Exhibit
10.23


OFFICE
LEASE AGREEMENT


 


between


 


BLUMENFELD PROPERTIES, LLC


as “Landlord”


 


and


 


NEVADA SECURITY BANK, INC.


A NEVADA CORPORATION


as “Tenant”


 

















 


BASIC LEASE INFORMATION


 


	
  Lease
  Date:

  	
  For
  identification purposes only, the date of this Lease is February 20,
  2003.

  
	
   

  	
   

  
	
  Landlord:

  	
  BLUMENFELD
  PROPERTIES, LLC a California Limited Liability Company.

  
	
   

  	
   

  
	
  Tenant:

  	
  NEVADA
  SECURITY BANK, INC.

  
	
   

  	
  A
  NEVADA CORPORATION

  
	
   

  	
   

  
	
  Project:

  	
  One
  Sunrise

  
	
   

  	
   

  
	
  Building:

  	
  2893
  Sunrise Blvd.

  
	
   

  	
   

  
	
  Rentable
  Area

  	
   

  
	
  of
  Property:

  	
  889
  Square Feet

  
	
   

  	
   

  
	
  Premises:
  Floor:

  	
  Second
  Floor

  
	
  Suite
  Number:

  	
  209

  
	
   

  	
   

  
	
  Rentable
  Area:

  	
  45,141
  Square Feet

  
	
   

  	
   

  
	
  Term:

  	
  13
  months

  
	
   

  	
   

  
	
  Scheduled

  	
   

  
	
  Commencement
  Date:

  	
   

  	
  March 15,
  2003

  
	
   

  	
   

  	
   

  
	
  Expiration
  Date:

  	
   

  	
  March 31,
  2004

  
	
   

  	
   

  
	
  Base
  Rent:

  	
  Month
  0l/02

  	
  Free

  
	
   

  	
  Months
  3-13

  	
  $1.25
  PSF ($1,111.25 per month)

  
	
   

  	
   

  
	
  Base
  Year:

  	
  2003

  
	
   

  	
   

  
	
  Tenant’s
  Share:

  	
  1.97%

  
	
   

  	
   

  
	
  Security

  	
   

  
	
  Deposit:

  	
  (Not
  Applicable)

  
	
   

  	
   

  
	
  Landlord’s
  Address

  	
   

  
	
  for
  Payment of Rent:

  	
   

  	
  BLUMENFELD
  PROPERTIES, LLC

  
	
   

  	
   

  	
  C/O
  MacLaughlin & Company

  
	
   

  	
   

  	
  1401
  Shore Street

  
	
   

  	
   

  	
  West
  Sacramento, CA 95691

  
	
   

  	
   

  	
   

  
	
  Business
  Hours:

  	
   

  	
  7:00
  A. M. - 6:00 P. M.  -  Monday – Friday

  
	
   

  	
   

  	
   

  
	
  Landlord’s
  Address

  	
   

  	
   

  
	
  for
  Notices:

  	
   

  	
  BLUMENFELD
  PROPERTIES, LLC

  
	
   

  	
   

  	
  C/O
  MacLaughlin & Company

  
	
   

  	
   

  	
  1401
  Shore Street

  
	
   

  	
   

  	
  West
  Sacramento, CA 95691

  
	
   

  	
   

  	
   

  
	
  Tenant’s
  Address

  	
   

  	
   

  
	
  For
  Notices:

  	
   

  	
  Chief
  Financial Officer

  
	
   

  	
   

  	
  Nevada
  Security Bank

  
	
   

  	
   

  	
  9990
  Double “R” Blvd.

  
	
   

  	
   

  	
  Reno,
  NV 89521-5946

  
	
   

  	
   

  	
   

  
	
  Tenant’s
  Telephone Number:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Tenant’s
  Social Security Number or

  
	
  Tax
  Identification Number:

  	
  88-0488918

  
	
   

  	
   

  	
   

  
	
  Broker(s):

  	
   

  	
  Maclaughlin
  and Company

  	
   

  
	
   

  	
   

  	
   

  
	
  Guarantor(s):

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Property
  Manager:

  	
   

  	
  John
  Barney

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  MacLAUGHLIN
  AND COMPANY

  
	
   

  	
   

  	
   

  
	
  Additional
  Provisions:

  	
   

  	
  Addendum
  N1, Paragraphs 36-38 (Exhibit E)

  
	
   

  
	
  EXHIBITS:

  	
   

  
	
   

  	
   

  
	
  Exhibit
  A:

  	
  The
  Premises

  
	
  Exhibit
  B:

  	
  Omitted

  
	
  Exhibit
  C:

  	
  Commencement
  Date Memorandum

  
	
  Exhibit
  D:

  	
  Building
  Rules

  
	
  Exhibit
  E:

  	
  Additional
  Provisions

  
					



 

















 


The Basic Lease Information set forth above is part of the Lease and
capitalized terms shall be defined terms in the Lease. In the event of any
conflict between any Basic Lease Information and the Lease, the Lease shall
control.


 


LEASE


 


THIS LEASE is made as of the Lease Date set forth in the Basic Lease
Information, by and between the Landlord identified in the Basic Lease
Information (“Landlord”), and the
Tenant identified in the Basic Lease Information (“Tenant”). Landlord and
Tenant hereby agree as follows:


 


I.                                        PREMISES. Landlord hereby leases to Tenant, and Tenant
hereby leases from Landlord, upon the terms and subject to the conditions of
this Lease, the office space identified in the Basic Lease Information (the
“Premises”), in the Building identified in the Basic Lease Information (the
“Building”). The approximate configuration and location of the Premises are
shown on Exhibit A. Landlord and Tenant conclusively agree that the
rentable area of tire Premises for all purposes under this Lease shall be the
Rentable Area specified in the Basic Lease Information; if the actual rentable
area of the Premises is ultimately determined to be more or less than that
specified in the Basic Lease Information, there shall be no adjustment to the
rent payable under this Lease. The Project identified in the Basic Lease
Information (the “Project”) includes the Building, the parking facilities
serving the Building (the “Panting Facility”), and the parcel(s) of land on
which the Building and the Parking Facility are situated (the “Land”). The Building, the Parking Facility
and the Land arc sometimes collectively referred to in this Lease as the
Property.


 


2.                                      TERM, POSSESSION. The term of this Lease (the
“Term”) shall commence on the Commencement Date as described below and, unless
sooner terminated, shall expire on the Expiration Date set forth in the Basic
Lease Information (the “Expiration Date”). The
“Commencement Date” shall be (a) the date on which Landlord has “Substantially
Completed” Landlord’s construction obligations, if any, with respect to the
improvements (the “Tenant Improvements”) to
be constructed and installed in the Premises by Landlord (or, in the event of
any “Tenant Delay,” the date on which Landlord could have done so had there
been no such “Tenant Delay”), all as provided in the Construction Rider
attached as Exhibit B (the “Construction Rider”), and tendered
possession of the Premises to Tenant; or (b) any earlier date upon which
Tenant, with Landlord’s written permission, actually occupies and conducts
business in any portion of the Premises. The parties anticipate that the
Commencement Date will occur on or about the Scheduled Commencement Date set
forth in the Basic Lease Information (the “Scheduled Commencement Date”). When
the Commencement Date has been established, Landlord and Tenant shall confirm
the Commencement Date and Expiration Date in writing, using a Commencement Date
Memorandum substantially in the form attached hereto as Exhibit C. As
used in this Lease, the first “Lease Year” shall be the period from (and
including) the Commencement Date through (and including) the last day of the
calendar month in which the first anniversary of the Commencement Date falls,
and each period of twelve full consecutive calendar months thereafter shall be
a subsequent Lease Year.


 


3.                                      RENT.


 


3.1                                 Base Rent. Tenant agrees to pay to Landlord the Base Rent set forth in the Basic
Lease Information, without prior notice or demand, on the first day of each and
every calendar month during the Term, except that Base Rent for the first full
calendar month in which Base Rent is payable shall be paid upon execution of
this Lease and Base Rent for any partial month at the beginning of the Term
shall be paid on the Commencement Date. Base Rent for any partial month at the
beginning or end of the Term shall be prorated based on the actual number of
days in the month.


 


3.2                                 Additional Rent: Increases in Operating Costs
and Taxes.


 


(a)                                  Definitions.


 


(1)                                 “Base Operating Costs” means Operating Costs for the calendar year
specified as the Base Year in the Basic Lease Information (excluding therefrom,
however, any Operating Costs of a nature that would not ordinarily be incurred
on an annual, recurring basis).


 


(2)                                 “Base Taxes” means Taxes for the calendar year specified as
the Base Year in the Basic Lease Information.


 


(3)                                 “Operating
Costs” means all costs of managing, operating, maintaining,
repairing and replacing the Property, including all costs, expenditures, fees
and charges for: (A) operation, maintenance, repair and replacement of the
Property (including, without limitation, maintenance, repair and replacement of
glass, the roof covering or membrane, and landscaping; provided, however, that
to the extent that the cost of any such replacements are required to be
capitalized for federal income tax purposes, the cost of such replacements,
together with interest on the unamortized balance at the rate paid by Landlord
on funds borrowed to finance such replacements (or, if Landlord finances such
replacements out of Landlord’s funds without borrowing, the rate that Landlord
would have paid to borrow such funds, as reasonably determined by Landlord],
shall be amortized over such useful life as Landlord shall reasonably
determine); (B) utilities and services (including telecommunications facilities
and equipment, recycling programs and trash removal), and associated supplies
and materials; (C) compensation (including employment taxes and fringe
benefits) for persons who perform duties in connection with the management,
operation, maintenance and repair of the Building, such compensation to be
appropriately allocated for persons who also perform duties unrelated to the
Building; (D) property (including coverage for earthquake and flood if carried
by Landlord), liability, rental income and other insurance relating to the
Property, and expenditures for deductible amounts paid under such insurance;
(E) licenses, permits and inspections; (F) complying with the requirements of
any law, statute, ordinance or governmental rule or regulation or any orders
pursuant thereto (collectively “Laws”); (G) amortization of capital
improvements required to comply with Laws, or which are intended to reduce
Operating Costs or improve the utility, efficiency or capacity of any Building
System, with interest on the unamortized balance at the rate paid by Landlord
on funds borrowed to finance such capital improvements (or, if Landlord
finances such improvements out of Landlord’s funds without borrowing, the rate
that Landlord would have paid to borrow such funds, as reasonably determined by
Landlord), over such useful life as Landlord shall reasonably determine; (H) an
office in the Project for the management of the Property, including expenses of
furnishing and equipping such office and the rental value of any space occupied
for such purposes; (1) property management fees (which may be paid to an
affiliate of Landlord), or in lieu of such management fees, a reasonable
administrative fee to compensate Landlord for managing the Property; (J)
accounting, legal and other professional services incurred in connection with
the operation of the Property and the calculation of Operating Costs and Taxes;
(K) a reasonable allowance for depreciation on machinery and equipment used to
maintain the Property and on other personal property owned by Landlord in the
Property (including window coverings and carpeting in common areas); (L)
contesting the validity or applicability of any Laws that may affect the
Property; (M) the Building’s share of any shared or common area maintenance
fees and expenses; and (N) any other expense or charge, whether or not
hereinbefore described, which in accordance with generally accepted property
management practices would be considered an expense of managing, operating,
maintaining, repairing and replacing the Property. Operating Costs for any year
during which average occupancy of the Building is less than ninety-five percent
(95%) shall be calculated based upon tire Operating Costs that would have been
incurred if the Building had an average occupancy of ninety-five percent (95`7)
during the entire calendar year.


 


Operating
Costs shall not include (i) capital improvements (except as otherwise provided
above); (ii) costs of special services rendered to individual tenants
(including Tenant) for which a special charge is made; (iii) interest and
principal payments on loans or indebtedness secured by the Building; (iv) costs
of leasehold improvements for Tenant or other tenants of the Building; (v)
costs of services or other benefits of a type which arc not available to Tenant
but which are available to other tenants or occupants, and costs for which
Landlord is reimbursed by other tenants of the Building other than through payment
of tenants’ shares of increases in Operating Costs and Taxes; (vi) leasing
commissions, attorneys’ fees and other expenses incurred in connection with
leasing space in the Building or enforcing such leases; (vii) depreciation or
amortization, other than as specifically enumerated in the definition of
Operating Costs above; (viii) costs, fines or penalties incurred due to
Landlord’s violation of any Law; (ix) advertising and promotional expenses, (x)
nonrecurring costs incurred to remedy structural defects in the original
construction of the Building; and 


 

















 


(xi)
repairs or otter work needed due to fire, windstorms, or other casualty or
cause actually insured against by Landlord or to the extent the Landlord’s
insurance required under Section 11.2 - Landlord’s Insurance would have
provided coverage, whichever is greater.


