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unless established otherwise by the Landlord and shall not be <br />included in computing gross income. <br />(II) All other income or consideration received or receivable in <br />connection with the use or occupancy of the Rental Unit, except as <br />provided in Clause (ii) of this section. <br />(ii) Gross rental income shall not include: <br />(I) Utility Charges for charges for sub -metered gas, electricity or <br />water. <br />(II) Charges for refuse disposal, sewer service, and, or other <br />services which are either provided and solely on a cost pass -through basis <br />and/or are regulated by state or local law. <br />(III) Charges for laundry services. <br />(IV) Storage charges. <br />(6) Operating Expenses. <br />(A) Included in Operating Expenses. Operating expenses shall include the <br />following: <br />(i) Reasonable costs of operation and maintenance. <br />(ii) Management Expenses. It shall be presumed that management <br />expenses have increased by the percentage increase in Rents or the CPI, <br />whichever is greater, between the base year and the current year unless the <br />level of management services has either increased or decreased <br />significantly between the base year and the current year. <br />(iii) Utility Costs. Utility Costs except utility where the consideration of <br />the income associated with the provision of the utility service is regulated <br />by state law and consideration of the costs associated with the provision of <br />the utility service is preempted by state law. <br />(iv) Real Property Taxes. Property taxes are an allowable expense, subject <br />to the limitation that property taxes attributable to an assessment in a year <br />other than the base year or current year shall not be considered in <br />calculating base year and/or current year operating expenses. <br />(v) License and registration fees. License and registration fees required by <br />law to the extent these expenses are not otherwise paid or reimbursed by <br />Tenants. <br />(vi) Landlord -performed labor. Landlord -performed labor compensated at <br />reasonable hourly rates. However, no landlord -performed labor shall be <br />included as an operating expense unless the Landlord submits <br />documentation showing the date, time, and nature of the work performed. <br />67 <br />