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HomeMy WebLinkAboutbocc.con.088.21 - BOCCLEASE AGREEMENT THIS LEASE AGREEMENT (“Lease”) is made and entered into this 1st day of May 2021, by the Aspen Pitkin County Airport of Pitkin County, Colorado (hereinafter called "Aspen Pitkin County Airport"), and Jennifer Handy (hereinafter called "Lessee"), WITNESSETH: 1. Lease Covenant. In consideration of the payment of the rents and the keeping and performing of the covenants and promises hereinafter set forth, Aspen Pitkin County Airport hereby leases to the Lessee the premises situated in Pitkin County, Colorado described as follows (the “Premises” or “leased Premises”): 2. Lease Term. The term of this Lease shall commence on May 1, 2021, and shall expire on October 31, 2021, (the “Primary Term”) unless sooner terminated as provided herein, subject to the terms and conditions of this Lease. Unless terminated as provided herein, Lessee shall have the right to renew the lease at the end of the Primary Term for an additional six-month term, upon written agreement in the form of a new lease with Aspen Pitkin County Airport. 3.Employment. Lessee agrees that he or she shall remain employed with the Aspen Pitkin County Airport and occupy the leased Premises as his or her primary residence in accordance with the terms of the Airport Employee Housing Policy through the duration of this agreement, as a condition of this lease. In the event of termination of such employment or occupancy of other property as a primary residence, Lessee shall surrender his/her right to use and occupy the employee unit within 30 days, and this Lease shall terminate. 4. Rent. a.Rent for the Primary Term of this Lease shall be the sum of $6,270.00, payable in monthly installments of $1,045.00 commencing on May 1, 2021 and continuing on the first day of each calendar month thereafter. b.Lessee has paid in advance, in addition to the regular rental payment; 0 days prorated rent in the amount of $0 based on a move-in date of November 5, 2020. c.Lessee has paid a Security Deposit of $519.00. d.It is agreed that in the event of any default in the payment of rent in excess of five (5) days in any of the installments allowed in this Lease, the whole of the rent reserved for the then remaining period, shall, at the option of the Aspen Pitkin County Airport, become due and payable without any notice or demand from the Aspen Pitkin County Airport. e.Rent payments shall be made in the form of a personal check, cashier’s check or money order made out to Aspen Pitkin County Airport and delivered or mailed to Aspen Pitkin County Airport at the address of: 0233 E. Airport Rd. Suite A, Attn: Accounting, Aspen, CO 81611. f.If Lessee makes any payment to Aspen Pitkin County Airport by a check which is later dishonored for any reason, Aspen Pitkin County Airport may, in addition to the other remedies available to it hereunder, require that future rental payments be made by cashier’s check or certified funds. Lessee agrees to pay Aspen Pitkin County Airport $35 for each instance that a check written Contract No. 088.2021 to Aspen Pitkin County Airport is dishonored in addition to a late payment charge. Aspen Pitkin County Airport, at its option, has the right to terminate this Lease upon receiving its first dishonored check from Lessee. 5. Late Charges. Lessee shall be assessed a late charge of $50 if rent has not been paid by the close of business on the fifth day (5th) of the month. If the 5th falls on a Saturday, Sunday or holiday, rent will considered late on the following business day. Aspen Pitkin County Airport’s failure to collect any late charges that have accrued shall not be deemed to be a waiver of these charges and Aspen Pitkin County Airport shall be entitled to deduct all accrued and unpaid late charges out of Lessee’s Security Deposit upon termination of this Lease. Late charges shall accrue as provided hereunder in any case where the full rent, or any portion thereof, due hereunder remains unpaid. Accordingly, partial payments of rent will not prevent the full late charge from being applied to the amounts due. 6. Security Deposit. a. The Lessee, as stated above, shall deposit with the Aspen Pitkin County Airport the sum of $519.00 as security for the faithful performance of the terms and obligations of the Lessee provided for herein. This Security Deposit shall be held by Aspen Pitkin County Airport, for the term of the Lease. No interest shall be paid to Lessee on the Security Deposit. The Aspen Pitkin County Airport, at its option, may apply proceeds from the Security Deposit as partial or full payment for any month's rent unpaid during the lease term, including late charges, after written notice to Lessee. The Aspen Pitkin County Airport further can apply any proceeds from the Security Deposit to the repair of damage caused to the Premises stated after written notice to Lessee. The Security Deposit shall not be deemed to be the total amount for which the Lessee shall