 


(4)                                  “Taxes”
means: all real property taxes and general, special or district assessments or
other governmental impositions, of whatever kind, nature or origin, imposed on
or by reason of the ownership or use of the Property; governmental charges,
fees or assessments for transit or traffic mitigation (including area-wide
traffic improvement assessments and transportation system management fees),
housing, police, fire or other governmental service or purported benefits to
the Property; personal property taxes assessed oft the personal property of
Landlord used in the operation of the Property; service payments in lieu of
taxes and taxes and assessments of every kind and nature whatsoever levied or
assessed in addition lo, in lieu of or in substitution for existing or
additional real or personal property taxes on the Property or the personal
property described above; any increases in the foregoing caused by changes in
assessed valuation, tax rate or other factors or circumstances; and the
reasonable cost of contesting by appropriate proceedings the amount or validity
of any taxes, assessments or charges described above. To the extent paid by
Tenant or other tenants as “Tenant’s Taxes” (as defined in Section 8 -
Tenant’s Taxes), “Tenant’s Taxes” shall be excluded from Taxes.


 


(5)                                  “Tenant’s
Share” means the Rentable Area of the Premises divided by the  total
Rentable Area of the Building, as set forth in the Basic Lease Information. If
the Rentable Area of the  Building is changed or the Rentable Area of
the Premises is changed by Tenant’s leasing of additional space  hereunder,
Tenant’s Share shall be adjusted accordingly.  


 


(b)                                Additional Rent.


 


(1)                                  Tenant shall pay Landlord as “Additional Rent” for each calendar year or
portion thereof during the Term Tenant’s Share of the sum of (x) the amount (if
any) by which Operating Costs for the period exceed Base Operating Costs, and
(y) the amount (if any) by which Taxes for such period exceed Base Taxes.


 


(2)                                  Prior to the end of the Base Year and each
calendar year thereafter, Landlord shall notify Tenant of Landlord’s estimate
of Operating Costs, Taxes and Tenant’s Additional Rent for the following
calendar year. Commencing on the first day of January of each calendar
year and continuing on the first day of every month thereafter in such year,
Tenant shall pay to Landlord one-twelfth (1/12th) of the estimated Additional
Rent. If Landlord thereafter estimates that Operating Costs or Taxes for such
year will vary from Landlord’s prior estimate, Landlord may, by notice to
Tenant, revise the estimate for such year (and Additional Rent shall thereafter
be payable based on the revised estimate).


 


(3)                                  As soon as reasonably practicable after the
end of the Base Year and each calendar year thereafter, Landlord shall furnish
Tenant a statement with respect to such year, showing Operating Costs, Taxes
and Additional Rent for the year, and the total payments trade by Tenant with
respect thereto. Unless Tenant raises any objections to Landlord’s statement
within ninety (90) days after receipt of the same, such statement shall
conclusively be deemed correct and Tenant shall have no right thereafter to
dispute such statement or any item therein or the computation of Additional
Rent based thereon. If Tenant does timely object to such statement, Landlord
shall provide Tenant with reasonable verification of the figures shown on the
statement and the parties shall negotiate in good faith to resolve any
disputes. Any objection of Tenant to Landlord’s statement and resolution of any
dispute shall not postpone the tithe for payment of any amounts due Temtnt or
Landlord based on Landlord’s statement, nor shall any failure of Landlord to
deliver Landlord’s statement in a timely manner relieve Tenant of Tenant’s
obligation to pay any amounts due Landlord based on Landlord’s statement.


 


(4)                                  If Tenant’s Additional Rent as finally
determined for the year exceeds the total payments made by Tenant on account
thereof, Tenant shall pay Landlord the deficiency within ten (10) days of
Tenant’s receipt of Landlord’s statement. If the total payments made by Tenant
on account thereof exceed Tenant’s Additional Rent as finally determined for
the year, Tenant’s excess payment shall be credited toward the rent next due
from Tenant under this Lease, unless such excess is more than Two Thousand and
No/ IOOths Dollars ($2,000.00) and Tenant is not then in default under this
Lease, in which event such excess shall be refunded to Tenant. For any partial
calendar year at the beginning or end of the Term, Additional Rent shall be
prorated on the basis of a 365-day year by computing Tenant’s Share of the
increases in Operating Costs and Taxes for the entire year and then prorating
such amount for the number of days during such year included in the Term.
Notwithstanding the termination of this Lease, Landlord shall pay to Tenant or
Tenant shall pay to Landlord, as the case may be, within ten (10) days after
Tenant’s receipt of Landlord’s final statement for the calendar year in which
this Lease terminates, the difference between Tenant’s Additional Rent for that
year, as finally determined by Landlord, and tile total amount previously paid
by Tenant on account thereof.


 


If
for any reason Base Taxes or Taxes for any year during the Term are reduced,
refunded or otherwise changed, Tenant’s Additional Rent shall be adjusted
accordingly. If Taxes are temporarily reduced as a result of space in the
Building being leased to a tenant that is entitled to an exemption from property
taxes or other taxes, then for purposes of determining Additional Rent for each
year in which Taxes are reduced by any such exemption, Taxes for such year
shall be calculated on the basis of the amount the Taxes for the year would
have been in the absence of the exemption. The obligations of Landlord to
refund any overpayment of Additional Rent and of Tenant to pay any Additional
Rent not previously paid shall survive the expiration of the Term.
Notwithstanding anything to the contrary in this Lease, if there is at any time
a decrease in Taxes below the amount of the Taxes for the Base Year, then for
purposes of calculating Additional Rent for the year in which such decrease
occurs and all subsequent periods, Base Taxes shall be reduced to equal the
Taxes for the year in which the decrease occurs.


 


3.3                                 Payment of Rent. All amounts payable or reimbursable by
Tenant under this Lease, including late charges and interest, shall constitute
rent and shall be payable and recoverable as rent in the manner provided in
this Lease. Unless otherwise specified in this Lease, all sums payable to
Landlord on demand under the terms of this Lease shall be payable within ten
(10) days after notice from Landlord of the amounts due. All rent shall be paid
without offset, recoupment or deduction, in lawful money of the United States
of America to Landlord at Landlord’s Address for Payment of Rent as set forth
in the Basic Lease Information, or to such other person or at such other place
as Landlord may from time to time designate.


 


4.                                        SECURITY DEPOSIT. On execution of this Lease,
Tenant shall deposit with Landlord the sum set forth in the Basic Lease
Information (the “Security Deposit”), in cash, as security for the performance
of Tenant’s obligations under this Lease. Landlord may (but shall have no
obligation to) use the Security Deposit or any portion thereof to cure any
Event of Default under this Lease or to compensate Landlord for any damage
Landlord incurs as a result of Tenant’s failure to perform any of Tenant’s obligations
hereunder. In such event Tenant shall immediately pay to Landlord an amount
sufficient to replenish the Security Deposit to the sum initially deposited
with Landlord. If Tenant is not in default at the expiration or termination of
this Lease, Landlord shall return to Tenant the Security Deposit or the balance
thereof then held by Landlord and not applied as provided above. Landlord may
commingle the Security Deposit with Landlord’s general and other funds, and
Landlord shall not be required to pay interest on the Security Deposit. Tenant
shall not assign or encumber the Security Deposit without the consent of
Landlord; any attempt to do so shall be void and not binding on Landlord. If
Landlord disposes of its interest in the Premises, Landlord shall deliver or
credit the Security Deposit to Landlord’s successor in interest and thereupon
be relieved of all further responsibility with respect to the Security Deposit.


 


5.                                      USE AND COMPLIANCE WITH LAWS.


 


5.1                                  Use. The Premises shall be used for general business
office purposes and for no other use or purpose. Tenant shall comply with all
present and future Laws relating to Tenant’s use or occupancy of the Premises,
and shall make any repairs, alterations or improvements as required to comply
with all such Laws to the extent that such Laws relate to or are triggered by
(i) Tenant’s particular use of the Premises, (ii) the Tenant Improvements, or
(iii) any Alterations. Tenant shall observe the “Building Rules” (as defined in
Section 27 - Rules and Regulations). Tenant shall not do, bring, keep or
sell anything in or about the Premises that is prohibited by, or that will
cause a cancellation of or all increase in the existing 


 

















 


premium for, any insurance policy covering the
Property or any part thereof. Tenant shall not permit the Premises to be
occupied or used in any manner that will constitute waste or a nuisance, or
disturb the quiet enjoyment of or otherwise annoy other tenants in the
Building. Without limiting the foregoing, the Premises shall not be used for
educational activities, practice of medicine or any of the healing arts,
providing social services, or for any governmental use (including embassy or
consulate use). Tenant shall not, without the prior consent of Landlord, (i)
bring into the Building or the Premises anything that may cause substantial
noise, odor or vibration, overload the floors in the Premises or the Building
or any of the heating, ventilating and air-conditioning (the “11VAC”),
mechanical, elevator, plumbing, electrical, fire protection, life safety,
security or other systems in the Building (the “Building Systems”), or jeopardize the structural integrity of
the Building or any part thereof; (ii) connect to the utility systems of the
Building any apparatus, machinery or other equipment other than typical office
equipment; or (iii) connect (directly, or indirectly through use of
intermediate devices, electrified strip molding, or otherwise) to any
electrical circuit in the Premises any equipment or other load with aggregate
connected load requirements in excess of 20 amps.


 


5.2                                 Hazardous Materials.


 


(a)                                  Use of Hazardous Materials. Tenant shall not cause or permit any
Hazardous Materials, as defined below, to be generated, brought onto, used,
stored, or disposed of in or about the Premises or the Project by Tenant or its
agents, employees, contractors, subtenants, assignees, licensees, transferees
or representatives (collectively,
“Representatives”) or its guests, customers, or visitors
(collectively, “Visitors”) except for reasonable quantities of substances that
are normally associated with general office duties (such as copier fluids and
cleaning supplies) or which are otherwise approved by Landlord. Tenant shall
use, store, and dispose of al! such Hazardous Materials in strict compliance
with all Environmental Requirements (as defined below), and shall comply at all
times during the Lease Term with all Environmental Requirements.


 


(b)                                 Definitions. “Hazardous Materials” shall
mean any substance: (A) that now or in the future is regulated or governed by,
requires investigation or remediation tinder, or is defined as a hazardous
waste, hazardous substance, pollutant or contaminant under any governmental
statute, code, ordinance, regulation, rule or order, and any amendment thereto,
including for example only the Comprehensive Environmental Response
Compensation and Liability Act, 42 U.S.C. §9601 et seq., and the Resource
Conservation and Recovery Act, 42 U.S.C. §6901 et seq., or (B) that is toxic,
explosive, corrosive, flammable, radioactive, carcinogenic, dangerous or
otherwise hazardous, including gasoline, diesel fuel, petroleum hydrocarbons,
polychlorinated biphenyls (PCBs), asbestos, radon and urea formaldehyde foam
insulation. “Environmental Requirements” shall
mean all present and future Laws, orders, permits, licenses, approvals,
authorizations and other requirements of any kind applicable to Hazardous
Materials.


 


6.                                      ALTERATIONS.


 


6.1                                  Tenant shall not make any alterations,
improvements or changes to the Premises (including installation of any security
system or telephone or data communication wiring), other than the Tenant
Improvements (the “Alterations”), without
Landlord’s prior written consent. Landlord may withhold its consent to such
Alterations in its sole discretion if the proposed Alterations would adversely
affect the structure or safety of the Building or its electrical, plumbing,
HVAC, mechanical or safety systems, or if such proposed Alterations would
create an obligation on Landlord’s part to make modifications to the Building
(in order, for example, to comply with laws such as the ADA mandating Building
accessibility for persons with disabilities); in all other circumstances,
Landlord agrees not to unreasonably withhold or delay its consent to proposed
Alterations. Any such Alterations shall be completed by Tenant at Tenant’s sole
cost and expense: (i) with due diligence, in a good and workmanlike manner,
using new materials; (ii) in compliance with plans and specifications approved
by Landlord; (iii) in compliance with the construction rules and regulations
promulgated by Landlord from time to time; (iv) in accordance with all
applicable Laws (including all work, whether structural or non-structural,
inside or outside the Premises, required to comply fully with all applicable
Laws and necessitated by Tenant’s work); and (v) subject to all conditions
which Landlord may in Landlord’s discretion impose. Such conditions may include
requirements for Tenant to: (i) provide payment or performance bonds or
additional insurance (from Tenant or Tenant’s contractors, subcontractors or
design professionals); (ii) use contractors or subcontractors designated by
Landlord; and (iii) remove all or part of the Alterations prior to or upon
expiration or termination of the Term, as designated by Landlord. If any work
outside the Premises, or any work on or adjustment to any of the Building
Systems, is required in connection with or as a result of Tenant’s work, such
work shall be performed at Tenant’s expense by contractors designated by Landlord.
Landlord’s right to review and approve (or withhold approval of) Tenant’s
plans, drawings, specifications, contractor(s) and other aspects of
construction work proposed by Tenant is intended solely to protect Landlord,
the Property and Landlord’s interests. No approval or consent by Landlord shall
be deemed or construed to be a representation or warranty by Landlord as to the
adequacy, sufficiency, fitness or suitability thereof or compliance thereof
with applicable Laws or other requirements. Except as otherwise provided in
Landlord’s consent, all Alterations shall upon installation become part of the
realty and be the property of Landlord.


