**EXHIBIT 10.63**

 

**LEASE AGREEMENT**

**(Multi-Tenant Facility)**

 

ARTICLE ONE: **BASICTERMS.**

 

This Article One contains the BasicTerms of this Lease between the Landlord and Tenant named below. Other Articles, Sections and Paragraphs of the Lease referred to in this Article One explain and define the Basic Terms and are to be read in conjunction with the Basic Terms.

 

Section 1.01. **Date of Lease:** October 2,2003 

 

Section 1.02. **Landlord (include legalentity):** Anderson-Tully Company, a Mississippi corporation, 

 

Address of Landlord: 1242 North Second Street, Memphis, Tennessee 38107 

 

 

______________________________________________________________________________________________________________________________ 

 

Section 1.03. **Tenant:**A-F SERVICES, Inc., a Delaware corporation 

 

Address of Tenant: 2555 West 190th Street, Torrance, California 90504, Attention Simon Abuyones 

 

______________________________________________________________________________________________________________________________ 

 

Section 1.04. **Property**: The Property is part of Landlord’s multi-tenant real property development known as Shelby I, 4715 EastShelby Drive, Memphis, Tennessee 38118 and described or depicted in **Exhibit “A”** (the “Project”). The Project includes the land, the buildings and all other improvements located on the land, and the common areasdescribed in Paragraph 4.05(a). The Property is (include street address, approximate square footage and description): **approximately 212,000 square feet at Shelby I, 4715 East Shelby Drive, Memphis, Tennessee, as shown on Exhibit B.**

 

Section 1.05. **Lease Term:** 40 months**beginning on** September 1, 2003, or such other date as is specified in this Lease, and **ending on** December 31, 2006. 

 

Section 1.06. **Permitted Uses**(See Article Five): Office, warehouse and distribution of computers, electronic components or relatedequipment and other uses related to Tenant’s business. 

 

Section 1.07. **Tenant’s Guarantor** (if none, so state): PC Mall, Inc. 

 

Section 1.08. **Broker(s)** (See Article fourteen) (if none, so state): 

 

Landlord’s Broker: CB Richard Ellis Memphis, LLC 

 

Tenant’s Broker: None 

 

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Section 1.09. **Commission payable to Landlord’s Broker** (See Article Fourteen):per separate agreement 

 

Section 1.10.**Initial Security Deposit** (See Section 3.03): None 

 

Section 1.11. **Vehicle Parking Spaces Allocated to Tenant:** (See Section 4.05) _325_ 

 

Section 1.12. **Rent and Other Charges Payable by Tenant:**

 

(a) BASE RENT: for the period September 1, 2003 through December 31, 2003: THIRTY-FOUR THOUSAND SIX HUNDREDSIXTEEN AND 66/100 DOLLARS ($34,616.66) per month; for the period January 1, 2004 through December 31, 2006, FORTY-SEVEN THOUSAND THREE HUNDRED FORTY SIX AND 67/100 DOLLARS ($47,346.67) 

 

(b) OTHER PERIODIC PAYMENTS: (i) Real Property Taxes (See Section 4.02); (ii) Utilities (See Section 4.03);(iii) Insurance Premiums (See Section 4.04); (iv) Tenant’s Pro-Rata Share of Common Area Expenses: 65.23 percent (65.23%) (See Section 4.05); (v) Impounds for Insurance Premiums and Property Taxes ( if required pursuant to Section 4.08); (vi)Maintenance, Repairs and Alterations (See Article Six). 

 

Section 1.13. **Landlord’s Share of Profit on Assignment or Sublease:** (See Section 9.05) Fifty percent (50%) of the profit (the “Landlord’s Share”). 

 

Section 1.14. **Riders:** The following Riders are attached to and made a part of this Lease: (If none,so state) Addendum to Lease Agreement 

 

ARTICLE TWO. **LEASETERM.**

 

Section 2.01. **Lease of Propertyfor Lease Term.** Landlord leases the Property from Landlord to Tenant and Tenant leases the Property from Landlord for the Lease Term. The Lease Term is for the period stated in Section 1.05 above and shall begin and end on the dates specified inSection 1.05 above, unless terminated or extended pursuant to the terms hereof. The “Commencement Date” shall be the date specified in Section 1.05 above for the beginning of the Lease Term. Section 2.02 **Delay in Commencement. N/A**

 

Section 2.03 **Early Occupancy**.**N/A**

 

Section 2.04 **Holding Over.**Tenant shall vacate the Property upon the expiration or earlier termination of this Lease. Tenant shall reimburse Landlord for and indemnify Landlord against all reasonable damages which Landlord incurs from Tenant’s delay in vacating theProperty. If Tenant does not vacate the Property upon the expiration or earlier termination of the Lease and Landlord thereafter accepts rent from Tenant, Tenant’s occupancy of the Property shall be a “month to month” tenancy, subjectto all of the terms of this Lease applicable to a month-to-month tenancy, except that the Base Rent then in effect shall be increased by fifty percent (50%). 

 

ARTICLE THREE: **BASE RENT.**

 

Section 3.01. **Time and Manner of Payment.** Upon execution of this Lease, Tenant shall pay Landlord the Base Rent in the amountstated in Paragraph 1.12(a) above for the first 

 

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month of the Lease Term. On the first day of the second month of the Lease Term and each monththereafter, Tenant shall pay Landlord the Base Rent, in advance, without offset, deduction or prior demand. The Base Rent shall be payable at Landlord’s address or at such other place as Landlord may designate in writing. 

 

Section 3.02 **Cost of Living Increases**. **N/A**

 

Section 3.03. **Security Deposit;Increases.**

 

(a) Upon the execution of thisLease, Tenant shall deposit with Landlord a cash Security Deposit in the amount set forth in Section 1.10 above, if any. Landlord may apply all or part of the Security Deposit to any unpaid rent or other charges due from Tenant or to cure any otherdefaults of Tenant. If Landlord uses any part of the Security Deposit, Tenant shall restore the Security Deposit to its full amount within ten (10) days after Landlord’s written request. Tenant’s failure to do so shall be a materialdefault under this Lease. No interest shall be paid on the Security Deposit. Landlord shall not be required to keep the Security Deposit separate from its other accounts and no trust relationship is created with respect to the Security Deposit.

 

(b) Each time the Base Rent is increased,Tenant shall deposit additional funds with Landlord sufficient to increase the Security Deposit to an amount which bears the same relationship to the adjusted Base Rent as the initial Security Deposit bore to the initial Base Rent. 

 

Section 3.03. **Termination; Advance Payments.** Upontermination of this Lease under Article Seven (Damage or Destruction), Article Eight (Condemnation) or any other termination not resulting from Tenant’s default, and after Tenant has vacated the Property in the manner required by this Lease,Landlord shall refund or credit to Tenant (or Tenant’s successor) the unused portion of the Security Deposit, any advance rent or other advance payments made by Tenant to Landlord, and any amounts paid for real property taxes and other reserveswhich apply to any time periods after termination of the Lease. 

 

ARTICLE FOUR: **OTHER CHARGES PAYABLE BY TENANT.**

 

Section 4.01. **Additional Rent.** All charges payable by Tenant, pursuant to this Article Four other than Base Rent are called “Additional Rent.” Unless this Lease provides otherwise, Tenant shall payall Additional Rent then due with the next monthly installment of Base Rent. The term “rent” shall mean Base Rent and Additional Rent. 

 

Section 4.02. **Property Taxes.**

 

(a) **Real Property Taxes.** Tenant shall pay all real property taxes on the Property (including any fees, taxes or assessmentsagainst, or as a result of, any tenant improvements installed on the Property by or for the benefit of Tenant) during the Lease Term. Subject to Paragraph 4.02(c) and Section 4.08 below, such payment shall be made to the applicable taxing authorityat least ten (10) days prior to the delinquency date of the taxes. Within such ten (10)- 

 

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day period, Tenant shall furnish Landlord with satisfactory evidence that the real property taxes havebeen paid. Landlord shall reimburse Tenant for any real property taxes paid by Tenant covering any period of time prior to or after the Lease Term (except taxes paid under Tenant’s prior Lease of the Project). If Tenant fails to pay the realproperty taxes when due, Landlord may pay the taxes and Tenant shall reimburse Landlord for the amount of such tax payment as Additional Rent. 

 

(b) **Definition of “Real Property Tax.”** “Real Property Tax” means: (i) any fee, license fee, license tax,business license fee, commercial rental tax, levy charge, assessment, penalty or tax imposed by any taxing authority against the Property; (ii) any tax or charge for fire protection, streets, sidewalks, road maintenance, refuse or other servicesprovided to the Property by any governmental agency; (iii) any tax imposed upon this transaction or based upon a re-assessment of the Property due to a change of ownership, as defined by applicable law, or other transfer of all or part ofLandlord’s interest in the Property; and (iv) any charge or fee replacing any tax previously included within the definition of real property tax. “Real property tax” does not, however, include Landlord’s federal or state income,franchise, inheritance, estate taxes or any tax on the Landlord’s right to receive, or the receipt of, rent or income from the Property or against Landlord’s business of leasing the Property. 