be responsible in the event of damage caused by the Lessee. The Lessee shall be responsible and liable for damage caused by pets, guests, tenants and any other invitees of the Lessee. b. In the event that cause exists for retaining any portion of the Security Deposit, Aspen Pitkin County Airport, not later than 60 days after the expiration or sooner termination hereof, shall provide Lessee with payment of the unused portion of this deposit and an accounting of deductions. Said sixty (60) day notice shall be deemed given upon deposit in the mail, regular postage pre-paid addressed to Lessee at the address set forth in this Lease. This Security Deposit shall not be construed as liquidated damages and shall not impair or alter remedies otherwise available to Aspen Pitkin County Airport hereunder, or at law or in equity, including the right to proceed against the Lessee for rent, damages or expenses not adequately covered by the deposit. In the event Lessee unlawfully attempts to terminate this Lease or abandons the Premises, Aspen Pitkin County Airport shall be entitled to retain the entire Security Deposit. c. In the event of default and failure to cure, or if Lessee abandons the Premises, or should Lessee be evicted, Aspen Pitkin County Airport, in addition to any other remedies available to it, may re- enter the Premises without any liability to Lessee therefore, and as agent for Lessee or otherwise, re-let the Premises. The proceeds of any re-letting shall be applied first to the cost and expenses, including reasonable attorney’s fees, incurred by Aspen Pitkin County Airport in order to re-enter and re-let the Premises, and then to rent liabilities, expenses and other obligations of Lessee accrued subsequent to the date of re-entry. Lessee shall remain liable to Aspen Pitkin County Airport for all rent, liabilities, expenses and other obligations hereunder for which recovery is not made by Aspen Pitkin County Airport through re-letting as provided in paragraph 27 below. d. The rights and remedies of Aspen Pitkin County Airport provided for herein are in addition to and not an exclusion of any other remedies available to them at law or in equity. 7.Notice of Intent to Terminate at End of Lease Term. If Lessee does not wish to renew this Lease at the expiration of the term hereof, Lessee shall so notify Aspen Pitkin County Airport of its intent to vacate the Premises on the termination date at least 30 days prior to the termination date of this Lease. Aspen Pitkin County Airport, in its sole discretion, may determine to renew the lease or to terminate it for any reason, including but not limited to Lessee’s maintenance of the Premises as required in paragraphs 10 and 10.1 below. If Lessee does not renew for another lease term and vacates the Premises at the end of the lease term without providing such 30-day notice, Lessee agrees that as and for liquidated damages, Aspen Pitkin County Airport shall be entitled to retain Lessee’s Security Deposit at the end of the lease term, plus recover from Lessee any damages or cleaning charges incurred by Aspen Pitkin County Airport as a result of Lessee's vacation of the Premises. 8. Inspection. Aspen Pitkin County Airport or its agents shall have the right to inspect the Premises at reasonable times during the term of this Lease upon giving reasonable notice to the Lessee of the intent to inspect. The amount of time necessary for notice shall be governed by the circumstances under which inspection is carried out. 9. Condition of the Premises. Lessee hereby acknowledges that Lessee has inspected the Premises and fixtures and warrants that the same are in good condition and suitable for the use intended at the time of taking possession of the Premises. Lessee further acknowledges that there is no damage to the Premises, furniture or fixtures at the commencement of this Lease other than as specifically set forth in writing, signed by the parties at the commencement of this Lease initialed by Aspen Pitkin County Airport and Lessee. Lessee, at Lessee's own cost, agrees to maintain the Premises, together with all appurtenances thereto, all fixtures and appliances, in accordance with paragraphs 10.0 and 10.1 below, and shall at the expiration or sooner termination hereof deliver the same to Aspen Pitkin County Airport in their present condition and state of repair, reasonable wear and tear excepted. Lessee shall be responsible for any damage to the Premises or any portion thereof, caused by the acts or omissions of Lessee or Lessee's family, agents or guests. In the event of such damage, Lessee shall deliver immediate notice thereof to Aspen Pitkin County Airport. Aspen Pitkin County Airport at its sole option, may require Lessee to repair said damage at Lessee's own cost and expense, or Aspen Pitkin County Airport may repair such damage and charge the expense thereof to Lessee as additional rent hereunder. 