 


6.2                                Before making any Alterations, Tenant shall
submit to Landlord for Landlord’s prior approval reasonably detailed final
plans and specifications prepared by a licensed architect or engineer, a copy
of the construction contract, including the name of the contractor and all
subcontractors proposed by Tenant to make the Alterations and a copy of the
contractor’s license. Tenant shall reimburse Landlord upon demand for any
expenses reasonably incurred by Landlord in connection with any Alterations
made by Tenant, including reasonable fees charged by Landlord’s contractors or
consultants to review plans and specifications prepared by Tenant and to update
the existing as-built plans and specifications of the Building to reflect the
Alterations. Tenant shall obtain all applicable permits, authorizations and
governmental approvals and deliver copies of the same to Landlord before
commencement of any Alterations.


 


6.3                                Tenant shall keep the Premises and the
Property free and clear of all liens arising out of any work performed,
materials furnished or obligations incurred by Tenant. If any such lien
attaches to the Premises or the Property, and Tenant does not cause the same to
be released by payment, bonding or otherwise within ten (10) days after the
attachment thereof, Landlord shall have the right but not the obligation to
cause the same to be released, and any sums expended by Landlord in connection
therewith shall be payable by Tenant on demand with interest thereon from the
date of expenditure by Landlord at the Interest Rate (as defined in
Section 16.2 -Interest). Tenant shall give Landlord at least ten (10)
days’ notice prior to the commencement of any Alterations and cooperate with
Landlord in posting and maintaining notices of non-responsibility in connection
therewith.


 


6.4                                Subject to the provisions of Section 5 -
Use and Compliance with Laws and the foregoing provisions of this Section,
Tenant may install and maintain furnishings, equipment, movable partitions,
business equipment and other trade fixtures
(the “Trade Fixtures”) in the Premises, provided that the Trade
Fixtures do not become an integral part of the Premises or the Building. Tenant
shall promptly repair any damage to the Premises or the Building caused by any
installation or removal of such Trade Fixtures.


 


7.                                      MAINTENANCE AND REPAIRS.


 


7.1                                By taking possession of the Premises Tenant
agrees that the Premises are then in a good and tenantable condition. During
the Term, Tenant at Tenant’s expense but under the direction of Landlord, shall
repair and maintain the Premises, including the interior walls, floor
coverings, ceiling (ceiling tiles and grid), Tenant Improvements, Alterations,
tire extinguishers, outlets and fixtures, and any appliances (including
dishwashers, hot water beaters and garbage disposers) in the Premises, in a
first class condition, and keep the Premises in a clean, safe and orderly
condition.


 


7.2                                Landlord shall maintain or cause to be
maintained in reasonably good order, condition and repair, the structural
portions of the roof, foundations, floors and exterior walls of the Building,
the Building Systems, and the public and common areas of the Property, such as
elevators, stairs, corridors and restrooms; provided, however, that Tenant
shall pay the cost of repairs for damage occasioned by Tenant’s use of the
Premises or the Property or any act or omission of Tenant or Tenant’s
Representatives or Visitors. Landlord shall be under no obligation to inspect 


 

















 


the Premises. Tenant shall promptly report in
writing to Landlord any defective condition known to Tenant, which Landlord is
required to repair. As a material part of the consideration for this Lease,
Tenant hereby waives any benefits of any applicable existing or future Law,
including the provisions of California Civil Code Sections 1932(1), 1941 and
1942, that allows a tenant to make repairs at its landlord’s expense.


 


7.3                                Landlord
hereby reserves the right, at any time and from time to time, without liability
to Tenant, and without constituting an eviction, constructive or otherwise, or
entitling Tenant to any abatement of rent or to terminate this Lease or
otherwise releasing Tenant from any of Tenant’s obligations under this Lease:


 


(a)                                   To make alterations, additions, repairs,
improvements to or in or to decrease the size of area of, all or any part of
the Building, the fixtures and equipment therein, and the Building Systems;


 


(b)                                 To change the Building’s name or street
address;


 


(c)                                  To install and maintain any and all signs on
the exterior and interior of the Building;


 


(d)                                  To reduce, increase, enclose or otherwise
change at any time and from time to time the size, number, location, lay-out
and nature of the common areas and other tenancies and premises in the Property
and to create additional rentable areas through use or enclosure of common
areas; and


 


(e)                                   If any governmental authority promulgates or
revises any Law or imposes mandatory or voluntary controls or guidelines on
Landlord or the Property relating to the use or conservation of energy or
utilities or the reduction of automobile or other emissions or reduction or
management of traffic or parking on the Property (collectively “Controls”), to
comply with such Controls, whether mandatory or voluntary, or make any
alterations to the Property related thereto.


 


8.                                       TENANT’S TAXES. “Tenant’s Taxes” shall mean (a) all taxes, assessments,
license fees and other governmental charges or impositions levied or assessed
against or with respect to Tenant’s personal property or Trade Fixtures in the
Premises, whether any such imposition is levied directly against Tenant or
levied against Landlord or the Property, (b) all rental, excise, sales or
transaction privilege taxes arising out of this Lease (excluding, however,
state and federal personal or corporate income taxes measured by the income of
Landlord from all sources) imposed by any taxing authority upon Landlord or
upon Landlord’s receipt of any rent payable by Tenant pursuant to the terms of
this Lease (the “Rental Tax”), and
(c) any increase in Taxes attributable to inclusion of a value placed on
Tenant’s personal property, Trade Fixtures or Alterations. Tenant shall pay any
Rental Tax to Landlord in addition to and at the same tithe as Base Rent is
payable under this Lease, and shall pay all other Tenant’s Taxes before
delinquency (and, at Landlord’s request, shall furnish Landlord satisfactory
evidence thereof). If Landlord pays Tenant’s Taxes or any portion thereof,
Tenant shall reimburse Landlord upon demand for the amount of such payment,
together with interest at the Interest Rate from the date of Landlord’s payment
to the date of Tenant’s reimbursement.


 


9.                                       UTILITIES AND SERVICES.


 


9.1                                 Description of Services. Landlord shall furnish to the Premises
reasonable amounts of electricity, water, heat and air-conditioning, and
janitorial service. Landlord shall also furnish normal fluorescent tube
replacement, window washing, elevator service, and common area toilet room
supplies. Landlord shall furnish heat, ventilation and air-conditioning during
the Business Hours specified in the Basic Lease Information (“Business Hours”).
As used in this Lease, the term “Business Days” means weekdays except public
holidays. Any additional utilities or services that Landlord may agree to
provide (including lamp or tube replacement for other than Building Standard
lighting fixtures) shall be at Tenant’s sole expense.


 


9.2                                 Payment for Additional Utilities and Services.


 


(a)                                  Upon request by Tenant in accordance with the
procedures established by Landlord from time to time for furnishing I-IVAC
service at times other than Business Hours on Business Days, Landlord shall
furnish such service to Tenant and Tenant shall pay for such services on an
hourly basis at the then prevailing rate established for the Building by
Landlord.


 


(b)                                 If
the temperature otherwise maintained in arty portion of the Premises by the
HVAC systems of the Building is affected as a result of (i) any lights,
machines or equipment used by Tenant in the Premises, or (ii) the occupancy of
the Premises by more than one person per 150 square feet of rentable area, then
Landlord shall have the right to install any machinery or equipment reasonably
necessary to restore the temperature, including modifications to the standard
air-conditioning equipment. The cost of any such equipment and modifications,
including the cost of installation and any additional cost of operation and
maintenance of the same, shall be paid by Tenant to Landlord upon demand,


 


(c)                                  If Tenant’s usage of electricity exceeds the
Building’s standard electrical usage, Landlord may determine the amount of such
excess use by any reasonable means (including the installation at Landlord’s request
but at Tenant’s expense of a separate meter or other measuring device) and
charge Tenant for the cost of such excess usage. In addition, Landlord may
impose a reasonable charge for the use of any additional or unusual janitorial
services required by Tenant because of any unusual Tenant Improvements or
Alterations, the carelessness of Tenant or the nature of Tenant’s business
(including hours of operation).


 


9.3                                 Interruption of Services. In the event of an interruption in or
failure or inability to provide any services or utilities to the Premises or
Building for any reason (a “Service
Failure”), such Service Failure shall not, regardless of its
duration, impose upon Landlord any liability whatsoever, constitute an eviction
of Tenant, constructive or otherwise, entitle Tenant to an abatement of rent or
to terminate this Lease or otherwise release Tenant from any of Tenant’s
obligations under this Lease. Tenant hereby waives any benefits of any
applicable existing or future Law, including the provisions of California Civil
Code Section 19320), permitting the termination of this Lease due to such
interruption, failure or inability.


 


10.                                 EXCULPATION AND INDEMNIFICATION.


 


10.1                           Landlord shall not be liable to Tenant for any
loss, injury or other damage to any person or property (including Tenant or
Tenant’s property) in or about the Premises or the Property from any cause
(including defects in the Property or in any equipment in the Property; fire,
explosion or other casualty; bursting, rupture, leakage or overflow of any
plumbing or other pipes or lines, sprinklers, tanks, drains, drinking fountains
or washstands in, above, or about the Premises or the Property; or acts of
other tenants in the Property). Tenant hereby waives all claims against
Landlord for such damage and the cost anti expense of defending against claims
relating to such damage, except that Landlord shall indemnify, defend and hold
Tenant harmless from and against any claims, actions, liabilities, damages,
costs or expenses, including reasonable attorneys’ fees and costs incurred in
defending against the same (the “Claims”) for such damages, to the extent the
same are caused by the willful or negligent acts or omissions of Landlord or
its authorized representatives. In no event, however, shall Landlord be liable
to Tenant for any punitive or consequential damages or damages for loss of
business by Tenant.


 


10.2                           Tenant shall indemnify, defend and hold
Landlord harmless from and against Claims arising from (a) the acts or
omissions of Tenant or Tenant’s Representatives or Visitors in or about the
Property, or (b) any construction or other work undertaken by Tenant on the
Premises (including any design defects), or (c) any breach or default under
this Lease by Tenant, or (d) any accident, injury or damage, howsoever and by 


 

















 


whomsoever caused, to any person or property,
occurring in or about the Premises during the Term; excepting only such Claims
for any accident, injury or damage to the extent they are caused by the
negligent or willful acts or omissions of Landlord or its authorized
representatives.


 


10.3                           The obligations of the parties under this Section 10 shall survive
the expiration or termination of this Lease.


 


11.                                 INSURANCE.


 


11.1                           Tenant’s Insurance.


 


(a)                                  Tenant shall maintain in full force throughout
the Term, commercial general liability insurance providing coverage on an
occurrence form basis with limits of not less than One Million anti No/100ths
Dollars ($1,000,000.00) each occurrence for bodily injury and property damage
combined, One Million and No/100ths Dollars ($1,000,000.00) annul general
aggregate, and One Million and No/100ths Dollars ($1,000,000.00) products and
completed operations annual aggregate. Tenant’s liability insurance policy or
policies shall: (i) include premises and operations liability coverage,
products and completed operations liability coverage, broad form property
damage coverage including completed operations, blanket contractual liability
coverage including, to the maximum extent possible, coverage for the indemnification
obligations of Tenant under this Lease, and personal and advertising injury
coverage; (ii) provide that the insurance company has the duty to defend all
insureds under the policy; (iii) provide that defense costs are paid in
addition to and do not deplete any of the policy limits; (iv) cover liabilities
arising out of or incurred in connection with Tenant’s use or occupancy of the
Premises or the Property; and (v) extend coverage to cover liability for the
actions of Tenant’s Representatives and Visitors.


 


(b)                                 Tenant shall at all times maintain in effect
with respect to any Alterations and Tenant’s Trade Fixtures and personal
property, commercial property insurance providing coverage, at a minimum, for
“broad form” perils, to the extent of eighty percent (80%) of the full
replacement cost of covered property. Tenant may carry such insurance under a
blanket policy, provided that such policy provides equivalent coverage to a
separate policy. During the Term, the proceeds from any such policies of
insurance shall be used For the repair or replacement of the Alterations, Trade
Fixtures and personal property so insured. Landlord shall be provided coverage
under such insurance to the extent of its insurable interest and, if requested
by Landlord, both Landlord and Tenant shall sign all documents reasonably
necessary or proper in connection with the settlement of any claim or loss
under such insurance. Landlord will have no obligation to carry insurance on
any Alterations or on Tenant’s Trade Fixtures or personal property.


