Exhibit 10.4


 


COMMENCEMENT DATE MEMORANDUM


 


THIS COMMENCEMENT DATE
MEMORANDUM, made as of the 12th day of May, 2000, by and between Princeton Corporate Plaza, LLC (“Landlord”) and RenalTech
International, LLC (“Tenant”).


 


WITNESSETH:


 


WHEREAS, Landlord and Tenant
entered into a lease dated March 9, 2000 (the “Lease”) setting forth the terms of occupancy by Tenant of a portion of
the the building known as 7 Deer Park Drive, Suite K Monmouth Junction, New Jersey (the “Demised Premises”); and


 


WHEREAS, the Lease provides
the actual Commencement Date shall be May 1 2000 or the date upon which landlord’s work is substantially completed; and


 


WHEREAS, the parties desire
to acknowledge delivery by Landlord and receipt by Tenant of the Demised Premises in accordance with the terms of the Lease and
to set forth the Commencement Date and Expiration Date as defined in the Lease.


 


NOW, THEREFORE, it is agreed
that the Commencement Date and Expiration Date are as follows:


 


	COMMENCEMENT DATE:	May 12, 2000
	 	 
	TERMINATION DATE:	April 30, 2002


 


Tenant acknowledges and
agrees that it has unconditionally accepted possession and occupancy of the Demised Premises, except for the storage space as set
forth in paragraph 12.3 of the Lease.


 


IN WITNESS WHEREOF, Landlord
and Tenant have executed this Commencement Date Memorandum as of the date first above written.


 


	WITNESS:	LANDLORD
	 	Princeton Corporate Plaza, L.L.C.
	 	By:	
        Princeton Corporate Management Corp.,

        Managing Member



 


	 	 	By:	/s/ Teresa Ryan Kent
		 	Name: Teresa Ryan Kent 
	6/22/00	 	Title: Treasurer
	Date	 	 


 


	WITNESS:	TENANT
	 	RenalTech International, LLC


 


	 	 	By:	/s/ Frank Clark
    
	 	 	Name: Frank Clark 
	6/22/00	 	Title: Vice President 
	Date	 	 


 




    	 



    	 



    

 


THIS LEASE AGREEMENT, made this 9th
day of March 2000,


 


Between            Princeton Corporate Plaza, LLC


a New Jersey limited liability company, located at 7 Deer
Park Drive, Suite M-1 in the Township of South Brunswick in the County of Middlesex and State of New Jersey (“Landlord”),
having a postal address at Monmouth Junction, NJ 08852


 


And                   
RenalTech International, LLC


a Delaware limited liability company, located at 320 East
65th Street, Suite 116 in the City of New York in the County of New York and State of New York 10021 (“Tenant”);


 


Witnesseth that Landlord does hereby lease to
Tenant and Tenant does hereby rent from Landlord, the following described premises: approximately 3,600 square feet of space in
Landlord’s building at 7 Deer Park Drive, Suite K (the “Demised Premises”) in the Township of South Brunswick
in the County of Middlesex and State of New Jersey being known as Block 97 Lot 13.05 on the tax map of the Township of South Brunswick
(the “Property”) and being further described as the cross-hatched area on the Floor Plan marked Exhibit
A attached hereto and made a part hereof, for a Term of two(2) years, commencing on May 1, 2000 (the “Commencement
Date”) and ending on April 30, 2002 (the “Expiration Date”) to be used and occupied only and for
no other purpose than offices and laboratories (the “Use”)


 


Upon the following Conditions and Covenants:


 


		1st.	Payment of Rent. Commencing on the Commencement
Date, Tenant covenants and agrees to pay to Landlord, as Base Rent for and during the Term hereof without defense, demand
or offset, the sum of Two Hundred Forty-Four Thousand Eight Hundred Dollars ($244,800) payable on the first day of each month
during the Term in the following manner:



 


	 	 	Annual	 	 	Monthly	 
	5/1/00 - 4/30/01	 	$	122,400.00	 	 	$	10,200.00	 
	5/1/01 - 4/30/02	 	$	122,400.00	 	 	$	10,200.00	 



 


together with such Additional Rent as may hereinafter
be provided (collectively, the “Rent”).


 


		2nd.	Advance Rental. Upon the execution hereof, Tenant
shall pay to Landlord, 1) advance rental (applied to the first month’s Rent and Additional Rent) in the amount of $8,815.00
and 2) the security required hereunder in the amount of $22,100.00, for a total of $30,915.00.



 


		3rd.	Not Used.



 


		4th.	Security. Tenant has this day deposited with Landlord the sum of $22,100.00, as security for the payment of the Rent
hereunder and the full and faithful performance by Tenant of the covenants and conditions on the part of Tenant to be performed.
Said sum shall be returned to Tenant, without interest, after the expiration of the Term hereof provided that Tenant has fully
and faithfully performed all such covenants and conditions on the part of Tenant to be performed. During the Term hereof, Landlord
may, if Landlord so elects, have recourse to such security, to make good any default by Tenant in which event Tenant, shall, on
demand, promptly restore said security to its original amount. Liability to repay said security to Tenant shall run with the reversion
and title to the Demised Premises, whether any change in ownership thereof be by voluntary alienation or as the result of judicial
sale, foreclosure or other proceedings, or the exercise of a right of taking or entry by any mortgagee. Landlord shall have the
right to assign or transfer said security for the benefit of Tenant, to any subsequent owner or holder of the reversion or title
to the Demised Premises, in which case the assignee shall become liable for the repayment thereof as herein provided, and the assignor
shall be deemed to be released by Tenant from all liability to return such security. This provision shall be applicable to every
alienation or change in title and shall in no way be deemed to permit Landlord to retain the security after termination of Landlord’s
ownership of the reversion or title. Tenant shall not mortgage, encumber or assign said security without the prior written consent
of Landlord.



 


		5th.	Net Lease. It is the purpose and intent of Landlord and Tenant that the Base Rent shall be net to Landlord, so that
this Lease shall yield, net to Landlord, the Base Rent specified in Paragraph 1 hereof in each year during the Term of this Lease.
All costs, expenses, taxes, damages and charges of every kind and nature relating to the Demised Premises (except any payment on
account of interest and principal under any mortgages or deeds of trust) which may arise or become due during the Term of this
Lease shall be paid by Tenant.



 


		6th.	Proportionate Share.



		1)	The approximate area of the Demised Premises leased to Tenant is approximately 3,600 square feet. The total area of the building
of which the demised premises are a part is approximately 55,000 square feet. Tenant’s share of costs and charges, if applicable,
as set forth in this Lease shall be determined by dividing the square footage of the Demised Premises by the total square footage
of the building of which the Demised Premises is a part (“Tenant’s Proportionate Share”). As of the Commencement
Date it is, therefore, established that Tenant’s Proportionate Share is Four and Seventy-three one-hundredths percent (6.54%).



 




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		2)	Tenants Proportionate Share shall be adjusted from time to time as appropriate based upon adjustments to the total square footage
of the building and/or the square footage rented by Tenant.



 


		7th	Operating Expenses.



		1)	It is understood and agreed that in addition to the Base Rent to be paid by Tenant during the Term of this Lease add any renewals
thereof, Tenant shall pay to Landlord Tenant’s Proportionate Share of all taxes, assessments against the Demised Premises,
water rents, rates and charges, sewer rents and other governmental impositions. Tenant shall also pay Tenant’s Proportionate
Share of Landlord’s cost of the operation of common area appurtenances, the maintenance, repairs and replacements of and
for the building of which the Demised Premises are a part, the maintenance, repair and replacement of the parking lot, sidewalks,
curbs and landscaped areas, which shall include but not necessarily be limited to the following: cleaning, sweeping, snow removal,
striping; landscaping, insurance, lighting, trash removal, and policing if necessary, plus an administrative charge of fifteen
percent (15%) of said costs (“Operating Expenses”).



 


		2)	Nothing herein contained shall require or be construed to require Tenant to pay any inheritance, estate, successions, transfer,
gift franchise, corporation, income or profit tax, or capital levy that is or may be imposed upon or that is or may be payable
by Landlord, its successors or assigns.



 


		3)	Commencing on the Commencement Date, Tenant shall pay monthly Tenant’s Proportionate Share of Operating Expenses based
upon Landlord’s reasonable estimate of the current year expenses due from Tenant. Thereafter, Landlord shall provide an actual
statement of expenses to Tenant on a calendar year basis and Tenant shall pay or receive a credit for the difference between the
actual amount and the estimate. Tenant’s subsequent monthly estimated payments shall be adjusted accordingly. Upon Tenant’s request,
Landlord shall provide to Tenant copies of invoices substantiating the statement of actual expenses. To the extent that Landlord
incurs expenses that are disproportionately allocable to Tenant as a result of Tenant’s occupancy as determined by Landlord, Tenant’s
Proportionate Share shall not apply to said disproportionate expense items and Tenant shall pay the amount that is actually incurred
by Landlord as a result of its tenancy.



 


		4)	Should Tenant’s maintenance or service requirements exceed the standard supplied to the other tenants of the Property,
Tenant shall pay the additional costs attributable to such extra requirements.



 


		5)	All taxes, charges, costs and expenses which Tenant assumes or agrees to pay under any provisions of this Lease together with
all interest and penalties that may accrue thereon in the event of Tenant’s failure to pay the same as herein provided shall be
deemed to be Additional Rent and, in the event of non-payment, Landlord shall have all the rights and remedies herein provided
in the case of non-payment of Rent.