10.Maintenance of Premises. Lessee shall maintain the Premises in a reasonably clean and safe manner, including the following: a.Keep the Premises reasonably clean, safe, and sanitary as permitted by the condition of the Premises; b.Dispose of ashes, garbage, rubbish, and other waste from the Premises in a clean, safe, sanitary, and legally compliant manner; c.Use in a reasonable manner all electrical, plumbing, sanitary, heating, ventilating, air-conditioning (if any), and other facilities and appliances within the Premises; d.Conduct himself or herself and require other persons upon or within the Premises within the Lessee’s control, to conduct themselves in a manner that does not disturb their neighbors' peaceful enjoyment of the neighbor's dwelling unit(s) or property; and e. Promptly notify the Aspen Pitkin County Airport if the Premises is uninhabitable as defined in C.R.S. § 38-12-505 or if there is a condition that could result in the Premises becoming uninhabitable if not remedied. 10.1 Lessee shall not knowingly, intentionally, deliberately, or negligently destroy, deface, damage, impair, or remove any part of the Premises or knowingly permit any person within his or her control to do so. 11. Use of the Premises. The Lessee shall use the Premises for residential and related purposes only and shall permit no activity on the Premises which will violate the laws of the County of Pitkin, State of Colorado, or United States. This Lease is also subject to all agreements and protective covenants of record or off record, which agreements and covenants shall not be violated by Lessee. Lessee shall not use nor permit the Premises or any part of the Premises, to be used for any business purposes (except home office uses without signs or client traffic) or unlawful purpose of any sort. 12. Number of Occupants. Lessee agrees that there will not be more than two (2) permanent occupants of the Premises. Lessee shall be permitted occasional overnight guests, but at no time shall other than the named Lessee hereunder permanently occupy the Premises. 13. Pets. Lessee shall be permitted to keep one (1) pet on the Premises, so long as said pet is not damaging the Premises. In such event, the pet shall be removed, or this Lease may be terminated on 30 days’ notice. Additionally, dogs must be leashed, cleaned up after and must not create a noise disturbance. 14. Sublease or Assignment. The Lessee shall not sublease or assign the Premises (or any portion of said Premise) without the prior written consent of the Aspen Pitkin County Airport, which consent shall be given in Aspen Pitkin County Airport's sole discretion. In the event Lessee, having obtained such written consent of the Aspen Pitkin County Airport, shall assign or sublease this Lease to a nominee or some person, the Lessee shall guarantee the performance of the lease obligations provided for the Lessee under this lease. 15. Utilities. Lessee shall, except as provided for herein, pay for some utilities, including electric, gas, cable TV, telephone and trash removal in connection with the Premises. Lessee’s failure to pay these utilities in a timely fashion shall be a default hereunder. 16. Noises. Lessee shall not permit loud noises, whatever the source, from the leased Premises to disturb the neighborhood. 17. Attorney Fees. In the event that legal action is necessary to enforce any of the provisions of this Lease, the substantially prevailing party, whether by final judgment or out of court settlement, shall recover from the other party all costs and expenses of such action or suit including reasonable attorney fees. 18. Alterations. The Lessee shall not make any alterations, additions, improvements or repairs to the Premises (other than ordinary maintenance) without the prior written consent of the Aspen Pitkin County Airport, and all work, after any such consent shall be given, shall be done in a satisfactory and workmanlike manner and with satisfactory materials, subject to the written approval and physical inspection and supervision of the Aspen Pitkin County Airport. Any alterations, additions or improvements, when made or attached to the Premises, shall belong to and become the property of Aspen Pitkin County Airport and shall be surrendered upon the expiration or sooner termination of this Lease. Lessee shall not permit any lien or other encumbrance to be filed against the Premises in connection therewith, and shall indemnify Aspen Pitkin County Airport against such liens and encumbrances. 