Exhibit 10.29


 


OFFICE LEASE
AGREEMENT


 


 


 


between


 


 


 


RJ EQUITIES LP


(Landlord)


 


 


and


 


 


COGNITION
THERAPEUTICS, INC.


(Tenant)


 


Dated: August 31,
2022


 






     


     


    

 


TABLE OF CONTENTS


 


	ARTICLE 1.	 	BASIC
    TERMS	 	1
	ARTICLE 2.	 	PREMISES	 	2
	ARTICLE 3.	 	TERM AND COMMENCEMENT	 	2
	ARTICLE 4.	 	CONSTRUCTION OF PREMISES	 	4
	ARTICLE 5.	 	BASE RENT	 	4
	ARTICLE 6.	 	RENT ESCALATION	 	5
	ARTICLE 7.	 	LATE PAYMENT	 	9
	ARTICLE 8.	 	USE OF PREMISES	 	9
	ARTICLE 9.	 	COMMON AREAS/PARKING	 	10
	ARTICLE 10.	 	ALTERATIONS	 	10
	ARTICLE 11.	 	MECHANIC'S LIENS	 	11
	ARTICLE 12.	 	CONDITION OF PREMISES	 	11
	ARTICLE 13.	 	UTILITIES AND SERVICES	 	11
	ARTICLE 14.	 	ASSIGNMENT AND SUBLETTING	 	13
	ARTICLE 15.	 	RIGHTS RESERVED BY LANDLORD	 	13
	ARTICLE 16.	 	REPAIRS	 	14
	ARTICLE 17.	 	INDEMNIFICATION AND INSURANCE	 	15
	ARTICLE 18.	 	LANDLORD'S LIABILITY	 	16
	ARTICLE 19.	 	COMPLIANCE WITH INSURANCE
    REQUIREMENTS	 	17
	ARTICLE 20.	 	FIRE OR OTHER CASUALTY	 	17
	ARTICLE 21.	 	SUBORDINATION	 	18
	ARTICLE 22.	 	CONDEMNATION	 	18
	ARTICLE 23.	 	ESTOPPEL CERTIFICATES	 	19
	ARTICLE 24.	 	DEFAULT	 	19
	ARTICLE 25.	 	PROVISIONS RELATED TO
    LANDLORD’S REMEDIES	 	20
	ARTICLE 26.	 	LANDLORD’S DEFAULT;
    RIGHT TO CURE	 	22
	ARTICLE 27.	 	WAIVER	 	22
	ARTICLE 28.	 	UTILITY DEREGULATION	 	23
	ARTICLE 29.	 	TELECOMMUNICATIONS	 	23
	ARTICLE 30.	 	SURRENDER	 	24



 






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	ARTICLE 31.	 	QUIET ENJOYMENT	 	25
	ARTICLE 32.	 	HOLDING OVER	 	25
	ARTICLE 33.	 	ENVIRONMENTAL COVENANTS,
    REPRESENTATIONS AND WARRANTIES	 	25
	ARTICLE 34.	 	TENANT’S COMPLIANCE
    WITH LAWS	 	27
	ARTICLE 35.	 	DISABILITIES ACT	 	27
	ARTICLE 36.	 	NOTICE	 	27
	ARTICLE 37.	 	BROKERS	 	28
	ARTICLE 38.	 	FORCE MAJEURE	 	28
	ARTICLE 39.	 	TRANSFER OF LANDLORD'S
    INTEREST	 	28
	ARTICLE 40.	 	SUCCESSORS	 	29
	ARTICLE 41.	 	GOVERNING LAW	 	29
	ARTICLE 42.	 	SEPARABILITY	 	29
	ARTICLE 43.	 	CAPTIONS	 	29
	ARTICLE 44.	 	GENDER	 	29
	ARTICLE 45.	 	EXECUTION; COUNTERPARTS	 	29
	ARTICLE 46. 	 	ENTIRE AGREEMENT	 	30
	ARTICLE 47.	 	AUTHORITY	 	30
	ARTICLE 48.	 	SECURITY DEPOSIT	 	30
	ARTICLE 49.	 	OFAC CERTIFICATION	 	31


 


	EXHIBIT “A”
    DIAGRAM OF DEVELOPMENT	 	33
	 	 	 
	EXHIBIT “B”
    OUTLINE OF PREMISES	 	34
	 	 	 
	EXHIBIT “C”
    RULES AND REGULATIONS	 	35
	 	 	 
	EXHIBIT “D”
    INTENTIONALLY OMITTED	 	36
	 	 	 
	EXHIBIT “E”
    ESTOPPEL CERTIFICATE	 	37
	 	 	 
	EXHIBIT “F”
    SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT	 	38


 






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OFFICE LEASE
AGREEMENT


 


This
Office Lease Agreement (the "Lease") is made this 31st day of August, 2022, by and between RJ EQUITIES LP,
a Pennsylvania limited partnership ("Landlord") and COGNITION THERAPEUTICS, INC., a Delaware corporation (“Tenant”).


 


ARTICLE 1.
BASIC TERMS


 


For the purposes of this Lease, the
following terms shall have the meanings set forth below:


 


	(a)  Landlord:	 	RJ EQUITIES LP, a Pennsylvania limited
    partnership
	 	 	 
	(b)  Tenant:	 	COGNITION THERAPEUTICS, INC., a Delaware corporation
	 	 	 
	(c)  Premises:	 	Suite 230 located on the second floor of the commercial
    building (the "Building") situated at 2403 Sidney Street, Pittsburgh, PA 15203 (the "Development") and as outlined
    on the Diagram of Development attached hereto as Exhibit “A”. The Premises contains approximately 2,980 rentable
    square feet as depicted on the floor plan attached hereto as Exhibit “B”.
	 	 	 
	(d)  Commencement Date:	 	October 1, 2022.
	 	 	 
	(e)  Lease Term:	 	Three (3) years and nine (9) months.
	 	 	 
	(f)  Termination Date:	 	June 30, 2026.
	 	 	 
	(g)  Extension Term:	 	Intentionally omitted.
	 	 	 
	(h) 
    Base Rent:	 	 





	 	Period	Monthly	Annual
	 	10/1/2022
    - 6/30/2023	$2,755.67	$33,068.04
	 	7/1/2023
    - 6/30/2026	$4,470.00	$53,640.00


 


	(i)
    Base Year for Real Estate Taxes:	 	2023.
	 	 	 
	(j) Base Year for Operating Costs:	 	2023.
	 	 	 
	(k) Approximate rentable area of the Premises:	 	2,980 sq. ft.



 






     

     


    

 


	(l) Approximate rentable area of the Building:	 	221,000 sq. ft.
	 	 	 
	(m) Tenant's Proportionate Share:	 	1.34%.
	 	 	 
	(n) Security Deposit:	 	N/A.
	 	 	 
	(o)  Permitted Uses:	 	Office uses.
	 	 	 
	(p)  Notification Addresses:	 	 


 


	 	Landlord:	RJ Equities LP
	 		2403 Sidney Street, Suite 200
	 		Pittsburgh, PA 15203
	 		Attn: Ronald J. Tarquinio


 


	 	Tenant:	Cognition Therapeutics, Inc.
	 		2403 Sidney Street, Suite 261
	 		Pittsburgh, PA 15203
	 	 	Attn: President


 


ARTICLE 2.
PREMISES


 


(a)           Office
Space. Landlord, for and in consideration of the Rent (as defined below) to be paid and the covenants and agreements to be performed
by Tenant, as hereinafter set forth, does hereby lease, demise and let unto Tenant the Premises, together with a non-exclusive license
(in common with others), to use the common areas of the Building and the Development. Landlord reserves unto itself, however, the use
of the roof, exterior walls and the area above and beneath the Premises, together with the right to install, maintain, use, repair and
replace exterior windows and doors, pipes, ducts, conduits, wires and structural elements leading through the Premises in locations and
in such a manner which shall not materially or adversely interfere with Tenant's use or occupancy thereof.


 


(b)           Current
Lease. Reference is made to that certain Office Lease Agreement dated December 20, 2019, between Landlord and Tenant (as amended
from time to time, the “Current Lease”) for Suite 242 in the Building, which Current Lease has a stated Termination
Date (as defined in the Current Lease) of June 30, 2023. Landlord and Tenant hereby acknowledge and agree that: (i) the Termination
Date of the Current Lease is hereby modified to be the Commencement Date of this Lease (to the extent the same occurs hereunder –
if this Lease is terminated prior to the Commencement Date, the Current Lease shall continue unmodified), and (ii) except as expressly
modified by this Lease, all other terms and provisions of the Current Lease shall remain in full force and effect.


 






     

     


    

 


ARTICLE 3.
TERM AND COMMENCEMENT


 


(a)           Term
and Confirmation. The term of this Lease shall commence on the Commencement Date set forth in Article 1(d) and end on the
Termination Date set forth in Article 1(f), unless extended or sooner terminated as provided herein, subject to adjustment as provided
below and the other provisions hereof. If the Commencement Date is postponed as provided below, the Termination Date set forth in Article 1
shall be adjusted accordingly. Tenant shall execute a confirmation of the Commencement Date and other factual matters in such form as
Landlord may reasonably request within ten (10) days after requested by Landlord following the Commencement Date; any failure to
respond within such time shall be deemed an acceptance of the matters as set forth in Landlord’s confirmation. If Tenant disagrees
with Landlord’s adjustment of the Commencement Date, Tenant shall pay Rent and perform all other obligations commencing on the
date as determined by Landlord, subject to refund or credit when the matter is resolved.


 


(b)           Commencement Delays. The Commencement Date, Rent and Tenant’s other obligations shall be postponed to the extent Landlord
fails to deliver possession of the Premises in the condition required under Article 4 for any reason, including holding over by
prior occupants. If Landlord so fails for a ninety (90) day initial grace period, Tenant shall have the right to terminate this Lease
by notice within ten (10) days. Any such delay in the Commencement Date shall not subject Landlord to liability for loss or damage
resulting therefrom, and Tenant’s sole recourse with respect thereto shall be the postponement of Rent or termination of this Lease
in accordance with the preceding sentence.


 


ARTICLE 4.
CONSTRUCTION OF PREMISES


 


Landlord
shall, prior to the Commencement Date, cause: (i) the interior walls of the Premises to be painted with Building standard paint,
and (ii) the installation of Building standard carpet in the Premises.


 


ARTICLE 5.
BASE RENT


 


(a) Base
Rent. Tenant shall pay to Landlord Base Rent, payable in advance without demand on the first day of each calendar month throughout
the Term; provided, that Tenant shall pay Base Rent for the first full calendar month for which Base Rent shall be due (and any initial
partial month) when Tenant executes and delivers this Lease.


 


(b) Additional
Rent. Whenever under the terms of this Lease any sum of money is required to be paid by Tenant to Landlord in addition to the Base
Rent herein reserved, and said additional amount so to be paid is not designated as "additional rent", then said amount shall
nevertheless, at the option of Landlord, be deemed "additional rent" and collectible as such, but nothing herein contained
shall be deemed to suspend or delay the payment of any sum at the time the same becomes due and payable hereunder, or limit any other
remedy of Landlord. Nonpayment of additional rent beyond the expiration of applicable notice and/or cure periods shall constitute a default
under this Lease to the same extent, and shall entitle the Landlord to the same remedies, as nonpayment of Base Rent. Where no time limit
for payment is otherwise stated in the specific Lease provision applicable thereto, any such obligation shall be due and payable within
fifteen (15) days following Tenant's receipt of a written statement showing in reasonable detail the basis for the amount claimed. Base
Rent and additional rent are sometimes hereinafter referred to as “Rent”.


 






     

     


    

 


(c) 
Payments. All payments of Rent shall be paid when due without any deduction, recoupment, set-off or counterclaim (except as otherwise
set forth in this Lease) at the principal office of the Landlord or at such other place as Landlord may from time to time direct. No
delay by Landlord in providing a statement for Rent shall be deemed a default by Landlord or a waiver of Landlord’s right to require
payment of Tenant’s obligations for any Rent due under the terms of this Lease.


 


ARTICLE 6.
RENT ESCALATION


 


(a) 
Real Estate Tax Increases. Commencing on January 1, 2024, and thereafter through the term of this Lease, Tenant shall pay
to Landlord, as additional rent, Tenant's Proportionate Share of the amount by which Real Estate Taxes incurred by Landlord during any
calendar year following the Base Year for Real Estate Taxes shall exceed the Real Estate Taxes incurred by Landlord during such Base
Year.