 

(c) **Joint Assessment.** If the Property is notseparately assessed from the remainder of the Project, or any portion thereof, Landlord shall reasonably determine Tenant’s share of the real property tax payable by Tenant under Paragraph 4.02(a) from the assessor’s worksheets or otherreasonably available information. Tenant shall pay such share to Landlord within fifteen (15) days after receipt of Landlord’s written statement. 

 

(d) **Personal Property Taxes**. 

 

(i) Tenant shall pay all taxes charged against trade fixtures, furnishings, equipment or any other personal property belonging to Tenant.Tenant shall try to have personal property taxed separately from the Property. 

 

(ii) If any of Tenant’s personal property is taxed with the Property, but only to the extent Tenant does not pay such taxes to the applicable taxing authority pursuant to §4.02(a) above, Tenant shall payLandlord the taxes for the personal property within fifteen (15) days after Tenant receives a written statement from Landlord for such personal property taxes with copies of tax bills setting forth amount of taxes attributable to Tenant’spersonal property. 

 

Section 4.03.**Utilities.** Tenant shall pay, directly to the appropriate supplier, the cost of all natural gas, heat, light, power, sewer service, telephone, water, refuse disposal and other utilities and services supplied to the Property. However, if anyservices or utilities are jointly metered with other property, Landlord shall make a reasonable determination of Tenant’s proportionate share of the cost of such utilities and services and Tenant shall pay such share to Landlord within fifteen(15) days after receipt of Landlord’s written statement. 

 

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Section 4.04. **Insurance Policies.**

 

(a) **Liability Insurance.** During the Lease Term,Tenant shall maintain a policy of commercial general liability insurance (sometimes known as broad form comprehensive general liability insurance) insuring Tenant against liability for bodily injury, property damage (including loss of use ofproperty) and personal injury arising out of the operation, use or occupancy of the Property. Tenant shall name Landlord as an additional insured under such policy. The initial amount of such insurance shall be ONE MILLION DOLLARS ($1,000,000.00)per occurrence and shall be subject to periodic increase based upon inflation, increased liability awards, recommendation of Landlord’s professional insurance advisers and other relevant factors. The liability insurance obtained by Tenant underthis Paragraph 4.04(a) shall (i) be primary and non-contributing; (ii) contain cross-liability endorsements; and (iii) insure Tenant’s performance under Section 5.05, if the matters giving rise to the indemnity under Section 5.05 result fromthe negligence of Tenant. The amount and coverage of such insurance shall not limit Tenant’s liability nor relieve Tenant of any other obligations under this Lease. Landlord may also obtain comprehensive public liability insurance in an amountand with coverage determined by Landlord, in its reasonable discretion insuring Landlord against liability arising out of ownership, operation, use or occupancy of the Property. The policy obtained by Landlord shall not be contributory and shall notprovide primary insurance. 

 

(b) **Property andRental Income Insurance.** During the Lease Term, Landlord shall maintain policies of insurance covering loss of or damage to the Property in the full amount of its replacement value. Such policy shall contain an inflation Guard Endorsement andshall provide protection against all perils included within the classification of fire, extended coverage, vandalism, malicious mischief, special extended perils (all risk), sprinkler leakage and any other perils which Landlord deems reasonablynecessary. Landlord shall have the right to obtain flood and earthquake insurance if required by any lender holding a security interest in the Property. Landlord shall not obtain insurance for Tenant’s fixtures or equipment or buildingimprovements installed by Tenant on the Property. During the Lease Term, Landlord shall also maintain a rental income insurance policy, with loss payable to Landlord, in an amount equal to one (1) year’s Base Rent, plus estimated real propertytaxes and insurance premiums. Tenant shall be liable for the payment of any deductible amount under Landlord’s or Tenant’s insurance policies maintained pursuant to this Section 4.04, in an amount not to exceed TWENTY THOUSAND DOLLARS($20,000.00). Tenant shall not do or permit anything to be done which invalidates any such insurance policies. 

 

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(c) **Payment of Premiums.**Subject to Section 4.08, Tenant shall pay all premiumsfor the insurance policies described in Paragraphs 4.04(a) and (b) (whether obtained by Landlord or Tenant) within fifteen (15) days after Tenant’s receipt of a copy of the premium statement or other evidence of the amount due, except Landlordshall pay all premiums for non-primary comprehensive public liability insurance which Landlord elects to obtain as provided in Paragraph 4.04(a). If insurance policies maintained by Landlord cover improvements on real property other than theProperty, Landlord shall deliver to Tenant a statement of the premium applicable to the Property showing in reasonable detail how Tenant’s share of the premium was computed. If the Lease Term expires before the expiration of an insurance policymaintained by Landlord, Tenant shall be liable for Tenant’s prorated share of the insurance premiums. Before the Commencement Date, Tenant shall deliver to Landlord a copy of any policy of insurance which Tenant is required to maintain underthis Section 4.04. At least thirty (30) days prior to the expiration of any such policy, Tenant shall deliver to Landlord a renewal of such policy. As an alternative to providing a policy of insurance, Tenant shall have the right to provide Landlorda certificate of insurance, executed by an authorized officer of the insurance company, showing that the insurance which Tenant is required to maintain under this Section 4.04 is in full force and effect and containing such other information whichLandlord reasonably requires. 

 

(d) **GeneralInsurance Provisions**. 

 

(i) Any insurancewhich Tenant is required to maintain under this Lease shall include a provision which requires the insurance carrier to give Landlord not less than thirty (30) days’ written notice prior to any cancellation or modification of such coverage.

 

(ii) If Tenant fails to deliver a policy,certificate or renewal to Landlord required under this Lease within the prescribed time period or if any such policy is cancelled or modified during the Lease Term without Landlord’s consent, Landlord may obtain such insurance, in which caseTenant shall reimburse Landlord for the cost of such insurance within fifteen (15) days after receipt of a statement that indicates the cost of such insurance. 

 

(iii) Any insurance required to be provided by Tenant under this Section 4.04 may be provided by blanket or umbrella coverage coveringTenant’s operations at the Property as well as at other locations; provided that all coverage amounts required under this Section 4.04 shall remain available at all times for coverage of claims related to the Property or Tenant’s operationthereon. Tenant shall maintain all insurance required under this Lease with companies holding a “General Policy Rating” of A-12 or better, as set forth in the most current issue of “Best Key Rating Guide”. Landlord and Tenantacknowledge the insurance markets are rapidly changing and that insurance in the form and amounts described in this Section 4.04 may not be available in the future. Tenant acknowledges that the insurance described in this Section 4.04 is for theprimary benefit of Landlord. If at any time during the Lease Term, Tenant is unable to 

 

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maintain the insurance required under the Lease, Tenant shall nevertheless maintain insurance coveragewhich is customary and commercially reasonable in the insurance industry for Tenant’s type of business, as that coverage may change from time to time. Landlord makes no representation as to the adequacy of such insurance to protectLandlord’s or Tenant’s interests. Therefore, Tenant shall obtain any such additional property or liability insurance which Tenant deems necessary to protect Landlord and Tenant. 

 

(iv) Unless prohibited under any applicable insurance policies maintained, Landlord and Tenant each herebywaive any and all rights of recovery against the other, or against the officers, employees, agents or representatives of the other, for loss of or damage to its property or the property of others under its control, if such loss or damage is coveredby any insurance policy in force (whether or not described in this Lease) at the time of such loss or damage. Upon obtaining the required policies of insurance, Landlord and Tenant shall give notice to the insurance carriers of this mutual waiver ofsubrogation. 

 

Section 4.05. **Common Areas:Use, Maintenance and Costs.**

 

(a) **CommonAreas.** As used in this Lease, “Common Areas” shall mean all areas within the Project which are available for the common use of tenants of the Project and which are not leased or held for the exclusive use of Tenant or other tenants,including, but not limited to, parking areas, driveways, sidewalks, loading areas, access roads, corridors, landscaping and planted areas. Landlord, from time to time but subject to compliance with all applicable zoning and land use regulations,ordinances or requirements, may change the size, location, nature and use of any of the Common Areas, convert Common Areas into leasable areas, construct additional parking facilities (including parking structures) in the Common Areas, and increaseor decrease Common Area land and/or facilities Tenant acknowledges that such activities may result in an increase or decrease in Common Area Land or facilities. Tenant acknowledges that such activities may result in inconvenience to Tenant. Suchactivities are permitted if they do not materially affect Tenant’s use of the Property. Common Areas shall also include the Property’s share of the Project’s share of landscape maintenance and street sweeping expenses for SouthpointIndustrial Park. The Project’s share of landscape maintenance and street sweeping expenses for Southpoint Industrial Park is currently approximately 6.09%. 

