9. COMMITMENTS AND CONTINGENCIES The Albuquerque Hotel is subject to a non-cancelable ground lease that expires in 2058. Total expense associated with the non-cancelable ground lease for the nine months ended October 31, 2017 and 2016 was approximately $112,000 and $111,000, respectively. On August 4, 2017, the Trust entered into a five year office lease agreement with Northpoint Properties for a commercial office lease at 1730 E Northern Ave, Suite 122, Phoenix, Arizona 85020 commencing on September 1, 2017. Base monthly rent of $4,100 increases 6% on a yearly basis. No rent is due for October 2018 and October 2022 months. The Trust also agreed to pay electricity and applicable sales tax. The office lease agreement provides early termination with a 90 day notification with an early termination fee of $12,000, $8,000, $6,000, $4,000 and $2,000 for years 1  5 of the lease term. Future minimum lease payments under the non-cancelable ground leases are as follows: Fiscal Year Ending Remainder of FY 2018 44,231 FY 2019 163,938 FY 2020 166,965 FY 2021 170,172 FY 2022 173,569 FY 2023 149,740 Thereafter 5,473,313 Total 6,341,928 The Trust is obligated under a loan agreement relating to the Tucson Oracle property to deposit 4% of the individual hotels room revenue into an escrow account to be used for capital expenditures. The escrow funds applicable to the Tucson Oracle property for which a mortgage lender escrow exists are not reported on the Trusts Consolidated Balance Sheet as Restricted Cash as the balance was $0 as of October 31, 2017 and January 31, 2017. InnSuites Hotels has entered into membership agreements with Best Western International, Inc. (Best Western) with respect to all three of the Hotels. In exchange for use of the Best Western name, trademark and reservation system, the participating Hotels pay fees to Best Western based on reservations received through the use of the Best Western reservation system and the number of available suites at the participating Hotels. The agreements with Best Wester