 


“Real
Estate Taxes” shall be deemed to mean the aggregate amount of taxes and assessments levied, assessed or imposed upon the Development
in which the Premises are located. For purposes hereof, Real Estate Taxes shall include, without limitation, real estate taxes, sewer
rents, water rents, assessments (special or otherwise), transit taxes, any tax or excise on rentals or any other tax (however described)
on account of rental received for use and occupancy of all or any part of the Premises, whether such taxes are imposed by the United
States of America, the Commonwealth of Pennsylvania, the county in which the Premises is located or any local governmental municipality,
authority or agency, or any other political subdivision of any of the foregoing. Real Estate Taxes shall also include all reasonable
costs and expenses (including, without limitation, legal fees and court costs) incurred in connection with the protest or the reduction
of any of the aforesaid taxes and or assessments, up to an amount equal to the reduction of any of the aforesaid taxes resulting from
such protest. If at any time during the term hereof, a tax or excise on rents or any other tax, however described, is levied or assessed
by any governmental authority on account of the rents hereunder or the interest of Landlord or Landlord's beneficiaries under this Lease,
then such additional tax shall be included in Real Estate Taxes. Further, any tax assessed or levied by any governmental authority in
lieu of the foregoing Real Estate Taxes shall also be included. For the purpose of determining Real Estate Taxes for any given calendar
year, the amount to be paid for such calendar year shall be (a) with respect to assessments, the amount of the installments (and
any interest) due and payable during such calendar year and (b) with respect to all other Real Estate Taxes, the amount due and
payable during such calendar year, but only to the extent properly allocable to such calendar year. Notwithstanding anything in this
Lease to the contrary, “Real Estate Taxes” shall not include (i) any capital stock, net income, profit tax, succession,
transfer, franchise, gift, estate or inheritance tax, (ii) any transfer tax or recording charge resulting from a transfer of the
Development or the Building or any interest in the Development or the Building or (iii) any penalties, interest or fines incurred
by Landlord due to nonpayment or late payment of taxes.


 






     

     


    

 


(b) 
Operating Cost Increases. Commencing on January 1, 2024, and thereafter through the term of this Lease, Tenant shall pay
to Landlord, as additional rent, Tenant's Proportionate Share of the amount by which Operating Costs incurred by Landlord during any
calendar year following the Base Year for Operating Costs shall exceed the Operating Costs incurred by Landlord during such Base Year.


 


“Operating
Costs” shall be deemed to mean all costs and expenses of any kind or nature incurred by Landlord in any calendar year in operating,
policing, protecting, lighting, heating, air conditioning, insuring, repairing and maintaining the Building, other structures and improvements
and the land constituting or supporting the Development, all in accordance with accepted principles of sound management of similar properties,
and shall include (without limitation) all costs and expenses of operation, replacement, replacement and maintenance, including by way
of illustration and not limitation: personal property taxes and any tax in addition to or in lieu thereof, assessed against Landlord
or to be collected by Landlord; utilities; supplies; materials; tools; insurance (including, but not limited to, commercial general liability,
casualty, business interruption, rent loss insurance and flood and earthquake insurance); licenses, permits and inspection fees; cost
of services of independent contractors (including property management fees); any tax, assessment, cost or fee incurred by Landlord in
connection with the Development from any neighborhood improvement district or similar program or initiative; cost of compensation (including
employment taxes and fringe benefits) of all persons who perform regular and recurring duties connected with day-to-day operation, maintenance
and repair of the Development, its equipment and the component interior and exterior common areas, ceilings, floors, walks, stairs, stairwells,
elevators, loading docks, trash compactor, malls and landscaped areas including janitorial, gardening, security, parking, operating engineer,
painting, plumbing, electrical, carpentry, heating, ventilation, air conditioning, window washing, signage and advertising; rental expense
or a reasonable allowance for depreciation of personal property used in such maintenance, operation and repair of the Development; those
variable costs, expenses and disbursements which Landlord reasonably determines Landlord would have incurred had the Development been
100% occupied at all times during such calendar year; and amortization of Permitted Capital Expenditures (as hereinafter defined).


 






     

     


    

 


Notwithstanding
anything in this Lease to the contrary, “Operating Costs” shall not include the following: costs to benefit, or relating
to, a specific tenant, such as legal and other related expenses associated with the negotiation or enforcement of leases, and any penalties
or damages from such lawsuits; costs associated with the financing or refinancing of debt or selling of the Building, the Development
or any interest therein, such as points, broker's fees and attorney's fees; executive salaries and compensation of employees of Landlord
above the grade of regional property manager; repairs and/or replacements which are covered by insurance claim or condemnation proceeds;
leasing commissions, legal fees, tenant allowances or fit outs (including permit, license and inspection fees), advertising costs, space
planning costs and promotional material; costs incurred by Landlord in connection with the original construction of the Building or the
correction of latent defects in construction of the Building; depreciation and amortization (except for amortization of Permitted Capital
Expenditures); costs paid to subsidiaries or affiliates of Landlord, to the extent that the costs exceed the reasonable costs that would
have been paid had the services, supplies or materials been provided by unaffiliated parties on a reasonable basis; interest on debt
or amortization payments on any mortgage or deeds of trust or any other borrowings and any ground rent; ground rents or rentals payable
by Landlord pursuant to any over-lease or any compensation paid to clerks, attendants or other persons in commercial concessions operated
by Landlord; costs incurred in managing or operating any “pay for” parking facilities within the Development; expenses resulting
from the gross negligence or willful misconduct of Landlord or its agents, employees or contractors; any fines or fees for Landlord’s
failure to comply with governmental, quasi-governmental, or regulatory agencies’ rules and regulations, or any costs or expenses
incurred by Landlord due to violation by Landlord, or Landlord’s agents, contractors or employees, of either the payment terms
and conditions of any lease or, service contract or other agreement covering the Development or Landlord’s obligations as owner
of the Development; costs for sculpture, decorations, painting or other objects of art in excess of amounts typically spent for such
items in office buildings of comparable quality in the competitive area of the Building; costs of any political, charitable or civic
contribution or donations; Capital Items, except for Permitted Capital Expenditures; costs that are properly chargeable to particular
tenants in the Development, including, without limitation, costs and expenses for providing heating and air conditioning service outside
of normal business hours and damages to the Development or any part thereof caused by the act or neglect of another tenant; costs relating
to utilities or other services to tenant spaces for which Tenant pays for such utilities or other services directly; costs properly attributable
(applying generally accepted accounting principles) to other calendar years; costs paid by Landlord if and to the extent such costs are
incurred by Landlord for any work or service furnished to any other tenant in the Development (other than Tenant) to a materially greater
extent and in a materially more favorable manner than furnished generally to the remaining tenants in the Project (including Tenant);
costs incurred with respect to preparation of income tax returns; and costs incurred in cleaning up any environment hazard or condition
in violation of any environmental law. “Permitted Capital Expenditures” means capital expenditures and capital repairs and
replacements (“Capital Items”), provided such Capital Items (x) are necessitated by a change in law or regulation occurring
after the Commencement Date; or (y) are reasonably intended to have cost-saving benefits over the Term of the Lease. The foregoing
provision is for definitional purposes only and shall not be construed to impose any obligation upon Landlord to incur such expenses.
No item of Operating Cost shall be included more than once in any given time period and no item of expense charged to Tenant as an Operating
Cost shall be charged to Tenant as Real Estate Taxes or any other type of chargeable expense or cost. The property management fees incurred
by Landlord shall only be chargeable to Tenant to the extent such property management fees do not exceed the property management fees
incurred by other buildings of similar size and quality and located within the geographic area in which the Development is located.


 


(c) Method
of Payment. Within sixty (60) days after the end of each calendar year (including the last calendar year of the term of this Lease),
Landlord shall furnish Tenant a written statement showing in reasonable detail Landlord's Real Estate Taxes and Operating Costs for the
Base Year and the preceding calendar year and showing Tenant's Proportionate Share of the amount of any increase in such Real Estate
Taxes and/or Operating Costs over the amount thereof for the respective Base Year. Coincidentally with the monthly rent payment due following
Tenant's receipt of such statement, Tenant shall pay to Landlord an amount equal to the sum of (1) Tenant's Proportionate Share
of the increase in Real Estate Taxes and Operating Costs for the preceding calendar year over the amount thereof for the applicable Base
Year; and (2) one-twelfth (1/12th) of such increases for the current calendar year multiplied by the number of rent payments (including
the current one) then elapsed in such calendar year. Thereafter such one-twelfth (1/12th) amount shall be paid monthly with the Base
Rent until subsequently adjusted in accordance with the terms of this Article.


 






     

     


    

 


(d) 
Tenant’s Proportionate Share. “Tenant’s Proportionate Share” of Taxes and Operating Costs shall be the
percentages set forth in Article 1, but if the rentable area of the Premises or Building shall change, Tenant’s Proportionate
Share shall thereupon become the rentable area of the Premises divided by the rentable area of the Building, subject at all times to
adjustment as provided in this Article. Tenant acknowledges that the “rentable area of the Premises” under this Lease includes
the usable area, without deduction for columns or projections, multiplied by a load or conversion factor, to reflect a share of certain
areas, which may include lobbies, corridors, mechanical, utility, janitorial, boiler and service rooms and closets, restrooms, and other
public, common and service areas. Except as provided expressly to the contrary herein, the “rentable area of the Building”
shall include all rentable area of all space leased or available for lease at the Building, which Landlord may reasonably re-determine
from time to time, to reflect re-configurations, additions or modifications to the Building.


 


(e) Tax
Refunds, Protest Costs, and Expense Adjustments For Prior Years. Landlord shall each year: (i) credit against Real Estate Taxes
any refunds received during such year, (ii) include in Real Estate Taxes any additional amount paid during such year, involving
an adjustment to Real Estate Taxes for a prior year, due to error by the taxing authority, supplemental assessment, or other reason,
(iii) include, in either Real Estate Taxes or Operating Costs, any fees for attorneys, consultants and experts, and other costs
paid during such year in attempting to protest, appeal or otherwise seek to reduce or minimize Real Estate Taxes, by the terms of this
Article, (iv) credit against Operating Costs the cost of any item previously included in Operating Costs, to the extent that Landlord
receives reimbursement from insurance proceeds or a third party during such year (excluding tenant payments for Real Estate Taxes and
Operating Expenses), and (v) make any other appropriate changes to reflect adjustments to Real Estate Taxes or Operating Expenses
for prior years.


 


(f) Payments
After Lease Term Ends. Tenant’s obligations to pay Tenant’s Proportionate Share of Real Estate Taxes and Operating Costs
(or any other amounts) accruing during, or relating to, the period prior to expiration or earlier termination of this Lease shall survive
the expiration or termination of this Lease for a period of two (2) years. Tenant shall pay the full amount of such estimate and
any additional amount due after the actual amounts are determined, in each case within thirty (30) days after Landlord sends a statement
therefore. If the actual amount is less than the amount Tenant pays as an estimate, Landlord shall refund the difference within thirty
(30) days after such determination is made.


 


(g) Audit
Rights. In the event of any dispute as to the amount of Tenant’s Proportionate Share of Operating Costs and Real Property Taxes,
Tenant may, by prior written notice (“Audit Notice”) given within ninety (90) days following receipt of a Landlord’s
reconciliation statement (“Audit Period”), audit Landlord’s accounting records with respect to Operating Expenses and
Real Property Taxes relative to the year to which such statement relates. The audit shall be conducted by Tenant, or an accounting firm
engaged by Tenant and reasonably satisfactory to Landlord (billing hourly and not on a contingency fee basis) (“Third Party Auditor”),
and shall be conducted at the office of Landlord at which its records are kept or, at Landlord’s election, the office of Landlord’s
property manager (if any). The audit shall be conducted at reasonable times during normal business hours. In no event will Landlord or
its property manager be required to (i) photocopy any accounting records or other items or contracts, (ii) create any ledgers
or schedules not already in existence, (iii) incur any costs or expenses relative to such inspection, or (iv) perform any other
tasks other than making available such accounting records as aforesaid. Neither Tenant nor its auditor may leave the office of Landlord
with originals of any materials supplied by Landlord. Tenant must pay Tenant’s Proportionate Share of Operating Costs and Real
Property Taxes when due pursuant to the terms of this Lease and may not withhold payment of Operating Costs, Real Property Taxes or any
other Rent pending results of the audit or during a dispute regarding Operating Costs and Real Property Taxes. The audit must be completed
within ninety (90) days of the date of Tenant’s Audit Notice and the results of such audit shall be delivered to Landlord within
forty-five (45) days of the date of Tenant’s Audit Notice. If Tenant does not substantially comply with any of the aforementioned
time frames, then the Landlord’s statement will be conclusively binding on Tenant. If such audit or review correctly reveals that
Landlord has overcharged Tenant, then within thirty (30) days after the results of such audit are made available to Landlord, the amount
of such overcharge shall be deducted from the installments of Tenant’s Share of Operating Costs and Real Property Taxes next becoming
due. If the audit reveals that Tenant was undercharged, then within thirty (30) days after the results of the audit are made available
to Tenant, Tenant agrees to reimburse Landlord the amount of such undercharge. Tenant agrees to keep the results of the audit confidential
and will cause its agents, employees and contractors to keep such results confidential. To that end, Landlord may require Tenant and
its auditor to execute a commercially reasonable confidentiality agreement provided by Landlord.


 






     

     


    

 


ARTICLE 7.
LATE PAYMENT


 


A late charge of
five (5%) percent shall be due and payable forthwith on the amount of Base Rent and additional rent not received by Landlord from Tenant
on or before the tenth (10th) day after such payment was due. In addition, Tenant shall pay interest at the Lease Interest
Rate (as defined below) on any sum which is not paid when due, interest to run from the due date until such sum is paid. The “Lease
Interest Rate” means four (4) percentage points per annum above the prime rate per annum announced from time to time by PNC
Bank, N.A, or its successors.