 

(b) **Use of Common Areas.**Tenant shall have the nonexclusive right (in common with other tenants and all others to whom Landlordhas granted or may grant such rights) to use the Common Areas for the purposes intended, subject to such reasonable rules and regulations as Landlord may establish from time to time. Tenant shall abide by such rules and regulations and shall use itsbest effort to cause others who use the Common Areas with Tenant’s express or implied permission to abide by Landlord’s rules and regulations. At any time, Landlord may close any Common Areas to perform any acts in the Common Areas as, inLandlord’s judgment, are desirable to improve the Project. Tenant shall not interfere with the rights of Landlord, other tenants or any other person entitled to use the Common Areas. 

 

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(c) **Specific Provision re: Vehicle Parking.** Tenant shall be entitled to use thenumber of vehicle parking spaces in the Project allocated to Tenant in Section 1.11 of the Lease without paying any additional rent. Tenant’s parking shall not be reserved, shall be located adjacent to the Property and shall be limited tovehicles no larger than standard size automobiles or pickup utility vehicles. Tenant shall not cause large trucks or other large vehicles to be parked within the Project or on the adjacent public streets. Temporary parking of large delivery vehiclesin the Project may be permitted by the rules and regulations established by Landlord. Vehicles shall be parked only in striped parking spaces and not in driveways, loading areas or other locations not specifically designated for parking. Handicappedspaces shall only be used by those legally permitted to use them. If Tenant knowingly permits use by its employees or invitees of parking spaces in excess of the number set forth in Section 1.11 of this Lease, and such excess parking persists formore than ten (10) days after written notice thereof from Landlord, such conduct shall be a material breach of this Lease. In such event, in addition to Landlord’s other remedies under the Lease, Tenant shall pay a daily charge determined byLandlord for each such additional vehicle if Landlord can reasonably demonstrate that vehicles being parked in the parking area of the Project on a recurring basis and belong to Tenant or to one of Tenant’s employees or invitees. 

 

(d) **Maintenance of Common Areas.** Landlord shallmaintain the Common Areas in good order, condition and repair (including snow removal) and shall operate the Project, in Landlord’s sole discretion, as a first-class industrial/commercial real property development. Tenant shall payTenant’s pro rata share (as determined below) of all costs incurred by Landlord for the operation and maintenance of the Common Areas. Common Area costs include, but are not limited to, costs and expenses for the following: gardening andlandscaping; snow removal; utilities, water and sewage charges; maintenance of signs (other than tenants’ signs); premiums for liability, property damage, fire and other types of casualty insurance on the Common Areas and all Common Areaimprovements; all property taxes and assessments levied on or attributable to the Common Areas and all Common Area improvements; all personal property taxes levied on or attributable to personal property used in connection with the Common Areas;rental or lease payments paid by Landlord for rented or leased personal property used in the operation or maintenance of the Common Areas; fees for required licenses and permits; repairing, resurfacing, repaving, maintaining, painting, lighting,cleaning, refuse removal, security and similar items; reasonable reserves for roof replacement and exterior painting and other appropriate reserves; and a reasonable allowance to Landlord for Landlord’s supervision of the Common Areas whichshall be fixed for the term of this lease at six cents ($.06) per square foot 

 

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per year payable in the same manner as other items composing Additional Rent. Landlord may cause any orall of such services to be provided by third parties and the cost of such services shall be included in Common Area Costs; provided however, that if any such services are provided by affiliates or subsidiaries of Landlord, the cost of such servicesto be included in Common Area maintenance costs shall be limited to the cost for obtaining such services if rendered by unaffiliated third parties on a competitive basis (based upon a standard of similar buildings in the general area of theProperty.) Common Area costs shall not include depreciation of real property which forms part of the Common Areas, marketing or leasing commission costs, attorneys’ fees or other expenses incurred in connection with negotiations or disputeswith present or prospective tenants (except Tenant) of the Project. 

 

(e) **Tenant’s Share and Payment.** Tenant shall pay Tenant’s annual pro rata share of all Common Area costs (prorated for any fractional month) as set forth in this Section 4.05(e) . Tenant’s prorata share has been calculated by dividing the square foot area of the Property, as set forth in Section 1.04 of the Lease, by the aggregate square foot area of the Project which is leased or held for lease by tenants. Tenant’s pro rata shareis set out in Paragraph 1.12(b). Landlord represents and warrants to Tenant that Tenant’s Prorata Share as set forth in Section 1.12(b) above is true and correct and has been calculated in accordance with IRAM standards in effect as of the dateof this Lease. Landlord shall estimate in advance and charge to Tenant as Common Area costs, all real property taxes for which Tenant is liable under Section 4.02 of the Lease, all insurance premiums for which Tenant is liable under Section 4.04 ofthe Lease, all maintenance and repair costs for which Tenant is liable under Section 6.04 of the Lease, and all other Common Area costs payable by Tenant hereunder. Such statements of estimated Common Area costs shall be delivered monthly, andTenant shall pay such installments of estimated Common Area costs on a monthly basis. Landlord may adjust such estimates of estimated Common Area costs based upon Landlord’s experience and reasonable anticipation of costs not more often thantwice per year. Such adjustments shall be effective as of the next rent payment date after notice to Tenant. Within sixty (60) days after the end of each calendar year of the Lease Term, Landlord shall deliver to Tenant a statement prepared inaccordance with generally accepted accounting principles setting forth, in reasonable detail, the Common Area costs paid or incurred by Landlord during the preceding calendar year and Tenant’s pro rata share. Upon receipt of such statement,there shall be an adjustment between Landlord and Tenant, with payment to or credit given by Landlord (as the case may be) so that Landlord shall receive the entire amount of Tenant’s share of such costs and expenses for such period. Anyfurther payment due to Landlord shall be due and payable with tenant’s next monthly payment of Base Rent. In the event that Tenant is entitled to a credit, such credit may be offset against Tenant’s next monthly rental payment. 

 

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Section 4.06. **Late Charges.** Tenant’s failure to pay rent promptly may causeLandlord to incur unanticipated costs. The exact amount of such costs are impractical or extremely difficult to ascertain. Such costs may include, but are not limited to, processing and accounting charges and late charges which may be imposed onLandlord by any ground lease, mortgage or trust deed encumbering the Property. Therefore, if Landlord does not receive any rent payment within ten (10) days after it becomes due, Tenant shall pay to Landlord a late charge equal to three percent(3.0%) of the overdue amount. The parties agree that such late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of such late payment. 

 

Section 4.07. **Interest on Past Due Obligations.** Any amount owed by Tenant to Landlord which is notpaid within ten (10) days after its due date shall bear interest at the rate of fifteen percent (15%) per annum from the due date of such amount. However, interest shall not be payable on late charges to be paid by Tenant under this Lease. Thepayment of interest on such amounts shall not excuse or cure any default by Tenant under this Lease. If the interest rate specified in this Lease is higher than the rate permitted by law, the interest rate is hereby decreased to the maximum legalinterest rate permitted by law. 

 

Section 4.08.**Impounds for Insurance Premiums and Real Property Taxes.** If requested by any ground lessor or lender to whom Landlord has granted a security interest in the Property, or if Tenant is more than ten (10) days late in the payment of rent morethan once in any consecutive twelve (12) month period, Tenant shall pay Landlord a sum equal to one-twelfth (1/12) of the annual real property taxes and insurance premiums payable directly by Tenant under this Lease, together with each payment ofBase Rent. Landlord shall hold such payments in a non-interest bearing impound account and shall apply such amounts to payment of such property taxes or insurance premiums prior to the due date thereof. If unknown, Landlord shall reasonably estimatethe amount of real property taxes and insurance premiums when due. Tenant shall pay any deficiency of funds in the impound account to any obligation then due under this Lease. 

 

ARTICLE FIVE: **USE OF PROPERTY.**

 

****Section 5.01. **Permitted Uses.** Tenant may use the Property only for the Permitted Uses setforth in Section 1.06 above. 

 

Section 5.02.**Manner of Use.** Tenant shall not cause or permit the Property to be used in any way which constitutes a violation of any law, ordinance, or governmental regulation or order, which annoys or interferes with the rights of other tenants of theProject, or which constitutes a nuisance or waste. Tenant shall obtain and pay for all permits, including a Certificate of Occupancy, required for Tenant’s occupancy of the Property and shall promptly take all actions necessary to comply withall applicable statutes, ordinances, rules, regulations, 

 

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orders and requirements regulating the use by Tenant of the Property, including the Occupational Safety and Health Act. Landlord represents and warrants toTenant that the Property, as of the date on which Tenant first commenced occupancy of the Property under the prior lease, complied with all applicable statutes, ordinances, rules, regulations, orders and requirements applicable thereto. Tenantaccepts the property in its current condition and acknowledges that Landlord shall have no liability for ensuring compliance with the Americans with Disabilities Act (“ADA”) for the interior of the Property or any of Tenant’simprovements. Landlord shall maintain all exterior and common elements in compliance with ADA. 

 

Section 5.03. **Hazardous Materials.** As used in this Lease, the term “Hazardous Material” means any flammable items, explosives, radioactive materials, hazardous or toxicsubstances, material or waste or related materials, included in the definition of “hazardous substances”, “hazardous wastes”, “hazardous materials” or “toxic substances” now or subsequently regulated under anyapplicable federal, state or local laws or regulations, including, without limitation petroleum-based products, paints, solvents, lead, cyanide, DDT, printing inks, acids, pesticides, ammonia compounds and other chemical products, asbestos, PCBs andsimilar compounds, and including any different products and materials which are subsequently found to have adverse effects on the environment or the health and safety of persons. Tenant shall not cause or permit any Hazardous Material to begenerated, produced, brought upon, used, stored, treated or disposed of in or about the Property by Tenant, its agents, employees, contractors, sublessees other than in the ordinary course of Tenant’s business and in strict compliance with allapplicable Hazardous Materials rules, regulations and laws without the prior written consent of Landlord. Landlord shall be entitled to take into account such other factors or facts as Landlord may reasonably determine to be relevant in determiningwhether to grant or withhold consent to Tenant’s proposed activity with respect to Hazardous Material. In no event, however, shall Landlord be required to consent to the installation or use of any storage tanks on the Property. 

 

Section 5.04. **Signs and Auctions.** Tenant shall notplace any signs on the Property without Landlord’s prior written consent. Tenant shall obtain all necessary permits and governmental approval for operation of any retail sales or auctions on the Property. 

 

Section 5.05. **Indemnity.** Tenant shall indemnifyLandlord against and hold Landlord harmless from any and all costs, claims or liability arising from: (a) Tenant’s use of the Property; (b) the conduct of Tenant’s business or anything else done or permitted by Tenant to be done in orabout the Property, including any contamination of the Property or any other property resulting from the presence or use of Hazardous Material caused or permitted by Tenant; (c) any breach or default in the performance of Tenant’s obligationsunder this Lease; or (d) any misrepresentation or breach of warranty by Tenant under this Lease; (e) other negligent acts or 

 

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omissions of Tenant. Tenant shall defend Landlord against any such cost, claim or liability at Tenant’s expense with counsel reasonably acceptable toLandlord or, at Landlord’s election, Tenant shall reimburse Landlord for any reasonable legal fees or costs incurred by Landlord in connection with any such claim. As a material part of the consideration to Landlord, Tenant assumes all risk ofdamage to property or injury to persons in or about the Property arising from any cause, other than Landlord’s gross negligence or intentional misconduct and Tenant hereby waives all claims in respect thereof against Landlord, except for anyclaim arising out of Landlord’s gross negligence or willful misconduct. As used in this Section, the term “Tenant” shall include Tenant’s employees, agents, contractors and invitees, if applicable. 

 

Section 5.06. **Landlord’s Access.** Landlord or itsagents may enter the Property at all reasonable times to show the Property to potential buyers, investors or tenants or other parties; to do any other act or to inspect and conduct tests in order to monitor Tenant’s compliance with allapplicable environmental laws and all laws governing the presence and use of Hazardous Material; or for any other purpose Landlord deems necessary. Landlord shall give Tenant not less than 24 hours prior notice of such entry, except in the case ofan emergency. Landlord may place customary “For Sale” or “For Lease” signs on the Property. 

 

Section 5.07. **Quiet Possession.** If Tenant pays the rent and complies with all other terms of this Lease, Tenant may occupy andenjoy the Property for the full Lease Term, subject to the provisions of this Lease. 

 

ARTICLE SIX: **CONDITION OF PROPERTY; MAINTENANCE, REPAIRS AND ALTERATIONS**

 

Section 6.01. **Existing Conditions.** Tenant accepts the Property in its condition as of the execution of the Lease, subject to allrecorded matters, laws, ordinances, and governmental regulations and orders. Except as provided herein, Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation as to the condition of the Property or thesuitability of the Property for Tenant’s intended use. Tenant represents and warrants that Tenant has made its own inspection of and inquiry regarding the condition of the Property and is not relying on any representations of Landlord or anyBroker with respect thereto. If Landlord or Landlord’s Broker has provided a Property Information Sheet or other Disclosure Statement regarding the Property, a copy is attached as an exhibit to the Lease. 

 

Section 6.02. **Exemption of Landlord from Liability.**Landlord shall not be liable for any damage or injury to the person, business (or any loss of income therefrom), goods, wares, merchandise or other property of Tenant, Tenant’s employees, invitees, customers or any other person in or aboutthe Property, whether such damage or injury is caused by or results from: (a) fire, steam, electricity, water, gas or rain; (b) the breakage, leakage, obstruction or other defects 

 

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of pipes, sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures or any other cause; (c) conditions arising in or about the Propertyor upon other portions of the Project, or from other sources or places; or (d) any act or omission of any other tenant of the Project. Landlord shall not be liable for any such damage or injury even though the cause of or the means of repairing suchdamage or injury are not accessible to Tenant. The provisions of this Section 6.02 shall not, however, exempt Landlord from liability for Landlord’s gross negligence or willful misconduct. 

 

Section 6.03. **Landlord’s Obligations.**

 

(a) Except as provided in Article Seven (Damage orDestruction) and Article Eight (Condemnation), Landlord shall keep the following in good order, condition and repair: the foundations, exterior walls and roof of the Property (including painting the exterior surface of the exterior walls of theProperty not more than once every five (5) years, if necessary, and all components of electrical, mechanical, plumbing, heating and air conditioning systems and facilities located in the Property which are concealed or used in common by tenants ofthe Project. However, Landlord shall not be obligated to maintain or repair windows, doors, plate glass or the interior surfaces of exterior walls. Landlord shall make repairs under this Section 6.03 within a reasonable time after receipt of writtennotice from Tenant of the need for such repairs. 

 

(b) Tenant shall pay or reimburse Landlord for all costs Landlord incurs under Paragraph 6.03(a) above as Common Area costs as provided for in Section 4.05 of the Lease. Tenant waives the benefit of any statute in effect now or in thefuture which might give Tenant the right to make repairs at Landlord’s expense or to terminate this Lease due to Landlord’s failure to keep the Property in good order, condition and repair. 

 

Section 6.04. **Tenant’s Obligations.**

 

(a) Except as provided in Section 6.03(a) above, ArticleSeven (Damage Destruction) and Article Eight (Condemnation), Tenant shall keep all portions of the Property (including, nonstructural, interior, exterior, and landscaped areas, portions, systems and equipment) in good order, condition and repair(including interior repainting and refinishing, as needed). If any portion of the Property or any system or equipment in the Property which Tenant is obligated to repair cannot be fully repaired or restored, Tenant shall promptly replace suchportion of the Property or system or equipment or equipment in the Property, and provided however if the benefit or useful life of such replacement extends beyond the Lease Term (as such term may be extended by exercise of any options), the usefullife of such replacement shall be prorated over the remaining portion of the Lease Term (as extended), and Tenant shall be liable only for that portion of the cost which is applicable to the Lease Term (as extended). Tenant shall maintain apreventive maintenance contract providing for the regular inspection and maintenance of the 

 

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heating and air conditioning system by a licensed heating and air conditioning contractor. If any part of the Property is damaged by any act or omission ofTenant, Tenant shall pay Landlord the cost of repairing or replacing such damaged property, whether or not Landlord would otherwise be obligated to pay the cost of maintaining or repairing such property. It is the intention of Landlord and Tenantthat at all times Tenant shall maintain the portions of the Property which Tenant is obligated to maintain in an attractive, first-class and fully operative condition. 

 

(b) Tenant shall fulfill all of Tenant’s obligations under this Section 6.04, at Tenant’s soleexpense. If Tenant fails to maintain, repair or replace the Property as required by this Section 6.04, Landlord may, upon ten (10) days’ prior notice to Tenant (except that no notice shall be required in the case of an emergency), enter theProperty and perform such maintenance or repair (including replacement, as needed) on behalf of Tenant. In such case, Tenant shall reimburse Landlord for all costs reasonably incurred in performing such maintenance or repair immediately upon demand.

 

Section 6.05. **Alterations, Additions, andImprovements.**

 

(a) Tenant shall not makeany alterations, additions, or improvements to the Property without Landlord’s prior written consent, except for non-structural alterations which do not exceed Ten Thousand Dollars ($10,000.00) in cost cumulatively over the Lease Term and whichare not visible from the outside of any building of which the Property is part. Landlord may require Tenant to provide demolition and/or lien and completion bonds in form and amount satisfactory to Landlord. Tenant shall promptly remove anyalterations, additions, or improvements constructed in violation of this Paragraph 6.05(a) upon Landlord’s written request. All alterations, additions, and improvements shall be done in a good and workmanlike manner, in conformity with allapplicable laws and regulations, and by a contractor approved by Landlord. Upon completion of any such work, Tenant shall provide Landlord with “as built” plans, copies of all construction contracts, and proof of payment for all labor andmaterials. 

 

(b) Tenant shall pay when due allclaims for labor and material furnished to the Property. Tenant shall give Landlord at least twenty (20) days’ prior written notice of the commencement of any work on the Property, regardless of whether Landlord’s consent to such work isrequired. Landlord may elect to record and post notices of non-responsibility on the Property. 

 

Section 6.06. **Condition upon Termination.** Upon the termination of the Lease, Tenant shall surrender the Property to Landlord, broom clean and in the same condition as received except forordinary wear and tear which Tenant was not otherwise obligated to remedy under any provision of this Lease. However, Tenant shall not be obligated to repair any damage which Landlord is required to repair under Article Seven (Damage orDestruction). In addition, Landlord may require Tenant to remove any alterations, additions or improvements (whether or 

 

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not made with Landlord’s consent) prior to the expiration of the Lease and to restore the Property to its prior condition, all at Tenant’s expense.All alterations, additions and improvements which Landlord has not required Tenant to remove shall become Landlord’s property and shall be surrendered to Landlord upon the expiration or earlier termination of the Lease, except that Tenant mayremove any of Tenant’s furniture, fixtures, machinery or equipment which can be removed without material damage to the Property. Tenant shall repair, at Tenant’s expense, any damage to the Property caused by the removal of any suchmachinery or equipment. In no event, however, shall Tenant remove any of the following materials or equipment (which shall be deemed Landlord’s property) without Landlord’s prior written consent; any power wiring or power panels; lightingor lighting fixtures; wall coverings; drapes, blinds or other window coverings; carpets or other floor coverings; heaters, air conditioners or any other heating or air conditioning equipment; fencing or security gates; or other similar buildingoperating equipment and decorations. 

 

**ARTICLE SEVEN: DAMAGEOR DESTRUCTION**

 

Section 7.01. **PartialDamage to Property**. 

 

(a) Tenant shallnotify Landlord in writing immediately upon the occurrence of any material damage to the Property. If the Property is only partially damaged (i.e., less than fifty percent (50%) of the Property is untenantable as a result of such damage or less thanfifty percent (50%) of Tenant’s operations are materially impaired) and if the proceeds received by Landlord from the insurance policies described in Paragraph 4.04(b) are sufficient to pay for the necessary repairs, this Lease shall remain ineffect and Landlord shall repair the damage as soon as reasonably possible. Landlord may elect (but is not required) to repair any damage to Tenant’s fixtures, equipment, or improvements. 

 

(b) If the insurance proceeds received by Landlord are notsufficient to pay the entire cost of repair, or if the cause of the damage is not covered by the insurance policies which Landlord maintains under Paragraph 4.04(b), Landlord may elect either to (i) repair the damage as soon as reasonably possible,in which case this Lease shall remain in full force and effect, or (ii) terminate this Lease as of the date the damage occurred. Landlord shall notify Tenant within thirty (30) days after receipt of notice of the occurrence of the damage whetherLandlord elects to repair the damage or terminate the Lease. If Landlord elects to terminate the Lease, Tenant may elect to continue this Lease in full force and effect, in which case Tenant shall repair any damage to the Property and any buildingin which the Property is located. Tenant shall pay the cost of such repairs, except that upon satisfactory completion of such repairs, Landlord shall deliver to Tenant any insurance proceeds received by Landlord for the damage repaired by Tenant.Tenant shall give Landlord written notice of such election within ten (10) days after receiving Landlord’s termination notice. 

 

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(c) If the damage to the Property occurs during the last six (6) months of the Lease Termand such damage will require more than thirty (30) days to repair, either Landlord or Tenant may elect to terminate this Lease as of the date the damage occurred, regardless of the sufficiency of any insurance proceeds. The party electing toterminate this Lease shall give written notification to the other party of such election within thirty (30) days after Tenant’s notice to Landlord of the occurrence of the damage. 

 

Section 7.02. **Substantial or Total Destruction.** If the Property is substantially or totally destroyedby any cause whatsoever (i.e., the damage to the Property is greater than partial damage as described in Section 7.01), and regardless of whether Landlord receives any insurance proceeds, this Lease shall terminate as of the date the destructionoccurred. Notwithstanding the preceding sentence, if the Property can be rebuilt within six (6) months after the date of destruction, Landlord may elect to rebuild the Property at Landlord’s own expense, in which case this Lease shall remain infull force and effect. Landlord shall notify Tenant of such election within thirty (30) days after Tenant’s notice of the occurrence of total or substantial destruction. If Landlord so elects, Landlord shall rebuild the Property atLandlord’s sole expense, except that if the destruction was caused by an act or omission of Tenant, Tenant shall pay Landlord the difference between the actual cost of rebuilding and any insurance proceeds received by Landlord. 

 

Section 7.03. **Temporary Reduction of Rent.**If theProperty is partially, substantially or totally destroyed or damaged and Landlord or Tenant repairs or restores the Property pursuant to the provisions of this Article Seven, any rent payable during the period of such damage, repair and/orrestoration shall be reduced according to the degree, if any, to which Tenant’s use of the Property is impaired. However, the reduction shall not exceed the sum of one year’s payment of Base Rent, insurance premiums and real propertytaxes. Except for such possible reduction in Base Rent, insurance premiums and real property taxes, Tenant shall not be entitled to any compensation, reduction, or reimbursement from Landlord as a result of any damage, destruction, repair, orrestoration of or to the Property. 

 

Section7.04. **Waiver.**Tenant waives the protection of any statute, code or judicial decision which grants a tenant the right to terminate a lease in the event of the substantial or total destruction of the leased property. Tenant agrees that theprovisions of Section 7.02 above shall govern the rights and obligations of Landlord and Tenant in the event of any substantial or total destruction to the Property. 

 

**ARTICLE EIGHT: CONDEMNATION**

 

If all or any portion of the Property is taken under the power of eminent domain or sold under the threat of that power (all of whichare called “Condemnation”), this Lease shall 

 

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terminate as to the part taken or sold on the date the condemning authority takes title or possession, whichever occurs first. If more than twenty percent(20%) of the floor area of the Property, or such other portion of the parking or loading areas or accessways that directly service Tenant’s operations so as to materially impair Tenant’s use of the Premises for its intended use, is taken,either Landlord or Tenant may terminate this Lease as of the date the condemning authority takes title or possession, by delivering written notice to the other within ten (10) days after receipt of written notice of such taking (or in the absence ofsuch notice, within ten (10) days after the condemning authority takes title or possession). If neither Landlord nor Tenant terminates this Lease, this Lease shall remain in effect as to the portion of the Property not taken, except that the BaseRent and Additional Rent shall be reduced in proportion to the reduction in the floor area of the Property or impairment of Tenant’s use thereof. Any Condemnation award or payment shall be distributed in the following order: (a) first, to anyground lessor, mortgagee or beneficiary under a deed of trust encumbering the Property, the amount of its interest in the Property; (b) second, to Tenant, only the amount of any award specifically designated for loss of or damage to Tenant’strade fixtures or removable personal property; and (c) third, to Landlord, the remainder of such award, whether as compensation for reduction in the value of the leasehold, the taking of the fee, or otherwise. If this Lease is not terminated,Landlord shall repair any damage to the Property caused by the Condemnation, except that Landlord shall not be obligated to repair any damage for which Tenant has been reimbursed by the condemning authority. If the severance damages received byLandlord are not sufficient to pay for such repair, Landlord shall have the right to either terminate this Lease or make such repair at Landlord’s expense. 

 

**ARTICLE NINE: ASSIGNMENT AND SUBLETTING**

 

Section 9.01. **Landlord’s Consent Required.** No portion of the Property or of Tenant’s interest in this Lease may beacquired by any other person or entity, whether by sale, assignment, mortgage, sublease, transfer, operation of law, or act of Tenant, without Landlord’s prior written consent, except as provided in Section 9.02 below. Landlord has the right togrant or withhold its consent as provided in Section 9.05 below. Any attempted transfer without consent shall be void and shall constitute a non-curable breach of this Lease. If Tenant is a partnership, any cumulative transfer of more than twentypercent (20%) of the partnership interests shall require Landlord’s consent. Subject to Section 9.02 below, Tenant is a corporation, any change in the ownership of a controlling interest of the voting stock of the corporation shall requireLandlord’s consent. 

 

Section 9.02.**Tenant Affiliate.** Tenant may assign this Lease or sublease the Property, without Landlord’s consent, to any corporation which controls, is controlled by or is under 

 

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common control with Tenant, or to any corporation resulting from the merger of or consolidation with Tenant (“Tenant’s Affiliate”). In suchcase, any Tenant’s Affiliate shall assume writing all of Tenant’s obligations under this Lease. 