 


		8th.	Taxes, Licenses and Fees. Tenant shall make timely payment of all ad valorem or other taxes
and assessments levied upon Tenant’s stock of merchandise, fixtures, furnishings, furniture, equipment, supplies and other
property located on or used in connection with the Demised Premises and of all privilege and business licenses, fees, taxes and
similar charges.



 


		9th.	Tenant’s Electric Responsibility.



		1)	All electrical current utilized by Tenant within the Demised Premises, including, without limitation, HVAC shall be at Tenant’s
sole cost and expense, unless otherwise directed by Landlord in writing. Landlord shall not be liable for any inconvenience or
harm caused by any stoppage or reduction of any utilities and services, and in no event shall the stoppage of any utilities and
services excuse Tenant from the timely payment of Rent.



 


		2)	Landlord may install a separate meter to measure Tenant’s use of electricity and, in such event, Tenant shall, at Tenant’s
sole cost and expense, arrange and pay for all utilities and services required for the Demised Premises, including payment of any
deposit which may be required by the utility company.



 


		3)	In the event a separate meter is not provided, then bills shall be rendered to Tenant based upon an estimated amount of
                                                               $900.00 per month. The estimated amount may be adjusted from time to time based upon changes in utility company rates or
                                                               if,                                                                in the judgment of Landlord, Tenant’s demand and
                                                               consumption varies from this estimate. The amount thereof shall be
                                                               deemed to be Additional Rent and shall be due and payable at the same time as the monthly installments of Rent shall be due
                                                               from Tenant.



 


		10th.	Tenant’s Gas Usage Responsibility.



		1)	Landlord shall provide Tenant heat at Tenant’s sole cost and expense. All gas usage utilized by Tenant within the Demised Premises
shall be strictly at Tenant’s sole cost and expense. Landlord shall not be liable for any inconvenience or harm caused by any
stoppage or reduction of any utilities and services, and in no event shall the stoppage of any utilities and services excuse Tenant
from the timely payment of Rent.



 


		2)	Landlord may install a separate meter to measure Tenant’s gas usage and, in such event, Tenant shall, at Tenant’s sole
cost and expense, arrange and pay for all utilities and services required for the Demised Premises, including payment of any deposit
which may be required by the utility company.



 


		3)	In the event a separate meter is not provided, then bills shall be rendered to Tenant based upon an estimated amount of $315.00
per month. The estimated amount may be adjusted from time to time based upon changes in utility company rates or if, in the judgment
of Landlord, Tenant’s demand and consumptibn varies from this estimate. The amount thereof shall be deemed to be Additional Rent
and shall be due and payable at the same time as the monthly installments of Rent shall be due from Tenant



 




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		11th.	Acceptance and Workletter.



		1)	Landlord shall complete at its own expense and in a good and workmanlike manner all of the alterations set forth on Exhibit
B (“Landlord’s Work”) attached hereto and made a part hereof. Tenant acknowledges that it has inspected and
examined the Demised Premises and, except as set forth in Exhibit B, has entered into this Lease without any representations
on the part of Landlord, its agents or representatives as to the condtion thereof, and, except as set forth in Exhibit B,
is leasing and accepting the Demised Premises “as- is” and “where-is”. No representations or promises,
except as specified herein, have been made by or on behalf of Landlord, its agents, employees or representatives, or by any real
estate broker, prior to or at the execution of this Lease, and Landlord is not bound by, and Tenant will make no claim on account
of, any representation, promise or assurance, expressed or implied, with respect to conditions, repairs, ’ improvements, services,
accomodations, concessions or any other matter, other than as contained herein.



 


		2)	Landlord shall be complete at Tenant’s sole cost and
                                         expense in a good and workmanlike manner all of the alterations set forth on Exhibit
                                         B-l (“Tenant’s Work”) attached hereto and made a part hereof. Prior
                                         to the commencement of the work, Tenant shall pay $16,500.00 to Landlord’s contractor,
                                         which shall represent payment in full for item A listed in Exhibit B-l. Tenant
                                         shall pay for the item B work listed in Exhibit B-l by monthly payment to Landlord
                                         of $1,500.00 per month, which amount shall be deemed to be Additional Rent and shall
                                         be due and payable on the first day of each month beginning May 1, 2000 and ending April
                                         30, 2002. 



 


		12th.	Commencement.



		1)	Notwithstanding anything to the contrary contained herein, the Lease will not commence until the work listed in Exhibit
B, to be performed by Landlord, is substantially completed, unless Tenant chooses to occupy the Demised Premises, or any part
thereof, prior to substantial completion, in which case Rent shall commence upon said occupancy by Tenant.



 


		2)	Landlord shall not be liable for failure to give possession of the Demised Premises, or any part thereof, upon the Commencement
Date by reason of the fact that Demised Premises, or any part thereof, are not ready for occupancy, or due to a prior tenant holding
over in the Demised Premises or due to any other person being in possession of the Demised Premises or for any other reason.



 


		3)	Tenant and Landlord agree that the space marked “Storage”on Exhibit A will not be released to Tenant until July
1, 2000 and that Tenant shall receive a credit against Rent and Additional Rent until such time as Landlord releases said space
to Tenant. The credit shall be $2,073.00 per month, broken down as follows: Rent - $1,700.00; Estimated Operating Expense - $170.00;
Electric - $150.00; Gas - $53.00.



 


		13th.	Repairs and Care. Tenant has examined the Demised Premises and has entered into this Lease without any representation
on the part of Landlord as to the condition thereof. Tenant shall take good care of the Demised Premises and shall at Tenant’s
sole cost and expense, make all repairs, including painting and decorating, and shall maintain the Demised Premises in good condition
and state of repair. Tenant shall neither encumber nor obstruct the sidewalks, driveways, yards, entrances, hallways and stairs
in and about the Property, but shall keep and maintain the same in a neat and clean condition as to its own activities, free from
debris, trash and refuse.



 


		14th.	Glass, Damage and Repairs. In case of the destruction of or any damage to the glass in the Demised Premises, or the
destruction of or damage of any kind whatsoever to the Property, which is caused by the carelessness, negligence or improper conduct
on the part of Tenant or Tenant’s agents, employees, guests licensees, invitees, subtenants, assignees or successors, Tenant
shall promptly repair at its sole cost and expense said damage or riplace or restore said damage to the Property at Tenant’s
sole cost and expense.



 


		15th.	Utilities. Tenant; shall be responsible for the cost of the prompt repair of any utility, ventilating, heating, air
conditioning, electrical, gas and other utility lines within the Demised Premises, except if damage outside the Demised Premises
is caused by the acts or omissions of Tenant, its agents, servants or employees, in which event Tenant shall likewise be responsible
for the cost of repair of such damage outside the Demised Premises. Landlord will guarantee the HVAC and electrical systems for
the period of one (1) year except in the case where damage is due to the acts or omissions of Tenant. Landlord shall not be liable
for any inconvenience or harm caused by any stoppage or reduction of any utilities and services, and in no event shall the stoppage
or reduction of any utilities and services excuse Tenant from the timely payment of Rent.



 


		16th.	Alterations and Improvements.



		1)	No alterations, additions or improvements shall be made, and no climate regulating, air conditioning, cooling, heating or sprinkler
systems, television or radio antennas, heavy equipment, apparatus or fixtures, shall be installed in or attached to the Demised
Premises, without the prior written consent of Landlord, which shall not be unreasonably withheld, and the issuance of all required
permits from all government agencies having jurisdiction. Unless otherwise provided herein, all such alterations, additions or
improvements installed in or attached to the Demised Premises shall belong to and become the property of Landlord and be surrendered
with the Demised Premises and as a part thereof upon the expiration or sooner termination of this Lease, without hindrance, molestation
or injury.



 




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		2)	Notwithstanding anything to the contrary contained in this Lease, provided that Tenant is not in default of any of the terms
of this Lease, Tenant shall have the right to remove any trade fixtures which were installed at Tenant’s sole cost and expense;
provided, however, that Tenant shall restore the Demised Premises to the condition existing prior to the installation of said improvements,
reasonable wear and tear excepted.



 


		17th.	Construction Lien. If any mechanics’ or other liens shall be created or filed against the Demised Premises by
reason of labor performed or materials furnished for Tenant in the creation, construction, completion, alteration, repair or addition
to any building or improvement, Tenant shall, at Tenant’s sole cost and expense within ten (10) days of filing, cause such
lien or liens to be satisfied and discharged of record together with any construction liens that may have been filed. Failure so
to do shall entitle Landlord to resort to such remedies as are provided herein in the case of any default of this Lease, in addition
to any remedies permitted by law.



 


		18th.	Tenant Loans and Landlord Waiver. Should Tenant desire to use its property located within the Demised Premises as collateral
on any loan, Landlord shall not be required to execute any documents evidencing its consent and subordination to any such loan
unless and until Landlord has been provided with true copies of all of the loan documents, including, but not limited to, the note,
the security agreement and a complete description of the proposed collateral. All such consent and subordination documents shall
be in a form and under terms that are acceptable to Landlord.



 


		19th.	Signs. Tenant shall not place any signs of any kind whatsoever upon, in or about the Property or any part thereof, except
of a design and structure and in or at such places as may be indicated and consented to by Landlord in writing. In case Landlord
or Landlord’s agents, employees or representatives shall deem it necessary to remove any such signs in order to paint or
make any repairs, alterations or improvements in or upon the Property or any part thereof, they may be so removed, but shall be
replaced at Landlord’s expense when the said repairs, alterations or improvements shall have been completed. Any signs permitted
by Landlord shall at all times conform with all municipal ordinances or other laws and regulations applicable thereto. Landlord’s
consent shall not be required for signs placed within the Demised Premises which are not visible from outside the Demised Premises.