 


ARTICLE 8.
USE OF PREMISES


 


Tenant
shall occupy and use the Premises only for the Permitted Uses set forth in Article 1. Tenant shall not occupy or use the Premises
for any other purpose or business without the prior written consent of Landlord. Landlord
has promulgated reasonable Rules and Regulations (“Rules and Regulations”), which are attached hereto, made part
hereof and marked as Exhibit “C”. Tenant acknowledges receipt of and shall observe and comply with such Rules and
Regulations. Tenant further acknowledges that Landlord, in Landlord’s reasonable discretion, may from time to time adopt, amend,
establish, modify, proscribe or restate such rules and regulations with regard to the operation of the Premises, the Building, and
common areas of the Development; provided that such rules and regulations are generally applicable to all tenants, do not materially
increase the financial burdens of Tenant and do not materially adversely affect Tenant’s rights under this Lease. In the event
of any conflict between the provisions of such rules and regulations and this Lease, the provisions of this Lease shall control.


 






     

     


    

 


ARTICLE 9.
COMMON AREAS/PARKING


 


All parking areas,
driveways, alleys, public corridors and fire escapes, and other areas, facilities and improvements as may be approved by Landlord from
time to time for the general use, in common, of Tenant and other tenants, their employees, agents, invitees and licensees, shall at all
times be subject to the exclusive control and management of Landlord, and Landlord shall have the right from time to time to establish,
modify and enforce reasonable rules and regulations with respect to all such areas, facilities and improvements.


 


Landlord reserves
the right to designate certain parking areas for non-exclusive permitted parking for tenant’s employees, for general visitor parking,
and for other designated uses. Tenant shall be allocated fourteen (14) non-exclusive permitted parking spaces for the use of Tenant's
employees, the location of such parking spaces to be designated by Landlord from time to time according to the Landlord's parking policies
and procedures. Landlord agrees to enforce its parking regulations for the mutual benefit of Landlord and tenants of the Development.
Except for claims resulting from Landlord’s intentional or grossly negligent acts, Landlord shall not be responsible or liable
for damage or loss sustained to motor vehicles (including any contents) parked in the Development.


 


ARTICLE 10.
ALTERATIONS


 


(a) Tenant
shall not make any alterations, improvements or additions to the Premises or attach any fixtures or equipment thereto, without the Landlord's
prior written approval, not to be unreasonably withheld. All alterations, improvements or additions made to the Premises or the attachment
of any fixtures or equipment thereto shall be performed at Tenant's sole cost and expense. Tenant may affix pictures and shelving to
the walls without Landlord's consent.


 


(b) All
alterations, improvements or additions to the Premises made by Tenant shall be deemed to have been attached to the Premises and to have
become the property of Landlord upon such attachment, and upon expiration of this Lease or renewal term thereof, Tenant shall not remove
any of such alterations, improvements or additions; provided, however, that Landlord may designate by written notice to Tenant at the
time Tenant requests consent those alterations and additions which shall be removed by Tenant at the expiration or termination of this
Lease, and Tenant shall properly remove the same and repair any damage to the Premises caused by such removal. Notwithstanding anything
in this Lease to the contrary, all furniture, trade fixtures and equipment installed by or for Tenant may be removed by Tenant at any
time.


 






     

     


    

 


(c) In
performing such alterations, improvements or additions, or in the removal thereof, Tenant shall use due care to cause as little damage
or injury as possible to the Premises and the Building and shall repair all damage or injury that may occur to the Premises or the Building
as a result thereof.


 


(d) Tenant
agrees in doing any such work in or about the Premises to engage only such labor as will not conflict with or cause strikes or other
labor disturbances among the Development service employees of Landlord. Any contractors employed by Tenant shall be subject to Landlord's
prior written approval, not to be unreasonably withheld. All such contractors shall be required to carry worker's compensation insurance,
commercial general liability insurance and property damage insurance in amounts, form and content, and with companies reasonably satisfactory
to Landlord.


 


(e) Prior
to the commencement by Tenant of any work as set forth in this Article, Tenant shall obtain, at Tenant's sole cost and expense, all necessary
permits, authorizations and licenses required by the various governmental authorities having jurisdiction over the Premises.


 


ARTICLE 11.
MECHANIC'S LIENS


 


If any mechanics'
or other lien shall be filed against the Premises or the Development purporting to be for labor or material furnished or to be furnished
at the request of Tenant, then Tenant shall at its expense cause such lien to be discharged by payment, bond or otherwise within thirty
(30) days after notice of filing thereof. As an alternative to causing the lien to be discharged of record, Tenant shall have the right
to contest the validity of any lien or claim if Tenant shall first have posted a bond or other security reasonably satisfactory to Landlord
(such as an undertaking with Landlord's title company to insure that, upon final determination of the validity of such lien or claim,
Tenant shall immediately pay any judgment rendered against Tenant). If Tenant shall fail to take such action within such thirty (30)
day period, Landlord may cause such lien to be discharged by payment, bond or otherwise, without investigation as to the validity thereof
or as to any offsets or defenses thereto and Tenant shall, upon demand, reimburse Landlord for all amounts paid and costs incurred including
reasonable attorney's fees, in having such lien discharged of record. Tenant shall indemnify and hold Landlord harmless from and against
any and all claims, costs, damages, liabilities and expenses (including reasonable attorney's fees) which may be brought or imposed against
or incurred by Landlord by reason of any such lien or its discharge.


 


ARTICLE 12.
CONDITION OF PREMISES


 


Tenant acknowledges
and agrees that, except as expressly set forth in this Lease, there have been no representations or warranties made by or on behalf of
Landlord with respect to the Building, Premises or the Development or with respect to the suitability of any of them for the conduct
of Tenant's business. The taking of possession of the Premises by Tenant shall conclusively establish that the Premises were at such
time in satisfactory condition, order and repair, subject to latent defects which a reasonable inspection of the Premises would not disclose.


 






     

     


    

 


ARTICLE 13.
UTILITIES AND SERVICES


 


(a)           Utilities:
Separately metered electric and gas service shall be made available to the Premises. Tenant shall pay for the cost of such utility services
directly to the utility provider or to the Landlord, as the case may be.


 


(b)           Building
Services: Landlord shall provide the following to the Premises, the Building or the Development, as applicable:


 


1)            Janitorial
service four (4) times per week, for office space portions of the Premises only, see Exhibit "D," Cleaning Specifications;


 


2)            Water
and sewage for the Permitted Use;


 


3)            Replacement
standard light globes and/or standard fluorescent tubes and ballasts in the standard ceiling lighting fixtures;


 


4)            HVAC,
including maintenance of HVAC equipment and systems;


 


5)            Passenger
and freight elevator service and maintenance and repair;


 


6)            Hot
and cold water for drinking, lavatory and toilet purposes at those points of supply provided for nonexclusive general use of tenants
of the Building, and points of supply in the Premises installed by or with Landlord’s consent for the exclusive use of Tenant;


 


7)            Maintenance
and repair of interior common areas of the Building, including the public restrooms in the Building; and


 


8)            Maintenance
and repair of exterior common areas of the Development, including but not limited to cleaning of outside exterior windows and doors,
snow removal and landscaping.


 


(c) 
Landlord does not warrant that the utilities or services provided for in this Article shall be free from slow-down, interruption
or stoppage pursuant to voluntary agreement by and between Landlord and governmental bodies and regulatory agencies, or caused by
the maintenance, repair, substitution, renewal, replacement or improvements of any of the equipment involved in the furnishing of any
such utilities or services or caused by strikes, lockouts, labor controversies, fuel shortages, accidents, acts of God or the elements
or any other cause beyond the reasonable control of Landlord; and specifically, no such slow-down, interruption or stoppage of any
of such services shall be construed as an eviction, actual or constructive, of Tenant, nor shall same cause any abatement of Base Rent
or additional rent payable hereunder or in any manner or for any purpose relieve Tenant from any of Tenant's obligations hereunder, unless
same shall make a material portion of the Premises untenantable for a period of three (3) consecutive business days at which point
Base Rent shall be abated until such time as the Premises are no longer untenantable, and in no event shall Landlord be liable for damages
to persons or property or be in default hereunder as a result of such interruption or stoppage of service. Should said disruption
of service or utilities cause significant interference with Tenant’s business for a period of sixty (60) days, Tenant shall have
the right to terminate this Lease by written notice to Landlord. Landlord shall provide Tenant with reasonable advance notice of any
anticipated interruptions in utility or Building services, and Landlord shall use reasonable efforts to minimize disruption of Tenant’s
use and occupancy in connection therewith.


 






     

     


    

 


ARTICLE 14.
ASSIGNMENT AND SUBLETTING


 


Tenant shall not
assign this Lease or sublet the Premises, (whether by operation of law or voluntary agreement) in whole or in part, without the Landlord's
prior written consent, not to be unreasonably withheld. In case of any assignment or subletting, Tenant shall remain primarily liable
on this Lease and shall not be released from the performance of any of the terms, covenants and conditions hereof.


 


Notwithstanding
the foregoing, Tenant may assign this Lease, or sublet the Premises or any portion thereof to an affiliate controlling, controlled by
or under common control with Tenant, without Landlord consent, but with notice thereof to Landlord. Tenant may sublet all or a portion
of the Premises without prior consent to third parties and entities related to Tenant either through affiliated or commercial relationships
for office use. Any license, assignment, subleasing or other occupancy agreement shall be subject to all terms, covenants and conditions
of this Lease and no license, assignment, subleasing or other occupancy agreement shall relieve Tenant of any liability hereunder. Upon
Landlord' s request, Tenant shall provide Landlord with copies of all reasonable documentation related to any license, assignment, sublease,
or other occupancy agreement and Tenant shall require any permitted licensee, assignee, sublicensee, or other occupant to obtain and
maintain commercially reasonable insurance naming Landlord as additional insured. Tenant shall provide copies evidencing such insurance
to Landlord upon Landlord's request.


 


ARTICLE 15.
RIGHTS RESERVED BY LANDLORD


 


Except to the extent
expressly limited herein, Landlord reserves full rights to control the Development, the Building and the Premises (which rights may be
exercised without subjecting Landlord to claims for constructive eviction, abatement of Rent, damages or other claims of any kind), including
more particularly, but without limitation, the following rights for Landlord, its employees or agents; provided however, Landlord shall
use commercially reasonable efforts to exercise such rights in a manner that will first attempt to minimize interference with Tenant’s
use and occupancy of the Premises:


 






     

     


    

 


(a) 
Access to Premises. To enter the Premises in order to inspect, supply cleaning service or other services to be provided Tenant
hereunder, show the Premises to current and prospective lenders, insurers, purchasers, tenants, brokers and governmental authorities,
and perform any work or take any other actions reserved to Landlord under this Lease or applicable laws. However, Landlord shall: (i) provide
reasonable advance written or oral notice to Tenant’s on-site manager or other appropriate person (except in emergencies), (ii) take
reasonable steps to minimize any significant disruption to Tenant’s business, and following completion of any work, return Tenant’s
leasehold improvements, fixtures, property and equipment to the original locations and condition to the fullest extent reasonably possible,
and (iii) take reasonable steps to avoid materially changing the configuration or reducing the square footage of the Premises, unless
required by laws or other causes beyond Landlord’s reasonable control (and in the event of any permanent reduction, the Rent and
other rights and obligations of the parties based on the square footage of the Premises shall be proportionately reduced). Tenant shall
not place partitions, furniture or other obstructions in the Premises which may prevent or impair Landlord’s access to the systems
and equipment for the Building or the systems and equipment for the Premises. If Tenant requests that any such access occur before or
after Landlord’s regular business hours and Landlord approves, Tenant shall pay all overtime and other additional costs in connection
therewith.


 


(b) 
Changes to the Development. To: (i) paint and decorate, (ii) perform repairs or maintenance, and (iii) make replacements,
restorations, renovations, alterations, additions and improvements, structural or otherwise in and to the Development or any part thereof,
including any adjacent building, structure, facility, land, street or alley, or change the uses thereof (including changes, reductions
or additions of corridors, entrances, doors, lobbies, parking facilities and other areas, structural support columns and shear walls,
utility lines, pipes, duct work, cables, installations, docks, walks, elevators, stairs, solar tint windows or film, planters, sculptures,
displays, and other amenities and features therein, and changes relating to the connection with or entrance into or use of the Building
or any other adjoining or adjacent building or buildings, now existing or hereafter constructed). In connection with such matters, Landlord
may among other things erect scaffolding, barricades and other structures, open ceilings, close entry ways, restrooms, elevators, stairways,
corridors, parking and other areas and facilities, and take such other actions as Landlord deems appropriate.


 


ARTICLE 16.
REPAIRS


 


(a) Subject
to the provisions of Article 6 hereof, Landlord shall perform all maintenance and make all repairs or replacement necessary to maintain
the structural, plumbing, HVAC and electrical systems (including replacement of light bulbs, ballasts and fixtures), exterior doors and
windows, roof, exterior walls, demising walls and floor (but excluding interior ceiling, wall and floor finishes), common areas and utility
lines and connections servicing the Premises, the Building or the Development in good order and condition. Landlord shall commence such
repairs as promptly as the circumstances reasonably permit and thereafter shall diligently pursue the same to completion with reasonable
promptness. Notwithstanding anything contained in this Lease to the contrary, Tenant shall be responsible, at its sole cost and expense,
for any maintenance, repairs and replacements made by the Landlord which are necessitated by the negligent acts, misuse or willful misconduct
of Tenant, its agents, contractors, employees or invitees.