 

Section 9.03. **No Release of Tenant.** No transfer permitted by this Article Nine, whether with or without Landlord’s consent,shall release Tenant or change Tenant’s primary liability to pay the rent and to perform all other obligations of Tenant under this Lease. Landlord’s acceptance of rent from any other person is not a waiver of any provision of this ArticleNine. Consent to one transfer is not a consent to any subsequent transfer. If Tenant’s transferee defaults under this Lease, Landlord may proceed directly against Tenant without pursuing remedies against the transferee. Landlord may consent tosubsequent assignments or modifications of this Lease by Tenant’s transferee, without notifying Tenant or obtaining its consent. Such action shall not relieve Tenant’s liability under this Lease provided however, that if any amendment ormodification of the Lease entered into without Tenant’s consent increases the obligations or liabilities of Tenant hereunder, such amendment or modification shall not be enforceable against Tenant. 

 

Section 9.04. **Offer to Terminate.** If Tenant desires toassign the Lease or sublease the Property, Tenant shall have the right to offer, in writing, to terminate the Lease as of a date specified in the offer. If Landlord elects in writing to accept the offer to terminate within twenty (20) days afternotice of the offer, the Lease shall terminate as of the date specified and all the terms and provisions of the Lease governing termination shall apply. If Landlord does not so elect, the Lease shall continue in effect until otherwise terminated andthe provisions of Section 9.05 with respect to any proposed transfer shall continue to apply. 

 

Section 9.05. **Landlord’s Consent.**

 

(a) Tenant’s request for consent to any transfer described in Section 9.01 shall set forth in writing the details of the proposed transfer, including the name, business and financialcondition of the prospective transferee, financial details of the proposed transfer (e.g., the term of and the rent and security deposit payable under any proposed assignment or sublease). Upon Landlord’s request, Tenant shall provide any otherinformation Landlord deems reasonably relevant. Landlord shall have the right to withhold consent, if reasonable, or to grant consent, based on the following factors: (i) the business of the proposed assignee or subtenant and the proposed use of theProperty: (ii) the net worth and financial reputation of the proposed assignee or subtenant: (iii) Tenant’s compliance with all of its obligations under the Lease: and (iv) such other factors as Landlord may reasonably deem relevant. Iflandlord objects to a proposed assignment solely because of the net worth and/or financial reputation of the proposed assignee, Tenant may nonetheless sublease (but not assign), all or a portion of the Property to the proposed transferee, but onlyon the other terms of the proposed transfer. 

 

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(b) If Tenant assigns or subleases, the following shall apply: 

 

(i) Tenant shall pay to Landlord as Additional Rent underthe Lease the Landlord’s Share (stated in Section 1.13) of the Profit (defined below) on such transaction as and when received by Tenant, unless Landlord gives written notice to Tenant and the assignee or subtenant that Landlord’s Shareshall be paid by the assignee or subtenant to Landlord directly. The “Profit” means (A) all amounts paid to Tenant for such assignment or sublease, including “key” money, monthly rent in excess of the monthly rent payable underthe Lease, and all fees and other consideration paid for the assignment or sublease, including fees under any collateral agreements, less (B) costs and expenses directly incurred by Tenant in connection with the execution and performance of suchassignment or sublease, including real estate broker’s commissions and legal fees, costs of renovation or construction of tenant improvements required under such assignment or sublease. Tenant is entitled to recover such cost and expensesbefore Tenant is obligated to pay the Landlord’s Share to Landlord. The Profit in the case of a sublease of less than all the Property is the rent allocable to the subleased space as a percentage on a square footage basis. 

 

(ii) Tenant shall provide Landlord a written statementcertifying all amounts to be paid from any assignment or sublease of the Property within thirty (30) days after the transaction documentation is signed, and Landlord may inspect Tenant’s books and records to verify the accuracy of suchstatement. On written request, Tenant shall promptly furnish to Landlord copies of all the transaction documentation, all of which shall be certified by Tenant to be complete, true and correct. Landlord’s receipt of Landlord’s Share shallnot be consent to any further assignment or subletting. The breach of Tenant’s obligation under this Paragraph 9.05(b) shall be a material default of the Lease. 

 

Section 9.06. **No Merger.** No merger shall result from Tenant’s sublease of the Property underthis Article Nine, Tenant’s surrender of this Lease or the termination of this Lease in any other manner. In any such event, Landlord may terminate any or all subtenancies or succeed to the interest of Tenant as sublandlord under any or allsubtenancies. 

 

ARTICLE TEN: **DEFAULTS; REMEDIES**

 

Section 10.01. **Covenants andConditions**. Tenant’s performance of each of Tenant’s obligations under this Lease is a condition as well as a covenant. Tenant’s right to continue in possession of the Property is conditioned upon such performance. Time is of theessence in the performance of all covenants and conditions. 

 

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Section 10.02. **Defaults**. Tenant shall be in material default under this Lease:

 

(a) If Tenant abandons the Property or ifTenant’s vacation of the Property results in the cancellation of any insurance described in Section 4.04; 

 

(b) If Tenant fails to pay rent or any other charge within ten (10) days after such payment is due; 

 

(c) If Tenant fails to perform any of Tenant’snon-monetary obligations under this Lease for a period of thirty (30) days after written notice from Landlord; provided that if more than thirty (30) days are required to complete such performance, Tenant shall not be in default if Tenant commencessuch performance within the thirty (30)-day period and thereafter diligently pursues its completion. However, Landlord shall not be required to give such notice if Tenant’s failure to perform constitutes a non-curable breach of this Lease. Thenotice required by this Paragraph is intended to satisfy any and all notice requirements imposed by law on Landlord and is not in addition to any such requirement. 

 

(d)(i) If Tenant makes a general assignment or general arrangement for the benefit of creditors; (ii) if apetition for adjudication of bankruptcy or for reorganization or rearrangement is filed by or against Tenant and is not dismissed within thirty (30) days; (iii) if a trustee or receiver is appointed to take possession of substantially all ofTenant’s assets located at the Property or of Tenant’s interest in this Lease and possession is not restored to Tenant within thirty (30) days; or (iv) if substantially all of Tenant’s assets located at the Property or ofTenant’s interest in this Lease is subjected to attachment, execution or other judicial seizure which is not discharged within thirty (30) days. If a court of competent jurisdiction determines that any of the acts described in this subparagraph(d) is not a default under this Lease, and a trustee is appointed to take possession (or if Tenant remains a debtor in possession) and such trustee of Tenant transfers Tenant’s interest hereunder, then Landlord shall receive, as AdditionalRent, the excess, if any, of the rent (or any other consideration) paid in connection with such assignment or sublease over the rent payable by Tenant under this Lease. 

 

(e) If any guarantor of the Lease revokes or otherwise terminates, or purports to revoke or otherwiseterminate, any guaranty of all or any portion of Tenant’s obligations under the Lease. Unless otherwise expressly provided, no guaranty of the Lease is revocable. 

 

Section 10.03. **Remedies.** On the occurrence of any material default by Tenant, Landlord may, at anytime thereafter, with or without notice or demand and without limiting Landlord in the exercise of any right or remedy which Landlord may have: 

 

(a) Terminate Tenant’s right to possession of the Property by any lawful means, in which case this Lease shall terminate and Tenantshall immediately surrender possession of the Property to Landlord. In such event, Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant’s default, including (i) the worth at the time of theaward of the unpaid Base Rent, Additional Rent and other charges which Landlord had 

 

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earned at the time of the termination; (ii) the worth at the time of the award of the amount by which the unpaid Base Rent, Additional Rent and other chargeswhich Landlord would have earned after termination until the time of the award exceeds the amount of such rental loss that Tenant proves Landlord could have reasonably avoided;(iii) the worth at the time of the award of the amount by which theunpaid Base Rent, and other charges which Tenant would have paid for the balance of the Lease Term after the time of award exceeds the amount of such rental loss that Tenant proves Landlord could have reasonably avoided; and (iv) any other amountnecessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under the Lease or which in the ordinary course of things would be likely to result therefrom, including, but not limitedto, any costs or expenses Landlord incurs in maintaining or preserving the Property after such default, the cost of recovering possession of the Property, expenses of reletting, including necessary renovation or alteration of the Property,Landlord’s reasonable attorneys’ fee incurred in connection therewith, and any real estate commission paid or payable. As used in subparts (i) and (ii) above, the “worth at the time of the award” is computed by allowing intereston unpaid amounts at the rate of fifteen percent (15%) per annum, or such lesser amount as may then be the maximum lawful rate. As used in subpart (iii) above, the “worth at the time of the award” is computed by discounting such amount atthe discount rate of the Federal Reserve Bank of San Francisco at the time of the award, plus one percent (1%) (but in no event less than 1%). If Tenant has abandoned the Property, Landlord shall have the option of (i) retaking possession of theProperty and recovering from Tenant the amount specified in this Paragraph 10.03(a), or (ii) proceeding under Paragraph 10.03(b); 

 

(b) Maintain Tenant’s right to possession, in which case this Lease shall continue in effect whether or not Tenant has abandoned theProperty. In such event, Landlord shall be entitled to enforce all of Landlord’s rights and remedies under this Lease, including the right to recover the rent as it becomes due; 

 

(c) Pursue any other remedy now or hereafter available to Landlord under the laws or judicial decisions ofthe state in which the Property is located. 

 

Section 10.04. **Repayment of “Free” Rent.** If this Lease provides for a postponement of any monthly rental payments, a period of “free” rent or other rent concession, such postponed rent or “free” rent iscalled the “Abated Rent”. Tenant shall be credited with having paid all of the Abated Rent on the expiration of the Lease Term only if Tenant has fully, faithfully, and punctually performed all of Tenant’s obligations hereunder,including the payment of all rent (other than the Abated Rent) and all other monetary obligations and the surrender of the Property in the physical condition required by this Lease. Tenant acknowledges that its right to receive credit for the AbatedRent is absolutely conditioned upon Tenant’s full, faithful and punctual performance of its obligations under this Lease. If Tenant defaults and does not cure within any 

 

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applicable grace period, the Abated Rent shall immediately become due and payable in full and this Lease shall be enforced as if there were no such rentabatement or other rent concession. In such case, Abated Rent shall be calculated based on the full initial rent payable under this Lease. 

 

Section 10.05. **Automatic Termination.** Notwithstanding any other term or provision hereof to the contrary, the Lease shall terminateon the occurrence of any act which affirms the Landlord’s intention to terminate the Lease as provided in Section 10.03 hereof, including the filing of an unlawful detainer action against Tenant. On such termination, Landlord’s damages fordefault shall include all costs and fees, including reasonable attorneys’ fees that Landlord incurs in connection with the filing, commencement, pursuing and/or defending of any action in any bankruptcy court or other court with respect to theLease; the obtaining of relief from any stay in bankruptcy restraining any action to evict Tenant; or the pursuing of any action with respect to Landlord’s right to possession of the Property. All such damages suffered (apart from Base Rent andother rent payable hereunder) shall constitute pecuniary damages which must be reimbursed to Landlord prior to assumption of the Lease by Tenant or any successor to Tenant in any bankruptcy or other proceeding. 

 

Section 10.06. **Cumulative Remedies.** Landlord’sexercise of any right or remedy shall not prevent it from exercising any other right or remedy. 

 

ARTICLE ELEVEN. **PROTECTION OF LENDERS.**

 

Section 11.01. **Subordination.** Subject to the Landlord’s delivery to Tenant of a commercially reasonable non-disturbance agreement from the holder of any ground lease, deed of trust,mortgage or other lien encumbering the Property, Landlord shall have the right to subordinate this Lease to any such ground lease, deed of trust or mortgage, any advances made on the security thereof and any renewals, modifications, consolidations,replacements or extensions thereof, whenever made or recorded. Tenant shall cooperate with Landlord and any lender which is acquiring a security interest in the Property or the Lease. Tenant shall execute such further documents and assurances assuch lender may require, provided that Tenant’s obligations under this Lease shall not be increased in any material way (the performance of ministerial acts shall not be deemed material), and Tenant shall not be deprived of its rights underthis Lease. Tenant’s right to quiet possession of the Property during the Lease Term shall not be disturbed if Tenant pays the rent and performs all of Tenant’s obligations under this Lease and is not otherwise in default. If any groundlessor, beneficiary or mortgagee elects to have this Lease prior to the lien of its ground lease, deed of trust or mortgage and gives written notice thereof to Tenant, this Lease shall be deemed prior to such ground lease, deed of trust or mortgagewhether this Lease is dated prior or subsequent to the date of said ground lease, deed of trust or mortgage or the date of recording thereof. 

 

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Section 11.02. **Attornment.** If Landlord’s interest in the Property is acquiredby any ground lessor, beneficiary under a deed of trust, mortgagee, or purchaser at a foreclosure sale, Tenant shall attorn to the transferee or successor to Landlord’s interest in the Property and recognize such transferee or successor asLandlord under this Lease. Tenant waives the protection of any statute or rule of law which gives or purports to give Tenant any right to terminate this Lease or surrender possession of the Property upon the transfer of Landlord’s interest.

 

Section 11.03. **Signing of Documents.**Tenant shall sign and deliver any instrument or documents necessary or appropriate to evidence any such attornment or subordination or agreement to do so. If Tenant fails to do so within ten (10) days after written request, Tenant hereby makes,constitutes and irrevocably appoints Landlord, or any transferee or successor of Landlord, the attorney-in-fact of Tenant to execute and deliver any such instrument or document. 

 

Section 11.04. **Estoppel Certificates.**

 

(a) Upon Landlord’s written request, Tenant shall execute, acknowledge and deliver to Landlord awritten statement certifying: (i) that none of the terms or provisions of this Lease have been changed (or if they have been changed, stating how they have been changed); (ii) that this Lease has not been cancelled or terminated; (iii) the last dateof payment of the Base Rent and other charges and the time period covered by such payment; (iv) that to Tenant’s knowledge, Landlord is not in default under this Lease (or, if Landlord is claimed to be in default, stating why); and (v) suchother representations or information with respect to Tenant or the Lease as Landlord may reasonably request or which any prospective purchaser or encumbrancer of the Property may reasonably require. Tenant shall deliver such statement to Landlordwithin ten (10) business days after Landlord’s request. Landlord may give any such statement by Tenant to any prospective purchaser or encumbrancer of the Property. Such purchaser or encumbrancer may rely conclusively upon such statement astrue and correct. 

 

(b) If Tenant does notdeliver such statement to Landlord within such ten (10) day period, any prospective purchaser or encumbrancer may conclusively presume and rely upon the following facts: (i) that the terms and provisions of this Lease have not been changed except asotherwise represented by Landlord; (ii) that this Lease has not been cancelled or terminated except as otherwise represented by Landlord; (iii) that not more than one month’s Base Rent or other charges have been paid in advance; and (iv) thatLandlord is not in default under the Lease. In such event, Tenant shall be estopped from denying the truth of such facts. 

 

Section 11.05. **Tenant’s Financial Condition.** Within ten (10) days after written request from Landlord, Tenant shall deliver toLandlord such financial statements as Landlord reasonably requires to verify the net worth of Tenant or any assignee, subtenant, or guarantor of Tenant. In addition, Tenant shall deliver to any lender designated by Landlord any financial 

 

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statements required by such lender to facilitate the financing or refinancing of the Property. Tenant represents and warrants to Landlord that each suchfinancial statement is a true and accurate statement as of the date of such statement. All financial statements shall be confidential and shall be used only for the purposes set forth in this Lease. 

 

ARTICLE TWELVE: **LEGAL COSTS**

 

Section 12.01. **Legal Proceedings.** If Tenant orLandlord shall be in breach or default under this Lease, such party (the “Defaulting Party”) shall reimburse the other party (the “Nondefaulting Party”) upon demand for any reasonable costs or expenses that the NondefaultingParty incurs in connection with any breach or default of the Defaulting Party under this Lease, whether or not suit is commenced or judgment entered. Such costs shall include reasonable legal fees and costs incurred for the negotiation of asettlement, enforcement of rights or otherwise. Furthermore, if any action for breach of or to enforce the provisions of this Lease is commenced, the court in such action shall award to the party in whose favor a judgment is entered, a reasonablesum as attorneys’ fees and costs. The losing party in such action shall pay such attorneys’ fees and costs. Tenant shall also indemnify Landlord against and hold Landlord harmless from all costs, expenses, demands and liability Landlordmay incur if Landlord becomes or is made a party to any claim or action (a) instituted by Tenant against any third party, or by any third party against Tenant, or by or against any person holding any interest under or using the Property by licenseof or agreement with Tenant; (b) for foreclosure of any lien for labor or material furnished to or for Tenant or such other person; (c) otherwise arising out of or resulting from any act or transaction of Tenant or such other person; or (d)necessary to protect Landlord’s interest under this Lease in a bankruptcy proceeding, or other proceeding under Title 11 of the United States Code, as amended. Tenant shall defend Landlord against any such claim or action at Tenant’sexpense with counsel reasonably acceptable to Landlord or, at Landlord’s election, Tenant shall reimburse landlord for any legal fees or costs Landlord incurs in any such claim or action. 

 

Section 12.02. **Landlord’s Consent.** Tenant shallpay Landlord’s reasonable attorneys’ fees incurred in connection with Tenant’s request for Landlord’s consent under Article Nine (Assignment and Subletting), or in connection with any other act which Tenant proposes to do andwhich requires Landlord’s consent. 

 

ARTICLE THIRTEEN:**MISCELLANEOUS PROVISIONS**

 

Section13.01. **Non-Discrimination.** Tenant promises, and it is a condition to the continuance of this Lease, that there will be no discrimination against, or segregation of, any person or group of persons on the basis of race, color, sex, creed,national origin or ancestry in the leasing, subleasing, transferring, occupancy, tenure or use of the Property or any portion thereof. 