 


(c)                                  Each policy of insurance required under this
Section shall: (i) be in a form, and written by an insurer, reasonably
acceptable to Landlord, (ii) be maintained al Tenant’s sole cost and expense,
and (iii) require at least thirty (30) (lays’ written notice to Landlord prior
to any cancellation, nonrenewal or modification of insurance coverage.
Insurance companies issuing such policies shall have rating classifications of
“A” or better and financial size category ratings of “VII” or better according
to the latest edition of the A.M. Best Key Rating Guide. All insurance
companies issuing such policies shall be licensed to do business in the state
where tile Property is located. Any deductible amount under such insurance
shall not exceed Five Thousand and No/ 100ths Dollars ($5,000.00). Tenant shall
provide to Landlord, upon request, evidence that the insurance required to be
carried by Tenant pursuant to this Section, including any endorsement effecting
the additional insured status, is in full force and effect and that premiums
therefore have been paid.


 


(d)                                 Tenant shall increase the amounts of insurance
as required by any Mortgagee, and, not more frequently than once every three
(3) years, as recommended by Landlord’s insurance broker, if, in the opinion of
either of them, the amount of insurance then required under this Lease is not
adequate. Any limits set forth in this Lease on the amount or type or coverage
required by Tenant’s insurance shall not limit the liability of Tenant under this
Lease.


 


(e)                                  Each policy of liability insurance required by
this Section shall: (i) contain a cross liability endorsement or
separation of insureds clause; (ii) provide that any waiver of subrogation
rights or release prior to a loss does not void coverage; (iii) provide that it
is primary to and not contributing with, any policy of insurance carried by
Landlord covering the same loss; (iv) provide that any failure to comply with
the reporting provisions shall not affect coverage provided to Landlord, its
partners, property managers and Mortgagees; and (v) name Landlord, its
partners, the Property Manager identified in the Basic Lease Information (the “Properly Manager”), and such other parties
in interest as Landlord may from time to time reasonably designate to Tenant in
writing, as additional insureds. Such additional insureds shall be provided the
same extent of coverage as provided to Tenant under such policies. All
endorsements effecting such additional insured status shall be acceptable to
Landlord and shall be at least as broad as additional insured endorsement form
number CG 20 11 11 85 promulgated by the Insurance Services office.


 


(f)                                    Prior to occupancy of the Premises by Tenant,
and not less than thirty (30) days prior to expiration of any policy
thereafter, Tenant shall furnish to Landlord a certificate of insurance
reflecting that the insurance required by this Section is in force,
accompanied by an endorsement showing the required additional insureds
satisfactory to Owner in substance and form. Notwithstanding the requirements
of this paragraph, Tenant shall at Landlord’s request provide to Landlord a
certified copy of each insurance policy required to be in force at any time
pursuant to the requirements of this Lease or its Exhibits.


 


11.2                          Landlord’s Insurance. During the Term, Landlord shall maintain in
effect insurance on the Building against “broad form” perils (to the extent
such coverages are available), with responsible insurers, insuring the Building
and the Tenant Improvements in an amount equal to at least eighty percent (80%)
of the replacement cost thereof, excluding land, foundations, footings and
underground installations. Landlord may, but shall not be obligated to, carry
insurance against additional perils and/or in greater amounts.


 


11.3                          Property Insurance - Waiver of Subrogation. Landlord and Tenant each hereby waive any
right of recovery against the other and the partners, members, shareholders,
officers, directors and authorized representatives of the other for any loss or
damage that is covered by any policy of property insurance maintained by either
party (or required by this Lease to be maintained) with respect to the Premises
or the Property or any operation therein. If any such policy of insurance
relating to this Lease or to the Premises or the Property does not permit the
foregoing waiver or if the coverage under any such policy would be invalidated
as a result of such waiver, the party maintaining such policy shall obtain from
the insurer under such policy a waiver of all right of recovery by way of
subrogation against either party in connection with any claim, loss or damage
covered by such policy.


 


12.                               DAMAGE OR DESTRUCTION.


 


12.1                         Landlord’s Duty to Repair.


 


(a)                                  If all or a substantial part of the Premises
are rendered untenantable or inaccessible by damage to all or any part of the
Property from fire or other casualty then, unless either party is entitled to
and elects to terminate this Lease pursuant to Sections 12.2 - Landlord’s Right
to Terminate and 12.3 - Tenant’s Right to Terminate, Landlord shall, at its
expense, use reasonable efforts to repair and restore the Premises and/or the
Property, as the case may be, to substantially their former condition to the
extent permitted by then applicable Laws; provided, however, that in no event
shall Landlord have any obligation for repair or restoration beyond the extent
of insurance proceeds received by Landlord for such repair or restoration, or
for any of Tenant’s personal property, Trade Fixtures or Alterations.


 


(b)                                 If Landlord is required or elects to repair
damage to the Premises and/or the Property, this Lease shall continue in
effect, but Tenant’s Base Rent and Additional Rent from the date of the
casualty through the date of substantial completion of the repair shall be
abated with regard to any portion of the Premises that Tenant is prevented from
using by reason of such damage or its repair. In no event shall 


 

















 


Landlord be liable to Tenant by reason of any
injury to or interference with Tenant’s business or property arising from fire
or other casualty or by reason of any repairs to any part of the Property
necessitated by such casualty.


 


12.2                       Landlord’s Right to Terminate. Landlord may elect to terminate this Lease following damage by fire or
other casualty under the following circumstances:


 


(a)                                  If, in the reasonable judgment of Landlord,
the Premises and the Property cannot be substantially repaired and restored
under applicable Laws within one (1) year from the date of the casualty;


 


(b)
If, in the reasonable judgment of Landlord, adequate proceeds are not, for any
reason, made available to Landlord from Landlord’s insurance policies (and/or
from Landlord’s funds made available for such purpose, at Landlord’s sole
option) to make the required repairs;


 


(c)                                  If the Building is damaged or destroyed to the
extent that, in the reasonable judgment of Landlord, the cost to repair and
restore the Building would exceed twenty-five percent (25 %) of the full
replacement cost of the Building, whether or not the Premises are at all
damaged or destroyed; or


 

















 


(d)                                 If the fire or other casualty occurs during
die last year of the Term.


 


If
any of the circumstances described in subparagraphs (a), (b), (c) or (d) of
this Section 12.2 occur or arise, Landlord shall notify Tenant in writing
of that fact within one hundred and twenty (120) days after the date of the
casualty and in such notice Landlord shall also advise Tenant whether Landlord
has elected to terminate this Lease as provided above.


 


12.3                         Tenant’s Right to Terminate. If all or a substantial part of the Premises
are rendered untenantable or inaccessible by damage to all or any part of the
Property from fire or other casualty, then Tenant may elect to terminate this
Lease under the following circumstances:


 


(a)                                  Where Landlord fails to commence the required
repair within one hundred and twenty (720) days after the date of the casualty,
in which event Tenant may elect to terminate this Lease upon notice to Landlord
given within ten (10) days after such one hundred and twenty (120)-day period.;
or


 


(b)                                 In the circumstance described in
Subsection 12.2(x) above; in which event Tenant may elect to terminate
this Lease by giving Landlord notice of such election to terminate within
thirty (30) days after Landlord’s notice to Tenant pursuant to
Section 12.2 - Landlord’s Right to Terminate.


 


12.4                           Waiver.
Landlord and Tenant each hereby waive the provisions of California Civil Code
Sections 1932(2), 1933(4) and any other applicable existing or future Law
permitting the termination of a lease agreement in the event of damage or
destruction under arty circumstances other than as provided in Sections 12.2 -
Landlord’s Right to Terminate and 12.3 - Tenant’s Right to Terminate.


 


13.                               CONDEMNATION.


 


13.1                         Definitions.


 


(a)                                  “Award” shall mean all compensation, sums, or
anything of value awarded, paid or received on a total or partial Condemnation.


 


(b)                                 “Condemnation” shall mean (i) a permanent
taking (or a temporary taking for a period extending beyond the end of the
Term) pursuant to the exercise of the power of condemnation or eminent domain
by any public or quasi-public authority, private corporation or individual
having such power (“Condemnor”), whether by legal proceedings or otherwise, or
(ii) a voluntary sale or transfer by Landlord to any such authority, either
under threat of condemnation or while legal proceedings for condemnation are
pending.


 


(c)                                  “Date of Condemnation” shall mean the earlier of the date that title
to the property taken is vested in the Condemnor or the date the Condemnor has
the right to possession of the property being condemned.


 


13.2                         Effect on Lease.


 


(a)                                  If the Premises are totally taken by
Condemnation, this Lease shall terminate as of the Date of Condemnation. If a
portion but not all of the Premises is taken by Condemnation, this Lease shall
remain in effect; provided, however, that if the portion of the Premises
remaining after the Condemnation will be unsuitable for Tenant’s continued use,
then upon notice to Landlord within thirty (30) days after Landlord notifies
Tenant of the Condemnation, Tenant may terminate this Lease effective as of the
Date of Condemnation.


 


(b)                                 If twenty-five percent (25%”) or more of the
Land or of the Parking Facility or of the floor area in the Building is taken
by Condemnation, or if as a result of any Condemnation the Building is no
longer reasonably suitable for use as an office building, whether or not any
portion of the Premises is taken, Landlord may elect to terminate this Lease,
effective as of the Date of Condemnation, by notice to Tenant within thirty
(30) days after the Date of Condemnation.


 


(c)                                  If all or a portion of the Premises is
temporarily taken by a Condemnor for a period not extending beyond the end of
the Term, this Lease shall remain in full force and effect.


 


13.3                         Restoration. If this 1-ease is not terminated as provided in Section 13.2 -
Effect on Lease, Landlord, at its expense, shall diligently proceed to repair
and restore the Premises to substantially its former condition (to the extent
permitted by then applicable Laws) and/or repair and restore the Building to an
architecturally complete office building provided, however, that Landlord’s
obligations to so repair and restore shall be limited to the amount of any
Award received by Landlord and not required to be paid to any Mortgagee (as
defined in Section 20.2 below). In no event shall Landlord have any
obligation to repair or replace any improvements in the Premises beyond the
amount of any Award received by Landlord for such repair or to repair or replace
any of Tenant’s personal property, Trade Fixtures, or Alterations.


 


13.4                         Abatement and Reduction of Rent. If any portion of the Premises is taken in a
Condemnation or is rendered permanently untenantable by repairs necessitated by
the Condemnation, and this Lease is not terminated, the Base Rent and
Additional Rent payable under this Lease shall be proportionally reduced as of
the Date of Condemnation based upon the percentage of rentable square feet in
the Premises so taken or rendered permanently untenantable. In addition, if
this Lease remains in effect following a Condemnation and Landlord proceeds to
repair and restore the Premises, the Base Rent and Additional Rent payable
under this Lease shall be abated during the period of such repair or
restoration to the extent such repairs prevent Tenant’s use of the Premises.


 


13.5                         Awards. Any Award made shall be paid to Landlord, and Tenant hereby assigns to
Landlord, and waives all interest in or claim to, any such Award, including any
claim for the value of the unexpired Term; provided, however, that Tenant shall
be entitled to receive, or to prosecute a separate claim for, an Award for a
temporary taking of the Premises or a portion thereof by a Condemnor where this
Lease is not terminated (to the extent such Award relates to the unexpired
Term), or an Award or portion thereof separately designated for relocation
expenses or the interruption of or damage to Tenant’s business or as
compensation for Tenant’s personal property, Trade Fixtures or Alterations.


 


13.6                         Waiver. Landlord and Tenant each hereby waive the provisions of California
Code of Civil Procedure Section 1265.130 and any other applicable existing
or future Law allowing either party to petition for a termination of this Lease
upon a partial taking of the Premises and/or the Property.


 


14.                               ASSIGNMENT AND SUBLETTING.


 


14.1                         Landlord’s Consent Required. Tenant shall not assign, mortgage, pledge,
hypothecate or encumber this Lease or any interest therein, or sublet or
license or permit the use or occupancy of the Premises or any part thereof by
or for the benefit of anyone other than Tenant, or in any other manner transfer
all or any part of Tenant’s interests under this Lease (each anti all a “Transfer”), without the prior written
consent of Landlord, which (subject to the other provisions of this
Section 14) shall not be unreasonably withheld. If Tenant is a business
entity, any direct or indirect transfer of fifty percent (50%) or more of the
ownership interest of the entity (whether in a single transaction or in the
aggregate through more than one transaction) shall be deemed a Transfer.
Notwithstanding any provision in this Lease to the contrary, Tenant shall not
mortgage, pledge, hypothecate or otherwise encumber all or any portion of
Tenant’s interest under this Lease.


 

















14.2                                                   Reasonable Consent.


 


(a)                                  If Tenant complies with the following
conditions, Landlord shall not unreasonably withhold its consent to the
subletting of the Premises or any portion thereof or the assignment of this
Lease. Prior to any proposed Transfer, Tenant shall submit in writing to
Landlord (i) the name and legal composition of the proposed assignee,
subtenant, user or other transferee (each a “Transferee”); (ii) the nature of
the business proposed to be carried on in the Premises; (iii) a current balance
sheet, income statements for the last two years and such other reasonable
financial anti other information concerning the proposed Transferee as Landlord
may request; and (iv) a copy of the proposed assignment, sublease or other agreement
governing the proposed Transfer. Within fifteen (15) Business Days after
Landlord receives all such information it shall notify Tenant whether it
approves or disapproves such Transfer or if it elects to proceed under
Section 14.7 - Landlord’s Right to Space.