 






     

     


    

 


(b) Except
as the Landlord is obligated for repairs as provided hereinabove, Tenant shall make at Tenant's sole cost and expense, all repairs necessary
to maintain the Premises and shall keep the Premises and the fixtures therein in neat, clean, safe and orderly condition. Without limiting
the generality of the foregoing, any maintenance, repairs or replacements of all lab equipment contained in the lab space portion of
the Premises, including without limitation all water treatment systems and vacuum equipment, desired by Tenant shall be the responsibility
of Tenant. If the Tenant refuses or neglects to make such repairs, or fails to diligently prosecute the same to completion, after written
notice from Landlord of the need therefore, Landlord may make such repairs at the expense of Tenant and such expense, along with a fifteen
(15%) percent service charge, shall be collectible as additional rent.


 


(c) Landlord
shall not be liable by reason of any injury to or interference with Tenant's business arising from the making of any repairs in accordance
with this Article 16 in or to the Premises or the Building and Development or to any appurtenances or equipment therein; provided
that Landlord shall interfere as little as reasonably practicable with the conduct of Tenant's business in the performance of the foregoing.
There shall be no abatement of Rent because of such repairs, except as provided in Article 20 hereof.


 


ARTICLE 17.
INDEMNIFICATION AND INSURANCE


 


(a) 
Indemnification.


 


(i) 
Tenant shall indemnify, hold harmless and defend Landlord from and against any and all costs, expenses (including reasonable counsel
fees), liabilities, losses, damages, suits, actions, fines, penalties, claims or demands of any kind and asserted by or on behalf of
any person or governmental authority, arising out of or in any way connected with, and Landlord shall not be liable to Tenant on account
of, (i) any failure by Tenant to perform any of the agreements, terms, covenants or conditions of this Lease required to be performed
by Tenant, (ii) any failure by Tenant to comply with any statutes, ordinances, regulations or orders of any governmental authority
applicable to Tenant’s occupancy and use of the Premises, or (iii) any accident, death or personal injury, or damage to or
loss or theft of property, which shall occur in the Premises, except to the extent caused by the negligence or willful misconduct of
Landlord, its agents, employees or contractors.


 


(ii) 
Landlord shall indemnify, hold harmless and defend Tenant from and against any and all costs, expenses (including reasonable counsel
fees), liabilities, losses, damages, suits, actions, fines, penalties, claims or demands of any kind and asserted by or on behalf of
any person or governmental authority, arising out of or in any way connected with, (i) any failure by Landlord to perform any of
the agreements, terms, covenants or conditions of this Lease required to be performed by Landlord, or (ii) the negligence or willful
misconduct of Landlord or its agents, employees or contractors.


 






     

     


    

 


(b) 
Required Insurance. Tenant shall maintain at its expense during the term with respect to the Premises and Tenant’s use thereof
and of the Building:


 


(i) Worker’s
compensation insurance in the amounts required by statute, and Employer Liability Insurance in at least the following amounts: (a) Bodily
Injury by Accident - $500,000 per accident, (b) Bodily Injury by Disease - $500,000 per employee and (c) Aggregate Limit -
$1,000,000 per policy year.


 


(ii) Property
Damage Insurance for the protection of Tenant and Landlord, as their interest may appear, covering all risks of physical loss to Tenant’s
alterations or improvements, personal property, business records, fixtures and equipment in amounts not less than the full insurable
replacement cost of such property and full insurable value of such other interests of Tenant, such policies to be in form reasonably
satisfactory to Landlord.


 


(iii) Commercial
general liability insurance in form reasonably satisfactory to Landlord with limits of at least the following amounts: (a) death
or bodily injury - $2,000,000, (b) property damage or destruction (including loss of use thereof) - $2,000,000 per policy year.
Such policy shall include endorsements: (1) for contractual liability covering Tenant’s indemnity obligations under this Lease,
and (2) for adding Landlord, Landlord’s mortgagee, the management company for the Development, and other parties designated
by Landlord, as additional insureds.


 


(c)           Certificates, Subrogation and Other Matters. Tenant shall provide Landlord with certificates evidencing the coverage required
hereunder prior to the Commencement Date, or Tenant’s entry to the Premises for construction of improvements or any other purpose
(whichever first occurs). Such certificates shall state that such insurance coverage may not be changed, canceled or non-renewed without
at least thirty (30) days’ prior written notice to Landlord. Tenant shall provide renewal certificates to Landlord at least ten
(10) days prior to expiration of such policies. Tenant’s insurance policies shall be primary to all policies of Landlord and
any other additional insureds (whose policies shall be deemed excess and non-contributory). All insurance required hereunder shall be
provided by responsible insurers licensed in the Commonwealth of Pennsylvania, and shall have a general policy holder’s rating
of at least A and a financial rating of at least X in the then current edition of Best’s Insurance Reports. The parties mutually
hereby waive all rights and claims against each other for all losses covered by their respective insurance policies, and waive all rights
of subrogation for their respective insurers. The parties agree that their respective insurance policies are now, or shall be, endorsed
such that said waiver of subrogation shall not affect the right of the insured to recover thereunder. Landlord disclaims any representations
as to whether the foregoing coverages will be adequate to protect Tenant.


 


(d)           Landlord
Insurance. At all times during the Lease Term, Landlord agrees to maintain in force and effect (i) all-risk fire and extended
coverage insurance on the Building, and (ii) commercial general liability insurance with limits and deductibles consistent with
those maintained by owners of similarly situated buildings in the vicinity of the Building.


 


ARTICLE 18.
LANDLORD'S LIABILITY


 


Except for claims
arising from the negligent acts or willful misconduct of Landlord or its agents, employees or contractors, Tenant waives all claims against
Landlord and Landlord’s partners, members, agents and employees for injury or death to persons, damage to property or any other
interest of Tenant sustained by Tenant or a party claiming by or through Tenant resulting from: (a) any defect in or failure of
structural, plumbing, sprinkling, electrical, heating or air conditioning systems or equipment, or any other systems and equipment of
the Premises or the Building or from the drains, pipes, plumbing or sewer; (b) broken glass; (c) any acts or omissions of the
other tenants or occupants of the Building or of nearby buildings; (d) any acts or omissions of other persons; (e) damage or
loss sustained to motor vehicles (including any contents) parked at or operating within the Development, from any cause; and (f) theft,
Act of God, public enemy, injunction, riot, strike, insurrection, war, court order, or any order of any governmental authorities having
jurisdiction over the Premises.


 






     

     


    

 


ARTICLE 19.
COMPLIANCE WITH INSURANCE REQUIREMENTS


 


Tenant agrees that
Tenant will not do or suffer to be done, any act, matter or thing, objectionable to the fire insurance companies whereby the fire insurance
or any other insurance now in force or hereafter to be placed on the Premises or any part thereof, or on the Building of which the Premises
may be a part, shall become void or suspended, or whereby the same shall be rated as a more hazardous risk than at the date when Tenant
receives possession hereunder. In case of a breach of this covenant, in addition to all other remedies of Landlord hereunder, Tenant
agrees to pay to Landlord as additional rent, any and all increases in premiums on insurance carried by Landlord on the Premises or any
part thereof, or on the Building of which the Premises may be a part, caused in any way by the occupancy of Tenant. Notwithstanding the
foregoing, Landlord acknowledges that the Permitted Use shall not constitute a breach of this Article 19.


 


ARTICLE 20.
FIRE OR OTHER CASUALTY


 


(a) 
If the Building and/or Premises are damaged by fire or any other cause to such extent that the same cannot be restored, as reasonably
estimated by Landlord, within one hundred twenty (120) days after the date of such damage or destruction, then Landlord shall, no later
than the sixtieth (60th) day following the damage, give Tenant notice of Landlord’s election either to (a) restore the Building
and Premises or (b) terminate this Lease. In the event Landlord elects to terminate this Lease, the Lease shall terminate on the
earlier of the date of such notice or the date upon which Tenant surrenders possession of the Premises. In such event, the Rent and other
charges due hereunder shall be apportioned as of the date of such casualty, and any Rent paid for any period beyond said date shall be
repaid to Tenant. If the time of restoration as estimated by Landlord shall be less than one hundred twenty (120) days, or if Landlord
does not elect to terminate this Lease, as hereinabove provided, Landlord shall restore the Building and the Premises, and Tenant shall
have not right to terminate this Lease except as herein provided. Tenant shall, in such event, restore fixtures and improvements owned
by Tenant to the original condition. Notwithstanding the foregoing, however, if the time of restoration as reasonably estimated by Landlord
exceeds one hundred twenty (120) days, Tenant shall have the right to terminate this Lease upon written notice given to Landlord within
thirty (30) days after the date of Landlord’s notice of the estimated restoration period. Landlord shall deliver notice of the
estimated restoration period within sixty (60) days after the date of the casualty.


 






     

     


    

 


(b) In
any such case in which use of the Premises is affected by any damage thereto, there shall be an abatement or an equitable reduction in
Rent, depending on the period for which, and the extent to which, the Premises is not reasonably usable for the purposes for which it
is leased hereunder. If the damage results from the fault of Tenant, or Tenant's agents, servants, visitors or licensees, Tenant shall
not be entitled to any abatement or reduction of Rent up to the amount of the deductible paid by Landlord.


 


ARTICLE 21.
SUBORDINATION


 


This Lease shall
be subject and subordinate to the lien of any mortgage, or renewals, modifications, consolidations, replacements or extensions thereof,
which now or hereafter may affect the Premises. Tenant shall, at Landlord's request, execute such agreements and other instruments as
Landlord or any mortgagee of the Premises reasonably shall deem necessary or desirable to subordinate this Lease to the lien of any present
or future mortgage, mortgages or construction loans against the Premises. The subordination of this Lease shall be subject to any current
or future mortgage holder(s) agreement not to disturb Tenant's occupancy so long as Tenant is not then in default of this Lease.
Tenant specifically approves and, upon Landlord's request, agrees to execute an Estoppel Certificate and a Subordination, Nondisturbance
and Attornment Agreement substantially in the forms attached hereto as Exhibits “E” and “F”, respectively.


 


ARTICLE 22.
CONDEMNATION


 


(a) 
In the event the Premises, or any part thereof, shall be taken or condemned permanently or temporarily for any public or quasi-public
use or purpose by any competent authority in appropriation proceedings or by any right of eminent domain, the entire compensation award
therefore, including leasehold, reversion and fee, shall belong to the Landlord without any deduction therefrom for any present or future
estate of Tenant. Tenant shall, however, be entitled to claim, prove and receive in such condemnation proceedings such award as may be
allowed for fixtures and other equipment installed by it, and for moving expenses, but only if such award shall be in addition to the
award to Landlord.


 


(b) 
If the entire Building shall be so taken by virtue of eminent domain, this Lease shall terminate on the date when title vests pursuant
to such taking, and the Rent and other charges hereunder shall be apportioned as of said date, and any Rent paid for any period beyond
said date shall be repaid to Tenant.


 


(c) 
If more than twenty percent (20%) of the floor area comprising the Premises shall be so taken, or if a portion of the Building or Development
is taken which materially interferes with Tenant’s use of the Premises, either party shall have the right to cancel and terminate
this Lease as of the date of such taking, upon giving notice to the other party within thirty (30) days after notice to Tenant from Landlord
or the condemning authority that such Premises are to be appropriated or taken. In the event that this Lease is not terminated as herein
provided, this Lease shall continue, with an equitable and proportionate adjustment, effective on the date of taking, in Rent and other
charges due hereunder based upon the reduction in floor area.


 






     

     


    

 


ARTICLE 23.
ESTOPPEL CERTIFICATES


 


Tenant shall, at
any time and from time to time, upon thirty (30) days written request by Landlord, execute, acknowledge and deliver to Landlord a statement
in writing duly executed by Tenant (i) certifying that this Lease is in full force and effect without modification or amendment
(or, if there have been any modifications or amendments, that this Lease is in full force and effect as modified and amended and setting
forth in full all modifications and amendments), (ii) certifying the dates to which Base Rent and additional rent have been paid,
and (iii) either certifying that to the knowledge of Tenant no default exists under this Lease or specifying each such default,
and (iv) certifying such other matters as Landlord and/or any lender may reasonably request; it being the intention and agreement
of Landlord and Tenant that any such statement by Tenant may be relied upon by a prospective purchaser or a prospective mortgagee of
the Building, or current mortgagee of the Building, or by others, in any matter affecting the Premises.


 


ARTICLE 24.
DEFAULT


 


The
occurrence of any of the following events shall constitute a default by Tenant under this Lease:


 


(a)
Failure of Tenant to take possession of the Premises within thirty (30) days following the Commencement Date;


 


(b)
A failure by Tenant to pay any installment of Base Rent hereunder within seven (7) days after the due date (provided, Tenant
shall be afforded one 5-day notice and cure period per 12-month period) or a failure to pay any such other sum herein required to be
paid by Tenant within thirty (30) days after written notice thereof;


 


(c)
An abandonment of the Premises by Tenant (provided, the foregoing shall not include temporary vacation or customary work from home
arrangements);


 


(d)
An assignment of this Lease or subletting of the Premises in violation of this Lease;


 


(e)
A failure by Tenant to pay, when due, any installment of Rent hereunder on two (2) or more occasions within any period of
twelve (12) consecutive months;


 


(f)
The failure by Tenant to maintain insurance as required by the provisions of Article 17 hereof;


 


(g)
A failure by Tenant to observe and perform any other material provision or covenant of this Lease to be observed or performed by
Tenant, where such failure continues for thirty (30) days after written notice thereof from Landlord to Tenant;


 






     

     


    

 


(h)
The filing of a petition by or against Tenant for adjudication as a bankrupt or insolvent or for reorganization or for the
appointment pursuant to any local, state or federal bankruptcy or insolvency law of a receiver or trustee of Tenant's property; or
an assignment by Tenant for the benefit of creditors; or the taking possession of the property of Tenant by any local, state or
federal governmental officer or agency or court-appointed official for the dissolution or liquidation of Tenant or for the
operating, either temporary or permanently, of Tenant's business, provided, however, that if any such action is commenced against
Tenant the same shall not constitute a default if Tenant causes the same to be dismissed within sixty (60) days after the filing of
same; or


 


(i)
A default or breach by Tenant beyond the expiration of applicable notice and/or cure periods under any other lease with Landlord in
connection with the Building.