 


		20th.	End of Term. Upon the Expiration Date or sooner termination of this Lease, Tenant shall: (a) leave the Demised Premises
in a “broom clean” condition; (b) remove all of Tenant’s property; (c) remove all signs in and about the Demised
Premises and restore that portion of the Demised Premises on which they were placed; (d) repair all damage caused by moving; and
(e) return the Demised Premises to Landlord in the same condition as it was at the beginning of the Term, except for normal wear
and tear.



 


		21st.	Removal of Tenant’s Property. Any-equipment, fixtures, goods or other property of Tenant not removed by Tenant upon
the expiration or sooner termination of this Lease or upon any quitting, vacating or abandonment of the Demised Premises by Tenant,
or upon Tenant’s eviction, shall be considered as abandoned and Landlord shall have the right, without any notice to Tenant,
to sell or otherwise dispose of the same, at the sole cost and expense of Tenant, and shall not be accountable to Tenant for any
part of the proceeds of such sale, if any.



 


		22nd.	Compliance with Laws, Etc. Tenant shall promptly comply with (i) all laws, ordinances, rules, regulations, requirements
and directives of the Federal, State and Municipal governments or public authorities and of all of their departments, bureaus and
subdivisions, applicable to and affecting the Demised Premises, their use and occupancy, for the correction, prevention and abatement
of nuisances, violations or other grievances in, upon or connected with the Demised Premises, during the Term; and (ii) all orders,
regulations, requirements and directives of the Board of Fire Underwriters or similar authority; and (iii)of any insurance companies
which have issued or are about to issue policies of insurance covering the Property and/or its contents, for the prevention of
fire or other casualty, damage or injury, at Tenant’s sole cost and expense.



 


		23rd.	Environmental Matters.



		1)	Tenant warrants and represents that, with respect to maintenance and operations thereon of the Demised Premises and any other
premises that it occupies anywhere in the United States, it is in compliance with all laws, ordinances, rules, regulations and
policies of any government authority having jurisdiction regarding the environment, human health or safety (collectively, “Environmental
Laws”), including, but not limited to, its storage and use of chemicals, its generation and disposal of hazardous wastes
and the training, education and safety of its employees.



 


		2)	Tenant shall remain in compliance with the above representations during its entire occupancy of the Property or any part thereof.



 


		3)	Landlord and Landlord’s agents, employees or other representatives shall have the right to demand documentation
                                                               supporting these representations. The failure of Tenant to supply any documentation so demanded within thirty days (30) of
                                                               written notice of such demand (or immediately in the case of an emergency or suspected violation) shall entitle
                                                               Landlord to the option of cancelling this Lease, and the Term hereof is hereby expressly limited accordingly.



 


		4)	Tenant shall comply with all of terms of Exhibit C which is attached hereto and made a part hereof.



 


		24th.	Restriction of Use. Tenant shall not occupy or use the Demised Premises or any part thereof, nor permit or suffer
                                                             the same to be occupied or used for any purposes other than for the Use, nor for any purpose deemed unlawful, disreputable,
                                                             or extra hazardous on account of fire or other casualty, nor in a manner which interferes with other tenants in the
                                                             beneficial use of their premises. Tenant covenants and agrees not to suffer, allow or permit any offensive or obnoxious
                                                             vibration, noise, odor or other undesirable effect to emanate from the Demised Premises or from any machine, equipment or
                                                             other installation therein, or otherwise suffer, allow or permit the same to constitute a nuisance or otherwise interfere
                                                             with the safety, comfort or convenience of Landlord or any of the other tenants or occupants of the building or their
                                                             customers, clients, patron, guests, agents or invitees, or any others lawfully in or upon the Property.



 




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		25th.	Assignment and Sublet.



		1)	Tenant shall not, without the prior written consent of Landlord, assign, mortgage or hypothecate this Lease, nor sublet or
sublease the Demised Premises or any part thereof or permit any other person or business to use the Demised Premises except as
permitted in the following sentence. If Tenant shall be a corporation, limited liability company or partnership, a transfer of
a majority interest of the Tenant shall be deemed an assignment of this Lease and subject to the provisions of this Paragraph,
except where such transfer is in conjunction with an equity financing of Tenant or the transfer of Tenant’s publicly traded
equity securities on a nationally recognized exchange. The provisions of this Paragraph shall be binding upon the legal representatives
of Tenant and every person to whom Tenant’s interest under this Lease passes by operation of law or otherwise, except that
it shall not apply to an assignment or subletting to an affiliate, a subsidiary or related entity of Tenant, nor to the sale of
Tenant’s business or in connection with a merger or consolidation (collectively, a “Permitted Transfer”), provided
that Tenant has notified Landlord of the Permitted Transfer and supplied Landlord with any reasonable information and documentation
it may request.



 


		2)	Provided Tenant is not in default under any of the terms or conditions of this Lease, Landlord will not unreasonably withhold
consent to a partial sublet of the Demised Premises, provided that Tenant remains in occupancy of the Demised Premises and that
the subtenant does not violate any of the terms of this Lease.



 


		3)	Notwithstanding any assignment or sublet, Tenant shall not be released from any obligation under this Lease without the express
written consent of Landlord, which may be withheld in Landlord’s sole discretion.



 


		26th.	Access to Demised Premises. Tenant agrees that Landlord and Landlord’s agents, employees or other
                                                             representatives, shall have the right to enter into and upon the Demised Premises or any part thereof, at all reasonable
                                                             hours and with reasonable notice, for the purpose of examining the same or making such repairs or alterations therein as may
                                                             be necessary for the safety and preservation thereof as determined in Landlord’s sole and absolute discretion. This
                                                             clause shall not be deemed to be a covenant by Landlord nor be construed to create an obligation on the part of Landlord to
                                                             make such inspection or repairs. Landlord shall have the right to enter the Demised Premises at any time without notice to
                                                             Tenant in case of emergency. Landlord shall take reasonable steps to insure that any entry hereunder does not interfere with
                                                             Tenant’s lawful use and occupancy of the Demised Premises.



 


		27th.	Reimbursement of Landlord. If Tenant shall fail or refuse to comply with or perform any conditions and covenants of
this Lease, Landlord may, if Landlord so elects; carry out and perform such conditions and covenants, at the cost and expense of
Tenant, and the said cost and expense shall be payable on demand, or at the option of Landlord shall be added to the installment
of Rent due immediately thereafter but in no case later than one (1) month after such demand, whichever occurs sooner, and shall
be due and payable as such. This remedy shall be in addition to such other remedies as Landlord may have hereunder by reason of
the breach by Tenant of any of the covenants and conditions contained in this Lease.



 


		28th	Late Charges, Returned Check Charges, Etc.. Tenant hereby acknowledges that late payment by Tenant to Landlord of Rent
or other sums due hereunder will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be
extremely difficult to ascertain. Accordingly:



 


		1)	If any installment of Rent or any sum due from Tenant shall not be received by Landlord or Landlord’s designee within seven
(7) days after the due date then Tenant shall pay to Landlord a late charge equal to ten percent (10%) of such overdue amount.



 


		2)	If any Tenant check deposited by Landlord is returned unpaid,
                                         Tenant shall pay to Landlord a returned check charge equal to two (2) times the amount
                                         charged to Landlord by Landlord’s Bank.



 


		3)	If two (2) or more Tenant checks are returned to Landlord in any twelve (12) month period, Landlord shall have the right to
require all charges due from Tenant for the balance of the Term to be paid by certified check, bank check or money order.



 


		4)	It and when any installment of Rent or any sum due from Tenant
                                         has not been paid within ninety (90) days after the due date, then Landlord shall have
                                         the right from the ninety-first (91st) day forward to charge interest on Tenant’s
                                         entire unpaid balance at the rate of eight percent (8%) per annum until all Rent due
                                         from Tenant has been received by Landlord.



 


		5)	Any such late charge, returned check charge and/or interest charge, if not previously paid, shall, at the option of the Landlord,
be added to and shall become part of the succeeding rental payment to be made hereunder and shall be deemed to constitute Additional
Rent.



 




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		6)	Late charges, returned check charges and interest charges shall be in addition to and not in lieu of any other remedy Landlord
may have and is in addition to any reasonable fees and charges of any agents or attorneys Landlord may employ as a result of any
default under this Lease.