 


(b)                                 The parties hereto agree and acknowledge that,
among other circumstances for which Landlord could reasonably withhold consent
to a proposed Transfer, it shall be reasonable for Landlord to withhold consent
where (i) the proposed Transferee does not intend itself to occupy the entire
portion of the Premises assigned or sublet, (ii) Landlord reasonably
disapproves of the Transferee’s business operating ability or history,
reputation or creditworthiness or the character of the business to be conducted
by the Transferee at the Premises, (iii) the Transferee is a governmental
agency or unit or an existing tenant in the Project, (iv) the proposed Transfer
would violate any “exclusive” rights of any tenants in the Project, (v) the
rental anti other consideration payable by the Transferee is less than that
currently being paid by tenants under new leases of comparable space in the
Building, or (vi) Landlord otherwise determines that the proposed Transfer
would have the effect of decreasing the value of the Building or increasing the
expenses associated with operating, maintaining and repairing the Property. In
no event may Tenant publicly offer or advertise all or any portion of the
Premises for assignment or sublease at a rental less than that then sought by
Landlord for a direct lease (non-sublease) of comparable space in the Project.


 


14.3                           Excess Consideration. If Landlord consents to the assignment or
sublease, Landlord shall be entitled to receive as additional Rent hereunder an
amount equal to seventy-five percent (75 %) of the amount (if any) by which the
total value of (x) any consideration paid by the Transferee for the assignment
or sublease and, in the case of a sublease, the excess of the rent and other
consideration payable by the subtenant over the amount of Base Rent and
Additional Rent payable hereunder applicable to the subleased space, exceeds
(y) the reasonable direct, out-of-pocket costs (such as, but not necessarily
limited to, reasonable brokerage commissions, tenant improvement costs,
attorneys’ fees, and other cash concessions as may be typical, reasonable and
appropriate under then prevailing market conditions) actually and necessarily
paid by Tenant to third parties not affiliated with Tenant to procure the
assignment or sublease.


 


14.4                           No Release Of Tenant. No consent by Landlord to any Transfer shall
relieve Tenant of any obligation to be performed by Tenant under this Lease,
whether occurring before or after such consent, assignment, subletting or other
Transfer. Each Transferee shall be jointly anti severally liable with Tenant
(and Tenant shall be jointly and
severally liable with each Transferee) for the payment of rent (or, in the case
of a sublease, rent in the amount set forth in the sublease) and for the
performance of all other terms and provisions of this Lease. The consent by
Landlord to any Transfer shall not relieve Tenant or any such Transferee from
the obligation to obtain Landlord’s express prior written consent to any
subsequent Transfer by Tenant or any Transferee. The acceptance of rent by
Landlord from any other person shall not be deemed to be a waiver by Landlord
of any provision of this Lease or to be a consent to any Transfer.


 


14.5                           Expenses and Attorneys’ Fees. Tenant shall pay to Landlord on demand all
costs and expenses (including reasonable attorneys’
fees) incurred by Landlord in connection with reviewing or consenting to any
proposed Transfer (including any request for consent to, or any waiver of
Landlord’s rights in connection with, any security interest ht any of Tenant’s
property at the Premises).


 


14.6                           Effectiveness of Transfer. Prior to the date on which any permitted
Transfer (whether or not requiring Landlord’s consent) becomes effective,
Tenant shall deliver to Landlord a counterpart of the fully executed Transfer
document and Landlord’s standard form of Consent to Assignment or Consent to
Sublease executed by Tenant and the Transferee in which each of Tenant and the
Transferee confirms its obligations pursuant to this Lease. Failure or refusal
of a Transferee to execute any such instrument shall not release or discharge
the Transferee from liability as provided herein. The voluntary, involuntary or
other surrender of this Lease by Tenant, or a mutual cancellation by Landlord
and Tenant, shall not work a merger, and any such surrender or cancellation
shall, at the option of Landlord, either terminate all or any existing
subleases or operate as an assignment to Landlord of any or all of such
subleases.


 


14.7                           Landlord’s Right to Space. Notwithstanding any of the above provisions
of this Section to the contrary, if Tenant notifies Landlord that it
desires to enter into a Transfer, Landlord, in lieu of consenting to such
Transfer, may elect (x) in the case of an assignment or a sublease of the entire
Premises, to terminate this Lease, or (y) in the case of a sublease of less
than the entire Premises, to terminate this Lease as it relates to the space
proposed to be subleased by Tenant. In such event, this Lease will terminate
(or the space proposed to be subleased will be removed from the Premises
subject to this Lease and die Base Rent and Tenant’s Share under this Lease
shall be proportionately reduced) on the date the Transfer was proposed to be
effective, and Landlord may lease such space to any party, including tile
prospective Transferee identified by Tenant.


 


14.8                           Assignment of Sublease Rents. Tenant hereby absolutely and irrevocably
assigns to Landlord any and all rights to receive rent and other consideration
from any sublease and agrees that Landlord, as assignee or as attorney-in-fact
for Tenant for purposes hereof, or a receiver for Tenant appointed on
Landlord’s application may (but shall not be obligated to) collect such rents
and other consideration and apply the same toward Tenant’s obligations to
Landlord under this Lease; provided, however, that Landlord grants to Tenant at
all times prior to occurrence of any breach or default by Tenant a revocable
license to collect such rents (which license shall automatically and without
notice be and be deemed to have been revoked and terminated immediately upon
any Event of Default).


 


14.9                           Transfer to Affiliate. Tenant may assign this Lease or sublet the
Premises or any portion thereof, without Landlord’s written consent, but upon
prior written notice to Landlord and subject to all other provisions of this
Lease, to any corporation or other entity which controls, is controlled by, or
is under common control with Tenant, or to any corporation or other entity
resulting from a merger or consolidation of Tenant (collectively, an
“Affiliate”), subject to all the terms of this Lease (except only that Landlord
shall not be entitled to any excess consideration pursuant to
subsection 14.3 or to terminate this Lease pursuant to
subsection 14.7 upon such an assignment or sublease to an Affiliate),
provided that the Affiliate assumes in writing all of Tenant’s obligations
under this Lease and the original entity executing this Lease as “Tenant”
remains fully liable under this Lease.


 


15.                                 DEFAULT AND REMEDIES.


 


15.1                           Events of Default. The occurrence of any of the following shall
constitute an “Event of Default” by
Tenant:


 


(a)                                  Tenant fails to make any payment of rent when
due, or any amount required to replenish the Security Deposit as provided in
Section 4 above, if payment in fall is not received by Landlord within
three (3) days after written notice that it is due;


 


(b)                                 Tenant abandons the Premises;


 


(c)                                  Tenant fails to deliver any estoppel
certificate requested by Landlord within the period described in
subsection 21.1 below;


 


(d)                                 Tenant violates tile restrictions on Transfer
set forth in Section 14 - Assignment and Subletting.


 

















 


 


(e)                                  Tenant ceases doing business as a going
concern; makes an assignment for the benefit of creditors; is adjudicated an
insolvent, files a petition (or files an answer admitting the material
allegations of a petition) seeking relief under any under any state or federal
bankruptcy or other statute, law or regulation affecting creditors’ rights; all
or substantially all of Tenant’s assets are subject to judicial seizure or
attachment and are not released within thirty (30) days, or Tenant consents to
or acquiesces in the appointment of a trustee, receiver or liquidator for
Tenant or for all or any substantial part of Tenant’s assets;


 


(f)                                    Tenant fails, within ninety (90) days after
the commencement of any proceedings against Tenant seeking relief under any
state or federal bankruptcy or other statute, law or regulation affecting
creditors’ rights, to have such proceedings dismissed, or Tenant fails, within
ninety (90) days after an appointment, without Tenant’s consent or
acquiescence, of any trustee, receiver or liquidator for Tenant or for all or
any substantial part of Tenant’s assets, to have such appointment vacated; or


 


(g)                                 Tenant fails to perform or comply with any
provision of this Lease other than those described in (a) through (f) above,
and does not fully cure such failure within fifteen (15) days after notice to
Tenant or, if such failure cannot he cured within such fifteen (15)-day period,
Tenant fails within such fifteen (15)day period to commence, and thereafter
diligently proceed with, all actions necessary to cure such failure as soon as
reasonably possible but in all events within ninety (90) days of such notice;
provided, however, that if Landlord in Landlord’s reasonable judgment
determines that such failure cannot or will not be cured by Tenant within such
ninety (90) days, then such failure shall constitute an Event of Default
immediately upon such notice to Tenant.


 


15.2                           Remedies. Upon the occurrence of an Event of Default, Landlord shall have the
following remedies, which shall not be exclusive but shall be cumulative and
shall be in addition to any other remedies now or hereafter allowed by law:


 


(a)                                  Landlord may terminate Tenant’s right to
possession of the Premises at any time by written notice to Tenant. Tenant
expressly acknowledges that in the absence of such written notice from
Landlord, no other act of Landlord, including re-entry into the Premises,
efforts to relet the Premises, reletting of the Premises for Tenant’s account,
storage of Tenant’s personal property and Trade Fixtures, acceptance of keys to
the Premises from Tenant or exercise of any other rights and remedies under
this Section, shall constitute an acceptance of Tenant’s surrender of the
Premises or constitute a termination of this Lease or of Tenant’s right to
possession of the Premises. Upon such termination in writing of Tenant’s right
to possession of the Premises, as herein provided, this Lease shall terminate
and Landlord shall be entitled to recover damages from Tenant as provided in
California Civil Code Section 1951.2 and any other applicable existing or
future Law providing for recovery of damages for such breach, including the
worth at the time of award of the amount by which the rent which would be
payable by Tenant hereunder for the remainder of the Term after the date of the
award of damages, including Additional Rent as reasonably estimated by
Landlord, exceeds the amount of such rental loss as Tenant proves could have
been reasonably avoided, discounted at the discount rate published by the
Federal Reserve Bank of San Francisco for member banks at the time of the award
plus one percent (1 %).


 


(b)                                 Landlord shall have the remedy described in California
Civil Code Section 1951.4 (Landlord may continue this Lease in effect
after Tenant’s breach and abandonment and recover rent as it becomes due, if
Tenant has the right to sublet or assign, subject only to reasonable
limitations).


 


(c)                                  Landlord may cure the Event of Default at
Tenant’s expense. If Landlord pays any sum or incurs any expense in curing the
Event of Default, Tenant shall reimburse Landlord upon demand for the amount of
such payment or expense with interest at the Interest Rate from the date the
sum is paid or the expense is incurred until Landlord is reimbursed by Tenant.


 


(d)                                 Landlord may remove all Tenant’s property from
the Premises, and such property may be stored by Landlord in a public warehouse
or elsewhere at the sole cost and for the account of Tenant. If Landlord does
not elect to store any or all of Tenant’s property left in the Premises,
Landlord may consider such property to be abandoned by Tenant, and Landlord may
thereupon dispose of such property in any manner deemed appropriate by
Landlord. Any proceeds realized by Landlord on the disposal of any such
property shall be applied first to offset all expenses of storage and sale,
then credited against Tenant’s outstanding obligations to Landlord under this
Lease, and any balance remaining after satisfaction of all obligations of
Tenant under this Lease shall be delivered to Tenant.


 


16.                                 LATE CHARGE AND INTEREST.


 


16.1                           Late Charge. If any payment of rent is not received by Landlord within ten (10)
clays after its due date (and whether or not Landlord has notified Tenant of
such delinquency), Tenant shall pay to Landlord on demand as a late charge an
additional amount equal to ten percent (10%) of the overdue payment. A late
charge shall not be imposed more than once on any particular installment not
paid when due, but imposition of a late charge on any payment not made when
clue does not eliminate or supersede late charges imposed on other (prior)
payments not made when due or preclude imposition of a late charge on other
installments or payments not made when due.


 


16.2                           Interest. In addition to the late charges referred to above, which are intended
to defray Landlord’s costs resulting from late payments, any payment from
Tenant to Landlord not paid when due shall at Landlord’s option bear interest
from the date due until paid to Landlord by Tenant at the rate of fifteen
Percent (15%) per annum or the maximum lawful rate that Landlord may charge to
Tenant under applicable laws, whichever is less (the “Interest Rate”).
Acceptance of any late charge and/or interest shall not constitute a waiver of
Tenant’s default with respect to the overdue sum or prevent Landlord from
exercising any of its other rights and remedies under this Lease.


 


17.                                 WAIVER. No provisions of this Lease shall be deemed
waived by Landlord or Tenant unless such waiver is in a writing signed by the
waiving party. The waiver by Landlord or Tenant of any breach of any provision
of this Lease shall not be deemed a waiver of such provision or of any
subsequent breach of the same or any other provision of this Lease. No delay or
omission in the exercise of any right or remedy of Landlord upon any default by
Tenant, or of Tenant upon any default of Landlord, shall impair such right or
remedy or be construed as a waiver. Landlord’s acceptance of any payments of
rent due under this Lease shall not be deemed a waiver of any default by Tenant
under this Lease (including Tenant’s recurrent failure to timely pay rent)
other than Tenant’s nonpayment of the accepted sums, and no endorsement or
statement on any check or accompanying any check or payment shall be deemed an
accord and satisfaction. Landlord’s or Tenant’s consent to or approval of any
act by Tenant requiring Landlord’s or Tenant’s consent or approval shall not be
deemed to waive or render unnecessary Landlord’s or Tenant’s consent to or
approval of any subsequent act.


