wood-destroying insect treatment and repairs ................................... X
(21)Cranes and related systems ............................................................... X
(22)Replace AC filters every 3 months
(23)
(24)All other items and systems. ...............................................................
D. Repair Persons: Repairs must be completed by trained, qualified, and insured repair persons.
E. HVAC Service Contract: If Tenant maintains the HVAC system under Paragraph 15C(14), Tenant X is
is not required to maintain, at its expense, a regularly scheduled maintenance and service contract
for the HVAC system. The maintenance and service contract must be purchased from a HVAC
maintenance company that regularly provides such contracts to similar properties. If Tenant fails to
maintain a required HVAC maintenance and service contract in effect at all times during this lease,
Landlord may do so and Tenant will reimburse Landlord for the expense of such maintenance and
service contract or Landlord may exercise Landlord's remedies under Paragraph 20.
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F. Common Areas: Landlord will maintain any common areas in the Property in a manner as Landlord
determines to be in the best interest of the Property. Landlord will maintain any elevator and signs in
the common area. Landlord may change the size, dimension, and location of any common areas,
or allocate areas for short term or reserved parking for specific tenants, provided that such change
does not materially impair Tenant's use and access to the leased premises. Tenant has the
non-exclusive license to use the common areas in compliance with Landlord's rules and regulations.
Tenant may not solicit any business in the common areas or interfere with any other person's right to
use the common areas. This paragraph does not apply if Paragraph 2A(2) applies.
G. Notice of Repairs: Tenant must promptly notify Landlord of any item that is in need of repair and that is
Landlord's responsibility to repair. All requests for repairs to Landlord must be in writing.
H. Failure to Repair: Landlord must make a repair for which Landlord is responsible within a reasonable
period of time after Tenant provides Landlord written notice of the needed repair. If Tenant fails to
repair or maintain an item for which Tenant is responsible within 10 days after Landlord provides
Tenant written notice of the needed repair or maintenance, Landlord may: (1) repair or maintain the
item, without liability for any damage or loss to Tenant, and Tenant must immediately reimburse
Landlord for the cost to repair or maintain; or (2) exercise Landlord's remedies under Paragraph 20.
16.ALTERATIONS:
A. Tenant may not alter (including making any penetrations to the roof, exterior walls or foundation),
improve, or add to the Property or the leased premises without Landlord's written consent. Landlord will
not unreasonably withhold consent for the Tenant to make reasonable non-structural alterations,
modifications, or improvements to the leased premises.
B. Tenant may not alter any locks or any security devices on the Property or the leased premises without
Landlord's consent. If Landlord authorizes the changing, addition, or rekeying of any locks or other
security devices, Tenant must immediately deliver the new keys and access devices to Landlord.
Tenant to provide landlord 2 copies of keys, if changed- 1 for landlord, 1 for fire dept blackbox
C. If a governmental order requires alteration or modification to the leased premises, the party obligated
to maintain and repair the item to be modified or altered as designated in Paragraph 15 will, at its
expense, modify or alter the item in compliance with the order and in compliance with Paragraphs 16A
and 17.
D. Any alterations, improvements, fixtures or additions to the Property or leased premises installed by
either party during the term of this lease will become Landlord's property and must be surrendered to
Landlord at the time this lease ends, except for those fixtures Landlord requires Tenant to remove
under Paragraph 11 or 14 or if the parties agree otherwise in writing.
17.LIENS: Tenant may not do anything that will cause the title of the Property or leased premises to be
encumbered in any way. If Tenant causes a lien to be filed against the Property or leased premises,
Tenant will within 20 days after receipt of Landlord's demand: (1) pay the lien and have the lien released of
record; or (2) take action to discharge the lien. Tenant will provide Landlord a copy of any release Tenant
obtains pursuant to this paragraph.
18.LIABILITY: To the extent permitted by law, Landlord is NOT responsible to Tenant or Tenant's employees,
patrons, guests, or invitees for any damages, injuries, or losses to person or property caused by:
A. an act, omission, or neglect of: Tenant; Tenant's agent; Tenant's guest; Tenant's employees; Tenant's
patrons; Tenant's invitees; or any other tenant on the Property;
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B. fire, flood, water leaks, ice, snow, hail, winds, explosion, smoke, riot, strike, interruption of utilities,
theft, burglary, robbery, assault, terrorism, vandalism, other persons, environmental contaminants, or
other occurrences or casualty losses.