 


		29th.	Remedies upon Tenant’s Default. If there should occur any default on the part of Tenant in the performance of
any conditions and covenants herein contained including, without limitation, the payment of Rent when due, or if during the Term
hereof the Demised Premises or any part thereof shall be or become abandoned or deserted, vacated or vacant, or should Tenant
be evicted by summary proceedings or otherwise, Landlord, in addition to any other remedies herein contained or as may be permitted
by law, may either by force or otherwise, without being liable for prosecution therefor or for damages, re-enter the Demised Premises
and have and again possess and enjoy the same; and as agent for Tenant or otherwise, re-let the Demised Premises and receive the
rents therefor and apply the same, first to the payment of such expenses, reasonable attorney fees and costs, as Landlord may have
incurred in the re-entering and repossessing of the same and in making such repairs and alterations as may be necessary; and second
to the payment of the Rent due hereunder. Tenant shall remain liable for such Rent as may be in arrears and also the Rent as may
accrue subsequent to the re-entry by Landlord, to the extent of the difference between the Rent reserved hereunder and the Rent,
if any, received by Landlord during the remainder of the unexpired term hereof, after deducting the aforementioned expenses,
fees and costs; the same to be paid as such deficiencies arise and are ascertained each month. Landlord shall have the right to
elect to terminate the Term by giving notice of such election, and the effective date thereof, to Tenant and to receive Termination
Damages, defined as the amount which, at the time of actual payment thereof to Landlord, is the sum of:



 


		1)	all accrued but unpaid Rent;



 


		2)	the present value (calculated using the most recently available (at the time of calculation) published weekly average
                                                               yield on United States Treasury securities having maturities comparable to the balance of the then remaining Term) of the sum
                                                               of all payments of Rent remaining due (at the time of calculation) until the date the Term would have expired (had there been
                                                               no election to terminate it earlier) less the present value (similarly calculated) of all payments of Rent to be received
                                                               through the end of the Term (had there been no election to terminate it earlier) from a lessee, if any, of the Demised
                                                               Premises under commercially reasonably terms existing at the time of calculation (and it shall be assumed for purposes of
                                                               such calculations that (i) the amount of future Additional Rent due per year under this Agreement will be equal to the
                                                               average Additional Rent per month due during the twelve (12) calendar months immediately preceding the date of any such
                                                               calculation, increasing annually at a rate of eight percent (8%) compounded; and (ii) if any calculation is made before the
                                                               end of the first full calendar year of occupancy under this Lease, operating expenses may be extrapolated based on the
                                                               year-to-date experience of Landlord);



 


		3)	Landlord’s cost of demolishing any leasehold improvements to the Demised Premises; and



 


		4)	that amount, which as of the occurrence of the default on the part of Tenant, bears the same ratio to the costs, if any,
                                                               incurred by Landlord (and not paid by Tenant) in building out the Leased Premises in accordance with this Lease as the number
                                                               of months remaining in the Term (immediately before the occurrence of the said default) bears to the number of months in the
                                                               entire Term (immediately before the occurrence of the said default).



 


		30th.	Termination on Default. Upon the occurrence of any of
                                         the contingencies set forth in Paragraph 29th, or should Tenant be adjudicated
                                         a bankrupt, insolvent or placed in receivership, or should proceedings be instituted
                                         by or against Tenant for bankruptcy, insolvency, receivership, agreement of composition
                                         or assignment for the benefit of creditors, or if this Lease or the estate of Tenant
                                         hereunder shall pass to another by virtue of any court proceedings, writ of execution,
                                         levy, sale or by operation of law, Landlord may, if Landlord so elects, at any time thereafter,
                                         terminate this Lease and the Term hereof, upon giving to Tenant or to any trustee, receiver,
                                         assignee or other person in charge of or acting as custodian of the assets or property
                                         of Tenant, five (5) days notice. Upon the giving of such notice, this Lease and the Term
                                         hereof shall end on the date fixed in such notice as if the said date was the
                                         date originally fixed in this Lease for the expiration hereof; and Landlord shall have
                                         the right to remove all persons, goods, fixtures and chattels therefrom, by force or
                                         otherwise, without liability for damages.



 


		31st.	Tenant’s Right to Cure. Anything in this Lease to the contrary notwithstanding, in the event of a default under
the terms, covenants, provisions and conditions of this Lease other than the vacating by Tenant of the Demised Premises, Tenant
shall have the right to cure and correct the same but only within the following specified periods next following receipt of notice
from Landlord specifying said event of default:



 


		1)	five (5) days with respect to defaults in the payment of Rent and



 


		2)	sixty (60) with respect to an adjudication of bankruptcy of Tenant or any assignment by Tenant for the benefit of its creditors
and



 


		3)	ten (10) days with respect to all other acts of default; and if the correction of the said event of default requires the performance
by Tenant of any work, the said period shall be extended until said work is completed provided that Tenant commences the performance
of said work and thereafter promptly and diligently pursues said work to completion. In any such event, Tenant shall furnish Landlord
with written evidence of its acts and efforts in the performance and completion of any said work and Tenant shall indemnify and
hold harmless the Landlord and each mortgagee of the property from and against any and all liabilities, damages, claims, losses,
judgments, causes of action, costs and expenses (including the reasonable fees and expenses of counsel) which may be incurred by
the Landlord or any such mortgagee relating to or arising out of the Tenant’s failure to complete the work within the time required
hereunder.



 




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		32nd.	Non-Waiver by Landlord. The various rights, remedies, options and elections of Landlord expressed herein are cumulative,
and the failure of Landlord to enforce strict performance by Tenant of the conditions and covenants of this Lease or to exercise
any remedy herein conferred or the acceptance by Landlord of any installment of Rent after any breach by Tenant, in one or more
instances, shall not be construed or deemed to be a waiver or a relinquishment for the future by Landlord of any such conditions
and covenants, options, elections or remedies, but the same shall continue in full force and effect.



 


		33rd.	Waiver of Redemption. Upon the expiration or sooner termination of this Lease or in the event of entry of judgment for
the recovery of possession of the Demised Premises in any action or proceeding, or if Landlord shall enter the Demised Premises
by process of law or otherwise, Tenant, for itself and all persons claiming through or under Tenant, including, but not limited
to, its creditors, hereby waives and surrenders any right or privileges of redemption provided or permitted by any statute, law
or decision now or hereafter in force, to the extent legally authorized, and does hereby waive and surrender all rights or privileges
which it may or might have under and by reason of any present or future law or decision, to redeem the Demised Premises or for
a continuation of this Lease after having been dispossessed or ejected therefrom by process of law, or otherwise. Such expiration
or termination shall not release or discharge any obligation of Tenant to pay Rent or any other liability incurred by reason of
any covenant herein contained on the part of Tenant to be performed.



 


		34th.	Not Used.



 


		35th.	Not Used.



 


		36th.	Not Used.



 


		37th.	Not Used.



 


		38th.	Not Used.



 


		39th.	Right to Exhibit. Tenant agrees from time to time to permit Landlord and Landlord’s agents, employees or other
representatives to enter and show the Demised Premises to persons wishing to rent or purchase the same, and Tenant agrees that
on and after six (6) months next preceding the expiration of the Term, Landlord or Landlord’s agents, employees or other
representatives shall have the right to place notices on the front of the Property or the Demised Premises or any part thereof,
offering the same for rent or for sale; and Tenant hereby agrees to permit the same to remain thereon without hindrance or molestation.



 


		40th.	Mortgage Priority. This Lease shall not be a lien against the Property in respect to any mortgages that may hereafter
be placed upon said Property. The recording of such mortgage or mortgages shall have preference and precedence and be superior
and prior in lien to this Lease, irrespective of the date of recording.



 


		41st.	Certification. Tenant, without charge, and at any time during the Term, within ten (10) days after written request from
Landlord, agrees to certify by a written instrument duly executed, acknowledged and delivered to Landlord or any other person,
firm or corporation specified in such request: (i) whether this Lease has been modified or amended, and if so, the date, substance
and manner of such modification or amendment; (ii) as to the validity and force and effect of this Lease; (iii) as to the existence
of any default hereunder, and if so, the nature, scope and extent thereof; (iv) as to the existence of any offsets, counterclaims
or defenses on the part of Tenant, and if so, the nature, scope and extent thereof; (v) as to the commencement and termination
dates of the Term; (vi) as to the dates to which Rent has been paid; (vii) such financial and other credit information as Landlord
may reasonably request in connection with any prospective financing or sale of the Demised Premises or the Property; and (viii)
as to any other matters as may reasonably be so requested. Any such certificate may be relied upon by Landlord and any other person,
firm or corporation to whom the same may be exhibited or delivered, and Tenant shall be bound by the contents of such certificate.
A refusal by Tenant to execute and deliver such certificate in accordance with the provisions of this Paragraph shall entitle Landlord
to the option of canceling this Lease on five (5) days’ notice.



 


		42nd.	Attornment. Neither the foreclosure of any mortgage affecting the Demised Premises, nor the institution of any suit,
action, summary, or other proceeding by Landlord or any mortgagee, nor the sale, conveyance or transfer of the Demised Premises
by Landlord, shall result, by operation of law or otherwise, in the cancellation or termination of this Lease or the obligations
of Tenant hereunder, and Tenant covenants and agrees to attorn to Landlord, the holder of any mortgage, or the purchaser, grantee,
or transferee of the Demised Premises.



 


		43rd.	Condemnation and Eminent Domain. If the land and Property of which the Demised Premises are a part, or any portion thereof,
shall be taken under eminent domain or condemnation proceedings, or if suit or other action shall be instituted for the taking
or condemnation thereof, or in lieu of any formal condemnation proceedings or actions, Landlord shall grant an option to purchase
and or shall sell and convey the Property or any portion thereof, to the governmental or other public authority, agency body or
public utility seeking to take the Property or any portion thereof, then this Lease, at the option of Landlord, shall terminate,
and the Term hereof shall end as of such date as Landlord shall fix by notice in writing as if such date were the date designated
as the last day of the Term set forth above; and Tenant shall have no claim or right to claim or be entitled to any portion of
any amount which may be awarded as damages or paid as the result of such condemnation proceedings or paid as the purchase price
for such option, sale or conveyance in lieu of formal condemnation proceedings; and all rights of Tenant to damages, if any, are
hereby assigned to Landlord. Tenant agrees to execute and deliver any instruments promptly upon demand, at the expense of Landlord,
as may be deemed necessary or required to expedite any condemnation proceedings or to effectuate a proper transfer of title to
such governmental or other public authority, agency, body or public utility seeking to take or acquire the Property or any portion
thereof. Tenant covenants and agrees at its sole cost and expense to vacate the Demised Premises, remove all Tenant’s personal
property therefrom and deliver up peaceable possession thereof to Landlord or to such other party designated by Landlord in the
aforementioned notice. Failure by Tenant to comply with any provisions in this clause shall subject Tenant to such costs, expenses,
damages and losses as Landlord may incur by reason of Tenant’s breach hereof including, without limitation, reasonable attorneys’
fees.