 


18.                                 ENTRY, INSPECTION AND CLOSURE. Upon reasonable
oral or written notice to Tenant (and without notice in emergencies), Landlord
and its authorized representatives may enter the Premises at all reasonable
times to determine whether the Premises are in good condition, to determine
whether Tenant is complying with its obligations under this Lease, to perform
any maintenance or repair of the Premises or the Building that Landlord has the
right or obligation to perform, to install or repair improvements for other
tenants where access to the Premises is required for such installation or
repair, to serve, post or keep posted any notices required or allowed under the
provisions of this Lease, to show the Premises to prospective brokers, agents,
buyers, transferees, Mortgagees or tenants, or to do any other act or thing
necessary for the safety or preservation of the Premises or the Building. When
reasonably necessary, Landlord may temporarily close entrances, doors,
corridors, elevators or other facilities in the Building without liability to
Tenant by reason of such closure. Landlord shall conduct its activities tinder
this Section in a manner that will minimize inconvenience to Tenant
without incurring additional expense to Landlord. In no event shall Tenant be
entitled to an abasement of rent on account of any entry by Landlord, and
Landlord shall not be liable in any manner for any inconvenience, loss of
business or other damage to Tenant or other persons arising out of Landlord’s
entry on the Premises in accordance with this Section. No action by Landlord
pursuant to this paragraph shall constitute an eviction of Tenant, constructive
or otherwise, entitle Tenant to an abatement of rent or to terminate this Lease
or otherwise release Tenant from any of Tenant’s obligations tinder this Lease.


 


 

















 


19.                                 SURRENDER AND HOLDING OVER.


 


19.1                           Surrender. Upon the expiration or termination of this Lease, Tenant shall
surrender the Premises and all Tenant Improvements and Alterations to Landlord
broom-clean and in their original condition, except for reasonable wear and
tear, damage from casualty or condemnation and any changes resulting from
approved Alterations; provided, however, that prior to the expiration or
termination of this Lease Tenant shall remove all telephone and other cabling
installed in the Building by Tenant and remove from the Premises all Tenant’s
personal property, Trade Fixtures and Alterations that Tenant has the right or
is required by Landlord to remove under the provisions of this Lease, and
repair any damage caused by such removal. If Such removal is not completed
before the expiration or termination of the Term, Landlord shall have the right
(but no obligation) to remove the same, and Tenant shall pay Landlord on demand
for all costs of removal and storage thereof and for the rental value of the
Premises for the period from the end of the Term through the end of the tune
reasonably required for such removal. Landlord shall also have the right to
retain or dispose of all or any portion of such property if Tenant does not pay
all such costs and retrieve the property within ten (10) days after notice from
Landlord (in which event title to all such property described in Landlord’s
notice shall be transferred to and vest in Landlord). Tenant waives all Claims
against Landlord for any damage or loss to Tenant resulting from Landlord’s
removal, storage, retention, or disposition of any such property. Upon expiration
or termination of this Lease or of Tenant’s possession, whichever is earliest,
Tenant shall surrender all keys to the Premises or any other part of the
Building and shall deliver to Landlord all keys for or make known to Landlord
the combination of locks on all safes, cabinets and vaults that may be located
in the Premises. Tenant’s obligations under this Section shall survive the
expiration or termination of this Lease.


 


19.2                           Holding Over. If Tenant (directly or through any Transferee or other successor-iii-Interest
of Tenant) remains in possession of the Premises after the expiration or
termination of this Lease, Tenant’s continued possession shall be on the basis
of a tenancy at the sufferance of Landlord. In such event, Tenant shall
continue to comply with or perform all the terms and obligations of Tenant
under this Lease, except that the monthly Base Rent during Tenant’s holding
over shall be one hundred fifty percent (125%) of the Base Rent payable in the
last full month prior to the termination hereof. Acceptance by Landlord of rent
after such termination shall not constitute a renewal of thus Lease; and
nothing contained in this provision shall be deemed to waive Landlord’s right
of re-entry or any other right hereunder or at law. Tenant shall indemnify,
defend and hold Landlord harmless from and against all Claims arising or
resulting directly or indirectly from Tenant’s failure to timely surrender the
Premises, including (i) any rent payable by or any loss, cost, or damages
claimed by any prospective tenant of the Premises, and (ii) Landlord’s damages
as a result of such prospective tenant rescinding or refusing to enter into
tile prospective lease of the Premises by reason of such failure to timely
surrender the Premises.


 


20.                                 ENCUMBRANCES.


 


20.1                           Subordination. This Lease is expressly made subject and
subordinate to any mortgage, deed of trust, ground
lease, underlying lease or like encumbrance affecting any part of the Property
or any interest of Landlord therein which is now existing or hereafter executed
or recorded (the “Encumbrance”); provided,
however, that such subordination shall only be effective, as to future
Encumbrances, if the holder of the Encumbrance agrees that this Lease shall
survive the termination of the Encumbrance by lapse of time, foreclosure or
otherwise so long as Tenant is not in default under this Lease. Provided the
conditions of the preceding sentence are satisfied, Tenant shall execute and
deliver to Landlord, within ten (10) days after written request therefore by Landlord
and in a form reasonably requested by Landlord, any additional documents
evidencing the subordination of this Lease with respect to any such Encumbrance
and the nondisturbance agreement of the holder of any such Encumbrance. If the
interest of Landlord in the Property is transferred pursuant to or in lieu of
proceedings for enforcement of any Encumbrance, Tenant shall immediately and
automatically attorn to the new owner, and this
Lease shall continue in full force and effect as a direct lease between the
Purchaser and Tenant on the terms anti conditions set forth in this Lease.


 


20.2                           Mortgagee Protection. Tenant agrees to give any holder of any
Encumbrance covering any part of the Property (the “Mortgagee”), by registered
mail, a copy of any notice of default served upon Landlord, provided that prior
to such notice Tenant has been notified in writing (by way of notice of
assignment of rents and leases, or otherwise) of the address of such Mortgagee.
If Landlord shall have failed to cure such default within thirty (30) days from
the effective date of such notice of default, then the Mortgagee shall have an
additional thirty (30) days within which to cure such default or if such
default cannot be cured within that time, then such additional time as may be
necessary to cure such default (including the time necessary to foreclose or
otherwise terminate its Encumbrance, if necessary to effect such cure), and
this Lease shall not be terminated so long as such remedies are being
diligently pursued.


 


21.                                 ESTOPPEL CERTIFICATES AND FINANCIAL
STATEMENTS.


 


21.1                           Estoppel Certificates. Within ten (10) days after written request
therefore, Tenant shall execute and deliver to Landlord, in a form provided by
or satisfactory to Landlord, a certificate stating that this Lease is in full
force and effect, describing any amendments or modifications hereto,
acknowledging that this Lease is subordinate or prior, as the case may be, to
any Encumbrance and stating any other information Landlord may reasonably
request, including the Term, the monthly Base Rent, the date to which Rent has
been paid, the amount of any Security Deposit or prepaid rent, whether either
party hereto is in default under the terms of the Lease, and whether Landlord
has completed its construction obligations hereunder (if any), and providing
such other information concerning this Lease or the Premises as Landlord may
reasonably request. Any person or entity purchasing, acquiring an interest in
or extending financing with respect to the Property shall be entitled to rely
upon any such certificate. If Tenant fails to deliver such certificate within
ten (l0) days after Landlord’s second written request therefore, Tenant shall
be liable to Landlord for any damages incurred by Landlord including any
profits or other benefits from any financing of the Property or any interest
therein which are lost or made unavailable as a result, directly or indirectly,
of Tenant’s failure or refusal to timely execute or deliver such estoppel
certificate.


 


21.2                           Financial Statements. Upon request by Landlord, not more than once
a year, ‘tenant shall deliver to Landlord a copy of Tenant’s financial
statements (including at least a year end balance sheet and a statement of
profit anti loss) for each of the three most recently completed years, prepared
in accordance with generally accepted accounting principles (and, if such is
Tenant’s normal practice, audited by an independent certified public
accountant), all then available subsequent interim statements, and such other
financial information as may reasonably be requested by Landlord or required by
any Mortgagee.


 


22.                                 NOTICES. Any notice, demand, request, consent
or approval that either party desires or is required to give to the other party
under this Lease shall be in writing anti shall be served personally, delivered
by messenger or courier service, or sent by U.S. certified mail, return receipt
requested, postage prepaid, addressed to the other party at the party’s address
for notices set forth in the Basic Lease Information. Notices delivered
personally will be effective immediately upon receipt (or refusal of delivery
or receipt); notices sent by independent messenger or courier service will be
effective one (1) day after acceptance by the independent service for delivery;
notices sent by mail in accordance with this Section will be effective
three (3) (lays after mailing. Either party may change its address for notices
hereunder by a notice to the other party complying with this Section. If Tenant
sublets the Premises, notices from Landlord shall be effective on the subtenant
when given to Tenant pursuant to this Section.


 


23.                                 ATTORNEYS’ FEES.


 


23.1                           Disputes between Landlord and Tenant. In the event of any litigation or
arbitration regarding any rights anti obligations under this Lease, the
prevailing party shall be entitled to recover reasonable attorneys’ fees and
court costs in addition to any other relief, which may be granted. The
“Prevailing Party” shall mean the party receiving substantially the relief
desired, whether by settlement, dismissal, summary judgment, judgment, or
otherwise.


 

















 


23.2                           Other Litigation. If Landlord, without fault on Landlord’s
part, is made a party to any litigation instituted by Tenant or by any third
party against Tenant, or by or against any Transferee or other occupant of the
Premises or otherwise arising out of or resulting from any act or transaction
of Tenant or of any such Transferee or occupant, Tenant shall hold Landlord
harmless from any judgment rendered against Landlord or the Premises or any
part thereof, and reimburse Landlord upon demand for all costs anti expenses,
including reasonable attorneys’ fees, incurred by Landlord in or in connection
with such litigation.


 


24.                                 QUIET POSSESSION. Subject to Tenant’s full
anti timely performance of all of Tenant’s obligations under this Lease and
subject to the terms of this Lease, including Section 20 - Encumbrances,
Tenant shall have the quiet possession of the Premises throughout the Term as
against any persons or entities lawfully claiming by, through or under
Landlord.


 


25.                                 SECURITY MEASURES. Landlord may, but shall be
under no obligation to, implement security measures for the Property, such as
the registration or search of all persons entering or leaving the Building,
requiring identification for access to the Building, evacuation of the Building
for cause, suspected cause, or for drill  purposes,
the issuance of magnetic pass cards or keys for Building or elevator access and
other actions that Landlord deems necessary or appropriate to prevent any
threat of property loss or damage, bodily injury or business interruption;
provided, however, that such measures shall be implemented in a way as not to
inconvenience tenants of the Building unreasonably. Landlord shall at all times
have the right to change, alter or reduce any such security services or
measures. Tenant shall cooperate and comply with, anti cause Tenant’s
Representatives and Visitors to cooperate and comply with, such security
measures. Landlord, its agents and employees shall have no liability to Tenant
or its Representatives or Visitors for the implementation or exercise of, or
the failure to implement or exercise, any such security measures or for any
resulting disturbance of Tenant’s use or enjoyment of the Premises.


 


26.                                 FORCE MAJEURE. 1f Landlord is delayed,
interrupted or prevented from performing any of its obligations tinder this
Lease, including its obligations under the Construction Rider (if any), anti
such delay, interruption or prevention is due to fire, act of God, governmental
act or failure to act, labor dispute, unavailability of materials or any cause
outside the reasonable control of Landlord, then the time for performance of
the affected obligations of Landlord shall be extended for a period equivalent
to the period of such delay, interruption or prevention.


 


27.                                 RULES AND REGULATIONS. Tenant shall be bound
by and shall comply with the rules and regulations attached to and made a part
of this Lease as Exhibit D to the extent those rules and regulations are
not in conflict with the terms of this Lease, as well as any reasonable rules
anti regulations hereafter adopted by Landlord for all tenants of the Building,
upon notice to Tenant thereof (collectively, the “Building Rules”). Landlord
shall not be responsible to Tenant or to any other person for any violation of,
or failure to observe, the Building Rules by any other tenant or other person,


 


28.                                 LANDLORD’S LIABILITY. The term “Landlord,” as
used in this Lease, shall mean only the owner or owners of the Building at the
time in question. In the event of any conveyance of title to the Building, then
from and after the (late of such conveyance, the transferor Landlord shall be
relieved of all liability with respect to Landlord’s obligations to be
performed under this Lease after the date of such conveyance. Notwithstanding
any other term or provision of this Lease, the liability of Landlord for its
obligations under this Lease is limited solely to Landlord’s interest in the
Building as the same may front time to time be encumbered, and no personal
liability shall at any time be asserted or enforceable against any other assets
of Landlord or against Landlord’s partners or members or its or their
respective partners, trustees, shareholders, members, directors, officers or
managers on account of any of Landlord’s obligations or actions under this
Lease.