19. Misuse and Neglect or Injury to the Premises. a. The Lessee shall, at his own cost and expense, take good care of the leased Premises and shall at his own cost and expense, make all repairs required to the ceilings, walls, floors, windows, fixtures, paper, pipes, plumbing work and furniture, if the Premises are furnished, whenever such damage and injury shall result from the Lessee's misuse or neglect; and, at the end or other expiration of the terms hereof, the Lessee shall deliver up the Premises in good order and condition, reasonable wear and tear excepted. b. All injury to the Premises, or to the fixtures, caused by moving any property of the Lessee, in or out of the Premises, and all breakage or other injury done by the Lessee, or his family, agents, servants, or visitors, as well as any damage caused by the overflow or escape of water, gas electricity, or other substance, due to the negligence of the Lessee, or the family, agents, servants, roommates or visitors of the Lessee shall be repaired by the Aspen Pitkin County Airport, at the expense of the Lessee. The costs shall be determined on statements rendered by the Aspen Pitkin County Airport to the Lessee and the sum so determined shall be payable to the Aspen Pitkin County Airport upon delivery of such statements. c. The Aspen Pitkin County Airport shall not be liable for any damage to any property or person at any time in the Premises from gases, or electricity, or from water, rain, or snow, whether they may leak into, issue, or flow from any part of the Premises, or from pipe, or plumbing works, or from any other place or quarter, unless caused by the Aspen Pitkin County Airport's affirmative act of negligence, or an affirmative act of negligence by the Aspen Pitkin County Airport's agents or employees. The Lessee shall give to the Aspen Pitkin County Airport prompt written notice of any accident to, of defect in, the water pipes, warming apparatus or electric wires, and the same shall be remedied by Aspen Pitkin County Airport with due diligence, subject to subparagraph 18(a) and (b) of this Lease. 20. Applicable Law and Venue. This Lease is to be construed according to the laws of the State of Colorado. Jurisdiction for any disputes hereunder shall be in the courts in and of Pitkin County and the State of Colorado. 21. Notices. Any notice required or permitted under this Lease shall be in writing and shall be provided by electronic delivery to the e-mail addresses set forth below and by one of the following methods 1) hand-delivery or 2) registered or certified mail, postage pre-paid to the mailing addresses set forth below. Each party by notice sent under this paragraph may change the address to which future notices should be sent. Electronic delivery of notices shall be considered delivered upon receipt of confirmation of delivery on the part of the sender. Nothing contained herein shall be construed to preclude personal service of any notice in the manner prescribed for personal service of a summons or other legal process. To Lessee: To Lessor: Jennifer Handy Aspen Pitkin County Airport 1007 Owl Creek Road 0233 E. Airport Rd. Suite A Aspen, CO 81611 Aspen, CO 81611 Jennifer.Handy@aspenairport.com Rich.Englehart@PitkinCounty.com 22. Severability. If any provision of this Lease shall be declared invalid or unenforceable, the remainder of the Lease shall continue in full force and effect. 23. Quiet Enjoyment. Subject to the terms of this Lease, and the faithful performance of Lessee's obligations hereunder, Lessee shall have quiet enjoyment of the Premises during the term hereof, provided however, that Aspen Pitkin County Airport shall not be responsible for any disturbances caused to Lessee as a result of actions not directly attributable to Aspen Pitkin County Airport, including without limitation, maintenance and repair, traffic noises, construction noises and other disturbances. 24. Joint and Severable Liability. In the event that more than one Lessee is obligated under the terms of this Lease, each such Lessee shall be jointly and severally liable for the fulfillment of all of the obligations of this Lease, including without limitation, the payment of rent and the payment of the Lessee's other financial obligations hereunder. 25. Casualty. In case of fire or other casualty, the Lessee shall give immediate notice to Aspen Pitkin County Airport. If the leased Premises are not livable as a result of fire, the elements or by any other cause not resulting from Lessees' neglect or default, the obligation to pay rent shall cease until the demised Premises shall be substantially repaired, whereupon the obligation to pay rent shall resume to the same extent and at the same rate as if the damage had not occurred. However, the obligation to pay rent shall not cease nor shall any reduction in the rental payment be made during the period that Lessee continues to reside in the Premises. In no event, however, shall the provisions of this clause become effective or be applicable if fire or other casualty or damage shall be the result of carelessness, negligence or improper licensees, invitees, sublessees, assignees or successors. In such case, the Lessee's liability for the payment of rent and the performance of all the covenants and conditions and terms hereof on the Lessee's part to be performed shall continue and the Lessee shall be liable to the Aspen Pitkin County Airport for the damage and loss suffered by Aspen Pitkin County Airport, including all repairs and rebuilding expenses. Aspen Pitkin County Airport shall not be responsible for any loss or damage of Lessee's personal property. 