 




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		44th.	Fire and other Casualty. In case of fire or other casualty affecting the Demised Premises and/or the Property, Tenant
shall give immediate notice to Landlord. If the Demised Premises shall be partially damaged by fire, the elements or other casualty,
Landlord shall repair the same as speedily as practicable, but Tenant’s obligation to pay the Rent hereunder shall not cease.
If, in the opinion of Landlord, the Demised Premises be so extensively and substantially damaged as to render then untenantable,
then the Rent shall cease until such time as the Demised Premises shall be made tenantable by Landlord. However, if, in the opinion
of Landlord, the Demised Premises be totally destroyed or so extensively and substantially damaged as to require practically a
rebuilding thereof, then the Rent shall be paid up to the time of such destruction and then and from thenceforth this Lease shall
automatically and without notice come to an end. In no event however, shall the provisions of this clause become effective or be
applicable, if the fire or other casualty and damage shall be the result of the carelessness, negligence or improper conduct of
Tenant or Tenant’s agents, employees, guests, licensees, invitees, subtenants, assignees or successors. In such case, Tenant’s
liability for the payment of the Rent and the performance of all the covenants, conditions and terms hereof on Tenant’s part
to be performed shall continue and Tenant shall be liable to Landlord for the damage and loss suffered by Landlord. If Tenant shall
have been insured against any of the risks herein covered, then the proceeds of such insurance shall be paid over to Landlord to
the extent of Landlord’s costs and expenses to make the repairs hereunder, and such insurance carriers shall have no recourse
against Landlord for reimbursement.



 


		45th.	Liability Insurance. Tenant, at Tenant’s sole cost and expense, shall obtain or provide and keep in full force
and effect for the benefit of Landlord, during the Term, general public liability insurance, insuring Landlord against any and
all liability or claims of liability arising out of, occasioned by or resulting from any accident or otherwise in or about the
Demised Premises, for injuries to any person or persons, for limits of not less than One Million and 00/100 Dollars ($1,000,000.00)
for injuries to one person and Two Million and 00/100 Dollars ($2,000,000.00) for injuries to more than one person, in any one
accident or occurrence, for not less than One Millions and 00/100 Dollars ($1,000,000.00) for loss or damage to the property of
any person or persons. The policy or policies of insurance shall be of a company or companies authorized to do business in the
State in which the Property is located and shall be delivered to Landlord, together with evidence of the payments of the premiums
therefor, not less that fifteen (15) days prior to the commencement of the Term hereof or of the date when Tenant shall enter into
possession, whichever occurs sooner. At least fifteen (15) days prior to the expiration or termination date of any policy, Tenant
shall deliver a renewal or replacement policy with proof of the payment of the premium therefor.



 


		46th.	Tenant’s Indemnity. Tenant, at its sole cost and expense agrees to and shall indemnify, defend and hold and keep
harmless Landlord and its agents, representatives, employees, constituent members, successors and assigns, from and against any
and all claims, actions, demands and suits, for, in connection with or resulting from any accident, injury or damage whatsoever
(including, without limitation, reasonable attorneys’ fees and actual out-of-pocket costs of enforcement of this provision)
caused to any person or property arising, directly or indirectly, in whole or in part, out of the business conducted in or the
use of the Demised Premises, or occurring in, on or about the Demised Premises, or arising, directly or indirectly, in whole or
in part, from any act or omission of Tenant or any concessionaire or subtenant or their respective licensees, servants, agents,
employees or contractors, or arising out of the breach or default by Tenant of any term, provision, covenant or condition contained
in the Lease, and from and against any and all losses, costs, expenses, judgments and liabilities incurred in connection with any
claim, action, demand, suit or other proceeding brought thereon. This indemnity shall include defending or resisting any proceeding,
by attorneys reasonably satisfactory to Landlord. This indemnity shall be insured as a contractual obligation under the policy
of liability insurance Tenant is required to carry hereunder.



 


		47th.	Landlord’s Indemnity. Landlord, at its sole cost and expense agrees to and shall indemnify, defend and hold and
keep harmless Tenant and its agents, representatives, employees, constituent members, successors and assigns, from and against
any and all claims, actions, demands and suits, for, in connection with or resulting from any accident, injury or damage whatsoever
(including, without limitation, reasonable attorneys’ fees and actual out-of-pocket costs of enforcement of this provision)
caused to any person or property arising, directly or indirectly, in whole or in part, out of the business conducted in or the
use of the Property, or occurring in, on or about the Property, or arising, directly or indirectly, in whole or in part, from any
act or omission of Landlord or their respective licensees, servants, agents, employees or contractors, or arising out of the breach
or default by Landlord of any term, provision, covenant or condition contained in the Lease, and from and against any and all losses,
costs, expenses, judgments and liabilities incurred in connection with any claim, action, demand, suit or other proceeding brought
thereon.



 




    	8



    	 



    

  


		48th.	Tenant’s Contents Insurance. Tenant shall hold Landlord harmless and fully indemnify Landlord against any claims
for damages to Tenant’s contents, except in the case of subrogation by an insurance company. In addition to all other insurance
required hereunder, Tenant shall fully insure its contents located in, on or about the Demised Premises, at full replacement value.
Tenant shall furnish Landlord with a certificate of such insurance from time to time to evidence the continued existence of said
policy. Said certificate shall clearly state that such insurance may not be cancelled except upon ten (10) days written notice
to Landlord. Should Tenant at any time fail to maintain said contents coverage, said failure shall not be a default hereunder but
shall constitute a defacto waiver of all rights of recovery against Landlord for any loss or damage of any nature whatsoever to
Tenant’s property regardless of the cause of said damage.



 


		49th.	Exculpation. Notwithstanding anything to the contrary set forth in this Lease, it is specifically understood and agreed
by Tenant that there shall be absolutely no personal liability on the part of Landlord or any individuals associated with Landlord,
including, but not limited to, any partners, members or shareholders of Landlord nor joint venturers with Landlord nor any of their
successors, assignees, hiers, executors, administrators or personal and legal representatives with respect to any of the terms,
covenants and conditions of this Lease, and Tenant shall look solely to the equity, if any, of Landlord in the Property for the
satisfaction of each and every remedy (including, without limitation, equitable remedies) of Tenant in the event of any breach
by Landlord of any of the terms, covenants and conditions of this Lease to be performed by Landlord; such exculpation of personal
liability to be absolute and without any exception whatsoever.



 


		50th.	Non-Liability of Landlord. Neither Landlord nor any of its agents, co-venturers, representatives, employees, constituent
members, successors or assigns shall  be liable for any damage or injury which may be sustained by Tenant or by any other person,
nor shall Tenant have any right to claim an eviction or constructive eviction as a consequence of: (i) any defect, latent or apparent
in the Demised Premises; or (ii) any change of conditions in the Demised Premises; or (iii) the failure, breakage, leakage or obstruction
of the street or sub-surface; or (iv) the failure, breakage, leakage or obstruction of the water, plumbing, steam, sewer, waste
or soil pipes; or (v) the failure, breakage, leakage or obstruction of the roof, walls, drains, leaders, gutters, valleys, downspouts
or the like; or (vi) the failure, breakage, leakage or obstruction of the of the electrical, gas, power, conveyor, refrigeration,
sprinkler, air conditioning or heating systems; or (vii) the failure, breakage, leakage or obstruction of elevators or hoisting
equipment; or (viii) any structural failure; or (ix) the elements; or (x) any theft or pilferage; or (xi) any fire, explosion or
other casualty; or (xii) the carelessness, negligence or improper conduct on the part of any other tenant or of Landlord, or Landlord’s
or this or any other tenant’s respective agents, employees, guests, licensees, invitees, subtenants, assignees or successors;
or (xiii) any interference with, interruption of or failure, beyond the control of Landlord, of any services to be furnished or
supplied by Landlord. All property kept, maintained or stored in, on or at the Demised Premises shall be so kept maintained or
stored at the sole risk of Tenant. ’



 


		51st.	Increase of Insurance Rates. If for any reason it shall be impossible to obtain fire and other hazard insurance on the
buildings and improvements on the Property, in an amount and in the form and in insurance companies acceptable to Landlord, Landlord
may, if Landlord so elects at any time thereafter, terminate this Lease and the Term hereof, upon giving to Tenant fifteen (15)
days’ notice, and upon the giving of such notice, this Lease and the Term thereof shall terminate and end as of the date
set forth in said notice as if such date were the date designated as the last day of the Term set forth above. If by reason of
the use to which the Demised Premises are put by Tenant or character of or the manner in which Tenant’s business is carried
on, the insurance rates for fire and other hazards shall be increased, Tenant shall upon demand, pay to Landlord, as Additional
Rent, the amount by which the premiums for such insurance are increased. Such payment shall be paid with the next installment of
Rent but in no case later than one (1) month after such demand, whichever occurs sooner.



 


		52nd.	Waiver of Subrogation Rights. Tenant and Landlord waive all rights of recovery against each other or each other’s agents,
employees or other representatives, for any loss, damages or injury of any nature whatsoever to property or persons for which Tenant
or Landlord is insured. Tenant shall obtain from Tenant’s insurance carriers, and shall promptly deliver to Landlord, waivers
of subrogation rights under its respective policies required hereunder.



 


		53rd.	No Broker. Tenant and Landlord warrant that they have not dealt with any real estate broker in connection with negotiations
for, or execution of, this Lease. In the event of any misrepresentation by either Tenant or Landlord, each party agrees to hold
the other harmless from any costs or claims, including, without limitation, reasonable attorneys’ fees.



 


		54th.	Notices. Any and all notices, requests or other such communications required under the terms of this Lease shall be
given either (i) by certified or registered mail, return receipt requested, postage prepaid, or (ii) a national overnight delivery
service with receipt provided therefor, prepaid, to the address of the parties as shown at the head of this Lease or to such other
address as may be designated in writing, which notice of change of address shall be given in the same manner. Notice shall be deemed
effective if by mail, on the third (3) business day after mailing thereof, and if by overnight delivery, on the next business
day after deposit or pick-up by such overnight delivery service. In addition, a copy of any notice to Tenant shall also be sent,
in the manner provided herein, to Kronish Lieb Weiner & Hellman, LLP, 1114 Avenue of the Americas, New York, NY 10036, Attention:.
Alison Newman, Esq.



 


		55th.	Force Majeure. The period of time during which Landlord or Tenant is prevented or delayed in performing any improvements
or repairs or fulfilling any obligation required by Landlord or Tenant under this Lease (except for Tenant s obligation to pay
Rent) due to delays caused by reason of fire, catastrophe, strikes or labor trouble, civil commotion, acts of God or the public
enemy, governmental prohibitions or regulations, or inability or difficulty in obtaining materials, or other causes beyond Landlord’s
or Tenant’s control, as the case may be, shall be added to Landlord or Tenant’s time for performance thereof (except
for Tenant’s obligation to pay Rent), and Landlord or Tenant shall have no liability by reason thereof.



 




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		56th.	Rules
                                         and Regulations. Rules and regulations regarding
                                         use of the Demised Premises and the Property, including the walkways and parking areas,
                                         and the use thereof, which may hereafter by promulgated by Landlord from time to time,
                                         shall be observed by Tenant and Tenant’s employees, agents and business invitees.
                                         Landlord reserves the right to rescind any rules promulgated hereafter, and to make such
                                         other and further rules and regulations as, in its reasonable judgment, may from time
                                         to time be desirable for the safety and cleanliness of the Demised Premises and the Property
                                         and for the preservation of good order therein, which rules, when so made, and notice
                                         given to Tenant, shall have the same force and effect as if originally made a part of
                                         this Lease.



 


		57th.	Validity
                                         of Leases. The terms, conditions, covenants and
                                         provisions of this Lease shall be deemed to be severable. If any clause or provision
                                         herein contained shall be adjudged to be invalid or unenforceable by a court of competent
                                         jurisdiction or by operation of any applicable law, it shall not affect the validity
                                         of any other clause or provision herein, but such other clauses or provisions shall remain
                                         in full force and effect.



 


		58th.	Title
                                         and Quiet Enjoyment. Landlord covenants and represents
                                         that Landlord is the sole owner of the Property herein leased and has the right and authority
                                         to enter into, execute and deliver this Lease; and does further covenant that Tenant
                                         on paying the Rent and performing the conditions and covenants herein contained, shall
                                         and may peaceably and quietly have, hold and enjoy the Demised Premises for the Term.



 


		59th.	Entire
                                         Lease. This Lease contains the entire contract
                                         between the parties hereto. No representative, agent or employee of Landlord has been
                                         authorized to make any representations or promises with reference to the within letting
                                         or to vary, alter or modify the terms hereof. No additions, changes or modifications,
                                         renewals or extensions hereof shall be binding unless made in writing and signed by Landlord
                                         and Tenant.



 


		60th.	Lease
                                         Submission. If this Lease is offered to Tenant
                                         by an employee or agent of the Landlord, such offer is made subject to Landlord’s
                                         acceptance and approval; and Tenant has executed this Lease upon the understanding that
                                         this Lease shall not in any way bind Landlord until such time as the same has been approved
                                         and executed by Landlord and a counterpart delivered to or received by Tenant.



 


		61st.	Conformation
                                         with Laws and Regulations. Landlord may pursue
                                         the relief or remedy sought in any invalid clause in this Lease, by conforming the said
                                         clause with the provisions of the statutes or the regulations of any governmental agency
                                         in such case made and provided, as if the particular provisions of the applicable statutes
                                         or regulations were set forth herein at length.



 


		62nd.	Recordation.
                                         Tenant covenants and agrees not to place this Lease
                                         on record without the consent of Landlord, which consent may be withheld for any reason.



 


		63rd.	Waiver
                                         of Trial by Jury. THE PARTIES HEREBY WAIVE TRIAL
                                         BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO
                                         AGAINST THE OTHER ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED TO
                                         THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY
                                         OF THE DEMISED PREMISES, AND/OR CLAIM OF INJURY OR DAMAGE.



 


		64th.	Jurisdiction.
                                         This Lease shall be construed and interpreted in
                                         accordance with the substantive and procedural laws of the State of New Jersey.



 


		65th.	Headings.
                                         The descriptive headings of the Paragraphs of this
                                         Lease are inserted for convenience only and shall not control or affect the meaning or
                                         construction of any of its provisions.



 


		66th.	Gender,
                                         etc. In all references herein to any parties, persons,
                                         entities or corporations the use of any particular gender or the plural or singular number
                                         is intended to include the appropriate gender or number as the text of the within instrument
                                         may require.



 


		67th.	Succession.
                                         All the terms, covenants and conditions herein
                                         contained shall be for and shall inure to the benefit of and shall bind the respective
                                         parties hereto, and their heirs, executors, administrators, personal or legal representatives,
                                         successors and assigns.



 


		68th.	Consents.
                                         With respect to any provision of this Lease which
                                         requires that Landlord shall not unreasonably withhold or unreasonably delay any consent
                                         or approval, Tenant hereby waives any claim for money damages. Tenant shall not claim
                                         any money damages by way of setoff, counterclaim or defense based upon any claim or assertion
                                         by Tenant that Landlord has unreasonably withheld or unreasonably delayed any consent
                                         or approval. Tenant’s sole and exclusive remedy shall be an action or proceeding
                                         for specific performance or injunction.



 


		69th.	Holding
                                         Over. Any holding over or continued occupancy by
                                         Tenant after the Expiration Date (other than as may have been provided for in this Lease
                                         or in amendments executed in accordance with Paragraph 34th of this Lease)
                                         shall not operate to extend or renew this Lease or to imply or create a new lease. In
                                         such event, Landlord shall have the right to immediately terminate Tenant’s occupancy
                                         or to treat Tenant’s occupancy as a month-to-month tenancy, in which event Tenant
                                         shall continue to perform all Lease obligations, including the payment of Base Rent at
                                         a rate equal to two hundred percent (200%) of the Base Rent as shall be in effect immediately
                                         prior to the termination of the Term hereof. In no event however, shall Tenant be relieved
                                         of any liability to Landlord for damages resulting from such holding over. If the Demised
                                         Premises is not surrendered as required Tenant shall indemnify, defend and hold harmless
                                         Landlord from and against any and all damages, losses and liabilities resulting therefrom,
                                         including, without limitation, any claims made by any succeeding tenant arising out of
                                         such delay. Tenant’s obligation under the Paragraph shall survive the expiration
                                         or sooner termination of this Lease.



 




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		70th.	Landlord’s
                                         Representations. Landlord hereby warrants and represents
                                         to Tenant that:



 


		1)	Landlord
                                         has full power and authority to enter into this Lease and the person executing this Lease
                                         on behalf of Landlord is authorized to do so.



 


		2)	Landlord
                                         has received no notice of any material violations affecting the Demised Premises or the
                                         Property.



 


		3)	Landlord;
                                         has received no notice of any spills, releases, leaks or discharges of Hazardous Substances,
                                         as defined in Exhibit
                                         C attached hereto and made a part hereof, at or
                                         from the Demised Premises.



 


		4)	The
                                         certificate of occupancy issued for the Property permits Tenant to use the Demised Premises
                                         for the purposes Permitted under this Lease.



 


		5)	As
                                         of the Commencement Date, the Demised Premises are free from all occupancies or tenancies
                                         whatsoever.



 


		6)	No
                                         other tenant or occupant of the Property has been granted a right which would prohibit
                                         or limit the Use permitted to Tenant under this Lease.



 


		7)	All
                                         utilities installed in the Demised Premises are in good working order as of the date
                                         hereof.



 


IN
WITNESS WHEREOF, the parties hereto have hereunto set their hands and seals, or caused these
presents to be signed by their proper corporate officers or other duly authorized representatives and their proper corporate seal
(if applicable) to be hereto affixed, as of the day and year first above written.


 


	WITNESS:	 	LANDLORD
	 	 	Princeton
    Corporate Plaza, L.L.C.
	 	 	By:	Princeton
    Corporate Management Corp.,
		 	 	Managing
    Member
	 	 	 	 
	 	 	By:	/s/ Teresa Ryan Kent
	 	 	Name: Teresa Ryan Kent
	6/22/00	 	Title: Treasurer
	Date  	 	 	 
	 	 	 	 
	WITNESS:	 	TENANT
	 	 	RenalTech
    International
	 	 	 	 
	 	 	By:	/s/
    Frank Clark 
	 	 	Name:  Frank
    Clark 
	6/22/00	 	Title:  Vice
    President
	Date:	 	 


 




    	11



    	 



    

 


EXHIBIT
A


 


Demised
Premises


 





 





    	12



    	 



    

 


EXHIBIT
B


 


Description
of Landlord’s Work


 


	1.	FLOORING:	 
	 	Office
    Area:	Existing Carpet
	 	Laboratory:	Epoxy floors
    by Tenant.
	 	 	 
	2.	PARTITIONS:	 
	 	Office
    Area:	Existing.
	 	Laboratory:	Existing.
	 	 	 
	3.	ELECTRICAL:
    	 
	 	Office:	Existing plus
    10 duplex 110 volt outlets.
	 	Laboratory:	Existing plus
    15 duplex 110 volt outlets.
	 	Special
    electric by Tenant.
	 	 	 
	4.	LIGHTING:	 
	 	Office:	Existing.
	 	Laboratory:	Existing.
	 	 	 
	5.	CEILINGS:	 
	 	Office
    Area:	Existing.
	 	Laboratory:	Existing,
    vinyl tile upgrade and sealing by Tenant.
	 	Storage:	Hung ceiling.
	 	 	 
	6.	WALL FINISH:	 
	 	Office:	Painted, one
    color.
	 	Laboratory:	Epoxy paint
    consistent with GMP Standards.
	 	 	 
	7.	INTERIOR DOORS:	 
	 	Office
    & Lab: 	Per plan.
	 	 	 
	8.	PLUMBING:	Common Area
    bathrooms.
	 	 	Special plumbing
    by Tenant.
	 	 	 
	9.	HEATING
    AND AIR CONDITIONING:
	 	Office
    & Lab:	Cooling 78
    degrees at 95 degrees.
	 	 	Heating 68
    degrees at 0 degrees.
	 	Storage:	Thru-wall
    air conditioner.
	 	 	 
	10.	FIRE
    EXTINGUISHERS:   As per Township code.
	 	 	 
	11.	SPRINKLERS:	As per Township
    code.
	 	 	 
	12.	LABORATORY
    EQUIPMENT & FURNISHINGS;
	 	 	 
	 	Supply
    and install 3 fume hoods, vented, with sinks (4 total) and electric.
	 	Supply
    and install 2 sinks.
	 	Supply
    and install Base Cabinets per plan.


 




    	13



    	 



    

 


EXHIBIT B-1


 





Description
of Tenant’s Work


 


Fit-out
costs by Tenant:


 


All
special requirements not included in Exhibit B will be at Tenant cost.


 


The
following are included in the cost specified in Paragraph 11th of the Lease


 


		A.	Hoods,
                                         which shall become the property of Tenant:



8’
Walk in Hood


Installation
(10 week delivery)


18’
Walk in Hood, Built-in, with mechanicals


 


		B.	Other:



Additional
A.C. 10 Ton with economizer


 


Epoxy
Floor & Base, consistent with GMP Standards


 


Existing
Ceiling Tiles removed, replaced with vinyl coated tiles and sealed, consistent with GMP Standards


 


Plumbing:


		2	additional
                                         sewer pumps






		2	additional
                                         sinks






		4	additional water
                                         lines



Neutralization
tank, if required


 


Gas
Piping and connections:


Compressed
Air & Nitrogen to all hoods


 


Center
Bench & Reagent


 




    	14



    	 



    

 


EXHIBIT C


 


ENVIRONMENTAL
MATTERS


 


		I.	SIC



 


Tenant
warrants and represents to the Landlord that the Standard Industrial Classification (“SIC”) major group number, as
defined in the most recent issue of the SIC Manual issued by the Federal Office of Management and Budget, for Tenant’s operations
at the Demised Premises is 541700. Prior to any proposed changes of such SIC Number, Tenant will notify Landlord.


 


		II.	ISRA



 


		1.	Tenant
                                         shall not operate any business at the Demised Premises which shall have an SIC which
                                         is subject to the Industrial Site Recovery Act, N.J.S.A. 13:lK-6 et seq. and the
                                         regulations promulgated thereunder (hereinafter referred to as “ISRA”),
                                         nor shall Tenant change its use to any other use subject to ISRA without Landlord’s
                                         prior written consent, which may be withheld in Landlord’s sole discrection.



 


		2.	Notwithstanding
                                         any provision of ISRA to the contrary, if Tenant is operating an “Industrial
                                         Establishment”, as that term is defined in
                                         ISRA, Tenant shall, at Tenant’s own expense, comply with ISRA and the regulations
                                         promulgated thereunder. In such event Tenant shall, at Tenant’s own expense make
                                         all submissions to, provide all information to, and comply with all requirements of the
                                         Bureau of Industrial Site Evaluation (hereinafter referred to as the “Bureau”)
                                         of the State of New Jersey, Department of Environmental Protection and Energy (hereinafter
                                         referred to as the “NJDEPE”).
                                         At no expense to Landlord, Tenant shall promptly provide all documents, studies, surveys,
                                         correspondence and other information requested by Landlord relating to or in furtherance
                                         of ISRA compliance.



 


		3.	Tenant’s
                                         obligations under this Paragraph shall arise if there is any closing, termination or
                                         transferring of operations of an industrial establishment subject to ISRA. At no expense
                                         to Landlord, Tenant shall promptly provide all information requested by Landlord for
                                         preparation of non-applicability affidavits and shall promptly furnish such affidavits
                                         when requested by Landlord.



 


		4.	Tenant
                                         shall indemnify, defend and save harmless Landlord from all fines, fees (including attorney’s
                                         fees), suits procedures, claims, and actions of any kind arising out of Tenant’s
                                         failure to provide all information, make all submissions, and take all actions required
                                         under ISRA or by the NJDEPE.



 


		5.	Tenant’s
                                         obligations and liabilities under this Paragraph shall continue so long as Landlord remains
                                         responsible for compliance with ISRA. Tenant’s failure to abide by the terms of
                                         this Paragraph shall be restrained by injunction and such other relief as afforded by
                                         law.



 


		III.	HAZARDOUS
                                         SUBSTANCES



 


		1.	As
                                         used herein, Hazardous
                                         Substances shall be defined as



 


		a.	any
                                         “hazardous chemical”, “hazardous substances”, “hazardous
                                         waste”, “toxic substances, pollutants or contaminants” or similar term
                                         as defined in the Comprehensive Environmental Response, Compensation, and Liability Act
                                         of 1980 (“CERCLA”),
                                         42 U.S.C.A. 9601 et seq., ISRA, the New Jersey Spill Compensation and Control
                                         Act (the “Spill Act”), as
                                         amended, N.J.S.A. 58:10-23. lib et seq. (Regulations N.J.A.C. 7:1E-1.1 et
                                         seq.), the Solid Waste Management Act, N.J.S.A. 13:IE-1 et seq. (Regulations
                                         N.J.A.C. 7:26-1 et seq.), the Resource Conservation and Recovery Act (“RCRA”),
                                         42 U.S.C.A. 6901 et seq., any rules or regulations promulgated thereunder or in
                                         any other Environmental Law, as defined in this Lease; or



 


		b.	any
                                         substances which are or could be detrimental to the Demised Premises, the Property, the
                                         environment, human health or safety; or



 


		c.	any
                                         substance the presence of which could cause liability at common law; or



 


		d.	any
                                         substance that may not be deemed to be a hazardous substance in its virgin state prior
                                         to use by the Tenant but may thereafter be deemed to be a hazardous substance.



 




    	15



    	 



    

 


		2.	As
                                         used herein, Release of Hazardous Substances by Tenant shall be defined as the spill,
                                         release, discharge or leak of any Hazardous Substances



 


		a.	onto
                                         the Demised Premises from the date Tenant first took possession of the Demised Premises
                                         until the date Tenant has completely vacated the Demised Premises; or



 


		b.	onto
                                         the Property at any time resulting from Tenant’s intentional or unintentional act
                                         or omission.



 


		3.	Tenant
                                         agrees not to generate, store, manufacture, refine, transport, treat, dispose of or otherwise
                                         permit to be present on or about the Demised Premises and/or the Property any Hazardous
                                         Substances without the prior express written consent of the Landlord, and the parties
                                         acknowledge that no such consent has been given as of the date hereof. In the event that
                                         the Landlord gives it consent and to the extent that Tenant may be permitted under applicable
                                         law to use the Demised Premises for the generating, manufacturing, refining, transporting,
                                         treating, storing, handling, disposing, transferring or processing of Hazardous Substances,
                                         Tenant shall insure that said use shall be conducted at all times strictly in accordance
                                         with Environmental Laws.



 


		4.	Tenant
                                         will not cause or permit any Release of Hazardous Substances by Tenant. In the event
                                         of any Release of Hazardous Substances by Tenant, Tenant shall promptly make the proper
                                         notifications and conduct the necessary sampling and cleanup and remediate such release
                                         in accordance with Environmental Laws, to the satisfaction of the Landlord.



 


		5	Should
                                         the Bureau or any division of NJDEPE or any other agency with jurisdiction under any
                                         Environmental Laws determine that any investigation or remediation be undertaken because
                                         of any Release of Hazardous Substances by Tenant, then Tenant shall, at Tenant’s
                                         own expense, conduct the investigation and remediation including, but not limited to,
                                         the preparation and submission of any documents and financial assurances that may be
                                         required by such agency. Tenant shall not be liable for the cost of that portion of the
                                         remediation which is solely related to Hazardous Substances existing on the Demised Premises
                                         prior to the date Tenant first took possession of the Demised Premises.



 


		6.	Tenant’s
                                         obligations and liabilities under this Paragraph shall continue so long as Landlord remains
                                         responsible for any Release of Hazardous Substances by Tenant at the Demised Premises.
                                         Tenant’s failure to abide by the terms of this Paragraph shall be restrained by
                                         injunction and such other relief as afforded by law.



 


		IV.	AIR,
                                         WATER AND GROUND POLLUTION



 


		1.	Tenant
                                         shall not install any underground or aboveground storage tanks at or on the Demised Premises
                                         or the Property without Landlord’s written consent, which may be withheld in Landlord’s
                                         sole discretion. 



 


		2.	Tenant
                                         expressly covenants and agrees to indemnify, defend and save the Landlord harmless against
                                         any claims, damages, liability, costs, penalties, or fines including, without limitation,
                                         attorneys’ fees, which the Landlord may suffer as a result of air, water, ground
                                         or toxic waste pollution (hereinafter referred to as “Pollution”)
                                         caused by the Tenant in its use of the Demised Premises. The Tenant covenants and agrees
                                         to notify the Landlord immediately of any claim or notice served upon it with respect
                                         to any such claim that the Tenant is causing pollution; and the Tenant, in any event,
                                         shall take immediate steps to halt, remedy or cure any pollution caused by the Tenant
                                         in its use of the Demised Premises. The foregoing covenant of indemnification shall survive
                                         the termination of this Lease in connection with any obligation of the Tenant hereunder.



 


		IV.	INSPECTION
                                         AND DOCUMENTATION



 


		1.	At
                                         any time upon request of Landlord, Tenant must give Landlord and its representatives
                                         access to the Demised Premises during normal business hours to permit them to inspect
                                         the Demised Premises, inspect any documents pertaining to Tenant’s compliance with
                                         Environmental Laws, or perform any work in order to determine that the Demised Premises
                                         and its use by Tenant is in compliance with Environmental Laws, all at Tenant’s
                                         expense, payable as Additional Rent.



 




    	16



    	 



    

  


		2.	Tenant
                                         shall promptly provide to Landlord a copy of any summons, citation, directive, order,
                                         claim, notice of litigation, investigation, proceeding, judgment, letter or other communication,
                                         written or oral, actual or threatened, from the NJDEPE, the U.S. Environmental Protection
                                         Agency or, other federal, state or local agency or authority or any other entity or any
                                         individual, concerning any act or omission by Tenant resulting in or which may result
                                         in the releasing of Hazardous Substances into the waters or onto the lands of the State
                                         of New Jersey or into waters outside of the jurisdiction of the State of New Jersey or
                                         into the “Environment”
                                         as defined in CERCLA. Written notice to Landlord shall also be made upon the imposition
                                         of any liens on any real property, personal property, or revenues of the Tenant, including
                                         but not limited to the Tenant’s interest in a premises or any of the Tenant’s
                                         property located thereupon, pursuant to the Spill Act or any Environmental Laws, governmental
                                         actions, orders or permits or any knowledge after due inquiry or investigation of any
                                         facts which could give rise to any of the above.



 


		3.	In
                                         addition to the above, the Tenant’s notifications to the Landlord shall include
                                         but be not limited to all documentation and correspondence provided to the NJDEPE pursuant
                                         to the Worker and Community Right-to-Know Act, N.J.S.A. 34:5A-I et
                                         seq., and
                                         the regulations promulgated thereunder;



 


		4.	Tenant
                                         shall promptly supply the Landlord with all reports and notices made by Tenant pursuant
                                         to the Spill Act, the regulations provided thereunder, and the Hazardous Substances Discharge
                                         Reports and Notices Act, N.J.S.A 13:1K-15 et seq., and the regulations promulgated
                                         thereunder .



 


		5.	Tenant
                                         shall promptly provide Landlord with a copy of any permit obtained for the Demised Premises
                                         pursuant to any Environmental Law.



 


		V.	CONTINUING
                                         OBLIGATIONS AND INDEMNITY



 


		1.	Notwithstanding
                                         the expiration or earlier termination of this Lease, if at any time during Tenant’s
                                         occupancy of the Demised Premises, Tenant has operated an Industrial Establishment, as
                                         that term is defined in ISRA, then Tenant’s shall have a continuing obligation
                                         to pay to Landlord the amount established under this Lease as Rent plus the difference
                                         between such Rent and the fair market rental value of the Demised Premises, if greater
                                         than the established Rent, for the period after expiration or earlier termination of
                                         this Lease until such time as the Tenant obtains and delivers to the Landlord a Negative
                                         Declaration or No Further Action Letter as defined in ISRA, or such other proof, reasonably
                                         satisfactory to the Landlord, that the Property may be sold without violation of ISRA.



 


		2.	Notwithstanding
                                         the expiration or earlier termination of this Lease, if there exists a violation of Environmental
                                         Laws at the Demised Premises which did not exist prior to the date Tenant first took
                                         possession of the Demised Premises or if Tenant has failed to fulfill its obligations
                                         under this Exhibit C, Tenant shall have a continuing obligation to pay to Landlord the
                                         amount established as Rent under this Lease plus the difference between such Rent and
                                         the fair market rental value of the Demised Premises, if greater than the established
                                         Rent, for the period after expiration or earlier termination of this Lease until the
                                         applicable governmental entities confirm, in writing, that the violation of Environmental
                                         Laws has been cured and that Tenant has fulfilled its obligation under Environmental
                                         Laws and under this Exhibit C.



 


		3.	If
                                         a lien shall be filed against the Demised Premises arising in whole or in part out of
                                         (i) any Release of Hazardous Substances by Tenant, or (ii) the violation of Environmental
                                         Laws by Tenant, then Tenant shall pay the claim and remove the lien from the Demised
                                         Premises within thirty (30) days from the date Tenant is given notice of the lien or
                                         within such shorter period of time as may be required if the United States, the State
                                         of New Jersey, or any agency or subdivision of either such entity has commenced steps
                                         to cause the Demised Premises or the Property to be sold pursuant to the lien. Tenant
                                         shall not be responsible for any portion of the lien which is related to a spill, release,
                                         leak or discharge of Hazardous Substances which occurred prior to the date Tenant first
                                         took possession of the Demised Premises. 



 


		4.	Tenant
                                         shall indemnify and hold harmless the Landlord and each mortgagee of the property from
                                         and against any and all liabilities, damages, claims, losses, judgments, causes of action,
                                         costs and expenses (including the reasonable fees and expenses of counsel) which may
                                         be incurred by the Landlord or any such mortgagee relating to or arising out of the Tenant’s
                                         generation, storage, manufacturing, refining, transportation, treatment, disposal, or
                                         other presence of Hazardous Substances on or about the Demised Premises and/or the Property
                                         or any Release of Hazardous Substances by Tenant or the Tenant’s failure to comply
                                         with the provisions of this Exhibit C.



 




    	17



    	 



    

 


COMMENCEMENT
DATE MEMORANDUM


 


THIS
COMMENCEMENT DATE MEMORANDUM, made as of the 12th day of May, 2000, by and between Princeton Corporate Plaza, LLC (“Landlord”)
and RenalTech International, LOLC (“Tenant”).


 


WITNESSETH:


 


WHEREAS,
Landlord and Tenant entered into a lease dated March 9, 2000 (the “Lease”) setting forth the terms of occupancy by
Tenant of a portion of the the building known as 7 Deer Park Drive, Suite K Monmouth Junction, New Jersey (the “Demised
Premises”); and


 


WHEREAS,
the Lease provides the actual Commencement Date shall be May 1, 2000 or the date upon which landlord’s work is substantially
completed; and


 


WHEREAS,
the parties desire to acknowledge delivery by Landlord and receipt by Tenant of the Demised Premises in accordance with the terms
of the Lease and to set forth the Commencement Date and Expiration Date as defined in the Lease.


 


NOW,
THEREFORE, it is agreed that the Commencement Date and Expiration Date are as follows:


 


	COMMENCEMENT
    DATE:	May
    12, 2000
	 	 
	TERMINATION
    DATE:	April 30,
    2000


 


Tenant
acknowledges and agrees that it has unconditionally accepted possession and occupancy of the Demised Premises, except for the
storage space as set forth in paragraph 12.3 of the Lease.


 


IN
WITNESS WHEREOF, Landlord and Tenant have executed this Commencement Date Memorandum as of the date first above written.


 


	WITNESS:	 	LANDLORD
	 	 	Princeton
    Corporate Plaza, L.L.C.
	 	 	By:  Princeton
    Corporate Management
	Corp.,	 	 
	 	 	Managing
    Member
	 	 	 
	 	 	By:	
	 	 	Name:
    Teresa Ryan Kent
	 	 	Title:
    Treasurer
	Date	 	 
	 	 	 
	WITNESS:	 	TENANT
	 	 	RenalTech
    International, LLC
	 	 	 
	 	 	By:	
	 	 	Name:
    Frank Clark
	 	 	Title:
    Vice President
	Date