 


ARTICLE 25.
PROVISIONS RELATED TO LANDLORD’S REMEDIES


 


(a) Remedies.
Upon the occurrence of any event of default set forth above and the expiration of any applicable notice and grace period, Landlord shall
have the rights and remedies hereinafter set forth to the extent permitted by law, which shall be distinct, separate and cumulative with
and in addition to any other right or remedy allowed under law or any other provision of this Lease:


 


(1) Landlord
may terminate this Lease and Tenant’s right of possession, reenter and repossess the Premises by detainer suit, summary proceedings
or other lawful means, and recover from Tenant: (i) any unpaid Rent as of the termination date; (ii) the amount by which: (a) any
unpaid Rent which would have accrued after the termination date during the balance of the term exceeds (b) the reasonable rental
value of the Premises under a lease substantially similar to this Lease, taking into account among other things the condition of the
Premises, market conditions and the period of time the Premises may reasonably remain vacant before Landlord is able to re-lease the
same to a suitable replacement tenant, and Costs of Reletting (as defined in Paragraph (g) below) that Landlord may incur in order
to enter such replacement lease, (iii) any other amounts necessary to compensate Landlord for all damages proximately caused by
Tenant’s failure to perform its obligations under this Lease, but excluding consequential, indirect or special damages. For purposes
of computing the amount of rent herein that would have accrued after the termination date, Tenant’s obligations for Real Estate
Taxes and Operating Costs shall be projected based upon the average rate of increase in such items from the Commencement Date through
the termination date (or if such period shall be less than three years, then based on Landlord’s reasonable estimates). The amounts
computed in accordance with the foregoing subclauses (a) and (b) shall both be discounted in accordance with accepted financial
practice at the rate of four (4%) percent per annum to the then present value.


 


(2) Landlord
may terminate Tenant’s right of possession, reenter and repossess the Premises by detainer suit, summary proceedings or other lawful
means, without terminating this Lease, and recover from Tenant: (i) any unpaid Rent as of the date possession is terminated, (ii) any
unpaid rent which thereafter accrues during the term from the date possession is terminated through the time of judgment (or which may
have accrued from the time of any earlier judgment obtained by Landlord), less any consideration received from replacement tenants as
further described and applied pursuant to Paragraph (g) below, and (iii) any other amounts necessary to compensate Landlord
for all damages proximately caused by Tenant’s failure to perform its obligations under this Lease, including all Costs of Reletting,
but excluding consequential, indirect or special damages. Tenant shall pay any such amounts to Landlord as the same accrue or after the
same have accrued from time to time upon demand. At any time after terminating Tenant’s right to possession as provided herein,
Landlord may terminate this Lease as provided in clause (1) above by notice to Tenant, and Landlord may pursue such other remedies
as may be available to Landlord under this Lease or applicable law.


 






     

     


    

 


(b) 
Reletting. If this Lease or Tenant’s right to possession is terminated or Tenant abandons the Premises, Landlord may: (i) enter
and secure the Premises, change the locks, install barricades, remove any improvements, fixtures or other property of Tenant therein,
perform any decorating, remodeling, repairs, alterations, improvements or additions and take such other actions as Landlord shall determine
in Landlord’s sole discretion to prevent damage or deterioration to the Premises or prepare the same for reletting, and (ii) relet
all or any portion of the Premises (separately or as part of a larger space), for any rent, use or period of time (which may extend beyond
the term hereof), and upon any other terms as Landlord shall determine in Landlord’s sole discretion. The consideration received
from such reletting shall be applied pursuant to the terms of Paragraph (g) hereof, and if such consideration, as so applied, is
not sufficient to cover all Rent and damages to which Landlord may be entitled hereunder, Tenant shall pay any deficiency to Landlord
as the same accrues or after the same has accrued from time to time upon demand, subject to the other provisions hereof.


 


(c) 
Specific Performance. Landlord shall at all times have the right without prior demand or notice except as required by applicable
law to: (i) seek any declaratory, injunctive or other equitable relief, and specifically enforce this Lease or restrain or enjoin
a violation of any provision hereof, and Tenant hereby waives any right to require that Landlord post a bond or other security in connection
therewith, and (ii) sue for and collect any unpaid Rent which has accrued.


 


(d) 
Returned Checks. If Landlord receives two (2) or more checks from Tenant which are returned by Tenant’s bank for insufficient
funds, Landlord may require that all checks thereafter be bank certified or cashier’s checks (without limiting Landlord’s
other remedies). All bank service charges resulting from any returned checks shall be borne by Tenant.


 


(e) 
Landlord’s Cure of Tenant Defaults. If Tenant fails to perform any obligation under this Lease beyond the applicable notice
and cure periods set forth herein (except that no notice shall be required in emergencies), Landlord shall have the right (but not the
duty), to perform such obligation on behalf and for the account of Tenant. In such event, Tenant shall reimburse Landlord upon demand,
as additional rent, for all expenses reasonably incurred by Landlord in performing such obligation together with an amount equal to fifteen
(15%) percent thereof for Landlord’s overhead, and interest thereon at the Lease Interest Rate from the date of demand. Landlord’s
performance of Tenant’s obligations hereunder shall not be deemed a waiver or release of Tenant therefrom.


 


(f)  Intentionally
Omitted.


 






     

     


    

 


(g) 
Other Matters. No re-entry or repossession, repairs, changes, alterations and additions, reletting, or any other action or omission
by Landlord shall be construed as an election by Landlord to terminate this Lease or Tenant’s right to possession, nor shall the
same operate to release Tenant in whole or in part from any of Tenant’s obligations hereunder, unless express notice of such intention
is sent by Landlord to Tenant. Landlord may bring suits for amounts owed by Tenant hereunder or any portions thereof, as the same accrue
or after the same have accrued, and no suit or recovery of any portion due hereunder shall be deemed a waiver of Landlord’s right
to collect all amounts to which Landlord is entitled hereunder, nor shall the same serve as any defense to any subsequent suit brought
for any amount not therefor reduced to judgment. Landlord may pursue one or more remedies against Tenant and need not make an election
of remedies except as required by applicable law. All rent and other consideration paid by any replacement tenants shall be applied at
Landlord’s option: (i) first, to the Costs of Reletting, (ii) second, to the payment of all costs of enforcing this Lease
against Tenant or any guarantor, (iii) third, to the payment of all interest and service charges accruing hereunder, (iv) fourth,
to the payment of Rent theretofore accrued, and (v) with the residue, if any, to be held by Landlord and applied to the payment
of Rent and other obligations of Tenant as the same become due (and with any remaining residue to be retained by Landlord). “Costs
of Reletting” shall include without limitation, all costs and expenses incurred by Landlord for any repairs or other matters described
in Paragraph (b) above, brokerage commissions, advertising costs, attorneys’ fees, any economic incentives given to enter
leases with replacement tenants, and costs of collecting rent from replacement tenants. Landlord shall be under no obligation to observe
or perform any provision of this Lease on its part to be observed or performed which accrues while Tenant is in default hereunder. The
times set forth herein for the curing of defaults by Tenant are of the essence of this Lease.


 


ARTICLE 26.
LANDLORD’S DEFAULT; RIGHT TO CURE


 


(a) If
Landlord shall fail to perform any obligation under this Lease required to be performed by Landlord, Landlord shall not be deemed to
be in default hereunder nor subject to any claims for damages of any kind, unless such failure shall have continued for a period of thirty
(30) days after written notice thereof by Tenant (provided, if the nature of Landlord’s failure is such that more time is reasonably
required in order to cure, Landlord shall not be in default if Landlord commences to cure within such thirty (30) day period and thereafter
diligently seeks to cure such failure to completion).


 


(b) Upon
the occurrence of any event of default by Landlord after the expiration of any applicable cure and grace period, Tenant shall have all
rights and remedies to the extent permitted by law or in equity, which be distinct, separate and cumulative to the extent permitted by
law.


 


ARTICLE 27.
WAIVER


 


The failure or
delay on the part of Landlord or Tenant to enforce or exercise at any time any of the provisions, rights or remedies in the Lease shall
in no way be construed to be a waiver thereof, nor in any way to affect the validity of this Lease or any part hereof, or the right of
the Landlord or Tenant to thereafter enforce each and every such provision, right or remedy. No waiver of any breach of this Lease shall
be held to be a waiver of any other or subsequent breach. The receipt by Landlord of lesser amount than the Rent due at a time when the
rent is in default under this Lease shall not be construed as a waiver of such default. The receipt by Landlord of a lesser amount than
the Rent due shall not be construed to be other than a payment on account of the Rent then due, nor shall any statement on Tenant's check
or any letter accompanying Tenant's check be deemed an accord and satisfaction and Landlord may accept such payment without prejudice
to Landlord's right to recover the balance of the rent due or to pursue any other remedies provided in this Lease. No act or thing done
by Landlord or Landlord's agents or employees during the term of this Lease shall be deemed an acceptance of a surrender of the Premises,
and no agreement to accept such a surrender shall be valid unless in writing and signed by Landlord.


 






     

     


    

 


ARTICLE 28.
UTILITY DEREGULATION


 


Landlord has advised
Tenant that various utility companies (each to be referred to herein as a “Current Service Provider”) are the utility companies
selected by Landlord to provide service for the Development. Notwithstanding the foregoing, if permitted by law, Landlord shall have
the right at any time and from time to time during the term of this Lease to either contract for service from a different company or
companies providing service (each such company shall hereinafter be referred to as an “Alternate Service Provider”) or continue
to contract for service from the Current Service Provider.


 


Tenant shall cooperate
with Landlord, the Current Service Providers, and any Alternate Service Provider as reasonably necessary, and shall allow Landlord, the
Current Service Providers, and any Alternate Service Provider reasonable access to the Building’s lines, feeders, risers, wiring,
and other machinery within the Premises.


 


Unless caused by
the willful misconduct or negligence of Landlord, its agents or employees, Landlord shall in no way be liable or responsible for any
loss, damage, or expense that Tenant may sustain or incur by reason of any failure, interference, disruption, or defect in the supply
of utility services furnished to the Premises, or of any change in the quality or character of the utility services supplied by the Current
Service Providers or any Alternate Service Provider, and no such change, failure, defect, unavailability, or unsuitability shall constitute
an actual or constructive eviction, in whole or in part, or entitle Tenant to any abatement or diminution of rent, or relieve Tenant
from any of its obligations under this Lease.


 


ARTICLE 29.
TELECOMMUNICATIONS


 


(a) 
Telephone Lines. Subject to Landlord’s continuing right of supervision and approval (not to be unreasonably withheld), and
the other provisions hereof, Landlord shall: (i) install telephone lines (“Lines”) connecting the Premises to Landlord’s
terminal block on the floor or floors on which the Premises are located, or (ii) use such Lines as may currently exist and already
connect the Premises to such terminal block. Landlord’s predecessor or independent contractor has heretofore connected such terminal
block through riser system Lines to Landlord’s main distribution frame (“MDF”) for the Property. Landlord disclaims
any representations, warranties or understandings concerning the capacity, design or suitability of Landlord’s riser Lines, MDF
or related equipment. If there is, or will be, more than one tenant on any floor, at any time, Landlord may allocate, and periodically
reallocate, connections to the terminal block based on the proportion of square feet each tenant occupies on such floor, or the type
of business operations or requirements of such tenants, in Landlord’s reasonable discretion. Landlord may arrange for an independent
contractor to review Tenant’s request for approval hereunder, monitor or supervise Tenant’s installation, connection and
disconnection of Lines, and provide other such services, or Landlord may provide the same.


 






     

     


    

 


(b) 
Installation. Landlord shall install Tenant’s Lines and make connections and disconnection at the terminal blocks as described
above, and Landlord shall use an experienced and qualified contractor.


 


(c) 
Limitation of Liability. Unless due solely to Landlord’s intentional misconduct or negligent acts, Landlord shall have no
liability for damages arising, and Landlord does not warrant that the Tenant’s use of the Lines will be free, from the following
(collectively called “Line Problems”): (i)  any eavesdropping, wire-tapping or theft of long distance access codes by
unauthorized parties, (ii) any failure of the Lines to satisfy Tenant’s requirements, or (iii) any capacitance, attenuation,
cross-talk or other problems with the Lines, any misdesignation of the Lines in the MDF room or wire closets, or any shortages, failures,
variations, interruptions, disconnections, loss or damage caused by or in connection with the installation, maintenance, replacement,
use or removal of any other Lines or equipment at the Development by or for other tenants at the Development, by any failure of the environmental
conditions at or the power supply for the Development to conform to any requirements of the Lines or any other problems associated with
any Lines or by any other cause. Unless due solely to Landlord’s willful misconduct or negligent acts, under no circumstances shall
any Line Problems be deemed an actual or constructive eviction of Tenant, render Landlord liable to Tenant for abatement of any rent
or other charges under the Lease, or relieve Tenant from performance of Tenant’s obligations under the Lease. Landlord in no event
shall be liable for damages by reason of loss of profits, business interruption or other consequential damage arising from any Line Problems.


