The fixed non-cancellable period of the lease plus:

• all periods covered by bargain renewal options;
• all periods for which failure to renew would impose on the lessee a penalty sufficiently large that renewal appears, at the inception of the lease, reasonably assured;
• all periods covered by ordinary renewal options during which the lessee has undertaken to guarantee the lessor's debt related to the leased property;
• all periods covered by ordinary renewal options preceding the date on which a bargain purchase option is exercisable; and
• all periods representing renewals or extensions of the lease at the lessor's option;

provided that the lease term does not extend beyond the date a bargain purchase option becomes exercisable.