26. Condemnation. In the event that the Premises are taken by an authority exercising the power of eminent domain, this Lease shall terminate as of the date possession shall be taken by the condemner. Lessee waives all claims against Aspen Pitkin County Airport or any condemning authority by reason of the complete or partial taking of the Premises, or the remainder of the Premises, and shall not be entitled to receive any part of any award that Aspen Pitkin County Airport may receive, hereby quitclaiming ail interest therein to Aspen Pitkin County Airport, unless otherwise prescribed by law. 27. Default and Termination. If there shall be a default in the performance of the payment of rent or any part thereof for more than three (3) days after written notice of such default from Aspen Pitkin County Airport or Aspen Pitkin County Airport's agent to Lessee, this Lease and all rights of Lessee hereunder shall terminate. If there shall be a delinquency by Lessee in the performance of any other covenant, agreement, condition, rule or regulation herein contained or hereafter established for more than three (3) days after written notice of such default from Aspen Pitkin County Airport to Lessee, Aspen Pitkin County Airport, or Aspen Pitkin County Airport's agent, at any time thereafter may terminate this Lease by providing a notice to quit to Lessee, which notice to quit shall be effective upon delivery to Lessee or upon posting on the front door of the Premises. In that case, this Lease shall terminate and all rights of Lessee hereunder shall terminate. Aspen Pitkin County Airport may also terminate this Lease for any substantial violation in accordance with the provisions of C.R.S. 13-40-107.5. The abandonment of the Premises by the Lessee as defined in C.R.S. § 38-12-501, shall constitute a default under this Lease and all rights of Lessee shall there upon terminate. Prior to expiration or termination, Aspen Pitkin County Airport may inspect the Premises as provided in paragraph 7 above to determine compliance by Lessee with the terms of this Lease, including but not limited to condition of Premises. Upon termination of this Lease, pursuant to the preceding subparagraph or otherwise, Lessee shall peacefully surrender the leased Premises to Aspen Pitkin County Airport, and Aspen Pitkin County Airport may, upon or at any time after such termination, without further notice, re-enter the leased Premises and repossess it by force, summary proceedings, ejectment, or otherwise, and may dispossess Lessee and remove Lessee and all other persons and property from the leased Premises. Lessee shall be responsible for any and all costs and attorney's fees incurred by Aspen Pitkin County Airport in enforcing the provisions contained in this paragraph. At any time after such termination, Aspen Pitkin County Airport may re-let the leased Premises or any part thereof, in the name of the Aspen Pitkin County Airport or otherwise for such term (which may be greater or less than the period which would otherwise have constituted the balance of the term of this Lease) and on such conditions as Aspen Pitkin County Airport, at its discretion, may determine, and may collect and receive the rents therefore. Aspen Pitkin County Airport shall in no way be responsible for or liable for any failure to re-let the leased Premises or any part thereof, or for any failure to collect any rent due upon such re-letting. No termination of this Lease shall relieve Lessee of Lessee's liability and obligations under this Lease, and such liability and obligations shall survive any such termination. In the event of any such termination, whether or not the leased Premises or any part thereof shall have been re-let, Lessee shall pay to Aspen Pitkin County Airport the rent required to be paid by Lessee up to the time of such termination, and thereafter Lessee, until the end of what would have been the term of this Lease in the absence of such termination, shall be liable to Aspen Pitkin County Airport for, and shall pay to Aspen Pitkin County Airport, as and for liquidated and agreed damages for Lessee’s default: a. The equivalent of the amount of rent which would be payable under this Lease by Lessee if this Lease were still in full force and effect, including charges for all utilities and services as provided in this Lease. b. The net proceeds of any re-letting effected pursuant to the provisions of the preceding subparagraph, after deducting all of Aspen Pitkin County Airport's reasonable expenses in connection with such re-letting, including but not limited to all repossession costs, brokerage commissions, legal expenses, attorneys' fees and expenses of preparation for such re-letting. 28. Additional Remedy Upon Default. If Lessee shall be in default hereunder as above defined, Aspen Pitkin County Airport may, at its option, cure such default on behalf of Lessee without the exercise of its rights as contained in paragraph 27 of this Lease, in which event Lessee shall reimburse Aspen Pitkin County Airport for all sums paid to effect such curing, including nonpayment of rent, together with interest at the rate of 18% per annum and reasonable attorneys' fees incurred in collection shall be paid by Lessee to Aspen Pitkin County Airport on demand and shall be recoverable as additional rent. 29.Lessee’s Property Remaining on Premises. In the event the term of this Lease expires or is otherwise terminated, or the Premises are abandoned hereunder, and Aspen Pitkin County Airport enters into possession of the Premises and there is within the Premises furniture, furnishings, fixtures, or other personal property of the Lessee, Aspen Pitkin County Airport shall have the right and option without liability to Aspen Pitkin County Airport: 1) to store such property in a warehouse or other storage space provided by Aspen Pitkin County Airport or others at the reasonable storage expense of Lessee; or 2) to cause such property to be sold at public or private sale with or without notice to Lessee, at which sale Aspen Pitkin County Airport may be purchaser, and to apply the proceeds of such sale first to the reasonable incurred expenses of collection or sale and thereafter on any indebtedness due by Lessee to Aspen Pitkin County Airport, with any excess over the amounts required for such purposes payable to Lessee, or (3) in the discretion of Aspen Pitkin County Airport should such property be deemed by it of small value, s aid property may be discarded or destroyed. For purposes of this paragraph, an abandonment shall be determined consistent with C.R.S. § 38-12-510. 30.Holding Over. Upon the expiration or sooner termination hereof, Lessee shall immediately and without notice from Aspen Pitkin County Airport surrender possession of the Premises to Aspen Pitkin County Airport. In the event Lessee does not so vacate the Premises, Lessee’s holding over shall not be deemed a tenancy of any kind or nature whatsoever and Lessee shall be subject to eviction proceedings without further notice. For purposes of such proceedings, Lessee shall pay the fair rental value of the Premises for the period of such holding over. The Lessee stipulates that such rental shall be that charged for the Premises for under this Lease, or that amount provided for in this Lease, whichever is greater. Payments made by Lessee(s) to Aspen Pitkin County Airport during such holdover shall be credited to against Lessee's obligation to pay the fair rental value of the Premises, but shall not create any rights in tenancy, of any kind or nature whatsoever, and Lessee shall remain subject to eviction without further notice. If Lessee remains on the Premises, the tenancy so created shall be a tenancy at will. 31.Indemnity. Lessee hereby agrees to and does indemnify and hold Aspen Pitkin County Airport harmless from and against any and all claims, demands, causes, judgments or liability for any losses or damage to any property of, or any injury or death to, any persons in or about the Premises during the term of this Lease, including, but not limited to Lessee, Lessee's family, agents, servants, guests, licensees, or invitees; and further, Lessee shall indemnify Aspen Pitkin County Airport for any payments, expenses, costs or attorney fees incurred by Aspen Pitkin County Airport as a result of such losses, damages, injury or death 32.Government Immunity. The parties hereto understand and agree that Aspen Pitkin County Airport is relying on, and does not waive or intend to waive by any provision of this Lease, the monetary limitations or any other rights, immunities, and protections provided by the Colorado Governmental Immunity Act et seq., as from time to time amended, or otherwise available to Aspen Pitkin County Airport, its subsidiary, associated and/or affiliated entities, successors, or assigns; or its elected officials, employees, agents, and volunteers. 33.Waiver. Failure of Aspen Pitkin County Airport to declare any default immediately upon occurrence thereof and any delay in taking any action in connection therewith shall not waive such default, but Aspen Pitkin County Airport shall have the right to declare any such default at any time. 34.Nondiscrimination. Aspen Pitkin County Airport shall not discriminate against any Lessee because of age, race, color, religion, sex, creed, marital status, sexual orientation, public assistance status, disability, handicap, nationality or ancestry. 35.Modification. This Lease may not be modified except in writing signed by the parties. 36. Binding Effect. The terms and conditions of this Lease shall extend to and be binding upon the heirs, executors, legal representatives, successors and assigns of the parties hereto. IN WITNESS WHEREOF, the parties have executed this Lease on the date first above written. LESSOR: LESSEE: Aspen Pitkin County Airport of Pitkin County, Colorado By: _____ By:____________________________ Rich Englehart Date Jennifer Handy Date Interim Airport Director Apr-15-2021Apr-15-2021