 


ARTICLE 30.
SURRENDER


 


The Lease shall
terminate and Tenant shall deliver up and surrender possession of the Premises on the last day of the term hereof, and Tenant waives
the right to any notice of termination or notice to quit and Tenant hereby waives all right to any such notice as may be provided under
any laws now or hereafter in effect in Pennsylvania, including but not limited to the Landlord and Tenant Act of 1951, as amended. Tenant
covenants that upon the expiration or sooner termination of this Lease Tenant shall deliver up and surrender possession of the Premises
in the same condition in which Tenant has agreed to keep the same during the continuance of this Lease and in accordance with the terms
hereof, ordinary wear and tear and damage from casualty or condemnation excepted.


 






     

     


    

 


ARTICLE 31.
QUIET ENJOYMENT


 


Landlord covenants
and agrees that Tenant, upon paying the Rent herein provided for and observing and keeping the covenants, agreements and conditions on
its part to be kept, shall lawfully and quietly hold, occupy and enjoy the Premises during the Lease without hindrance or interruption
by Landlord or anyone claiming by, through or under Landlord.


 


ARTICLE 32.
HOLDING OVER


 


Unless Landlord
expressly agrees otherwise in writing, Tenant shall pay Landlord 150% of the amount of Rent then applicable prorated on a per diem basis
for each day Tenant shall fail to vacate or surrender possession of the Premises or any part thereof after expiration or earlier termination
of this Lease as required under Article 30, together with all damages sustained by Landlord on account thereof. Tenant shall pay
such amounts on demand, and, in the absence of demand, monthly in advance. The foregoing provisions, and Landlord’s acceptance
of any such amounts, shall not serve as permission for Tenant to hold-over, nor serve to extend the term (although Tenant shall remain
a tenant at sufferance bound to comply with all provisions of this Lease until Tenant properly vacates the Premises.


 


ARTICLE 33.
ENVIRONMENTAL COVENANTS, REPRESENTATIONS AND WARRANTIES


 


(a) Tenant
shall comply with all laws, regulations, ordinances and other governmental standards applicable to Tenant's use of the Premises with
respect to hazardous waste, hazardous substances and any and all other environmental matters. Furthermore, Tenant shall procure and maintain
all licenses and permits required by such applicable laws, ordinances or regulations. Tenant covenants and agrees that it shall not release,
emit, or discharge at or from the Premises any hazardous or toxic substances consisting of any hazardous or toxic chemical, waste, byproduct,
pollutants, contamination, compound, product or substance, including, without limitation, asbestos, polychlorinated byphenyls, petroleum
(including crude oil or any fraction thereof), and any material the exposure to, or manufacture, possession, presence, use, generation,
storage, transportation, treatment, release, disposal, abatement, cleanup, removal, remediation or handling of which, is prohibited,
controlled or regulated by federal, state, regional, county, local, governmental, public or private statute, law, regulation, ordinance,
order, consent decree, judgment, permit, license, code, covenant, deed restrictions, common law, treaty, convention or other requirement,
pertaining to protection of the environmental, health or safety of persons, natural resources, conservation, wildlife, waste management,
any hazardous material activity, and pollution (including, without limitation, regulation of releases and disposals to air, land, water
and ground water). These requirements include, without limitation, the Comprehensive Environmental Response, Compensation and Liability
Act of 1980, as amended by the Superfund Amendments and Reauthorization Act of 1986, 42 U.S.C. 9601 et seq., Solid Waste Disposal Act,
as amended by the Resource Conservation and Recovery Act of 1976 and Solid and Hazardous Waste Amendments of 1984, 42 U.S.C. 6901 et
seq., Federal Water Pollution Control Act, as amended by the Clean Water Act of 1977, 33 U.S.C. 1251, et seq., Clean Air Act of 1966,
as amended, 42 U.S.C. 7401 et seq., Toxic Substances Control Act of 1976, 15 U.S.C. 2601 et seq., Occupational Safety and Health Act
of 1970, as amended, 29 U.S.C. 651 et seq., Emergency Planning and Community Right-to-Know Act of 1986, 42 U.S.C. 11001 et seq., National
Environmental Policy Act of 1975, 42 U.S.C. 300(f) et seq., and any similar or implementing Pennsylvania laws, and all amendments,
rules, regulations, guidance documents and publications promulgated thereunder.


 






     

     


    

 


(b) In
the event Tenant receives any notice of the happening of: (1) any event arising from Tenant’s use or occupancy of the Premises
involving an emission, spill, release or discharge at or from the Premises into or upon (i) the air; (ii) soils (whether on
the Premises or neighboring property) or any improvements located thereon; (iii) surface water or ground water; (iv) the sewer
system servicing the Premises, except as allowed under current law, regulation or permit, of any regulated quantities of toxic or hazardous
substances or wastes (intended hereby and hereafter to include any and all such materials listed in any federal, state or local law,
code and ordinances and all rules and regulations promulgated thereunder, as hazardous) (any of which is hereinafter referred to
as "Hazardous Discharge"); or (2) any complaint, order, directive, claim, citation or notice by any governmental authority
or any other person or entity arising from Tenant’s use or occupancy of the Premises with respect to (i) air emissions; (ii) spills,
releases or discharges to soils or any improvements located thereon, surface water, ground water or the sewer, septic system or waste
treatment, storage or disposal system servicing the Premises; (iii) solid or liquid waste disposal; (iv) the use, generation,
storage, transportation or disposal of toxic or hazardous substances or wastes; or (v) any other environmental, health or safety
matter relating to any of Tenant's activity upon the Premises, including any improvements located thereon or neighboring property (any
of which is hereinafter referred to as an "Environmental Complaint"), then Tenant shall give immediate notice of same to Landlord,
detailing all relevant facts and circumstances. Tenant shall, upon receipt of notice of a Hazardous Discharge or Environmental Complaint
with respect to the Premises or Tenant’s use thereof, and at its sole cost and expense, promptly and completely take all actions
necessary to remove, resolve or minimize the impact of such Hazardous Discharge or Environmental Complaint with respect to the Premises
or Tenant’s use thereof, and restore the affected property to its prior condition.


 


Without
limitation on the foregoing, and in the event Tenant fails to take the actions set forth herein (to the extent Tenant is obligated to
do so), Landlord shall have the right, but not the obligation, to enter onto the Premises and take any actions as it deems necessary
or advisable to clean up, remove, resolve or minimize the impact or otherwise deal with any Hazardous Discharge or Environmental Complaint
upon Landlord's receipt of any notice from any person or entity asserting the happening of a Hazardous Discharge or Environmental Complaint
on or from or pertaining to the Premises and arising from Tenant’s use or occupancy of the Premises. All reasonable costs and expenses
incurred by Landlord in the exercise of any such rights shall be deemed to be additional rent hereunder and shall be immediately payable
by Tenant to Landlord upon demand.


 


(c) Tenant,
its successors and assigns, shall forever indemnify, defend and hold harmless Landlord, its partners, members, directors, officers, employees
and agents, and successors and assigns from and against all damages, punitive damages, liabilities, losses, demands, claims, cost recovery
actions, lawsuit, administrative proceedings, orders, response costs, compliance costs, investigation expenses, consultant fees, attorneys'
fees and litigation expenses, arising from Tenant's use of the Premises, including (1) possession, use and storage of any hazardous
material at the Premises; (2) the operation of any applicable environmental law against the Tenant, Landlord or the Premises, based
on Tenant's activities during the term of this Lease; or (3) the violation at the Premises or by the Tenant of any applicable environmental
law. Tenant and its successors or assigns shall pay all costs and expenses incurred by Landlord, its successors and assigns, to enforce
the provisions of this indemnification, including, without limitation, reasonable attorneys' fees and litigation expenses. This indemnification
shall survive the termination of this Lease.


 






     

     


    

 


(d) 
As between Landlord and Tenant only, Landlord shall be responsible for (i) the remediation of any hazardous materials or substances
located on the Development, the Building, or any part thereof (including the Premises), existing as of the Commencement Date (except
to the extent caused by Tenant or its agents, employees or contractors), (ii) any violations of environmental laws existing as of
the Commencement Date (except to the extent caused by Tenant or its agents, employees or contractors), (iii) the remediation of
any hazardous materials or substances located on the Development, the Building, or any part thereof (including the Premises), existing
as of the Commencement Date and, after the Commencement Date, to the extent caused by Landlord or its agents, employees or contractors,
or other tenants of the Building (i.e. to pursue Landlord’s enforcement rights against such other tenants), or (iv) any violations
of environmental laws arising on or after the Commencement Date to the extent caused by Landlord or its agents, employees or contractors
or other tenants of the Building (i.e. to pursue Landlord’s enforcement rights against such other tenants).


 


(e)           Landlord
represents and warrants to Tenant, to the best of its knowledge, as of the Commencement Date, it has received no written notice from
any applicable governmental authority regarding the existence of hazardous materials on or about the Premises or the Development.


 


ARTICLE 34.
TENANT’S COMPLIANCE WITH LAWS


 


Tenant shall comply
with all governmental laws, ordinances and regulations applicable to Tenant's occupancy and use of the Premises.


 


ARTICLE 35.
DISABILITIES ACT


 


Tenant shall comply,
at Tenant’s sole cost and expense, with the Americans with Disabilities Act of 1990 and similar state and local laws and ordinances,
as well as all regulations issued thereunder, but only if the need for compliance is caused in whole or material part by reason of the
specific nature of Tenant’s business operations in the Premises or specific accommodation to Tenant’s employees. Except as
set forth in the preceding sentence, Landlord shall cause the Premises and common areas of the Development to comply, at Landlord’s
sole cost, or at another tenant’s sole cost, or as an Operating Cost subject to pass-through hereunder, with the Americans with
Disabilities Act of 1990 and similar state and local laws and ordinances, as well as all regulations issued thereunder. Tenant shall
promptly advise Landlord in writing, and provide Landlord with copies of any notice received by Tenant alleging violation of any such
law, regulation or ordinance relating to the Premises or the Building or any use thereof or activity therein, or any governmental or
regulatory action or investigation instituted or threatened regarding noncompliance with any such law, regulation or ordinance.


 






     

     


    

 


ARTICLE 36.
NOTICE


 


Wherever in this
Lease it shall be required or permitted that notice or demand be given or served by either party to this Lease to or on the other party,
such notice or demand shall be deemed to have been duly given or served if in writing and either personally served or forwarded by Federal
Express or comparable delivery service or by registered or certified mail, charges prepaid, and addressed as set forth in Article 1
to the applicable Notification Addresses.


 


Each such mailed
notice shall be deemed to have been given to or served upon the party to which addressed (i) on the date of delivery if personally
served, (ii) one business day after the date the same is deposited with the express service, or (iii) three business days after
the date the same is deposited with the postal service, properly addressed in the manner above provided. Either party hereto may change
the address to which such notices shall be delivered or mailed by giving written notice of such change to the other party hereto, as
herein provided.


 


ARTICLE 37.
BROKERS


 


Each party represents
and warrants to the other that TARQUINCoRE, LLC has acted as the only broker or agent in connection with the finding and negotiation
of this Lease. Landlord shall be responsible for payment of commissions or fees due such brokers in accordance with the terms of Landlord's
written listing agreement with such agent. Each party agrees to indemnify and hold harmless the other from and against any claims, suits,
liabilities and expenses incurred by or assessed by reason of any undisclosed brokerage or agency arrangement.


 


ARTICLE 38.
FORCE MAJEURE


 


Neither party shall
be required to perform any term, condition or covenant of this Lease as long as such performance is delayed or prevented by force majeure,
which shall mean Acts of God, strikes, lockouts, material or labor restrictions imposed by governmental authority, civil riot, floods
and other causes not reasonably within the control of such party and which, by the exercise of due diligence, such party is unable, wholly
or in part, to prevent or overcome; provided, however, that such party shall be required to commence and thereafter diligently prosecute
performance of completion to the extent reasonably permitted under the circumstances. Notwithstanding anything herein to the contrary,
the foregoing shall not excuse either party from the payment of any monies due pursuant to the terms of this Lease.


 






     

     


    

 


ARTICLE 39.
TRANSFER OF LANDLORD'S INTEREST


 


Landlord's obligations
hereunder shall be binding upon Landlord only for the period of time that Landlord is in ownership of the Building; and, upon termination
of that ownership, Tenant, except as to any obligations which have then matured or relate to an event occurring prior to the transfer,
any breach occurring prior to the transfer, or any tort or fraud committed prior to the transfer, shall look solely to Landlord's successor
in interest in the Building for the satisfaction of each and every obligation of Landlord hereunder. Tenant agrees to attorn to any transferee
of Landlord.


 


ARTICLE 40.
SUCCESSORS


 


The respective
rights and obligations provided in this Lease shall bind and shall inure to the benefit of the parties hereto and their respective successors
and assigns, provided, however, that no rights shall inure to the benefit of any successors of Tenant whenever, by the express terms
of this Lease, Landlord's written consent for the transfer to such successor is required under Article 14 hereof, unless Landlord
shall have granted such consent.