 


29.                                 CONSENTS AND APPROVALS.


 


29.1                           Determination in Good Faith. Wherever the consent, approval, judgment or
determination of Landlord is required or permitted under this Lease anti no
express standard is specified (e.g., “reasonableness”), Landlord shall exercise
Landlord’s business judgment in good faith in granting or withholding such
consent or approval or in making such judgment or determination. If it is
determined that Landlord failed to give its consent where it was required to do
so under this Lease, Tenant shall be entitled to injunctive relief but shall
not to be entitled to monetary damages or to terminate this Lease for such
failure.


 


29.2                           No Liability Imposed on Landlord. The review and/or approval by Landlord of
any item or matter to be reviewed or approved by Landlord under the terms of
this Lease or any Exhibits or Addenda hereto shall not impose upon Landlord any
liability for the accuracy or sufficiency of any such item or matter or the
quality or suitability of such item for its intended use. Any such review or
approval is for the sole purpose of protecting Landlord’s interest in the
Property, anti no third parties, including Tenant or the Representatives or
Visitors of Tenant or any person or entity claiming by, through or under
Tenant, shall have any rights as a consequence thereof.


 


30.                                 BROKERS. Landlord shall pay the fee or
commission of the broker or brokers identified in the Basic Lease Information
(the “Broker”) in accordance with Landlord’s separate written agreement with
the Broker, if tiny. Each of Landlord anti Tenant warrants and represents to
the other that in the negotiating or making of this Lease such representing
party nor anyone acting on its behalf has dealt with any broker or finder who
might be entitled to a fee or commission for this Lease other than the Broker.
Each of Landlord and Tenant shall indemnify and hold the other harmless from
any claim or claims, including costs, expenses and attorney’s fees incurred by
the other asserted by any other broker or tinder for a fee or commission based
upon any dealings with or statements made the representing party or its
Representatives.


 


3l.                                    RELOCATION OF PREMISES. For tire purpose of
maintaining an economical and proper distribution of tenants acceptable to
Landlord throughout the Project, Landlord shall have the right from time to
lime (luring the Term to relocate the premises within the Project, provided
that (a) the rentable anti usable area of the new Premises is of equivalent
size to the existing Premises, subject to a variation of up to ten percent
(10”x), (b) Landlord shall pay the cost of providing tenant improvements in the
new Premises, which shall be substantially comparable in layout to those in the
existing Premises, and (c) Landlord shall pay reasonable costs (to the extent
such costs are submitted in writing to Landlord and approved in writing by
Landlord prior to such move) of moving Tenant’s Trade Fixtures anti personal
property to the new Premises. Landlord shall deliver to Tenant written notice
of Landlord’s election to relocate the Premises, specifying the new location
and the amount of rent payable therefore, at least sixty (60) days prior to the
date the relocation is to be effective. If the relocation of the Premises is
not acceptable to Tenant, Tenant shall have the right (by delivering written
notice to Landlord within ten (10) days after receipt of Landlord’s relocation
notice) to terminate this Lease. If Tenant so notifies Landlord, Landlord at
its option may withdraw its relocation notice, in which event this Lease shall
continue and Tenant shall not be relocated, or accept Tenant’s termination
notice, in which event this Lease shall terminate effective as of the date the
relocation was to be effective.


 


32.                                 ENTIRE AGREEMENT. This Lease, including the
Exhibits and any Addenda attached hereto, and the documents referred to herein,
if any, constitute the entire agreement between Landlord and Tenant with
respect to the leasing of space by Tenant in die Building, and supersede all
prior or contemporaneous agreements, understandings, proposals and other
representations by or between Landlord and Tenant, whether written or oral.
Neither Landlord nor Landlord’s agents have made any representations or
warranties with respect to the Premises, the Building, the Project or this
Lease except as expressly set forth herein, and no rights, easements or
licenses shall be acquired by Tenant by implication or otherwise unless
expressly set forth herein. The submission of this Lease for examination does
not constitute an option for the Premises and this Lease shall become effective
as a binding agreement only upon execution and delivery thereof by Landlord to
Tenant.


 


33.                                 MISCELLANEOUS. This Lease may not be amended
or modified except by a writing signed by Landlord and Tenant. Subject to
Section 14 - Assignment arid Subletting and Section 28 - Landlord’s
Liability, this Lease shall be binding on and shall inure to the benefit of the
parties and their respective successors, assigns and legal representatives. The
determination that any provisions hereof may be void, invalid, illegal or
unenforceable shall not impair any other provisions hereof and all such other
provisions of this Lease shall remain in full force and effect. The
unenforceability, invalidity or illegality of any provision of this Lease under
particular circumstances shall not render unenforceable, invalid or


 


 

















 


illegal other provisions of this Lease, or the
same provisions under other circumstances. This Lease shall be construed and
interpreted in accordance with the laws (excluding conflict of laws principles)
of the State in which the Building is located. The provisions of this Lease
shall be construed in accordance with the fair meaning of the language used and
shall not be strictly construed against either party. When required by the
context of this Lease, the singular includes the plural. Wherever the term
“including” is used in this Lease, it shall be interpreted as meaning
“including, but not limited to” the matter or matters thereafter enumerated.
The captions contained in this Lease are for purposes of convenience only and
are not to be used to interpret or construe this Lease. If more than one person
or entity is identified as Tenant hereunder, the obligations of each and all of
them under this Lease shall be joint and several. Time is of the essence with
respect to this Lease, except as to the conditions relating to the delivery of
possession of the Premises to Tenant. Neither Landlord nor Tenant shall record
this Lease.


 


34.                                 INDEPENDENT COVENANTS. This Lease shall be
construed as though the covenants of Tenant are independent and not dependent
and Tenant hereby expressly waives the benefit of any statute to the contrary
and agrees that if Landlord fails to perform its obligations set forth herein,
Tenant shall not be entitled to make any repairs or perform any acts hereunder
at Landlord’s expense or to any setoff of the rein or oilier amounts owing
hereunder against Landlord; provided, however, that the foregoing shall in no
way impair the right of Tenant to commence a separate action against Landlord
for any violation by Landlord of the provisions hereof.


 


35.                                 MUTUAL REPRESENTATION OF AUTHORITY. Landlord
and Tenant represent and warrant to each other that they have hill right, power
and authority to enter into this Lease without the consent or approval of any
other entity or person and make these representations knowing that the other
party will rely thereon. The signatory on behalf of Landlord and Tenant further
represent and warrant that they have full right, power and authority to act for
and on behalf of Landlord and Tenant in entering into this Lease.


 


IN WITNESS WHEREOF, Landlord
and Tenant have entered into this Lease as of the date first above written.


 


	
   

  	
  LANDLORD:

  	
  TENANT:

  
	
   

  	
   

  	
   

  
	
   

  	
  BLUMENFELD PROPERTIES, LLC

  	
  NEVADA SECURITY BANK, INC.

  
	
   

  	
  A Limited Liability Company

  	
  A NEVADA CORPORATION

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:
  

  	
  /s/
  Tom Tuohy

  	
   

  	
  By:
  

  	
  /s/ Hal Giomi

  	
   

  
	
   

  	
  Tom
  Tuohy

  	
  Hal
  Giomi

  
	
   

  	
  Title:        Partner

  	
  Title:        C.E.O

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:
  

  	
  /s/ Jason Morehouse

  	
   

  	
   

  
	
   

  	
  Jason
  Morehouse

  	
   

  
	
   

  	
  Title:        Partner

  	
   

  



 


 

















 


EXHIBIT A


 


ATTACHED TO AND FORMING A PART OF

OFFICE LEASE AGREEMENT

DATED AS OF FEBRUARY 20, 2003 BETWEEN

BLUMENFELD PROPERTIES, LLC

AS LANDLORD,


 


AND.


 


NEVADA SECURITY BANK, INC.

A NEVADA CORPORATION


 


AS TENANT

(the “LEASE”)


 


2893 Sunrise Blvd.

Second Floor

Rancho Cordova, CA.


 

















 


EXHIBIT C


 


ATTACHED TO AND FORMING A PART OF

OFFICE LEASE AGREEMENT

DATED AS OF FEBRUARY 20, 2003 BETWEEN

BLUMENFELD PROPERTIES, LLC

ASLANDLORD,


 


AND


 


NEVADA SECURITY BANK, INC.

A NEVADA CORPORATION


 


ASTENANT

(the “LEASE”)


 


COMMENCEMENT DATE MEMORANDUM


 


I.                                         That the undersigned Tenant occupies the
premises commonly (mown and designated as One Sunrise 2893 Sunrise Blvd., Suite
209, Rancho Cordova, California 95742


 


II.                                     That Landlord delivered possession of the
premises to the undersigned Tenant on March 15, 2003 (referred to in the
Lease and hereinafter as “Commencement Date”).


 


III.                                 That the Lease Term commenced on the
Commencement Date.


 


IV.                                 That the undersigned Tenant claims no right,
title or interest in the above-described premises, or right to the possession
of said premises other than under the terms of said Lease, and that there are
no written or oral agreements affecting tenancy other than the Lease.


 


 


	
   

  	
   

  	
  Dated
  this

  	
   

  
	
   

  	
   

  
	
  LANDLORD:

  	
  TENANT:

  
	
   

  	
   

  
	
  BLUMENFELD
  PROPERTIES, LLC

  	
  NEVADA
  SECURITY BANK, INC.

  
	
  A
  Limited Liability Company,

  	
  A
  NEVADA CORPORATION

  
	
   

  	
   

  
	
  By:
  

  	
  /s/
  Jason Morehouse

  	
   

  	
  By:
  

  	
  /s/ Hal
  Giomi

  	
   

  
	
   

  	
  Jason
  Morehouse

  	
   

  	
  Hal
  Giomi

  
	
   

  	
   

  
	
  Its: 

  	
   

  	
   

  	
  Its:  C.
  E. O.

  
	
   

  	
   

  
	
   

  	
   

  
	
  By:

  	
  /s/
  Thomas J. Tuohy

  	
   

  	
  Date
  of Execution: 

  	
   

  	
   

  
	
  Thomas J. Tuohy

  	
   

  
	
  Its:

  	
   

  	
   

  	
  Date
  of Execution: 

  	
  2/28/03

  	
   

  
										



 

















 


EXHIBIT D


 


ATTACHED TO AND FORMING A PART OF

OFFICE LEASE AGREEMENT

DATED AS OF FEBRUARY 20, 2003 BETWEEN

BLUMENFELD PROPERTIES, LLC

AS LANDLORD,


 


AND


 


NEVADA SECURITY BANK, INC.

A NEVADA CORPORATION


 


AS TENANT

(the “LEASE”)


 


BUILDING RULES


 


The following Building Rules arc additional provisions of the
foregoing Lease to which they are attached. The capitalized terms used herein
have the same meanings as these terms are given in the Lease.


 


1.                                       Use of Common Areas. Tenant will not obstruct tile sidewalks,
halls, passages, exits, entrances, elevators or stairways of the Building (the
“Common Areas”), and Tenant will not use the Common Areas for any purpose other
than ingress and egress to and from the Premises. The Common Areas, except for
the sidewalks, are not open to the general public and Landlord reserves the
right to control and prevent access to the Common Areas of any person whose
presence, in Landlord’s opinion, would be prejudicial to the safety, reputation
and interests of the Building and its tenants.


 


2.                                       No Access to Roof. Tenant has no right of access to the roof of
the Building and will not install, repair or replace any antenna, aerial,
aerial wires, fan, air-conditioner or other device on the roof of the Building,
without the prior written consent of Landlord. Any such device installed
without such written consent is subject to removal at Tenant’s expense without
notice at any time. In ally event Tenant will be liable for any damages or
repairs incurred or required as a result or its installation, use, repair,
maintenance or removal of such devices on the roof and agrees to indemnify and
hold harmless Landlord from any liability, loss, damage, cost or expense,
including reasonable attorneys’ fees, arising from any activities of Tenant or
of Tenant’s Representatives on the roof of the Building.


 


3.                                       Signage. No sign, placard, picture, name, advertisement or notice visible from
tile exterior of the Premises will be inscribed, painted, affixed or otherwise
displayed by Tenant oil or in any part of the Building without the prior
written consent of Landlord. Landlord reserves the right to adopt and furnish
Tenant with general guidelines relating to signs in or on the Building. All
approved signage will be inscribed, painted or affixed at Tenant’s expense by a
person approved by Landlord, which approval will not be unreasonably withheld.