 

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Section 13.02. **Landlord’s Liability; Certain Duties.**

 

(a) As used in this Lease, the term “Landlord”means only the current owner or owners of the fee title to the Property or the leasehold estate under a ground lease of the Property at the time in question. Each Landlord is obligated to perform the obligations of Landlord under this Lease onlyduring the time such Landlord owns such interest or title. Any Landlord who transfers its title or interest is relieved of all liability with respect to the obligations of Landlord under this Lease to be performed on or after the date of transfer.However, each Landlord shall deliver to its transferee all funds that Tenant previously paid if such funds have not yet been applied under the terms of this Lease. 

 

(b) Tenant shall give written notice of any failure by Landlord to perform any of its obligations under thisLease to Landlord and to any ground lessor, mortgagee or beneficiary under any deed of trust encumbering the Property whose name and address have been furnished to Tenant in writing. Landlord shall not be in default under this Lease unless Landlord(or such ground lessor, mortgagee or beneficiary) fails to cure such non-performance within thirty (30) days after receipt of Tenant’s notice. However, if such non-performance reasonably requires more than thirty (30) days to cure, Landlordshall not be in default if such cure is commenced within such thirty (30) day period and thereafter diligently pursued to completion. 

 

(c) Notwithstanding any term or provision herein to the contrary, the liability of Landlord for the performance of its duties andobligations under this Lease is limited to Landlord’s interest in the Property, and neither the Landlord nor its partners, shareholders, officers or other principals shall have any personal liability under this Lease. 

 

Section 13.03. **Severability.** A determination by acourt of competent jurisdiction that any provision of this Lease or any part thereof is illegal or unenforceable shall not cancel or invalidate the remainder of such provision or this Lease, which shall remain in full force and effect. 

 

Section 13.04. **Interpretation.** The captions of theArticles or Sections of this Lease are to assist the parties in reading this Lease and are not a part of the terms or provisions of this Lease. Whenever required by the context of this Lease, the singular shall include the plural and the pluralshall include the singular. The masculine, feminine and neuter genders shall each include the other. In any provision relating to the conduct, acts or omissions of Tenant, the term “Tenant” shall include Tenant’s agents, employees,contractors, invitees, successors or others using the Property with Tenant’s expressed or implied permission. 

 

Section 13.05. **Incorporation of Prior Agreements; Modifications.** This Lease is the only agreement between the parties pertaining tothe lease of the Property and no other agreements are effective. All amendments to this Lease shall be in writing and signed by all parties. Any other attempted amendment shall be void. 

 

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Section 13.06. **Notices.** All notices required or permitted under this Lease shallbe in writing and shall be personally delivered, sent by a nationally recognized overnight courier, or sent by certified mail, return receipt requested, postage prepaid. Notices to Tenant shall be delivered to the address specified in Section 1.03above. Notices to Landlord shall be delivered to the address specified in Section 1.02 above. All notices shall be effective upon delivery. Either party may change its notice address upon written notice to the other party. Any such notice shall bedeemed received on the earlier of the date of actual receipt thereof or, in the case of notices sent by overnight courier, one business day after the date deposited with such service, or in the case of certified mail, two business days after thedate deposited in the U.S. Mail. The time period for responding to any such notice shall begin on the date the notice is deemed received, but refusal to accept delivery or inability to accomplish delivery because the party can no longer be found atthe then current notice address shall be deemed receipt. If either party notifies the other party of an appropriate telefacsimile number and/or e-mail address to be used for notice purposes, the party receiving such information shall use reasonableefforts to provide a courtesy copy of any future notices to the party providing such information by fax and/or electronic mail; provided that receipt of notice solely by fax or electronic mail shall not be deemed to be receipt of notice hereunder.

 

Section 13.07. **Waivers.** All waiversmust be in writing and signed by the waiving party. Landlord’s failure to enforce any provision of this Lease or its acceptance of rent shall not be a waiver and shall not prevent Landlord from enforcing that provision or any other provision ofthis Lease in the future. No statement on a payment check from Tenant or in a letter accompanying a payment check shall be binding on Landlord. Landlord may, with or without notice to Tenant, negotiate such check without being bound to theconditions of such statement. 

 

Section 13.08.**No Recordation.** Tenant shall not record this Lease without prior written consent from Landlord. However, either Landlord or Tenant may require that a “Short Form” memorandum of this Lease executed by both parties be recorded. Theparty requiring such recording shall pay all transfer taxes and recording fees. 

 

Section 13.09. **Binding Effect; Choice of Law.** This Lease binds any party who legally acquires any rights or interest in this Lease from Landlord or Tenant. However, Landlord shall have noobligation to Tenant’s successor unless the rights or interests of Tenant’s successor are acquired in accordance with the terms of this Lease. The laws of the state in which the Property is located shall govern this Lease. 

 

Section 13.10. **Corporate Authority; PartnershipAuthority.** If Tenant is a corporation, each person signing this Lease on behalf of Tenant represents and warrants that he has full 

 

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authority to do so and that this Lease binds the corporation. Within thirty (30) days after this Lease is signed, Tenant shall deliver to Landlord acertified copy of a resolution of Tenant’s Board of Directors authorizing the execution of this Lease or other evidence of such authority reasonably acceptable to Landlord. If Tenant is a partnership, each person or entity signing this Leasefor Tenant represents and warrants that he or it is a general partner of the partnership, that he or it has full authority to sign for the partnership and that this Lease binds the partnership and all general partners of the partnership. Tenantshall give written notice to Landlord of any general partner’s withdrawal or addition. Within thirty (30) days after this Lease is signed, Tenant shall deliver to Landlord a copy of Tenant’s recorded statement of partnership or certificateof limited partnership. 

 

Section 13.11.**Joint and Several Liability.** All parties signing this Lease as Tenant shall be jointly and severally liable for all obligations of Tenant. 

 

Section 13.12. **Force Majeure.** If Landlord cannot perform any of its obligations due to events beyond Landlord’s control, thetime provided for performing such obligations shall be extended by a period of time equal to the duration of such events. Events beyond Landlord’s control include, but are not limited to, acts of God, war, civil commotion, labor disputes,strikes, fire, flood or other casualty, shortages of labor or material, government regulation or restriction and weather conditions. 

 

Section 13.13. **Execution of Lease.** This Lease may be executed in counterparts and, when all counterpart documents are executed, thecounterparts shall constitute a single binding instrument. Landlord’s delivery of this Lease to Tenant shall not be deemed to be an offer to lease and shall not be binding upon either party until executed and delivered by both parties.

 

Section 13.14. **Survival.** Allrepresentations and warranties of Landlord and Tenant shall survive the termination of this Lease. 

 

ARTICLE FOURTEEN: **BROKERS**

 

Section 14.01. **Broker’s Fee.** When this Lease is signed by and delivered to both Landlord and Tenant, Landlord shall pay a real estate commission to Landlord’s Broker named inSection 1.08 above, if any, as provided in the written agreement between Landlord and Landlord’s Broker. If a Tenant’s Broker is named in Section 1.08 above, Landlord’s Broker shall pay an appropriate portion of its commission toTenant’s Broker if so provided in any agreement between Landlord’s Broker and Tenant’s Broker. Nothing contained in this Lease shall impose any obligation on Landlord to pay a commission or fee to any party other than Landlord’sBroker. 

 

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Section 14.02. **Agency Disclosure; No Other Brokers.** Landlord and Tenant eachwarrant that they have dealt with no other real estate broker(s) in connection with this transaction except: Whitetail Real Estate Management, Inc., who represents Landlord. 

 

ARTICLE FIFTEEN: **COMPLIANCE**

 

The parties hereto agree to comply with all applicable federal, state and local laws, regulations, codes, ordinances and administrativeorders having jurisdiction over the parties, property or the subject matter of this Agreement, including, but not limited to, the 1964 Civil Rights Act and all amendments thereto, the Foreign Investment in Real Property Tax Act, the ComprehensiveEnvironmental Response Compensation and Liability Act, and The Americans With Disabilities Act. 

 

ADDITIONAL PROVISIONS MAY BE SET FORTH IN A RIDER ATTACHED HERETO OR IN THE BLANK SPACE BELOW. IF NO ADDITIONAL PROVISIONS ARE INSERTED, PLEASE DRAW A LINE THROUGH THE SPACE BELOW. 

 

Landlord and Tenant have signed this Lease at the place andon the dates specified adjacent to their signatures below and have initialed all Riders which are attached to or incorporated by reference in this Lease. 

 
  
“LANDLORD”

Signed on October 2, 2003
 
ANDERSON-TULLY COMPANY,

a Mississippi corporation

at                                        
      
By:
 
/s/ E. David Comb
  
Its:
 
Exec V.P. – Treas.
  
“TENANT”

Signed on October 2, 2003
 
AF SERVICES, INC.,

a Delaware corporation

at                                        
      
By:
 
/s/ Simon Abuyounes
  
Its:
 
President

 

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Exhibit A 

 

[Property Description] 

 

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