 


ARTICLE 41.
GOVERNING LAW


 


This Lease shall
be construed, governed and enforced in accordance with the laws of the Commonwealth of Pennsylvania and the exclusive venue for any action
shall be in the Court of Common Pleas of Allegheny County, Pennsylvania.


 


ARTICLE 42.
SEPARABILITY


 


If any provisions
of this Lease shall be held to be invalid, void or unenforceable, the remaining provisions hereof shall in no way be affected or impaired
and such remaining provisions shall remain in full force and effect.


 


ARTICLE 43.
CAPTIONS


 


Any headings preceding
the text of the several paragraphs and subparagraphs hereof are inserted solely for convenience of reference and shall not constitute
a part of this Lease, nor shall they affect its meaning, construction or effect.


 


ARTICLE 44.
GENDER


 


As used in this
Lease, the word "person" shall mean and include, where appropriate, any individual, corporation, partnership or other entity;
the plural shall be substituted for the singular, and the singular for the plural, where appropriate; and words of any gender shall mean
to include any other gender.


 






     

     


    

 


ARTICLE 45.
EXECUTION; COUNTERPARTS


 


This Lease shall
become effective when it has been signed by a duly authorized officer or representative of each of the parties and delivered to the other
party. This Lease may be executed in any number of counterparts, each of which when taken together shall be deemed to be one and the
same instrument. The parties acknowledge and agree that notwithstanding any law or presumption to the contrary, the exchange of copies
of this Lease and signature pages by electronic transmission shall constitute effective execution and delivery of this Lease for
all purposes, and signatures of the parties hereto transmitted electronically shall be deemed to be their original signature for all
purposes.


 


ARTICLE 46.
ENTIRE AGREEMENT


 


This Lease, including
the Exhibits hereto, contains all the agreements, conditions, understandings, representations and warranties made between the parties
hereto with respect to the subject matter hereof, and may not be modified orally or in any manner other than by an agreement in writing
signed by both parties hereto or their respective successors in interest.


 


ARTICLE 47.
AUTHORITY


 


If Tenant is a
corporation, association, partnership or similar legal entity, the Tenant represents and warrants that the individual signing this Lease
is duly authorized to execute and deliver this Lease on behalf of such entity in accordance with the duly adopted authorizing instruments
of such entity which have been adopted or approved in accordance with all legal requirements and the internal bylaws, agreements, or
other organizing documents of the entity, and that this Lease is binding upon such entity in accordance with its terms.


 


If Landlord is
a corporation, association, partnership or similar legal entity, The Landlord represents and warrants that the individual signing this
Lease is duly authorized to execute and deliver this Lease on behalf of such entity in accordance with the duly adopted authorizing instruments
of such entity which have been adopted or approved in accordance with all legal requirements and the internal bylaws, agreements, or
other organizing documents of the entity, and that this Lease is binding upon such entity in accordance with its terms.


 


ARTICLE 48.
SECURITY DEPOSIT


 


Upon execution
of this Lease, Tenant shall deposit with Landlord the Security Deposit in the amount set forth in Article 1. The Security Deposit
shall be held by Landlord as security for the full and faithful performance by Tenant of all of the terms, covenants and provisions of
this Lease during the term hereof. In no event shall Landlord be obligated to pay, or Tenant is entitled to receive, any interest or
other earnings on the security deposit. Landlord shall not be obligated to hold the Security Deposit in trust or in a separate account
but may freely commingle the security deposit with Landlord’s other funds.


 






     

     


    

 


In the event Tenant
fails to keep and perform any of the terms, covenants or provisions of this Lease, then Landlord, at Landlord’s option, may appropriate
and apply the Security Deposit, or so much thereof as may be necessary to pay any Rent or other sums due hereunder for which Tenant shall
be in default of payment. Tenant, upon notice from Landlord, immediately shall remit to Landlord an amount sufficient to restore this
Security Deposit to the amount required to be maintained in accordance with this Article. Upon Tenant’s full and complete performance
and compliance with all of the terms, covenants and provisions of this Lease during the lease term, upon the expiration of the term and
Tenant’s proper surrender of the Premises, the Security Deposit shall be returned to Tenant.


 


In the event of
a sale of the Building, Landlord may deliver the Security Deposit to the purchaser, and upon such delivery, Landlord shall be discharged
from any further liability with respect to the Security Deposit.


 


ARTICLE 49.
OFAC CERTIFICATION


 


Tenant certifies
that: (i) it is not acting, directly or indirectly, for or on behalf of any person, group, entity, or nation named by any Executive
Order or the United States Treasury Department as a terrorist, “Specially Designated National and Blocked Person,” or other
banned or blocked person, entity, nation, or transaction pursuant to any law, order, rule, or regulation that is enforced or administered
by the Office of Foreign Assets Control; and (ii) it is not engaged in this transaction, directly or indirectly on behalf of, or
instigating or facilitating this transaction, directly or indirectly on behalf of, any such person, group, entity, or nation.


 


[REMAINDER OF PAGE
INTENTIONALLY LEFT BLANK]


 






     

     


    

 


IN WITNESS WHEREOF,
the parties, intending to be legally bound, have executed this Lease as of the day and year first written above.


 


	ATTEST:	COGNITION THERAPEUTICS, INC.
	 	 






	 	 	By:	/s/ Lisa Ricciardi
	 	 	 	Name: Lisa Ricciardi
	 	 	 	Title: Chief Executive Officer






 


	ATTEST:	RJ EQUITIES LP
	 	 
	 	By: RD Equities, LLC, its General
    Partner



 


	 	 	By:	/s/ Ronald J. Tarquinio
	 	 	 	Name: Ronald
    J. Tarquinio
	 	 	 	Title: Member


 






     

     


    




 


Exhibit "A"


 


Diagram of Development


 


 


 






     

     


    

 


Exhibit "B"


 


Outline of Premises


 






     

     


    

 


Exhibit "C"


 


Rules and Regulations


 


GENERAL:


 


		1.	OBSTRUCTIONS:



 


The streets,
driveways, parking lots, sidewalks, entrances, passages and other common areas provided by Landlord shall not be obstructed by Tenant,
its employees, agents, representatives, vendors and guests or used for any other purpose than ingress and egress.


 


		2.	BATHROOMS:



 


The
bathrooms, toilet rooms and other plumbing apparatus shall not be used for any other purposes other than those for which they are
constructed.


 


		3.	GENERAL PROHIBITIONS:



 


		·	No
                                            cooking, grilling, smoking, gas or other type of flame in the common areas;
		·	No
                                            animals or birds are permitted anywhere on the premises;
		·	No
                                            use of the premises as sleeping rooms;
		·	No
                                            loitering or congregating in the entrances or hallways;
		·	No
                                            making improper loud noises or disturbances of any kind;
		·	Doing
                                            anything to unreasonably disturb or disrupt other tenants in the complex;
		·	Doing
                                            anything to change, damage or destroy the landscaping around the premises;



 


		4.	SMOKING:



 


The complex’s
buildings are maintained as smoke free environments. This means no smoking in the building. Smoking is permitted outside
of the buildings where several smoking boxes are provided in four designated areas for cigarette butts. Please use the smoking boxes
for your butts, not the grounds or parking areas.


 


		5.	DOORS:



 


Exterior
doors are not to be held open. Holding or propping these doors open for 30 seconds or more will sound off an alarm and automatically
notify police.


 


PARKING:


 


To insure that
adequate parking spaces are available for our tenants, a specific number of parking passes are provided to each tenant for a specific
parking zone. The passes are to be placed on the rear view mirror of each vehicle and can be transferred from one vehicle to another.
The parking lots are patrolled daily. Vehicles that lack a parking pass or are parked in the wrong zone will be considered in violation
of the parking regulations. Violations are handled as follows:


 


First
Violation:       A yellow sticker will be placed
under the windshield wiper; 


Second
Violation:   An adhesive yellow sticker will be placed on the windshield; 


Third
Violation:     The police will be called and the car will be towed, at the owner’s
expense.


 


These rules and
regulations are subject to change from time to time at the discretion of the Landlord.


 






     

     


    

 


Exhibit "D"


 


Cleaning Specifications


 


Daily Services (4 nights/week) will
consist of the following:


 


		1.	Perform all high dusting where required.
		2.	Empty waste receptacles ensuring to
                                            remove waste to building designated location.
		3.	Replace liners in receptacles as required.
		4.	Spot clean all door glass, doors, door
                                            frames and light switches.
		5.	Damp wipe all window sills, ledges
                                            and countertops.
		6.	Wash all tabletops and chair seating
                                            using a food service degreaser.
		7.	Clean and scour sinks in kitchen.
		8.	Spot clean the exterior of all appliances.
		9.	Dust mop and damp mop hard surface
                                            floors.
		10.	Vacuum carpeting traffic lanes and
                                            other soiled areas.
		11.	Vacuum all carpeting, ensuring to
                                            maintain corners, edges and under desks by moving light furniture. (Weekly)
		12.	Damp wipe rosewood baseboards. (Monthly)
		13.	Damp wipe rubber baseboards. (Quarterly)
		14.	Spot clean carpeting as required.



 






     

     


    

 


Exhibit "E"


 


ESTOPPEL CERTIFICATE


 


TENANT ESTOPPEL


 


__________
__, 202__


 


________________________

________________________ 


________________________


 


Ladies and Gentlemen:


 


The
undersigned certifies to ___________________________ (together with its successors and assigns, the “Bank”) and the Landlord
(as defined below) as of the date hereof as follows:


 


1.             It
is the tenant under a certain Office Lease Agreement dated ______________________ (the “Lease”) with RJ Equities, LP, a Pennsylvania
limited partnership, as landlord (together with its successors and assigns, “Landlord”), and the undersigned, as tenant (“Tenant”),
for premises located at and known as _______________________________________________________ (the “Leased Premises”).


 


2.             The
Lease is in full force and effect. There are no amendments, modifications or supplements to the Lease except the following (if none,
indicate “None”):                                                                                                                                                 .


 


3.             The
Lease does not contain any provisions regarding options to purchase and/or lease additional space, rights of first refusal to purchase
and/or lease additional space or any similar provisions regarding acquisition of ownership interests or additional leases space in the
building. If such provisions are contained in the Lease please specify:                                                                                                                                                 .


 


4.            The
term of the Lease commenced on __________________ and terminates on _____________________. Tenant has taken possession of the Leased
Premises.


 


5.             The
monthly base rent payments currently payable pursuant to the Lease are in the amount of $______________________. Rent has been paid through
_________________________. In addition to the monthly base rent payments, the following amounts are also payable on a monthly basis for
the following purposes, all of which have been paid through _________________________ (if none, indicate “None”):                                                                                                    .


 


6.             All
improvements, if any, required to be made by Landlord under the Lease have been completed and accepted by Tenant. Landlord has not agreed
to grant Tenant any free rent or rent rebate or to make any contribution to tenant improvements.


 






     

     


    

 


7.             No
advance rent has been paid, and to Tenant’s knowledge, Tenant has no unsatisfied claims against Landlord, no uncured default exists
under the Lease, and no event has occurred that but for the giving of notice would constitute a default.


 


8.             No
prepayment of more than one month’s rent shall be made without the Bank’s written consent and approval.


 


9.             Tenant
has all licenses and permits which Tenant must have to operate its business from the Leased Premises, and all are current and have not
been revoked. Since taking possession of the Leased Premises, Tenant has not received any notice that the Leased Premises or Tenant’s
use of the Leased Premises violates any applicable law, regulation, ordinance or directive of any governmental authority or agency or
insurance company.


 


10.           The
amount of the security deposit is $0.00.


 


The
undersigned individual hereby certifies that he or she is duly authorized to sign, acknowledge and deliver this letter on behalf of Tenant.
The statements herein contained may be relied upon by the Bank and the Landlord and their respective successors and assigns.


 


	 	Very truly yours,
	 	 
	 	 
	 	(Print
Name of Tenant)




  


	 	By:	 






	 	Title:	 




 






     

     


    

 


EXHIBIT “F”


 


SUBORDINATION, NON-DISTURBANCE
AND ATTORNMENT AGREEMENT


 


SUBORDINATION,
NON-DISTURBANCE 


AND ATTORNMENT
AGREEMENT


 


This
Subordination, Non-Disturbance and Attornment Agreement (this “Agreement”) is made as of the _____ day of __________, 20__,
among ___________________________ (the “Lender”), ___________________________, R.J. Equities LP (the “Landlord”
or “Borrower”), a Pennsylvania limited partnership having a place of business at 2403 Sidney Street, Suite 200, Pittsburgh,
PA 15203, and _________________________ (the “Tenant”), having a place of business at ________________.


 


Introductory
Provisions


 


A.            Lender
is relying on this Agreement as an inducement to Lender in making and maintaining a loan (the “Loan”) secured by, among other
things, a Mortgage and Security Agreement dated as of ______________________ (the “Mortgage”) given by Borrower covering
property commonly known as and numbered ________________________ (the “Property”). Lender is also the “Assignee”
under an Assignment of Leases, Rents and Profits (the "Assignment") dated as of _________________ from Borrower with respect
to the Property.


 


B.           
Tenant is the tenant under that certain lease (the “Lease”) dated ________, 20__, made with Landlord covering certain
premises (the “Premises") at the Property as more particularly described in the Lease.


 


C.            Lender
requires, as a condition to the making and maintaining of the Loan, that the Mortgage be and remain superior to the Lease and that its
rights under the Assignment be recognized.