 


4.                                       Prohibited Uses. The Premises will not be used for
manufacturing, for tile storage of merchandise held for sale to the general
public, for lodging or for the sale of goods to the general public. Tenant will
not permit any food preparation on the Premises except that Tenant may use Underwriters’
Laboratory approved microwave ovens, dishwashers, self-dispensing drink
machines, equipment for brewing coffee, tea, hot chocolate and similar
beverages, and similar equipment so long as such use is in accordance with all
applicable federal, state and city laws, codes, ordinances, rules and
regulations.


 


5.                                       Janitorial Services. Tenant will not employ any person for the
purpose of cleaning the Premises or permit any person to enter the Building for
such purpose other than Landlord’s janitorial service, except with Landlord’s
prior written consent. Tenant will not necessitate, and will be liable for the
cost of, any undue amount of janitorial labor by reason of Tenant’s
carelessness in or indifference to the preservation of good order and cleanliness
in the Premises. Janitorial service will not be furnished to areas in the
Premises on nights when such areas are occupied after 9:30 p.m., unless such
service is extended by written agreement to a later hour in specifically
designated areas of the Premises.


 


6.                                       Keys and Locks. Landlord will furnish Tenant, free of
charge, two keys to each door or lock in the Premises. Landlord may make a
reasonable charge for any additional or replacement keys. Tenant will not
duplicate any keys, alter any locks or install any new or additional lock or
bolt on any door of its Premises or on any other part of the Building without
the prior written consent of Landlord and, in any event, Tenant will provide
Landlord with a key for any such lock. On the termination of the Lease, Tenant
will deliver to Landlord all keys to any locks or doors in the Building, which
have been obtained by Tenant.


 


7.                                       Freight. Upon not less than twenty-four (24) hours prior notice to Landlord,
which notice may be oral, an elevator will be made available for Tenant’s use
for transportation of freight, subject to such scheduling as Landlord in its
discretion deems appropriate. Tenant shall not transport freight in loads
exceeding tile weight limitations of such elevator. Landlord reserves the right
to prescribe the weight, size and position of all equipment, materials,
furniture or other property brought into the Building, and no property will be
received in the Building or carried up or down the freight elevator or stairs
except during such hours and along such routes and by such persons as may be
designated by Landlord. Landlord reserves the right to require that heavy
objects will stand on wood strips of such length and thickness as is necessary
to properly distribute the weight. Landlord will not be responsible for loss of
or damage to any such property from any cause, and Tenant will be liable for
all damage or injuries caused by moving or maintaining such property.


 


8.                                       Nuisances and Dangerous Substances. Tenant will not conduct itself or permit its
agents, employees, contractors or invitees to conduct themselves, in the
Premises or anywhere on or in the Property in a manner which is offensive or
unduly annoying to any other Tenant or Landlord’s property managers. Tenant
will not install or operate any phonograph, radio receiver, musical instrument,
or television or other similar device in any part of the Common Areas and shall
not operate any .such device installed in the Premises in such manner as to
disturb or annoy other tenants of the Building. Tenant will not use or keep in
the Premises or the Property any kerosene, gasoline or other combustible fluid
or material other than limited quantities thereof reasonably necessary for the
maintenance of office equipment, or, without Landlord’s prior written approval,
use any method of heating or air conditioning other than that supplied by
Landlord. Tenant will not use or keep any foul or noxious gas or substance in
the Premises or permit or stiffer the Premises to be occupied or used in a
manner offensive or objectionable to Landlord or other occupants of the
Building by reason of noise, odors or vibrations, or interfere in any way with
other tenants or those having business therein. Tenant will not bring or keep
any animals in or about the Premises or the Property.


 


9.                                       Building Name and Address. Without Landlord’s prior written consent,
Tenant will not use the name of the Building in connection with or in promoting
or advertising Tenant’s business except as Tenant’s address.


 


10.                                 Building Directory. A directory for the Building will be
provided for the display of the name and location of tenants. Landlord reserves
the right to approve any additional names Tenant desires to place in the
directory and, if so approved, Landlord may assess a reasonable charge for
adding such additional names.


 

















 


11.                                 Window Coverings. No curtains, draperies, blinds, shutters,
shades, awnings, screens or other coverings, window ventilators, hangings,
decorations or similar equipment shall be attached to, hung or placed in, or
used in or with any window of the Building without the prior written consent of
Landlord, anti Landlord shall have the right to control all lighting within the
Premises that may be visible from the exterior of the Building.


 


12.                                 Floor Coverings. Tenant will not lay or otherwise affix
linoleum, tile, carpet or any other floor covering to the floor of the Premises
in any mariner except as approved in writing by Landlord. Tenant will be liable
for the cost of repair of any damage resulting from the violation of this rule
or the removal of any floor covering by Tenant or its contractors, employees or
invitees.


 


13.                                 Wiring and Cabling. Landlord shall have the right to direct
Tenant’s electricians and other vendors as to where and how data, telephone and
electrical wires and cables are to be installed. No boring or cutting for wires
or cables will be allowed without the prior written consent of Landlord. The
location of burglar alarms, smoke detectors, telephones, call boxes anti other
office equipment affixed to the Premises shall be subject to the written
approval of Landlord.


 


14.                                 Office Closing Procedures. Tenant will see that the doors of the
Premises are closed and locked and that all water faucets, water apparatus and
utilities are shut off before Tenant or its employees leave the Premises, so as
to prevent waste or damage. Tenant will be liable for all damage or injuries
sustained by other tenants or occupants of the Building or Landlord resulting
from Tenant’s carelessness in this regard or violation of this rule. Tenant
will keep the doors to the Building corridors closed at all times except for
ingress and egress.


 


15.                                 Plumbing Facilities. The toilet rooms, toilets, urinals, wash
bowls and other apparatus shall not be used for any purpose other than that for
which they were constructed and no foreign substance of any kind whatsoever
shall be disposed of therein. Tenant will be liable for any breakage, stoppage
or damage resulting from the violation of this rule by Tenant, its employees or
invitees.


 


16.                                 Use of Hand Trucks. Tenant will not use or permit to be used in
the Premises or in the Common Areas any hand trucks, carts or dollies except
those equipped with rubber tires and side guards or such other equipment as
Landlord may approve.


 


17.                                 Refuse. Tenant shall store all Tenants’ trash and garbage within the Premises
or in other facilities designated by Landlord for such purpose. Tenant shall
not place in any trash box or receptacle any material which cannot be disposed
of in the ordinary and customary manner of removing and disposing of trash and
garbage in the city in which the Building is located without being in violation
of any law or ordinance governing such disposal. All trash and garbage removal
will be only through such Common Areas provided for such purposes anti at such
times as Landlord may designate.


 


18.                                 Soliciting. Canvassing, peddling, soliciting and distribution of handbills or any
other written materials in the Building are prohibited, and Tenant will
cooperate to prevent the same.


 


19.                                 Parking. Tenant will use, and will cause its agents, employees, contractors and
invitees to use, the parking spaces to which it is entitled under the Lease in
a manner consistent with Landlord’s directional signs and markings in the
Parking Facility. Specifically, but without limitation, Tenant will not park,
or permit its agents, employees, contractors or invitees to park, in a manner
that impedes access to and from the Building or the Parking Facility  or that violates space reservations for
handicapped drivers registered as such with the California Department of Motor
Vehicles. Landlord may use such reasonable means as may be necessary to enforce
the directional signs and markings in the Parking Facility, including but not
limited to towing services, and Landlord will not be liable for any damage to
vehicles towed as a result of non-compliance with such parking regulations.


 


20.                                 Fire, Security and Safety Regulations.  Tenant
will comply with all safety, security, tire protection and evacuation measures
and procedures established by Landlord or any governmental agency.


 


21.                                 Responsibility for Theft. Tenant assumes any and all responsibility
for protecting the Premises from theft, robbery and pilferage, which includes
keeping doors locked and other means of entry to the Premises closed.


 


22.                                 Sales and Auctions. Tenant will not conduct or permit to be
conducted any sale by auction in, upon or from the Premises or elsewhere in the
Property, whether said auction be voluntary, involuntary, pursuant to any
assignment for the payment of creditors or pursuant to any bankruptcy or other
insolvency proceeding.


 


23.                                 Enforcement. Landlord may waive any one or more of these Building Rules for the
benefit of any particular tenant or tenants, but no such waiver by Landlord
will be construed as a waiver of such Building Rules in favor of any other
tenant or tenants nor prevent Landlord from thereafter enforcing these Building
Rules against any or all of the tenants of the Building.


 


24.                                 Effect on Lease. These Building Rules are in addition to, and
shall not be construed to in any way modify or amend, in whole or in part, the
terms, covenants, agreements and conditions of the Lease. Violation of these
Building Rules shall constitute a default under the Lease.


 


25.                                 Non-Discriminatory Enforcement. Subject to the provisions of the
Lease (and the provisions of other leases with respect to other tenants),
Landlord shall use reasonable efforts to enforce these Building rules in a
non-discriminatory manner, but in no event shall Landlord have any liability
for any failure to do so (and Tenant’s sole and exclusive remedy for any such
failure or refusal shall be injunctive relief preventing Landlord from
enforcing any of the Building Rules against Tenant in a manner that
discriminates against Tenant).


 


26.                                 Additional and Amended Rules. Landlord reserves the right to rescind or
amend these Building Rules and/or adopt any other and reasonable rules and
regulations as in its judgment may from time to time be needed for the safety,
care and cleanliness of the Building and for the preservation of good order
therein.


 

















 


EXHIBIT E


 


ATTACHED TO AND FORMING A PART OF

OFFICE LEASE AGREEMENT

DATED AS OF FEBRUARY 20, 2003 BETWEEN

BLUMENFELD PROPERTIES, LLC

AS LANDLORD,


 


AND


 


NEVADA SECURITY BANK, INC.

A NEVADA CORPORATION


 


AS TENANT

(the “LEASE”)


 


ADDITIONAL PROVISIONS RIDER


 


36.                                 OPTION TO EXTEND: Provided
Lessee is not in default of any of the terms, covenants and conditions of this
lease, Lessor grants to Lessee an option to extend the term of this lease under
the same terms, covenants, and conditions for one ( 1 ) additional term of one
year, provided Lessee shall have notified Lessor of its intentions to exercise
this option by written communication ninety (90) or more days prior. Said “Base
Rent” shall be adjusted to 95% of fair market value, but in no event shall the
“Base Rent” be less than the current rent.


 


37.                                 PRIOR ENTRY: Landlord consents to the entry of Tenant into
and upon the premises prior to the commencement date of this Lease for the
purpose of cleaning, repairing, furnishing and decorating. Prior to the
commencement date of this Lease and during the period Landlord has consented to
Tenant’s entry into and upon the premises, Tenant shall indemnify and hold
harmless Landlord from and against any and all claims arising from Tenant’s use
of the premises, or from the conduct of Tenant’s business or from any activity,
work, or things done, permitted or suffered by Tenant in or about the premises
or elsewhere and shall further indemnify and hold harmless Landlord from and
against any and all claims arising from any negligence of the Tenant, or any
of’ Tenant’s agent, contractors, or employees, and from and against all cost,
attorney’s fees, expenses and liabilities incurred in the defense of any such
claims or action or proceeding be brought against Landlord by reason of any
such claim.  Tenant, as a material part
of the consideration to Landlord, hereby assumes all risk of damage to property
of injury to persons, in or upon, or against the premises arising from any
cause and Tenant hereby waives all claims in respect thereof against Landlord.


 


38.                                 AMERICANS WITH DISABILITIES
ACT (ADA): Lessor or Lessee of real property may be
subject to the Americans with Disabilities Act (ADA), a federal law codified at
42 USC Section 12101 et seq. Among other requirements of the ADA that
could apply to your property, Title BI of the Act requires Lessor anti Lessee
of “public accommodations” to remove barriers to access by disabled persons and
provide auxiliary aids and services for hearing, vision or speech impaired
persons. The regulations under Title III of the ADA are codified at 28 CFR Part
36.


 


Broker
recommends that you and your attorney review the ADA and the regulations, and,
if appropriate, your proposed lease or purchase and sale agreement, to
determine if this law would apply to you and the nature of the requirements.
These are legal issues. You are responsible for conducting your own independent
investigation of these issues.


 


 


	
  LANDLORD:

  	
  TENANT:

  
	
   

  	
   

  
	
  BLUMENFELD PROPERTIES, LLC

  	
  NEVADA SECURITY BANK, INC.

  
	
  A Limited Liability Company

  	
  A NEVADA CORPORATION

  
	
   

  	
   

  
	
  By:
  

  	
  /s/
  Jason Morehouse

  	
   

  	
  By:
  

  	
  /s/ Hal
  Giomi  

  	
   

  
	
  Jason Morehouse

  	
  Hal Giomi

  
	
  Title:
  Partner

  	
  Title:
  C.E.O.

  
	
   

  	
   

  
	
  By:
  

  	
  /s/ Thomas
  J. Tuohy

  	
   

  	
   

  
	
  Thomas J. Tuohy

  	
   

  
	
  Title:
  Partner