19.INDEMNITY: Each party will indemnify, defend, and hold the other party harmless from any property
damage, personal injury, suits, actions, liabilities, damages, cost of repairs or service to the leased
premises or Property, or any other loss caused, negligentIy or otherwise, by that party or that party's
employees, patrons,guests, or invitees.
20.DEFAULT:
A. If Landlord fails to comply with this lease within 30 days after Tenant notifies Landlord of Landlord's
failure to comply, Landlord will be in default and Tenant may seek any remedy provided by law. If,
however, Landlord's non-compliance reasonably requires more than 30 days to cure, Landlord will not
be in default if the cure is commenced within the 30-day period and is diligently pursued.
B. If Landlord does not actually receive at the place designated for payment any rent due under this lease
within 5 days after it is due, Tenant will be in default. If Tenant fails to comply with this lease for any
other reason within 20 days after Landlord notifies Tenant of its failure to comply, Tenant will be in
default.
C. If Tenant is in default, Landlord may, with at least 3 days written notice to Tenant: (i) terminate this
lease, or (ii) terminate Tenant's right to occupy the leased premises without terminating this lease and
may accelerate all rents which are payable during the remainder of this lease or any renewal period.
Landlord will attempt to mitigate any damage or loss caused by Tenant's breach by using commercially
reasonable means. If Tenant is in default, Tenant will be liable for:
(1) any lost rent;
(2) Landlord's cost of reletting the leased premises, including brokerage fees, advertising fees, and
other fees necessary to relet the leased premises;
(3) repairs to the leased premises for use beyond normal wear and tear;
(4) all Landlord's costs associated with eviction of Tenant, such as attorney's fees, court costs, and
prejudgment interest;
(5) all Landlord's costs associated with collection of rent such as collection fees, late charges, and
returned check charges;
(6) cost of removing any of Tenant's equipment or fixtures left on the leased premises or Property;
(7) cost to remove any trash, debris, personal property, hazardous materials, or environmental
contaminants left by Tenant or Tenant's employees, patrons, guests, or invitees in the leased
premises or Property;
(8) cost to replace any unreturned keys or access devices to the leased premises, parking areas, or
Property; and
(9) any other recovery to which Landlord may be entitled under this lease or under law.
21.ABANDONMENT, INTERRUPTION OF UTILITIES, REMOVAL OF PROPERTY, AND LOCKOUT:
Chapter 93 of the Texas Property Code governs the rights and obligations of the parties with regard to:
(a) abandonment of the leased premises; (b) interruption of utilities; (c) removal of Tenant's property; and
(d) ''lock-out'' of Tenant.
22.HOLDOVER: If Tenant fails to vacate the leased premises at the time this lease ends, Tenant will become
a tenant-at-will and must vacate the leased premises immediately upon receipt of demand from Landlord.
No holding over by Tenant, with or without the consent of Landlord, will extend this lease. Tenant will
indemnify Landlord and any prospective tenants for any and all damages caused by the holdover. Rent for
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any holdover period will be 150% of the base monthly rent plus any additional rent calculated on a daily
basis and will be immediately due and payable daily without notice or demand.
23.LANDLORD'S LIEN AND SECURITY INTEREST: To secure Tenant's performance under this lease,
Tenant grants to Landlord a lien and security interest against all of Tenant's nonexempt personal property
that is in the leased premises or on the Property. This lease is a security agreement for the purposes of
the Uniform Commercial Code. Landlord may file a financing statement to perfect Landlord's security
interest under the Uniform Commercial Code.
24.ASSIGNMENT AND SUBLETTING: Landlord may assign this lease to any subsequent owner of the
Property. Tenant may not assign this lease or sublet any part of the leased premises without Landlord's
written consent. An assignment of this lease or subletting of the leased premises without Landlord's written
consent is voidable by Landlord. If Tenant assigns this lease or sublets any part of the leased premises,
Tenant will remain liable for all of Tenant's obligations under this lease regardless if the assignment or
sublease is made with or without the consent of Landlord.
25.RELOCATION:
A. By providing Tenant with not less than 90 days advanced written notice, Landlord may require Tenant
to relocate to another location in the Property, provided that the other location is equal in size or larger
than the leased premises then occupied by Tenant and contains similar leasehold improvements.
Landlord will pay Tenant's reasonable out-of-pocket moving expenses for moving to the other location.
"Moving expenses" means reasonable expenses incurred by Tenant payable to professional movers,
utility companies for connection and disconnection fees, wiring companies for connecting and
disconnecting Tenant's office equipment required by the relocation, and printing companies for
reprinting Tenant's stationary, business cards, and marketing materials containing Tenant's address. A
relocation of Tenant will not change or affect any other provision of this lease that is then in effect,
including rent and reimbursement amounts, except that the description of the suite or unit number will
automatically be amended.
X B. Landlord may not require Tenant to relocate to another location in the Property without Tenant's prior
consent.
26.SUBORDINATION:
A. This lease and Tenant's leasehold interest are and will be subject, subordinate, and inferior to:
(1) any lien, encumbrance, or ground lease now or hereafter placed on the leased premises or the
Property that Landlord authorizes;
(2) all advances made under any such lien, encumbrance, or ground lease;
(3) the interest payable on any such lien or encumbrance;
(4) any and all renewals and extensions of any such lien, encumbrance, or ground lease;
(5) any restrictive covenant affecting the leased premises or the Property; and
(6) the rights of any owners' association affecting the leased premises or Property.
B. Tenant must, on demand, execute a subordination, attornment, and non-disturbance agreement that
Landlord may request that Tenant execute, provided that such agreement is made on the condition
that this lease and Tenant's rights under this lease are recognized by the lien-holder.
27.ESTOPPEL CERTIFICATES AND FINANCIAL INFORMATION:
A. Within 10 days after receipt of a written request from Landlord, Tenant will execute and deliver to
Landlord an estoppel certificate that identifies the terms and conditions of this lease.
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B. Within 30 days after receipt of a written request from Landlord, Tenant will provide to Landlord
Tenant's current financial information (balance sheet and income statement). Landlord may request the
financial information no more frequently than once every 12 months.
28.CASUALTY LOSS:
A. Tenant must immediately notify Landlord of any casualty loss in the leased premises. Within 20 days
after receipt of Tenant's notice of a casualty loss, Landlord will notify Tenant if the leased premises are
less than or more than 50% unusable, on a per square foot basis, and if Landlord can substantially
restore the leased premises within 120 days after Tenant notifies Landlord of the casualty loss.
B. If the leased premises are less than 50% unusable and Landlord can substantially restore the leased
premises within 120 days after Tenant notifies Landlord of the casualty, Landlord will restore the leased
premises to substantially the same condition as before the casualty. If Landlord fails to substantially
restore within the time required, Tenant may terminate this lease.
C. If the leased premises are more than 50% unusable and Landlord can substantially restore the leased
premises within 120 days after Tenant notifies Landlord of the casualty, Landlord may: (1) terminate
this lease; or (2) restore the leased premises to substantially the same condition as before the
casualty. If Landlord chooses to restore and does not substantially restore the leased premises within
the time required, Tenant may terminate this lease.
D. If Landlord notifies Tenant that Landlord cannot substantially restore the leased premises within 120
days after Tenant notifies Landlord of the casualty loss, Landlord may: (1) choose not to restore and
terminate this lease; or (2) choose to restore, notify Tenant of the estimated time to restore, and give
Tenant the option to terminate this lease by notifying Landlord within 10 days.
E. If this lease does not terminate because of a casualty loss, rent will be reduced from the date Tenant
notifies Landlord of the casualty loss to the date the leased premises are substantially restored by an
amount proportionate to the extent the leased premises are unusable.
29.CONDEMNATION: If after a condemnation or purchase in lieu of condemnation the leased premises are
totally unusable for the purposes stated in this lease, this lease will terminate. If after a condemnation or
purchase in lieu of condemnation the leased premises or Property are partially unusable for the purposes
of this lease, this lease will continue and rent will be reduced in an amount proportionate to the extent the
leased premises are unusable. Any condemnation award or proceeds in lieu of condemnation are the
property of Landlord and Tenant has no claim to such proceeds or award. Tenant may seek compensation
from the condemning authority for its moving expenses and damages to Tenant's personal property.
30.ATTORNEY'S FEES: Any person who is a prevailing party in any legal proceeding brought under or
related to the transaction described in this lease is entitled to recover prejudgment interest, reasonable
attorney's fees, and all other costs of litigation from the nonprevailing party.
31.REPRESENTATIONS:
A. Tenant's statements in this lease and any application for rental are material representations relied upon
by Landlord. Each party signing this lease represents that he or she is of legal age to enter into a
binding contract and is authorized to sign this lease. If Tenant makes any misrepresentation in this
lease or in any application for rental, Tenant is in default.
B. Landlord is not aware of any material defect on the Property that would affect the health and safety of
an ordinary person or any environmental hazard on or affecting the Property that would affect the
health or safety of an ordinary person, except:
.
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C. Each party and each signatory to this lease represents that: (1) it is not a person named as a Specially
Designated National and Blocked Person as defined in Presidential Executive Order 13224; (2) it is not
acting, directly or indirectly, for or on behalf of a Specially Designated and Blocked Person; and (3) is
not arranging or facilitating this lease or any transaction related to this lease for a Specially Designated
and Blocked Person. Any party or any signatory to this lease who is a Specially Designated and
Blocked person will indemnify and hold harmless any other person who relies on this representation
and who suffers any claim, damage, loss, liability or expense as a result of this representation.
32.BROKERS:
A. The brokers to this lease are:
PrincipalBroker: CooperatingBroker:
Agent: Agent:
Address: Address:
Phone&Fax: Phone&Fax:
E-mail: E-mail:
LicenseNo.: LicenseNo.:
Principal Broker: (Check only one box) Cooperating Broker represents Tenant.
represents Landlord only.
represents Tenant only.
isanintermediarybetweenLandlordandTenant.
B. Fees:
(1) Principal Broker's fee will be paid according to: (Check only one box).
(a) a separate written commission agreement between Principal Broker and:
Landlord Tenant.
(b) the attached Commercial Lease Addendum for Broker's Fee (TXR-2102).
(2) Cooperating Broker's fee will be paid according to: (Check only one box).
(a) a separate written commission agreement between Cooperating Broker and:
Principal Broker Landlord Tenant.
(b) the attached Commercial Lease Addendum for Broker's Fee (TXR-2102).
33.ADDENDA: Incorporated into this lease are the addenda, exhibits and other information marked in the
Addenda and Exhibit section of the Table of Contents. If Landlord's Rules and Regulations are made part
of this lease, Tenant agrees to comply with the Rules and Regulations as Landlord may, at its discretion,
amend from time to time.
34.NOTICES: All notices under this lease must be in writing and are effective when hand-delivered, mailed by
certified mail return receipt requested, sent by a national or regional overnight delivery service that
provides a delivery receipt, or sent by confirmed facsimile transmission to:
Landlord at: JMolderProperties, LLC,
Address:5650 County Road 392, Alvin, Tx 77511
Attention: Jonathon Molder
Fax:
(TXR-2101)07-08-22 InitialedforIdentificationbyLandlord: , ,andTenant: , Page15of18
Reyes Realty Group, LLC, 112 S Gordon St Alvin, TX 77511 Phone:(832) 867-3956 Fax:(281) 968-7685 412 W HOUSE ST
Yvette Reyes-Hall ProducedwithLoneWolfTransactions(zipFormEdition)717NHarwoodSt,Suite2200,Dallas,TX 75201 www.lwolf.com
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[PAGE 50]
412 W HOUSE ST
CommercialLeaseconcerning:Alvin, TX 77511
and a copy to:
Address:
Attention:
Fax:
X Landlord also consents to receive notices by e-mail at:jonathon.molder01@gmail.com
Tenant at the leased premises,
and to:
Address:
Attention:
Fax:
and a copy to:
Address:
Attention:
Fax:
Tenant also consents to receive notices by e-mail at:
35.SPECIAL PROVISIONS: The following special provisions apply and will control in the event of a conflict
with other provisions of this lease. (If special provisions are contained in an addendum, identify the applicable
addendum on the cover page of this lease.)
1) Landlord will reimburse tenant the security deposit (also known as last month's rent) of $2100
within 15 days after termination of lease provided no damage to premises has occurred
(Commercial Lease & Inventory Form to be provided by Landlord. Tenant to complete form and
turn back into Landlord within 5 days after commencement of lease)
2) Landlord agrees to allow tenant to make upgrades/updates to office space. Landlord agrees to
reimburse tenants for their upfront cost of $16,800. Breakdown will occur in the form of two free
months, monthly reimbursements, and lump sum. A detailed view-"Exhibit A" is attached.
3) Tenant agrees to a final lump sum reimbursement of $4200 for renovations made to office space.
Lump sum to be paid at end of lease and will complete full reimbursement by Landlord.
4) Tenant to provide landlord with all receipts of work done within 5 days after completion (greater
than or equal to $16,800).
5) Tenant has full access to entire parking lot while 414 W House is vacant. Once 414 W House is
occupied, tenant's assigned business parking area for 412 W House is exclusively on the right side.
6) Signage and its location requires Landlord approval.
36.AGREEMENT OF PARTIES:
A. Entire Agreement: This lease contains the entire agreement between Landlord and Tenant and may
not be changed except by written agreement.
B. Binding Effect: This lease is binding upon and inures to the benefit of the parties and their respective
heirs, executors, administrators, successors, and permitted assigns.
C. Joint and Several: All Tenants are jointly and severally liable for all provisions of this lease. Any act or
notice to, or refund to, or signature of, any one or more of the Tenants regarding any term of this lease,
its renewal, or its termination is binding on all Tenants.
(TXR-2101)07-08-22 InitialedforIdentificationbyLandlord: , ,andTenant: , Page16of18
Reyes Realty Group, LLC, 112 S Gordon St Alvin, TX 77511 Phone:(832) 867-3956 Fax:(281) 968-7685 412 W HOUSE ST
Yvette Reyes-Hall ProducedwithLoneWolfTransactions(zipFormEdition)717NHarwoodSt,Suite2200,Dallas,TX 75201 www.lwolf.com
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[PAGE 51]
412 W HOUSE ST
CommercialLeaseconcerning:Alvin, TX 77511
D. Controlling Law: The laws of the State of Texas govern the interpretation, performance, and
enforcement of this lease.
E. Severable Clauses: If any clause in this lease is found invalid or unenforceable by a court of law, the
remainder of this lease will not be affected and all other provisions of this lease will remain valid and
enforceable.
F. Waiver: Landlord's delay, waiver, or non-enforcement of acceleration, contractual or statutory lien,
rental due date, or any other right will not be deemed a waiver of any other or subsequent breach by
Tenant or any other term in this lease.
G. Quiet Enjoyment: Provided that Tenant is not in default of this lease, Landlord covenants that Tenant
will enjoy possession and use of the leased premises free from material interference.
H. Force Majeure: If the performance of any party to this lease is delayed by strike, lock-out, shortage
of material, governmental restriction, riot, war, epidemic, pandemic, quarantine, or by other cause,
without fault and beyond the control of the party obligated (financial inability excepted), performance of
such act will be abated for the period of the delay; provided, however, nothing in this paragraph
excuses Tenant from the prompt payment of rent or other charge, nor will Tenant's inability to obtain
governmental approval for its intended use of the leased premises excuse any of Tenant's obligations
hereunder.
I. Time: Time is of the essence. The parties require strict compliance with the times for performance.
J. Counterparts: If this lease is executed in a number of identical counterparts, each counterpart is an
original and all counterparts, collectively, constitute one agreement.
37.EFFECTIVE DATE: The effective date of this lease is the date the last party executes this lease and initials
any changes.
38.LICENSE HOLDER DISCLOSURE: Texas law requires a real estate license holder who is a party to a
transaction or acting on behalf of a spouse, parent, child, business entity in which the license holder owns
more than 10%, or a trust for which the license holder acts as a trustee or of which the license holder or
the license holder's spouse, parent or child is a beneficiary, to notify the other party in writing before
entering into a contract of sale or rental agreement. Disclose if applicable: n/a
.
(TXR-2101)07-08-22 InitialedforIdentificationbyLandlord: , ,andTenant: , Page17of18
Reyes Realty Group, LLC, 112 S Gordon St Alvin, TX 77511 Phone:(832) 867-3956 Fax:(281) 968-7685 412 W HOUSE ST
Yvette Reyes-Hall ProducedwithLoneWolfTransactions(zipFormEdition)717NHarwoodSt,Suite2200,Dallas,TX 75201 www.lwolf.com
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[PAGE 52]
412 W HOUSE ST
CommercialLeaseconcerning:Alvin, TX 77511
Brokers are not qualified to render legal advice, property inspections, surveys, engineering studies,
environmental assessments, tax advice, or compliance inspections. The parties should seek experts
to render such services. READ THIS LEASE CAREFULLY. If you do not understand the effect of this
Lease, consult your attorney BEFORE signing.
Landlord: JMolderProperties, LLC Tenant:
By:JONATHON MOLDER By:
By(signature): By(signature):
PrintedName:JONATHON MOLDER PrintedName:
Title:OWNER/LANDLORD Date: Title: Date:
By: By:
By(signature): By(signature):
PrintedName: PrintedName:
Title: Date: Title: Date:
(TXR-2101)07-08-22 Page18of18
Reyes Realty Group, LLC, 112 S Gordon St Alvin, TX 77511 Phone:(832) 867-3956 Fax:(281) 968-7685 412 W HOUSE ST
Yvette Reyes-Hall ProducedwithLoneWolfTransactions(zipFormEdition)717NHarwoodSt,Suite2200,Dallas,TX 75201 www.lwolf.com
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[PAGE 53]
COMMERCIAL LEASE INVENTORY AND CONDITION FORM
USEOFTHISFORMBYPERSONSWHOARENOTMEMBERSOFTHETEXASASSOCIATIONOFREALTORS®,INC.ISNOTAUTHORIZED.
©TexasAssociationofREALTORS®,Inc.2010
CONCERNING THE LEASED PREMISES AT 412 W HOUSE ST, Alvin, TX 77511
The condition of the leased premises is clean, undamaged, in good working order and sufficient for Tenant's
use unless otherwise noted below.
A. Exterior Items Move-In Comments Landlord's Move-Out Comments
Mailbox
Fences & Gates
Driveway & Parking
Exterior Doors
B. Interior Common Area Move-In Comments Landlord's Move-Out Comments
Ceilings & Walls
Floor
Doors
Restrooms
Elevator
Stairs
C. Interior of Leased Premises Move-In Comments Landlord's Move-Out Comments
Ceilings & Walls
Paint & Wallpaper
Doors & Door Stops
Door Locks & Knobs
Flooring
Lights & Ceiling Fans
(TXR-2121)1-26-10 InitialedforIdentificationbyLandlord: , ,andTenant: , Page1of2
Reyes Realty Group, LLC, 112 S Gordon St Alvin, TX 77511 Phone:(832) 867-3956 Fax:(281) 968-7685 412 W HOUSE ST
Yvette Reyes-Hall ProducedwithLoneWolfTransactions(zipFormEdition)717NHarwoodSt,Suite2200,Dallas,TX 75201 www.lwolf.com
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[PAGE 54]
Inventory and Condition Form concerning 412 W HOUSE ST, Alvin, TX 77511
Windows & Screens
Window Latches
Drapes/Blinds/Shutters
Plugs & Switches
D. Other Move-In Comments Landlord's Move-Out Comments
E. Number of Keys: Received Returned
Door Keys:
Mailbox Keys:
Security Cards:
:
Date:
Tenant:
By:
By (signature):
Printed Name:
Title:
By:
By (signature):
Printed Name:
Title:
(TXR-2121)1-26-10 Page2of2
Reyes Realty Group, LLC, 112 S Gordon St Alvin, TX 77511 Phone:(832) 867-3956 Fax:(281) 968-7685 412 W HOUSE ST
Yvette Reyes-Hall ProducedwithLoneWolfTransactions(zipFormEdition)717NHarwoodSt,Suite2200,Dallas,TX 75201 www.lwolf.com
Page 54 of 60

[PAGE 55]
(Full base rent + NNN minus $700)
Lump sum-$4,200
Total: $16,800(100% reimbursement)
Landlord Signature Tenant Signature
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[PAGE 56]
Brazoria CAD Property Search
 Property Details
Account
Property ID: 715587 Geographic ID: 4395-0002-001
Type: R Zoning: 12-30-08 CJC
Property Use:
Location
Situs Address: 412 W HOUSE ST ALVIN, TX 77511
Map ID: Mapsco:
Legal Description: GRAHAM (ALVIN) BLK 2 LOT 2A & DISNEY BLK 8 LOT 3B
Abstract/Subdivision: S4395
Neighborhood: (COMM) COMM ACCTS
Owner
Owner ID: 11320
Name: WRIGHT W CLAY DDS
Agent: OCONNOR & ASSOCIATES
Mailing Address: 1815 PINE CREST BLVD
ALVIN, TX 77511-2817
% Ownership: 100.0%
Exemptions: For privacy reasons not all exemptions are shown online.
 Property Values
Improvement Homesite Value: $0 (+)
Improvement Non-Homesite Value: $261,630 (+)
Land Homesite Value: $0 (+)
Land Non-Homesite Value: $18,720 (+)
Agricultural Market Valuation: $0 (+)
Market Value: $280,350 (=)
Agricultural Value Loss: $0 (-)
HS Cap Loss:  $0 (-)
Circuit Breaker:  $119,238 (-)
Appraised Value: $161,112
Ag Use Value: $0
Information provided for research purposes only. Legal descriptions and acreage amounts are for Appraisal District
use only and should be verified prior to using for legal purpose and or documents. Please contact the Appraisal
District to verify all information for accuracy.
 Property Taxing Jurisdiction
Owner: WRIGHT W CLAY DDS %Ownership: 100.0%
Entity Description Tax Rate Market Taxable Estimated Freeze
Value Value Tax Ceiling
CAD BRAZORIA COUNTY APPRAISAL DISTRICT 0.000000 $280,350 $161,112 $0.00
CAL CITY OF ALVIN 0.685000 $280,350 $161,112 $1,103.62
DR3 BRAZORIA COUNTY CONSERVATION & 0.150000 $280,350 $161,112 $241.67
RECLAMATION DISTRICT #3 (ALVIN)
GBC BRAZORIA COUNTY 0.261625 $280,350 $161,112 $421.51
JAL ALVIN COMMUNITY COLLEGE 0.155988 $280,350 $161,112 $251.32
Privacy - Terms
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[PAGE 57]
RDB ROAD & BRIDGE FUND 0.041921 $280,350 $161,112 $67.54
SAL ALVIN INDEPENDENT SCHOOL DISTRICT 1.170000 $280,350 $161,112 $1,885.01
Total Tax Rate: 2.464534
Estimated Taxes With Exemptions: $3,970.67
Estimated Taxes Without Exemptions: $6,909.33
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[PAGE 58]
 Property Improvement - Building
Description: DENTAL OFFICE Type: Commercial Living Area: 1428.0 sqft Value: $250,570
Type Description Class CD Year Built SQFT
444 DENTAL OFFICE/CLINIC D 2000 1428
CP6 CANOPY ROOF/SLAB B 1974 91
RS1 STORAGE BLDG B 1974 90
CP6 CANOPY ROOF/SLAB B 1974 91
Description: CONC PAVING Type: Commercial Living Area: 0 sqft Value: $11,060
Type Description Class CD Year Built SQFT
YPC1 CONCRETE PAVING AVERAGE C 1974 2859
 Property Land
Type Description Acreage Sqft Eff Front Eff Depth Market Value Prod. Value
S1 PRIMARY SITE 0.14 6,000.00 0.00 0.00 $18,720 $0
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[PAGE 59]
 Property Roll Value History
Year Improvements Land Market Ag Valuation HS Cap Loss Appraised
2025 $261,630 $18,720 $0 $0 $161,112
2024 $115,540 $18,720 $0 $0 $134,260
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[PAGE 60]
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