 


D.            Tenant
requires as a condition to the Lease being subordinate to the Mortgage that its rights under the Lease be recognized.


 


E.             Lender,
Landlord, and Tenant desire to confirm their understanding with respect to the Mortgage and the Lease.


 


NOW,
THEREFORE, in consideration of the foregoing, the mutual covenants and agreements contained in this Agreement, and other valuable consideration,
the receipt and adequacy of which are hereby acknowledged, and with the understanding by Tenant that Lender shall rely hereon in making
and maintaining the Loan, Lender, Landlord, and Tenant agree as follows:


 


	1.	Subordination.
                                            The Lease and the rights of Tenant thereunder is subordinate and inferior to the Mortgage
                                            and any amendment, renewal, substitution, extension or replacement thereof and each advance
                                            made thereunder as though the Mortgage, and each such amendment, renewal, substitution, extension
                                            or replacement were executed and recorded, and the advance made, before the execution of
                                            the Lease.



 






     

     


    

 


	2.	Non-Disturbance.
                                            So long as Tenant is not in default (beyond any notice and/or cure period expressed in the
                                            Lease within which Tenant may cure such default) in the payment of rent or in the performance
                                            or observance of any of the terms, covenants or conditions of the Lease on Tenant’s
                                            part to be performed or observed: (a) Tenant’s occupancy of the Premises shall
                                            not be disturbed by Lender in the exercise of any of its rights under the Mortgage during
                                            the term of the Lease, or any extensions or renewals thereof made in accordance with the
                                            terms of the Lease, and (b) Lender will not join Tenant as a party defendant in any
                                            action or proceeding for the purpose of terminating Tenant’s interest and estate under
                                            the Lease because of any default under the Mortgage.



 


	3.	Attornment
                                            and Certificates. In the event Lender succeeds to the interest of Borrower as Landlord
                                            under the Lease, or if the Property or the Premises are sold pursuant to the power of sale
                                            under the Mortgage, Tenant shall attorn to Lender, or a purchaser upon any such foreclosure
                                            sale, and shall recognize Lender, or such purchaser, thereafter as the Landlord under the
                                            Lease. Such attornment shall be effective and self-operative without the execution of any
                                            further instrument. Tenant agrees, however, to execute and deliver at any time and from time
                                            to time, upon the request of any holder(s) of any of the indebtedness or other obligations
                                            secured by the Mortgage, or upon request of any such purchaser, (a) any instrument or
                                            certificate which, in the reasonable judgment of such holder(s), or such purchaser, may be
                                            necessary or appropriate in any such foreclosure proceeding or otherwise to evidence such
                                            attornment and (b) an instrument or certificate regarding the status of the Lease, consisting
                                            of statements, if true (and if not true, specifying in what respect): (i) that the Lease
                                            is in full force and effect, (ii) the date through which rentals have been paid, (iii) the
                                            duration and date of the commencement of the term of the Lease, (iv) the nature of any
                                            amendments or modifications to the Lease, (v) that to Tenant’s knowledge no default,
                                            or state of facts, which with the passage of time or notice, or both, would constitute a
                                            default, exists on the part of either party to the Lease, and (vi) the dates on which
                                            payments of additional rent, if any, are due under the Lease.



 


	4.	Limitations.
                                            If Lender exercises any of its rights under the Assignment or the Mortgage, or if Lender
                                            shall succeed to the interest of Landlord under the Lease in any manner, or if any purchaser
                                            acquires the Property, or the Premises, upon or after any foreclosure of the Mortgage, or
                                            any deed in lieu thereof, Lender or such purchaser, as the case may be, shall have the same
                                            remedies by entry, action or otherwise in the event of any default by Tenant (beyond any
                                            notice and/or cure period expressed in the Lease within which Tenant may cure such default)
                                            in the payment of rent or in the performance or observance of any of the terms, covenants
                                            and conditions of the Lease on Tenant’s part to be paid, performed or observed that
                                            Landlord had or would have had if Lender or such purchaser had not succeeded to the interest
                                            of the present Landlord. From and after any such attornment, Lender or such purchaser shall
                                            be bound to Tenant under all the terms, covenants and conditions of the Lease, and Tenant
                                            shall, from and after such attornment to Lender, or to such purchaser, have the same remedies
                                            against Lender, or such purchaser, for the breach of an agreement contained in the Lease
                                            that Tenant might have had under the Lease against Landlord, if Lender or such purchaser
                                            had not succeeded to the interest of Landlord; provided, however, that Lender
                                            or such purchaser shall only be bound during the period of its ownership, and that in the
                                            case of the exercise by Lender of its rights under the Mortgage, or the Assignment, or any
                                            combination thereof, or a foreclosure, or deed in lieu of foreclosure, all Tenant claims
                                            shall be satisfied only out of the interest, if any, of Lender, or such purchaser, in the
                                            Property, and Lender and such purchaser shall not be: (a) liable for any act or omission
                                            of any prior landlord (including Landlord); or (b) liable for or incur any obligation
                                            with respect to the construction of the Property or any improvements of the Premises or the
                                            Property; or (c) subject to any offsets or defenses which Tenant might have against
                                            any prior landlord (including Landlord), or (d) bound by any rent or additional rent
                                            which Tenant might have paid for more than the then current rental period to any prior landlord
                                            (including Landlord); or (e) bound by any amendment or modification of the Lease, or
                                            any consent to any assignment or sublease, made without Lender’s prior written consent;
                                            or (f) bound by or responsible for any security deposit not actually received by Lender;
                                            or (g) liable for any obligation with respect to any breach of warranties or representations
                                            of any nature under the Lease or otherwise, including without limitation, any warranties
                                            or representations respecting use, compliance with zoning, Landlord’s title, Landlord’s
                                            authority, habitability and/or fitness for any purpose, or possession; or (h) liable
                                            for consequential damages.



 






     

     


    

 


	5.	Rights Reserved.
                                            Nothing herein contained is intended, nor shall it be construed, to abridge or adversely
                                            affect any right or remedy of: (a) Landlord under the Lease, or any subsequent Landlord,
                                            against Tenant in the event of any default by Tenant (beyond any notice and/or cure period
                                            expressed in the Lease within which Tenant may cure such default) in the payment of rent
                                            or in the performance of observance of any of the terms, covenants or conditions of the Lease
                                            on Tenant’s part to be performed or observed; or (b) Tenant to pursue claims under
                                            the Lease against any prior landlord (including Landlord) in the event of any default by
                                            prior landlord whether or not such claim is barred against Lender or a subsequent purchaser.



 


	6.	Notice and
                                            Right to Cure. Tenant agrees to provide Lender with a copy of each notice of default
                                            given to Landlord under the Lease at the same time such notice of default is given to Landlord.
                                            In the event of any default by Landlord under the Lease, Tenant will take no action to terminate
                                            the Lease unless the default remains uncured for a period of sixty (60) days after written
                                            notice thereof shall have been given, postage prepaid, to Landlord at Landlord’s address,
                                            and to Lender at the address provided in Section 7 below; provided, however,
                                            that if any such default is such that it reasonably cannot be cured within such sixty (60)
                                            day period, such period shall be extended for such additional period of time as shall be
                                            reasonably necessary (including, without limitation, a reasonable period of time to obtain
                                            possession of the Property and to foreclose the Mortgage), if Lender gives Tenant written
                                            notice within such sixty (60) day period of Lender’s election to undertake the cure
                                            of the default and if curative action (including, without limitation, action to obtain possession
                                            and foreclosure) is instituted within thirty (30) days thereafter and is thereafter diligently
                                            pursued. Notwithstanding the foregoing, Lender shall have no obligation to cure any default
                                            under the Lease.



 






     

     


    

 


	7.	Notices.
                                            Any notice or communication required or permitted hereunder shall be in writing, and shall
                                            be given or delivered: (a) by United States mail, registered or certified, postage fully
                                            prepaid, return receipt requested, or (b) by recognized courier service or recognized
                                            overnight delivery service; and in any event addressed to the party for which it is intended
                                            at its address set forth below:



 





	To Lender:		 
	 	 	 
	 	 	 
	 	 	 
	To Landlord:	RJ Equities LP	 
	 	2403 Sidney Street, Suite 200	 
	 	Pittsburgh, PA 15203	 
	 	Attention: Ronald J. Tarquinio	 
	 	 	 
	To Tenant:		 
	 	 	 
	 	 	 
	 	 	 


 


or such
other address as such party may have previously specified by notice given or delivered in accordance with the foregoing. Any such notice
shall be deemed to have been given and received on the date delivered or tendered for delivery during normal business hours as herein
provided.


 


	8.	No Oral Change.
                                            This Agreement may not be modified orally or in any manner other than by an agreement in
                                            writing signed by the parties hereto or their respective successors in interest.



 


	9.	Payment of
                                            Rent To Lender. Tenant acknowledges that it has notice that the Lease and the rent and
                                            all sums due thereunder have been assigned to Lender as part of the security for the obligations
                                            secured by the Mortgage. In the event Lender notifies Tenant of a default under the Loan
                                            and demands that Tenant pay its rent and all other sums due under the Lease to Lender, Tenant
                                            agrees that it will honor such demand and pay its rent and all other sums due under the Lease
                                            to Lender, or Lender’s designated agent, until otherwise notified in writing by Lender.
                                            Landlord unconditionally authorizes and directs Tenant to make rent payments directly to
                                            Lender following receipt of such notice without any obligation to further inquire as to whether
                                            or not any default exists under the Mortgage or the Assignment and that Landlord shall have
                                            no right or claim against Tenant for or by reason of any payments of rent or other charges
                                            made by Tenant to Lender following receipt of such notice.



 


	10.	No Amendment
                                            or Cancellation of Lease. So long as the Mortgage remains undischarged of record, Tenant
                                            shall not amend, modify, cancel or terminate the Lease, or consent to an amendment, modification,
                                            cancellation or termination of the Lease, or agree to subordinate the Lease to any other
                                            mortgage, without Lender’s prior written consent in each instance; provided however,
                                            the foregoing shall not be construed to require Lender’s consent for Tenant to exercise
                                            any right to terminate expressly granted in the Lease.



 






     

     


    

 


	11.	Options.
                                            With respect to any options for additional space provided to Tenant under the Lease, Lender
                                            agrees to recognize the same if Tenant is entitled thereto under the Lease after the date
                                            on which Lender succeeds as landlord under the Lease by virtue of foreclosure or deed in
                                            lieu of foreclosure or Lender takes possession of the Premises; provided, however,
                                            Lender shall not be responsible for any acts of any prior landlord (including Landlord) under
                                            the Lease, or the act of any tenant, subtenant or other party which prevents Lender from
                                            complying with the provisions hereof and Tenant shall have no right to cancel the Lease or
                                            to make any claims against Lender on account thereof.



 


	12.	Captions.
                                            Captions and headings of sections are not parts of this Agreement and shall not be deemed
                                            to affect the meaning or construction of any of the provisions of this Agreement.



 


	13.	Counterparts.
                                            This Agreement may be executed in several counterparts each of which when executed and delivered
                                            is an original, but all of which together shall constitute one instrument.



 


	14.	Governing
                                            Law. This Agreement shall be governed by and construed in accordance with the laws of
                                            the state where the Property is located.



 


	15.	Parties Bound.
                                            The provisions of this Agreement shall be binding upon and inure to the benefit of Tenant,
                                            Lender and Landlord and their respective successors and assigns; provided, however,
                                            reference to successors and assigns of Tenant shall not constitute a consent by Landlord
                                            or Lender to an assignment or sublease by Tenant, but has reference only to those instances
                                            in which such consent is not required pursuant to the Lease or for which such consent has
                                            been given.



 


[REMAINDER OF PAGE
INTENTIONALLY LEFT BLANK]


 






     

     


    

 


IN WITNESS WHEREOF,
the parties hereto have caused this Agreement to be duly executed as of the date first above written.


 





	ATTEST:	 	
	 	 	 	 
		 	By:	
	 	 	 	Name:
	 	 	 	Title:
	 	 	 	 
	ATTEST:	 	RJ EQUITIES LP
	 	 	 	 
		 	By:	RD Equities, LLC, its General Partner
	 	 	 	 
	 	 	By:	
	 	 	 	
    Name:   Ronald J. Tarquinio

	 	 	 	Title:     Member
	 	 	 	 
	ATTEST: 	 	 	 
	 	 	 	 
	 	 	LENDER:


 






     

     


    

 


	STATE OF __________	)
	 	) ss:
	COUNTY OF  ________	)



 


The foregoing instrument
was acknowledged before me this____day of_____________, 20_______, by______________, ___________, of_____________, a______, on behalf of
the corporation.


 


	 	 
	 	Notary Public
	 	My Commission Expires:



 


	STATE OF  __________	)
	 	) ss:
	COUNTY OF  _________	)


 


The foregoing instrument
was acknowledged before me this____day of______________, 20_______, by_______________, ______________, of____________, a______ corporation, on behalf of
the corporation.


 


	 	 
	 	Notary Public
	 	My Commission Expires:


 


	STATE OF  __________	)
	 	) ss:
	COUNTY OF  _________	)


 


The foregoing instrument
was acknowledged before me this____day of_______________, 20_______, by_____________, _____________, of_____________, a______
corporation, on behalf of the corporation.


 


	 	 
	 	Notary Public
	 	My Commission Expires: