EXHIBIT 10.1



2302 TRADE ZONE BOULEVARD



SAN JOSE, CALIFORNIA



MULTI-TENANT

INDUSTRIAL/R&D LEASE AGREEMENT



BETWEEN



The Estate of Edwin A. Helwig

Barbara G. Helwig

(LANDLORD)



AND



SMTC Corporation

(TENANT)



INDUSTRIAL/R&D LEASE AGREEMENT



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THIS
INDUSTRIAL/R&D LEASE AGREEMENT(the Lease) is made and entered into as of the 1st day of January 2003, by and between The Estate of Edwin A. Helwig and Barbara G. Helwig (Landlord) and SMTC
Corporation (Tenant).



|I. |  | Basic Lease Information
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| | A. |  | Building shall mean the building located at 2302 Trade Zone Boulevard, San Jose, California, commonly known as 2302 Trade Zone Blvd.
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| | B. |  | Rentable Square Footage of the Building is deemed to be 64,800 square feet.
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| | C. |  | Premises shall mean the area shown on Exhibit A to this Lease. The Rentable Square Footage of the Premises is deemed to be 34,000 square
feet. All corridors and restroom facilities shall be considered part of the Premises. Landlord and Tenant stipulate and agree that the Rentable Square Footage of the Building and the Rentable Square Footage of the Premises are correct and shall not
be remeasured.
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| | D. |  | Base Rent: Month- To- Month as Follows:
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|January  March 2003    |  | $32,300
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|April  June 2003       |  | $30,600
|July  September 2003   |  | $28,900
|October  December 2003 |  | $27,200



| | E. |  | Tenants Pro Rata Share= 52.4%
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Tenants Monthly Expense and Tax Payment: $5,276.84, which is Tenants Pro Rata Share of the monthly estimated
Expenses and monthly estimated Taxes (as more fully described in, and subject to adjustment as described in, Article IV below).



| | F. |  | Term: Month- To- Month. The Term shall commence on January 1, 2003 (the Commencement Date) and, unless terminated early in accordance with
this Lease, end on December 31, 2003 (the Termination Date).
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| | G. |  | Tenant allowance(s): None
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| | H. |  | Security Deposit: $71,280
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| | I. |  | Guarantor(s): None
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| | J. |  | Broker: Colliers International
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| | K. |  | Permitted Use: Contract Assembly, out source manufacturing and storage.
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| | L. |  | Notice Addresses:
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Tenant:



On and after the Commencement Date, notices shall be sent to Tenant at the Premises.



Landlord:



The Estate of Edwin A. Helwig

Barbara G. Helwig

c/o EMI Property Management

2150 Trade Zone Boulevard, Suite 106

San Jose, CA 95131



Rent (defined in Section IV.A) is payable to the order of EMI Property Management at the following address: 2150 Trade Zone Boulevard,
Suite 106, San Jose, CA 95131.



| | M. |  | Business Day(s) are Monday through Friday of each week, exclusive of New Years Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and
Christmas Day
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(Holidays). Landlord may designate additional Holidays, provided that the additional Holidays are commonly recognized by other office buildings in the area where Building is located.



| | N. |  | Intentionally Omitted.
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| | O. |  | Law(s) means all applicable statutes, codes, ordinances, order, rules and regulations of any municipal or governmental entity.
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| | P. |  | Normal Business Hours for the Building are 8:00 A.M. to 5:00 P.M. on Business Days. This paragraph will only be applicable when at such time another
tenant is procured to lease the unoccupied space vacated by SMTC and pass though expenses need to be allocated among tenants until power can be separately metered.
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| | Q. |  | Property means the Building and the parcel(s) of land on which it is located and, at Landlords discretion, the landscaping, the parking facilities
and all other improvements owned by Landlord and serving the Building and the Tenants thereof and the parcel(s) of land on which they are located. The location is specified as 2302 Trade Zone Boulevard, San Jose CA 95131.
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| | R. |  | Intentionally omitted.
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| | S. |  | Exterior Common Areas means those areas of the Project and/or the Property which are not located within the Building or any other building and which are
provided and maintained for the use and benefit of Landlord and Tenants of the Building and/or the Project, generally and the employees, invitees and licensees of Landlord and such Tenant, including, without limitation, any parking areas, walkways,
plaza, roads, driveways, sidewalks, surface parking and landscapes, if any.
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|II. |  | Lease Grant.
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| |  |  | Landlord leases the Premises to Tenant and Tenant leases the Premises from Landlord, together with the right in common with others to use any portions of the
Property that are designated by Landlord for the common use of Tenants and others, such as sidewalks, unreserved parking areas, common corridors, restrooms, vending areas and lobby areas (the Common Areas).
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|III. |  | Possession.
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| | A. |  | Intentionally Omitted.
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| | B. |  | Subject to Landlords obligations under Section IX.B, the Premises are accepted by Tenant in as is condition and configuration. Landlord estimates
that commencement of the construction of the demising wall will be January 2, 2003. At such time contractor will separate the switches so that Tenant will have controls only to those lights and mechanical that are part of Tenants occupied space. All
other lights and mechanical not used by the tenant will either be divided, separated or turned off. Tenant must remove all equipment, furniture and other personal property from the unoccupied portion of the building no later than January 1, 2003. By
taking possession of the Premises, Tenant agrees that the Premises are in good order and satisfactory condition, and that there are not representations or warranties by Landlord regarding the condition of the Premises, the Building or the Project.
If Landlord is delayed delivering possession of the Premises or any other space due to the holdover or unlawful possession of such space by any party, Landlord shall use reasonable efforts to obtain possession of the space. The Commencement Date
shall be postponed until the date Landlord delivers possession of the Premises to Tenant free from occupancy by any party, and the Termination Date, at the option of Landlord, may be postponed by an equal number of days.
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| | C. |  | The parties agree that, following the full and final execution and delivery of this Lease and delivery of all prepaid rental, security deposits and guaranties
required hereunder, Tenant may take possession of the Premises for purposes for performing the Initial Alteration, as described in Exhibit C. Such possession prior to the Commencement Date shall be subject
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to all of the
terms and conditions of the Lease. Tenant shall be liable for any parking or special or after hour services provided to Tenant during such period.



|IV. |  | Rent.
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| | A. |  | Payments. As consideration for this Lease, Tenant shall pay Landlord, without any setoff or deduction, the total amount of Base Rent and Additional Rent due
for the first month of the term. Additional Rent means all sums (exclusive of Base Rent) that Tenant is required to pay Landlord. Additional Rent and Base Rent are sometimes collectively referred to as Rent. Tenant shall pay
and be liable for all rental, sales and use taxes (but excluding income taxes), if any, imposed upon or measured by Rent under applicable Law. Base Rent and recurring monthly charges of Additional Rent shall be due and payable in advance on the
first day of each calendar month without notice or demand, provided that the installment of Base Rent and Tenants Monthly Expense and Tax Payment (defined in Section I.E above) for the first full calendar month of the Term shall be payable
upon execution of this Lease by Tenant. All other items of Rent shall be due and payable by Tenant on or before 10 days after billing by Landlord. All payments of Rent shall be by good and sufficient check or by other means (such as automatic debit
or electronic transfer) acceptable to Landlord. If Tenant fails to pay any item or installment of Rent when due, Tenant shall pay Landlord an administration fee equal to 6% of the past due Rent, provided that Tenant shall be entitled to a grace
period of 5 days for the first 2 late payments of Rent in a given calendar year. If the Term commences on a day other than the first day of a calendar month or terminates on a day other than the last day of a calendar month, the monthly Base Rent
and Tenants Pro Rata Share of Expenses (defined in Section IV.C) and Taxes (defined in Section IV.D) for the month shall be prorated based on the number of days in such calendar month. Landlords acceptance of less than the correct amount
of Rent shall be considered a payment on account of the earliest Rent due. No endorsement or statement on a check or letter accompanying a check or payment shall be considered an accord and satisfaction, and either party may accept the check or
payment without prejudice to that partys right to recover the balance or pursue other available remedies. Tenants covenant to pay Rent is independent of every other covenant in this Lease.
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| | B. |  | Payment of Tenants Pro Rata Share of Expenses and Taxes. Tenant shall pay Tenants Pro Rata Share of the total amount of Expenses (defined in
Section IV.C) and Taxes (defined in Section IV.D) for each calendar year during the Term, Landlord shall provide Tenant with a good faith estimate of the total amount of Expenses and Taxes for each calendar year during the Term. On or before the
first day of each month, Tenant shall pay to Landlord a monthly installment equal to one-twelfth of Tenants Pro Rata Share of Landlords estimate of the total amount of Expenses and Taxes, which initial monthly sum is defined in Section
I.E above as the Tenants Monthly Expense and Tax Payment. If Landlord determines that its good faith estimate was incorrect by a material amount, Landlord may provide Tenant with a revised estimate. After its receipt of the revised
estimate, Tenants Monthly Expense and Tax Payment shall be based on the revised estimate. If Landlord does not provide Tenant with an estimate of the total amount of Expenses and Taxes by January 1 of a calendar year, Tenant shall continue to
pay monthly installments based on the previous years estimate until Landlord provides Tenant with new estimate. Upon delivery of the new estimate, an adjustment shall be made for any month which Tenant paid monthly installments based on the
previous years estimate. Tenant shall pay the Landlord the amount of any underpayment within 30 days after receipt of the new estimate. Any overpayment shall be refunded to Tenant within 30 days or credited against the next due future
installment(s) of Additional Rent.
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As soon as is practical following the end of each calendar year or the earlier if the Lease is mutually terminated before the term, Landlord shall furnish Tenant with a statement of the actual amount of Expenses and Taxes for the
prior calendar year and Tenants Pro Rata



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Share of the
actual amount of Expenses and Taxes for the prior calendar year. If the estimated amount of Expenses and Taxes for the prior calendar year is more that the actual amount of Expenses and Taxes for the prior calendar year, Landlord shall apply any
overpayment by Tenant against Additional Rent due or next becoming due, provided if the Term expires before the determination of the overpayment, Landlord shall refund any overpayment to Tenant after first deducting the amount of Rent due. If the
estimated amount of Expenses and Taxes for the prior calendar year is less than the actual amount of Expenses and Taxes for such prior year, Tenant shall pay Landlord, within 30 days after its receipt of the statement of Expenses and Taxes, any
underpayment for the prior calendar year.



| | C. |  | Expenses Defined. Expenses means the sum of (i) all direct and indirect costs and expenses incurred in each calendar year in connection with
operating, maintaining, repairing, and managing the Building and the Property (including any costs and expenses in connection with operating, maintaining, repairing, and managing the Exterior Common Areas located on the property to the extent such
costs and expenses are not deemed to be costs and expenses of the Project as a whole), and (ii) the Buildings, the Propertys and the Landlords allocable percentage of (a) all direct and indirect costs of operating, maintaining,
repairing and managing the Project (including any costs and expenses in connection with operating, maintaining, repairing and managing the Exterior Common Areas located on the Project to the extent such costs and expenses are not specifically
allocated to and payable by individual buildings within the Project), (b) all costs, fees or other amounts payable to any association established for the benefit of the Project and/or other properties, and (c) all fees payable to the company or
association, if applicable, managing the parking areas within the Project, including but not limited to:
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| | 1. |  | Labor costs, including, wages, salaries, social security and employment taxes, medical and other types of insurance, uniforms, training, and retirement and pension
plans.
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| | 2. |  | Management fees, the cost of equipping and maintaining a management office, accounting and bookkeeping services, legal fees not attributable to leasing or collection
activity, and other administrative costs. Landlord, by itself or through an affiliate, shall have the right to directly perform or provide any services under this Lease (including management services), provided that the cost of any such services
shall not exceed the cost that would have been incurred had Landlord entered into an arms-length contract for such services with an unaffiliated entity of comparable skill and experience.
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| | 3. |  | The cost of services, including amounts paid to service providers and the rental and purchase cost of parts, supplies, tools and equipment.
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| | 4. |  | Premiums and deductibles paid by Landlord for insurance, including workers compensation, fire and extended coverage, earthquake, general liability, rental loss,
boiler and other insurance customarily carried from time to time by owners of comparable Industrial/R&D buildings.
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| | 5. |  | Electrical Costs (defined below) and charges for water, gas, steam and sewer, but excluding those charges for which Landlord is reimbursed by Tenants.
Electrical Costs means (a) charges paid by Landlord for electricity; (b) costs incurred in connection with an energy management program for the Building, the property or the Project; and (c) if and to the extent permitted by Law, a fee
for the services provided by Landlord in connection with the selection of utility companies and the negotiation and administration of contracts for electricity, provided that such fee shall not exceed 50% of any savings obtained by Landlord.
Electrical Costs shall be adjusted as follows: (i) amounts received by Landlord as reimbursement for above standard electrical consumption shall be deducted from Electrical Costs; (ii) the cost of electricity insured to provide overtime HVAC to
specific Tenants (as reasonably estimated by Landlord) shall be deducted from Electrical Costs; and (iii) Tenant shall be billed directly by the respective utilities for the cost of building standard electricity and water to the Premises as a
separate charge in
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addition to
Base rent, the cost of electricity to individual Tenant spaces in the building shall be deducted from Electrical Costs. Landlord agrees to reimburse tenant for such portion of the utility bills that are charged to tenant to power the Landlords share
of the common areas. The amortized cost of capital improvements (as distinguished from replacement parts or components installed in the ordinary course of business) made to the Building, Property or Project which are: (a) performed primarily to
reduce operating expense costs or otherwise improve the operating efficiency of the Building, Property or Project,; or (b) required to comply with any Laws that are enacted, or first interpreted to apply to the Building, Property or Project, after
the date of this Lease. The cost of capital improvements shall be amortized by Landlord over the lesser of the Payback Period (defined below) or 5 years. The amortized cost of capital improvements may, at Landlords option include actual or
imputed interest at the rate that Landlord would reasonably be required to pay to finance the cost of the capital improvement. Payback Period means the reasonably estimated period of time that it takes for the cost savings resulting from
a capital improvement to equal the total cost of the capital improvement.



| | 6. |  | Any fees, costs and expenses relating to operating, managing, owning, repairing and maintaining the parking facilities or other amenities (if any) in the Project.
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If Landlord incurs Expenses for
the Building, the Property or the Project together with one of more other buildings or properties, whether pursuant to a reciprocal easement agreement, common area agreement or otherwise, the shared costs of expenses shall be equitably prorated and
apportioned between the Building, the Property and the Project and the other buildings or properties. Expenses shall not include; the cost of capital improvement (except as set forth above); depreciation; interest (except as provided above for the
amortization of capital improvements); principal payments of mortgage and other non-operating debts of Landlord; the cost of repairs or other work to the extent Landlord is reimbursed by insurance of condemnation proceeds; costs in connection with
leasing space in the Building, including brokerage commissions; lease concessions, including rental abatements and construction allowances, granted to specific Tenants; costs incurred in connection with the sale, financing or refinancing of the
Building; fines interest and penalties incurred due to the late payment of Taxes (defined in Section IV.D) or Expenses; organizational expenses associated with the creation and operation of the entity which constitutes Landlord; or any penalties or
damages that Landlord pays to Tenant under this Lease or to other Tenants in the Building under their respective leases. If the Building is not at least 95% occupied during any calendar year or if Landlord is not supplying services to at least 95%
of the total Rentable Square Footage of the Building at any time during a calendar year, Expenses shall, at Landlords option be determined as if the Building had been 95% occupied and Landlord has been supplying services to 95% of the Rentable
Square Footage of the Building during that calendar year. The extrapolation of Expenses under this Section shall be performed by appropriately adjusting the cost of those components of Expenses that are impacted by changes in the occupancy of the
Building. It is mutually agreed that Tenant will be solely responsible for its share of the power used at the Premises and Landlord will reimburse Tenant for expenses incurred for Landlords share of the common areas.



| | D. |  | Taxes Defined. Taxes shall mean: (1) all real estate taxes and other assessments on the Building and/or Property, and the Buildings and
Propertys share of such taxes relating to the Project, including, but not limited to, assessments for special improvement districts and building improvement districts, taxes and assessments levied in substitution or supplementation in whole or
in part of any such taxes and assessments and the Buildings and Propertys share of any real estate taxes and assessments and the Buildings and under any reciprocal easement agreement, common area agreement or similar agreement as
to the
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| |  |  | Building, Property and/or Project; (2) all personal property taxes for property that is owned by Landlord and used in connection with the operation, maintenance and
repair of the Building, Property or the Project; and (3) all costs and fees incurred in connection with seeking reductions in any tax liabilities described in (1) and (2), including, without limitation, any costs incurred by Landlord for compliance,
review and appeal of tax liabilities. Without limitation, Taxes shall not include any income, capital levy, franchise, capital stock, gift, estate or inheritance tax. If an assessment is payable in installments, Taxes for the year shall include the
amount of the installment and any interest due and payable during that year. For all other real estate taxes, Taxes for that year shall, at Landlords election, include either the amount accrued, assessed or otherwise imposed for the year or
the amount due and payable for that year, provided that Landlords election shall be applied consistently throughout the Term. If a change in Taxes is obtained for any year of the Term, then Taxes for that year will be retroactively adjusted
and Landlord shall provide Tenant with a credit, if any, based on the adjustment.
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| | E. |  | Audit Rights. Tenant may, within 90 days after receiving Landlords statement of Expenses, give Landlord written notice (Review Notice) that
Tenant intends to review Landlords records of the Expenses for that calendar year. Within a reasonable time after receipt of the Review Notice, Landlord shall make all pertinent records available for inspection that are reasonably necessary
for Tenant to conduct its review. If any records are maintained at a location other than the office of the Building, Tenant may either inspect the records at such other location or pay for the reasonable cost of copying and shipping the records. If
Tenant retains an agent to review Landlords records, the agent must be with a licensed CPA firm. Tenant shall be solely responsible for all costs, expenses and fees incurred for the audit. Within 60 days after the records are made available to
Tenant, Tenant shall have the right to give Landlord written notice (an Objection Notice) stating in reasonable detail any objection to Landlords statement of Expenses for that year. If Tenant fails to give Landlord an Objection
Notice within the 60 day period or fails to provide Landlord with a Review Notice within the 90 day period described above, Tenant shall be deemed to have approved Landlords statement of Expenses and shall be barred from raising any claims
regarding the Expenses for that year. If Tenant provided Landlord with a timely Objection Notice, Landlord and Tenant shall work together in good faith to resolve any issues raised in Tenants Objection Notice. If Landlord and Tenant determine
that Expenses for the calendar year are less than reported, Landlord shall provide Tenant with a credit against the next installment of Rent in the amount of overpayment by Tenant. Likewise, if Landlord and Tenant determine that Expenses for the
calendar year are greater than reported, Tenant shall pay Landlord the amount of any underpayment within 30 days. The records obtained by Tenant shall be treated as confidential. In no event shall Tenant ever be permitted to examine Landlords
records or to dispute any statement of Expenses unless Tenant has paid and continues to pay all Rent when due.
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|V. |  | Compliance with Laws; Use.
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| |  |  | The Premises shall be used only for the Permitted Use and for no other use whatsoever. Tenant shall not use or permit the use of the Premises for any purpose which
is illegal, dangerous to persons or property or which, in Landlords reasonable opinion, unreasonably disturbs any other Tenants of the Building or the Project or interferes with the operation of the Building or the Project. Tenant shall comply
with all laws, including the Americans with Disabilities Act, regarding the operation of Tenants business and the use, condition, configuration and occupancy of the Premises. Tenant, within 10 days after receipt, shall provide Landlord with
copies of any notices it receives regarding a violation or alleged violation of any Laws. Tenant shall comply with the rules and regulations of the Building attached as Exhibit B and such other reasonable rules and regulations adopted by Landlord
from time to time. Tenant shall also cause its agents, contractors, subcontractors, employees, customers, and subtenants to comply with all rules and regulations. Landlord shall not knowingly discriminate against Tenant in Landlords
enforcement of the rules and regulations.
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|VI. |  | Security Deposit
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| |  |  | The Security Deposit of $71,280.00 which was delivered during the original 5 year lease term to Landlord upon the execution of this Lease by Tenant and shall be held
by Landlord without liability for interest (unless required by Law) as security for the performance of Tenants obligations. The Security Deposit is not an advance payment of Rent or a measure of Tenants liability for damages. Landlord
may, from time to time, without prejudice to any other remedy, use all or a portion of the Security Deposit to satisfy past due Rent or to cure any uncured default by Tenant. If Landlord uses the Security Deposit, Tenant shall on demand restore the
Security Deposit to its original amount. Landlord shall return any unapplied portion of the Security Deposit to Tenant within 45 days after the later to occur of: (1) the determination of Tenants Pro Rata Share of Expenses and Taxes for the
final year of the Term; (2) the date Tenant surrenders possession of the Premises to Landlord in accordance with this Lease; or (3) the Termination Date. If Landlord transfers its interest in the Premises, Landlord may assign the Security Deposit to
the transferee and, following the assignment, Landlord shall have no further liability for the return of the Security Deposit. Landlord shall not be required to keep the Security Deposit separate fro its other accounts. Tenant hereby waives the
provisions of Section 1950.7 of the California Civil Code, or any similar or successor Laws now or hereinafter in effect.
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|VII. |  | Services to be Furnished by Landlord
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| | A. |  | Landlord agrees to furnish Tenant with the following services: (1) Water service for use in the lavatories on each floor on which the Premises are located; (2)
Intentionally omitted (3) Maintenance and repair of the Property as described in Section IX.B; (4) Janitor service on Business Days. If Tenants use, floor covering or other improvements require special services in excess of the standard
services for the Building, Tenant shall pay the additional cost attributable to the special services; (5) Intentionally omitted (6) such other services as Landlord reasonably determines are necessary or appropriate for the Building, the Property or
the Project.
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| | B. |  | Landlords failure to furnish, or any interruption or termination of, services due to the application of Laws, the failure of any equipment, the performance of
repairs, improvements or alterations, or the occurrence of any event or cause beyond the reasonable control of Landlord (a Service Failure) shall not render Landlord liable to Tenant, constitute a constructive eviction of Tenant, give
rise to an abatement of Rent, nor relieve Tenant from the obligation to fulfill any covenant or agreement. However, if the Premises, or a material portion of the Premises, is made untenantable for a period in excess of 3 consecutive Business Days as
a result of the Service Failure, then Tenant, as its sole remedy, shall be entitled to receive an abatement of Rent payable hereunder during the period beginning on the 4thconsecutive Business Day of the Service Failure and ending on the day the service has been restored. If the entire Premises has not been rendered untenantable
by the Service Failure, the amount of abatement that Tenant is entitled to receive shall be prorated based upon the percentage of the Premises rendered untenantable and not used by Tenant. In no event, however, shall Landlord be liable to Tenant for
any loss or damage, including the theft of Tenants Property (defined in Article XV), arising out of or in connection with the failure of any security services, personnel or equipment.
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|VIII. |  | Leasehold Improvements.
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| |  |  | With the exception of the list provided by the Tenant, all improvements to the Premises (collectively, Leasehold Improvement) shall be owned by Landlord
and shall remain upon the Premises without compensation to Tenant. However, Landlord, by written notice to Tenant within 30 days prior to the Termination Date, may require Tenant to remove, at Tenants expense; (1) Cable (defined in Section
IX.A) installed by or for the exclusive benefit of Tenant and located in the premises or other portions of the Building; and (2) any Leasehold Improvements that are performed by or for the benefit of Tenant, and in Landlords reasonable
judgment, are of a nature that would require removal and repair costs
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| |  |  | that are materially in excess of the removal and repair costs associated with standard office improvements (collectively referred to as Required
Removables). Without limitation, it is agreed that Required Removables include internal stairways, raised floors, personal baths and showers, vaults, rolling file systems and structural alterations and modifications of any type. The Required
Removables designated by Landlord shall be removed by Tenant before the Termination Date, provided that upon prior written notice to Landlord, Tenant may remain in the premises for up to 5 days after the Termination Date for the sole purpose of
removing the Required Removables and perform the required repairs. Tenant, within 30 days after receipt of an invoice, shall reimburse Landlord for the reasonable costs incurred by Landlord. Notwithstanding the foregoing, Tenant, at the time it
requests approval for a proposed Alteration (Defined in Section IX.C), may request in writing that Landlord advise Tenant whether the Alteration or any portion of the Alteration will be designated as a Required Removable. Within 10 days after
receipt of Tenants request, Landlord shall advise Tenant in writing as to which portions of the Alteration, if any will be considered to be Required Removables.
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|IX. |  | Repairs and Alterations
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| | A. |  | Tenants Repair Obligations. Tenant shall, at its sole cost and expense, promptly perform all maintenance and repairs to the Premises that are not
Landlords express responsibility under this Lease, and shall keep the Premises in good condition and repair, reasonable wear and tear excepted. Tenants repair obligations include, without limitation, repairs to: (1) floor covering; (2)
interior partitions; (3) doors; (4) the interior side of demising walls; (5) electronic, phone and data cabling and related equipment (collectively, Cable) that is installed by or for the exclusive benefit of Tenant and located in the
Premises or other portions of the Building; (6) supplemental air conditioning units, private showers and kitchens, including hot water heaters, plumbing, and similar facilities serving Tenant exclusively. All work shall be performed in accordance
with the rules and procedures described in Section IX.C below. If Tenant fails to make any repairs to the Premises for more than 15 days after notice from Landlord (although notice shall not be required if there is an emergency), Landlord may make
the repairs, and Tenant shall pay the reasonable cost of the repairs to Landlord within 30 days after receipt of an invoice, together with an administrative charge in an amount equal to 10% of the cost of the repairs.
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| | B. |  | Landlords Repair Obligations. Landlord shall keep and maintain in good repair and working order and make repairs to and perform maintenance upon; (1)
structural elements of the Building; (2) mechanical (including HVAC); electrical, plumbing, and fire/life safety systems serving the Building in general; (3) Common Areas; (4) the roof of the Building; (5) exterior windows of the Building, and (6)
Alterations performed by contractors retained by Landlord, including related HVAC balancing. Landlord shall promptly make repairs (considering the nature and urgency of the repair) for which Landlord is responsible. Tenant hereby waives any and all
rights under and benefits of subsection 1 of Section 1932 (Premature Termination by Hirer), and Sections 1941(Premature Termination By Letter) and 1942 (Tenants Right To Repair or Vacate) of the California Civil Code, or any similar or successor
Laws now or hereinafter in effect (See Attached).
| | -- |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | C. |  | Alterations. Tenant shall not make alterations, additions or improvement to the Premises or install any Cable in the Premises or other portions of the
Building or the Project (collectively referred to as Alterations) without first obtaining the written consent of Landlord in each instance, which consent shall not be unreasonably withheld or delayed. However, Landlord, consent shall not
be required for an Alteration that satisfies all of the following criteria (a Cosmetic Alteration): (1) is of a cosmetic nature such as painting, wallpapering, hanging pictures and installing carpeting; (2) is not visible from the
exterior of the Premises or Building; (3) will not affect the systems or structure of the Building or the Project; and (4) does not require work to be performed inside the walls or above the ceiling of the Premises. However, even though consent is
not required, the performance of Cosmetic Alterations shall be subject to all the other provisions of this Section IX.C. Prior to starting work, Tenant shall furnish Landlord with plans and specifications reasonably acceptable to
| | -- |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



9



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| |  |  | Landlord; names of contractors reasonably acceptable to Landlord (provided that Landlord may designate specific contractors with respect to Building systems); copies
of contracts; necessary permits and approvals; evidence of contractors and subcontractors insurance in amounts reasonably required by Landlord; and any security for performance that is reasonably required by Landlord. Changes to the
plans and specifications must also be submitted to Landlord for its approval. Alterations shall be constructed in good and workmanlike manner using materials of a quality that is at least equal to the quality designated by Landlord as the minimum
standard for the Building. Landlord may designate reasonable rules, regulations and procedures for the performance of work in the Building and the Project and, to the extent reasonably necessary to avoid disruption to the occupants of the Building
and the Project, shall have the right to designate the time when Alterations may be performed. Tenant shall reimburse Landlord within 30 days after receipt of an invoice from Landlord, Tenant shall pay Landlord a fee for Landlords oversight
and coordination of any non-Cosmetic Alterations equal to 3% of the cost of the non-Cosmetic Alterations. Upon completion, Tenant shall furnish as-built plans (except for Cosmetic Alterations), completion affidavits, full and final
waivers of lien in recordable form, and receipted bills covering all labor and materials. Tenant shall assure that the Alterations comply with all insurance requirements and Laws. Landlords approval of an Alteration shall not be a
representation by Landlord that the Alteration complies with applicable Laws or will be adequate for Tenants use.
| |  |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|X. |  | Use of Electrical Services by Tenant.
|-- |  | -------------------------------------



| | A. |  | Electricity used by Tenant in the Premises shall, at Landlords option, be paid for by Tenant either; (1) through inclusion in Expenses (except as provided in
Section X.B for excess usage; (2) by a separate charge payable by Tenant to Landlord within 30 days after billing by Landlord; or (3) by separate charge billed by the applicable utility company and payable directly by Tenant. Landlord will
reimburse tenant for Landlords share if common area expenses. Electrical service to the Premises may be furnished by one or more companies providing electrical generation, transmissions and distribution services, and the cost of electricity may
consist of several different components or separate charge for such service, such as generation, distribution and stranded cost charges. Landlord shall have the exclusive right to select any company providing electrical service to the premises, to
aggregate the electrical service for the Property and premises with other buildings, to purchase electricity through a broker and/or buyers group and to change the providers and manner of purchasing electricity. Landlord shall be entitled to receive
a fee (if permitted by law) for the selection of utility companies and the negotiation and administration of contracts for electricity, provided that the amount of such fee shall not exceed 50% of any savings obtained by Landlord.
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | B. |  | Tenants use of electrical service shall not exceed, either in voltage, rated capacity, use beyond Normal Business Hours or overall load, that which Landlord
deems to be standard to the Building. If Tenant requests permission to consume excess electrical service, Landlord may refuse to consent or may condition consent upon conditions that Landlord reasonable elects (including, without limitation, the
installation of utility service upgrades, meters, submeters, air handlers or cooling units), and the additional usage (to the extent permitted by Law), installation and maintenance costs shall be paid by Tenant. Landlord shall have the right to
separately meter electrical usage for the Premises and to measure electrical usage by surveyor other commonly accepted methods. The above will only be applicable when at such time another tenant is procured to lease the unoccupied portion of the
remaining space and separate meters have not yet been installed.
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XI. |  | Entry by Landlord.
|--- |  | ------------------



| |  |  | Landlord, its agents, contractors and representatives may enter the Premises to inspect or show the Premises, to clean and make repairs, alterations or additions to
the Premises, and to conduct or facilitate repairs, alterations or additions to any portion of the Building or the
| |  |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



10



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| |  |  | Project, including other Tenants premises. Except in emergencies or to provide janitorial and other Building services after Normal Business Hours, Landlord
shall provide Tenant with reasonable prior notice of entry into the Premises, which may be given orally. If reasonably necessary for the protection and safety of Tenant and its employees, Landlord shall have the right to temporarily close all or
portion of the Premises to perform repairs, alterations and additions. However, except in emergencies, Landlord will not close the Premises if the work can reasonably be completed on weekends and after Normal Business Hours. Entry by Landlord shall
not constitute constructive eviction or entitle Tenant to an abatement of reduction of Rent.
| |  |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XII. |  | Assignment and Subletting.
|---- |  | --------------------------



| | A. |  | Except in connection with a Permitted Transfer (defined in Section XII.E. below), Tenant shall not assign, sublease, transfer or encumber any interest in this Lease
or allow any third party to use any portion of the Premises (collectively or individually, a Transfer) without the prior written consent of Landlord, which consent shall not be unreasonably withheld if Landlord does not elect to exercise
its termination rights under Section XII.B below. Without limitation, it is agreed that Landlords consent shall not be considered unreasonably withheld if: (1) the proposed transferees financial condition does not meet the criteria
Landlord uses to select Building and Project Tenants having similar leasehold obligation; (2) the proposed transferees business is not suitable for the Building or the Project considering the business of the other Tenants and the prestige of
the Building and the Project, or would result in a violation of another Tenants right; (3) the proposed transferee is a governmental agency or occupant of the Building, the Property or the Project; (4) Tenant is in default after the expiration
of the notice and cure period in this Lease; or (5) any portion of the Premises, the Building or the Project would likely become subject to additional or different Laws as a consequence of the proposed transfer. Tenant shall not be entitled to
receive monetary damages based upon a claim that Landlord unreasonably withheld its consent to a proposed Transfer and Tenants sole remedy shall be an action to enforce any such provision through specific performance or declaratory judgment.
Tenant hereby waives the provisions of Section 1995.310 of the California Civil Code, or any similar of successor Laws, now or hereinafter in effect, and all other remedies, including, without limitation, any right at law or equity to terminate this
Lease, on its own behalf, and to the extent permitted under all applicable Laws, on behalf of the proposed transferee. Any attempted Transfer in violation of the Article shall, at Landlords option, be void. Consent by Landlord to one or more
Transfers shall not operate as a waiver of Landlords rights to approve any subsequent Transfers. In no event shall any Transfer or Permitted Transfer release or relieve Tenant from any obligation under this Lease.
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | B. |  | As part of its request for Landlords consent to a Transfer, Tenant shall provide Landlord with financial statements for the proposed transferee, a complete
copy of the proposed assignment, sublease and other contractual documents and such other information as Landlord may reasonably request. Landlord shall, by written notice to Tenant within 30 days of its receipt of the required information and
documentation, either; (1) consent to the Transfer by the execution of a consent agreement in a form reasonably designated by Landlord or reasonably refuse to consent to the Transfer in writing; or (2) exercise its right to terminate this Lease with
respect to the portion of the Premises that Tenant is proposing to assign or sublet. Any such termination shall be effective on the proposed effective date of the Transfer for which Tenant requested consent. Tenant shall pay Landlord a review fee of
$1,250.00 for Landlords review of any Permitted Transfer or requested Transfer, provided if Landlords actual reasonable costs and expenses (including reasonable attorneys fees) exceed $1,250.00, Tenant shall reimburse Landlord for
its actual reasonable costs and expenses in lieu of a fixed review fee.
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | C. |  | Tenant shall pay Landlord 50% of all rent and other consideration which Tenant receives as a result of a Transfer that is in excess of the Rent payable to Landlord
for the portion of the Premises and Term covered by the Transfer. Tenant shall pay Landlord for Landlords share of any excess within 30 days after Tenants receipt of such excess consideration. Tenant
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11



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| |  |  | may deduct from the excess all reasonable and customary expenses directly incurred by Tenant attributable to the Transfer (other than Landlords review fee)
including brokerage fees, legal fees and construction costs. If Tenant is in Monetary Default (defined in Section XIX.A. below), Landlord may require that all sublease payments be made directly to Landlord, in which case Tenant shall receive a
credit against Rent in the amount of any payments received (less Landlords share of any excess.)
| |  |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | D. |  | Except as provided below with respect to a Permitted Transfer, if Tenant is a corporation, limited liability company, partnership, or similar entity, and if the
entity which owns or controls a majority of the voting share/rights at any time changes for any reason (including but not limited to a merger, consolidation or reorganization), such change of ownership or control shall constitute a Transfer. The
foregoing shall not apply so long as Tenant is an entity whose outstanding stock is listed on a recognized security exchange, or if at least 80% of its voting stock is owned by another entity, the voting stock of which is so listed.
| | -- |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | E. |  | Tenant may assign its entire interest under this Lease to a successor to Tenant by purchase, merger, consolidation or reorganization without the consent of Landlord,
provided that all of the following conditions are satisfied (a Permitted Transfer): (1) Tenant is not in default under this Lease; (2) Tenants successor shall own all or substantially all of the assets of Tenant; (3) Tenants
successor shall have a net worth which is at least equal to the greater of Tenants net worth at the date of the Lease or Tenants net worth as of the day prior to the proposed purchase, merger, consolidation or reorganization; (4) the
Permitted Use does not allow the Premises to be used for retail purposes; and (5) Tenant shall give Landlord written notice at least 30 days prior to the effective date of the proposed purchase, merger, consolidation or reorganization. Tenants
notice to Landlord shall include information and documentation showing that each of the above conditions has been satisfied. If requested by Landlord, Tenants successor shall sign a commercially reasonable form of assumption agreement.
| | -- |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XIII. |  | Liens.
|----- |  | ------



| |  |  | Tenant shall not permit mechanics or other liens to be placed upon the Premises, Building, Property, Project or Tenants leasehold interest in connection
with any work or service done or purportedly done by or for benefit of Tenant. If a lien is so placed, Tenant shall, within 10 days of notice to Landlord of the filing of the lien, fully discharge the lien by settling the claim which resulted in the
lien or by bonding or insuring over the lien in the manner prescribed by the applicable lien Law. If Tenant fails to discharge the lien, then, in addition to any other right or remedy of Landlord, Landlord may bond or insure over the lien or
otherwise discharge the lien. Tenant shall reimburse Landlord for any amount paid by Landlord to bond or insure over the lien or discharge the lien, including, without limitation, reasonable attorneys fees (if an to the extent permitted by
Law) within 30 days after receipt of an invoice from Landlord.
| |  |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XIV. |  | Indemnity and Waiver of Claims.
|---- |  | -------------------------------



| | A. |  | Except to the extent caused by the negligence or willful misconduct of Landlord or any Landlord Related parties (defined below), Tenant shall indemnify, defend and
hold Landlord, its trustees, members, principals, beneficiaries, partners, officers, directors, employees, Mortgagee(s) (defined in Article XXVI) and agents (Landlord Related parties) harmless against and from all liabilities,
obligations, damages, penalties, claims, actions, costs, charges and expense, including, without limitation, reasonable attorneys fees and other professional fees (if and to the extent permitted by Law), which may be imposed upon, incurred by
or asserted against Landlord or any of the Landlord Related parties and arising out of or in connection with any damage or injury occurring in the Premises or any acts or omissions (including violations of Law) of Tenant, the Tenant Related parties
(defined below) or any of Tenants transferees, contractors or licensees.
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | B. |  | Except to the extent caused by the negligence or willful misconduct of Tenant or any Tenant Related Parties (defined below), Landlord shall indemnify, defend and
hold Tenant, its trustees, members, principals, beneficiaries, partners, officers, directors, employees and agents (Tenant Related Parties) harmless against and from all liabilities, obligations,
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



12



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| |  |  | damages, penalties, claims, actions, costs, charges and expenses, including, without limitation, reasonable attorneys fees and other professional fees (if and
to the extent permitted by Law), which may be imposed upon, incurred by or asserted against Tenant or any of the Tenant Related parties and arising out of or in connection with the acts or omissions (including violations of Law) of Landlord, the
Landlord Related Parties or any of Landlords contractors.
| |  |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | C. |  | Landlord and the Landlord Related Parties shall not be liable for, and Tenant waives, all claims for loss or damage to Tenants business or loss, theft or
damage to Tenants Property or the property of any person claiming by, through or under Tenant resulting from: (1) wind or weather, (2) the failure of any sprinkler, heating or air-conditioning equipment, any electric wiring or any gas, water
or steam pipes; (3) the backing up of any sewer pipe or downspout; (4) the busting, leaking or running of any tank, water closet, drain or other pipe; (5) water, snow or ice upon or coming through the roof, skylight, stairs, doorways, windows, walks
or any other place upon or near the Building or the Project; (6) any act or omission of any party other than Landlord or Landlord Related parties; and (7) any causes not reasonably within the control of Landlord. Tenant shall insure itself against
such losses under Article XV below. Notwithstanding the foregoing, except as provided in Article XVI to the contrary, Tenant shall not be required to waive any claims against Landlord (other than for loss or damage to Tenants business) where
such loss or damage is due to the negligence or willful misconduct of Landlord or any Landlord Related Parties.
| | -- |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XV. |  | Insurance.
|--- |  | ----------



| |  |  | Tenant shall carry and maintain the following insurance (Tenants Insurance), at its sole cost and expense; (1) Commercial General liability Insurance
applicable to the Premises and its appurtenances providing, on an occurrence basis, and minimum combined single limit of $2,000,000.00; (2) All Risk Property/Business Interruption Insurance, including flood and earthquake, written at replacement
cost value and with a replacement cost endorsement covering all of Tenants trade fixture, equipment, furniture and other personal property within the Premises (Tenants Property); (3) Workers Compensation Insurance as
required by the state in which the Premises is located and in amounts as may be required by applicable statue; and (4) Employers Liability Coverage of at least $1,000,000.00 per occurrence. Any company writing any of Tenants Insurance shall
have an A.M. Best rating of not less that A-VIII. All Commercial General Liability insurance policies shall name Tenant as a named insured and Landlord (or any successor), The Estate of Edwin A. Helwig and Barbara G. Helwig, and EMI Property
Management Inc., and their respective members, principals, beneficiaries, partners, officers, directors, employees, and agents, and other designees of Landlord as the interest of such designees shall appear, as additional insureds. All policies of
Tenants Insurance shall contain endorsements that the insurer(s) shall give Landlord and its designees at lease 30 days advance written notice of any change, cancellation, termination or lapse of insurance. Tenant shall provide Landlord
with a certificate of insurance evidencing Tenants insurance prior to the earlier to occur of the Commencement Date or the date Tenant is provided with possession of the Premises for any reason, and upon renewals at least 15 days prior to the
expiration of the insurance coverage. So long as the same is available at commercially reasonable rates, Landlord shall maintain so called All Risk property insurance on the Building at replacement cost value, as reasonably estimated by Landlord.
Except as specifically provided to the contrary, the limits of either partys insurance shall not limit such partys liability under this Lease.
| |  |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XVI. |  | Subrogation.
|---- |  | ------------



| |  |  | Notwithstanding anything in this Lease to the contrary, Landlord and Tenant hereby waive and shall cause their respective insurance carriers to waive any and all
rights of recovery, claim, action or causes of action against the other and their respective trustees, principals, beneficiaries, partners, officers, directors, agents, and employees, for any loss or damage that may occur to Landlord or Tenant or
any party claiming by, through or under Landlord or Tenant, as the case may be, with respect to Tenants Property, the Premises, The Building, the Project, any additions or improvements to the Premises, the Building, or the Project, or
| |  |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



13



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| |  |  | any contents thereof, including all rights of recovery, claims, actions or causes of action arising out of the negligence of Landlord or any Landlord Related parties
or the negligence of Tenant or any Tenant Related Parties, which loss or damage is (or would have been, had the insurance required by this Lease been carried) covered by Insurance.
| |  |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XVII. |  | Casualty Damage.
|----- |  | ----------------



| | A. |  | If all or any part of the Premises is damaged by fire or other casualty, Tenant shall immediately notify Landlord in writing. During any period of time that all or a
material portion of the Premises is rendered untenantable as a result of a fire or other casualty, the Rent shall abate for the portion of the Premises that is untenantable and not used by Tenant. Landlord shall have the right to terminate this
lease if: (1) the Building or the Project shall be damaged so that, in Landlords reasonable judgment, substantial alteration or reconstruction of the Building or the Project shall be required (whether or not the Premises has been damaged); (2)
Landlord is not permitted by law to rebuild the Building or the Project in substantially the same form as existed before the fire or casualty; (3) the Premises have been materially damaged and there is less than 2 years of the Term remaining on the
date of the casualty; (4) any Mortgagee requires that the insurance proceeds be applied to the payment of the mortgage debt; or (5) a material uninsured loss to the Building or the Project occurs. Landlord may exercise its right to terminate this
Lease by notifying Tenant in writing within 90 days after the date of the casualty. If Landlord does not terminate this Lease, Landlord shall commence and proceed with reasonable diligence to repair and restore the Building and the Leasehold
Improvement (excluding any Alterations that were performed by Tenant in violation of this Lease). However, in no event shall Landlord be required to spend more than the insurance proceeds received by Landlord. Landlord shall not be liable for any
loss or damage to Tenants Property or to the business of Tenant resulting in any way from the fire or other casualty or from the repair and restoration of the damage. Landlord and Tenant hereby waive the provisions of any Law relating to the
matters addressed in this Article, and agree that their respective rights for damage to or destruction of the Premises shall be those specifically provided in this Lease.
| | -- |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | B. |  | If all or any portion of the Premises shall be made untenantable by fire or other casualty, Landlord shall, with reasonable promptness, cause an architect or general
contractor selected by Landlord to provide Landlord and Tenant with a written estimate of the amount of time required to substantially complete the repair and restoration of the Premises and make the Premises tenantable again, using standard working
methods (Completion Estimate). If the Completion Estimate indicates that the Premises cannot be made tenantable within 270 days from the date the repair and restorations started, then regardless of anything in Section XVII.A above to the
contrary, either party shall have the right to terminate this Lease by giving written notice to the other of such election within 10 days after receipt of the Completion Estimate. Tenant, however, shall not have the right to terminate this Lease if
the fire or casualty was caused by the negligence or intentional misconduct of Tenant, Tenant Related parties or any of Tenants transferees, contractors or licensees.
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | C. |  | The provisions of this Lease, including this Article XVII, constitute an express agreement between Landlord and Tenant with respect to any and all damage to or
destruction of, all or any part of the Premises, the Building, the Property or the Project, and any Laws, including, without limitation, sections 1943(2) and 1933(4) of the California Civil Code, with respect to any rights or obligations concerning
damage or destruction in the absence of an express agreement between the parties, and any similar or successor Laws now or hereinafter in effect, shall have no application to this Lease or any damage or destruction to all or any part of the
Premises, the Building, the Property or the Project.
| | -- |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XVIII. |  | Condemnation.
|------ |  | -------------



| |  |  | Either party may terminate this Lease if the whole or any material part of the Premises shall be taken or condemned for any public or quasi-public use under Law, by
eminent domain or private purchase in lieu thereof (a Taking). Landlord shall also have the right to terminate
| |  |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



14



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| |  |  | this lease if there is a Taking of any portion of the Building, Property or Project which would leave the remainder of the Building or the Project unsuitable for use
as an office building or an office project in a manner comparable to the use of the Building or the Project prior to the Taking. In order to exercise its right to terminate the Lease, Landlord or Tenant, as the case may be, must provide written
notice of termination to the other within 45 days after the terminating party first receives notice of the Taking. Any such termination shall be effective as of the date the physical taking of the Premises or the portion of the Building, Property or
Project occurs. If this Lease is not terminated, the Rentable Square Footage of the Building, the Rentable Square Footage of the Premises, the Buildings allocable percentage of the Project and Tenants Pro Rata Share shall, if applicable,
be appropriately adjusted. In addition, Rent for any portion of the premises taken or condemned shall be abated during the unexpired Term of this Lease effective when the physical taking of the portion of the Premises occurs. All compensation
awarded for a Taking, or sale proceeds, shall be the property of Landlord, any right to receive compensation or proceeds being expressly waived by Tenant. However, Tenant may file a separate claim at its sole cost and expense for Tenants
Property and Tenants reasonable relocation expenses, provided the filing of the claim does not diminish the award which would otherwise be receivable by Landlord. Tenant hereby waives any and all right it might otherwise have pursuant to
Section 1265.130 of the California Code of Civil Procedure, or any similar or successor Laws.
| |  |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XIX. |  | Events of Default.
|---- |  | ------------------



| |  |  | Tenant shall be considered to be in default of this Lease upon the occurrence of any of the following events of default:
| |  |  | ------------------------------------------------------------------------------------------------------------------------



| | A. |  | Tenants failure to pay when due all or any portion of the Rent, if the failure continues for 3 days after written notice to Tenant (Monetary
Default).
| | -- |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------



| | B. |  | Tenants failure (other than a Monetary Default) to comply with any term, provision or covenant of this Lease, if the failure is not cured within 10 days after
written notice to Tenant. However, if Tenants failure to comply cannot reasonably be cured within 10 days, Tenant shall be allowed additional time (not to exceed 60 days) as is reasonably necessary to cure the failure so long as: (1) Tenant
commences to cure the failure within 10 days, and (2) Tenant diligently pursues a course of action that will cure the failure and bring Tenant back into compliance with the Lease. However, if Tenants failure to comply creates a hazardous
condition, the failure must be cured immediately upon notice to Tenant. In addition, if Landlord provides Tenant with notice of Tenants failure to comply with any particular term, provision or covenant of the Lease on 3 occasions during any 12
month period, Tenants subsequent violation of such term, provision or covenant shall, at Landlords option, be an incurable event of default by Tenant.
| | -- |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | C. |  | Tenant or any Guarantor becomes insolvent, makes a transfer in fraud of creditors or makes an assignment for the benefit of creditors, or admits in writing its
inability to pay its debts when due.
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | D. |  | The leasehold estate is taken by process or operation of Law.
| | -- |  | -------------------------------------------------------------



| | E. |  | Tenant is in default beyond any notice and cure period under any other lease or agreement with Landlord, without limitation.
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------



|XX. |  | Remedies
|--- |  | --------



| | A. |  | Upon the occurrence of any event or events of default under this Lease, whether enumerated in Article XIX or not, Landlord shall have the option to pursue any one or
more of the following remedies without any notice (except as expressly prescribed herein) or demand whatsoever (and without limiting the generality of the foregoing, Tenant herby specifically waives notice and demand for payment of Rent or other
obligations, except for those notices specifically required pursuant to the terms of Article XIX or this Article XX, and waives any and all other notices or demand requirements imposed by applicable law):
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 1. |  | Terminate this Lease and Tenants right to possession of the Premises and recover from Tenant an award of damages equal to the sum of the following:
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------



| | (a) |  | The Worth at the Time of Award of the unpaid Rent which had been earned at the time of termination;
| | --- |  | ---------------------------------------------------------------------------------------------------



15



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| | (b) |  | The Worth at the Time of Award of the amount by which the unpaid Rent would have been earned after termination until the time of award exceeds the amount of such
rent loss that Tenant affirmatively proves could have been reasonably avoided;
| | --- |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (c) |  | The Worth at the Time of Award of the amount by which the unpaid rent for the balance of the Term after the time of award exceeds the amount of such Rent loss that
Tenant affirmatively proves could be reasonably avoided;
| | --- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (d) |  | Any other amount necessary to compensate Landlord for all the detriment either proximately caused by Tenants failure to perform Tenants obligations under
this Lease or which in the ordinary course of things would be likely to result therefrom; and
| | --- |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (e) |  | All such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time under applicable law.
| | --- |  | -----------------------------------------------------------------------------------------------------------------------------



| |  |  | The Worth at the Time of Award of the amounts referred to in parts (a) and (b) above, shall be computed by allowing interest at the lesser of a per annum
rate equal to: (i) the greatest per annum rate of interest permitted from time to time under applicable law, or (ii) the Prime Rate plus 5%. For purposes hereof, the Prime Rate shall be the per annum interest rate publicly announced as
its prime or base rate by a federally insured bank selected by Landlord in the State of California. The Worth at the Time of Award of the amount referred to in part (c) above, shall be computed by discounting such amount at the discount
rate of the Federal Reserve Bank of San Francisco at the time of award plus 1%.
| |  |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | B. |  | The subsequent acceptance of Rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term, covenant or condition of
this Lease, other than the failure of Tenant to pay the particular Rent so accepted, regardless of Landlords knowledge of such preceding breach at the time of acceptance of such Rent. No waiver by Landlord of any breach hereof shall be
effective unless such waiver is in writing and signed by Landlord.
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | C. |  | TENANT HEREBY WAIVES ANY AND ALL RIGHTS CONFERRED BY SECTION 3275 OF THE CIVIL CODE OF CALIFORNIA AND BY SECTION 1174 (c) AND 1179 OF THE CODE, (See Attached) OF
CIVIL PROCEDURE OF CALIFORNIA AND ANY AND ALL OTHER LAWS AND RULES OF LAW FROM TIME TO TIME IN EFFECT DURING THE LEASE TERM PROVIDING THAT TENANT SHALL HAVE ANY RIGHT TO REDEEM, REINSTATE OR RESTORE THIS LEASE FOLLOWING ITS TERMINATION BY REASON OF
TENANTS BREACH. TENANT ALSO HEREBY WAIVES, TO THE FULLEST EXTENT PERMITTED BY LAW, THE RIGHT TO TRIAL BY JURY IN LITIGATION ARISING OUT OF OR RELATING TO THIS LEASE.
| | -- |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | D. |  | No right or remedy herein conferred upon or reserved to Landlord is intended to be exclusive of any other right or remedy, and each and every right and remedy shall
be cumulative and in addition to any other right or remedy given hereunder or now or hereafter existing by agreement, applicable law or in equity. In addition to other remedies provided in this Lease, Landlord shall be entitled, to the extent
permitted by applicable law, to injunctive relief, or to a decree compelling performance of any of the covenants, agreements, conditions or provisions of this Lease, or to any other remedy allowed to Landlord at law or in equity. Forbearance by
Landlord to enforce one of more of the remedies herein provided upon an event of default shall not be deemed or construed to constitute a waiver of such default.
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | E. |  | If Tenant is in default, then, to the extent permitted by law, Landlord shall be entitled to receive interest on any unpaid item of Rent at a rate equal to the
lesser of the maximum rate permitted by Law or the Prime Rate plus 4% per annum. For purposes hereof, the Prime Rate shall be the per annum interest rate publicly announced as its prime or base rate by a federally insured bank selected
by Landlord in the state in which the Building is located.
| | -- |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | F. |  | This Article XX shall be enforceable to the maximum extent such enforcement is not prohibited by applicable law, and the unenforceability of any portion thereof
shall not thereby render unenforceable any other portion.
| | -- |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



16



---



|XXI. |  | Limitation of Liability.
|---- |  | ------------------------



| |  |  | NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) TO TENANT SHALL BE LIMITED TO THE
INTEREST OF LANDLORD IN THE PROPERTY. TENANT SHALL LOOK SOLELY TO LANDLORDS INTEREST IN THE PROPERTY FOR THE RECOVERY OF ANY JUDGMENT OR AWARD AGAINST LANDLORD. NEITHER LANDLORD NOR ANY LANDLORD RELATED PARTY SHALL BE PERSONALLY LIABLE FOR ANY
JUDGMENT OR DEFICIENCY. BEFORE FILING SUIT FOR AN ALLEGED DEFAULT BY LANDLORD, TENANT SHALL GIVE LANDLORD AND THE MORTGAGEE(S) (DEFINED IN ARTICLE XXVI BELOW) WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES (DEFINED IN ARTICLE XXVI BELOW) ON THE
PROPERTY, BUILDING OR PREMISES, NOTICE AND REASONABLE TIME TO CURE THE ALLEGED DEFAULT.
| |  |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XXII. |  | No Waiver.
|----- |  | ----------



| |  |  | Either partys failure to declare a default immediately upon its occurrence, or delay in taking action for a default shall not constitute a waiver of the
default, nor shall it constitute an estoppel. Either partys failure to enforce its rights for a default shall not constitute a waiver of its rights regarding any subsequent default. Receipt by Landlord of Tenants keys to the Premises
shall not constitute an acceptance or surrender of the Premises.
| |  |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XXIII. |  | Quiet Enjoyment.
|------ |  | ----------------



| |  |  | Tenant shall, and may peacefully have, hold and enjoy the Premises, subject to the terms of this Lease, provided Tenant pays the Rent and fully performs all of its
covenants and agreements. This covenant and all other covenants of Landlord shall be binding upon Landlord and its successors only during its or their respective periods of ownership of the Building, and shall not be a personal covenant of Landlord
or the Landlord Related Parties.
| |  |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XXIV. |  | Holding Over.
|----- |  | -------------



| |  |  | Except for any permitted occupancy by Tenant under Article VIII, if Tenant fails to surrender the Premises at the expiration or earlier termination of this Lease,
occupancy of the Premises after the termination or expiration shall be that of a tenancy at sufferance. Tenants occupancy of the Premises during the holdover shall be subject to all the terms and provisions of this Lease and Tenant shall pay
an amount (on a per month basis without reduction for partial months during the holdover) equal to 150% of the greater of: (1) the sum of the Base Rent and Additional Rent due for the period immediately preceding the holdover; or (2) the fair market
gross rental for the Premises as reasonably determined by Landlord. No holdover by Tenant of payment by Tenant after the expiration or early termination of this Lease shall be construed to extend the Term or prevent Landlord from immediate recovery
of possession of the Premises by summary proceedings or otherwise. In addition to the payment of the amounts provided above, if Landlord is unable to deliver possession of the Premises to a new Tenant, or to perform improvements for a new Tenant, as
a result of Tenants holdover and Tenant fails to vacate the Premises within 15 days after Landlord notifies Tenant of Landlords inability to deliver possession, or perform improvements, Tenant shall be liable to Landlord for all damages,
including, without limitation, consequential damages, that Landlord suffers from the holdover.
| |  |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XXV. |  | Subordination to Mortgages; Estoppel Certificate.
|---- |  | -------------------------------------------------



| |  |  | Tenant accepts this Lease subject and subordinate to any mortgage(s), deed(s) of trust, ground lease(s) or other lien(s) now or subsequently arising upon the
Premises, the Building, the Property or the Project, and to renewals, modifications, refinancings and extensions thereof (collectively referred to as a Mortgage). The party having the benefit of a Mortgage shall be referred to as a
Mortgagee. This clause shall be self-operative, but upon request from a Mortgagee, Tenant shall execute a commercially reasonable subordination agreement in favor of the Mortgagee. In lieu of having the Mortgage be superior to this
Lease, a Mortgagee shall have the right at any time to subordinate its Mortgage to this Lease. If requested by a successor-in-interest to all or part of Landlords interest in the Lease, Tenant shall, without charge, attorn to
| |  |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



17



---



| |  |  | the successor-in-interest. Landlord and Tenant shall each, within 10 days after receipt of a written request from the other, execute and deliver an estoppel
certificate to those parties as are reasonably requested by the other (including a Mortgagee or prospective purchaser). The estoppel certificate shall include a statement certifying that this Lease is unmodified (except as identified in the estoppel
certificate) and in full force and effect, describing the dates to which Rent and other charges have been paid, representing that, to such partys actual knowledge, there is no default (or stating the nature of the alleged default) and
indicating other matters with respect to the Lease that may reasonably be requested.
| |  |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XXVI. |  | Attorneys Fees.
|----- |  | ----------------



| |  |  | If either party institutes a suit against the other for violation of or to enforce any covenant or condition of this Lease, or if either party intervenes in any suit
in which the other is a party to enforce or protect its interest or rights, the prevailing party shall be entitled to all of its costs and expenses, including, without limitation, reasonable attorneys fees.
| |  |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XXVII. |  | Broker Fees.
|------ |  | ------------



| |  |  | It is agreed that Landlord will pay a commission equal to 4% of the monthly rent to Colliers International. Payment will be made in monthly installments beginning
January 2003 and final payment will be made December 2003 or when tenant vacates premises in the event of an early termination of the Lease.
| |  |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XXVIII. |  | Notice.
|------- |  | -------



| |  |  | If a demand, request, approval, consent or notice (collectively referred to as a notice) shall or may be given to either party by the other, the notice
shall be in writing and delivered by hand or sent by registered or certified mail with return receipt requested, or sent by overnight or same day courier service at the partys respective Notice Address(es) set forth in Article I, except that
if Tenant has vacated the Premises (or if the Notice Address for Tenant is other than the Premises, and Tenant has vacated such address) without providing Landlord a new Notice Address, Landlord may serve notice in any manner described in this
Article or in any other manner permitted by law. Each notice shall be deemed to have been received or given on the earlier to occur of actual delivery or the date on which delivery is refused, or, if Tenant has vacated the Premises or the other
Notice Address of Tenant without providing a new Notice Address, 3 days after notice is deposited in the US. Mail or with a courier service in the manner described above. Either party, may, at any time, change its Notice Address (other than to a
post office box address) by giving the other party written notice of the new address in the manner described in this Article.
| |  |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XXIX. |  | Excepted Rights.
|----- |  | ----------------



| |  |  | This Lease does not grant any rights to light or air over or about the Building or the Project. Landlord excepts and reserves exclusively to itself the use of: (1)
roofs, (2) telephone, electrical and janitorial closets, (3) equipment rooms, Building risers or similar areas that are used by Landlord for the provision of Building services, (4) rights to the land and improvements below the floor of the Premises,
(5) the improvements and air rights above the Premises, (6) the improvements and air rights outside the demising walls of the Premises, and (7) the areas within the Premises used for the installation of utility lines and other installations serving
occupants of the Building or the Project. Landlord has the right to change the Buildings or Projects name or address. Landlord also has the right to make such other changes to the Building, Property and Project as Landlord deems
appropriate, provided the changes do not materially affect Tenants ability to use the Premises for the Permitted Use. Landlord shall also have the right (but not the obligation) to temporarily close the Building if Landlord reasonably
determines that there is an imminent danger of significant damage to the Building or of personal injury to Landlords employees or the occupants of the Building. The circumstances under which Landlord may temporarily close the building shall
include, without limitation, electrical interruptions, hurricanes and civil disturbances. A closure of the Building under such circumstances shall not constitute a constructive eviction nor entitle Tenant to an abatement or reduction of Rent.
| |  |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XXX. |  | Surrender of Premises.
|---- |  | ----------------------



| |  |  | At the expiration or earlier termination of this Lease or Tenants right of possession, Tenant shall remove Tenants Property (defined in Article XV) from
the Premises, and quit and surrender the
| |  |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



18



---



| |  |  | Premises to Landlord, broom clean, and in good order, condition and repair, ordinary wear and tear excepted. Tenant shall also be required to remove the Required
Removables in accordance with Article VIII. If Tenant fails to remove any of Tenants Property within 2 days after the termination of this Lease or of Tenants right to possession, Landlord, at Tenants sole cost and expense, shall be
entitled (but not obligated) to remove and store Tenants Property. Landlord shall not be responsible for the value, preservation or safekeeping of Tenants Property. Tenant shall pay Landlord, upon demand, the expenses and storage charges
incurred for Tenants Property. In addition, if Tenant fails to remove Tenants Property from the Premises or storage, as the case may be, within 30 days after written notice, Landlord may deem all or any part of Tenants Property to
be abandoned, and title to Tenants Property shall be deemed to be immediately vested in Landlord.
| |  |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | XXXI. |  | Miscellaneous.
| | ----- |  | --------------



| | A. |  | This Lease and the rights and obligations of the parties shall be interpreted, construed and enforced in accordance with the Laws of the State of California and
Landlord and Tenant hereby irrevocably consent to the jurisdiction and proper venue of such state. If any term or provision of this Lease shall to any extent be invalid or unenforceable, the remainder of this Lease shall not be affected, and each
provision of this Lease shall be valid and enforced to the fullest extent permitted by law. The headings and titles to the Articles and Sections of this Lease are for convenience only and shall have no effect on the interpretation of any part of the
Lease.
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | B. |  | Tenant shall not record this Lease or any memorandum without Landlords prior written consent.
| | -- |  | ----------------------------------------------------------------------------------------------



| | C. |  | Landlord and Tenant hereby waive any right to trial by jury in any proceeding based upon a breach of this Lease.
| | -- |  | ----------------------------------------------------------------------------------------------------------------



| | D. |  | Whenever a period of time is prescribed for the taking of an action by Landlord or Tenant, the period of time for the performance of such action shall be extended by
the number of days that the performance is actually delayed due to strikes, acts of God, shortages of labor or materials, war, civil disturbances and other causes beyond the reasonable control of the performing party (Force Majeure).
However, events of Force Majeure shall not extend any period of time for the payment of Rent or other sums payable by either party or any period of time for the written exercise of an option or right by either party.
| | -- |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | E. |  | Landlord shall have the right to transfer and assign, in whole or in part, all of its rights and obligations under this Lease and in the Building, Property and/or
Project referred to herein, and upon such transfer Landlord shall be released from any further obligations hereunder, and Tenant agrees to look solely to the successor in interest of Landlord for the performance of such obligations.
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | F. |  | Tenant represents that is has dealt directly with and only with the Broker as a broker in connection with this Lease. Tenant shall indemnify and hold Landlord and
the Landlord Related Parties harmless from all claims of any other brokers claiming to have represented Tenant in connection with this Lease. Landlord agrees to indemnify and hold Tenant and the Tenant Related Parties harmless from all claims of any
brokers claiming to have represented the Landlord in connection with this Lease.
| | -- |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------





| |  |  | EMI Property Management, Inc., is an affiliate of Landlord and represents only the Landlord in this transaction. Any assistance rendered by any agent or employee of
EMI Property Management, Inc., in connection with this lease of any subsequent amendment or modification hereto has been or will be made as an accommodation to Tenant solely in furtherance of consummating the transaction on behalf of Landlord, and
not as agent for Tenant.
| |  |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | G. |  | Tenant covenants, warrants and represents that: (1) each individual executing, attesting and/or delivering this Lease on behalf of Tenant is authorized to do so on
behalf of Tenant; (2) this Lease is binding upon Tenant; and (3) Tenant is duly organized and legally existing in the state of its organization and is qualified to do business in the State of California. If
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



19



---



| |  |  | there is more than one Tenant, or if Tenant is comprised of more than one party or entity, the obligations imposed upon Tenant shall be joint and several obligations
of all the parties and entities. Notices, payments and agreements given or made by, with or to any one person or entity shall be deemed to have been given or made by, with and to all of them.
| |  |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | H. |  | Time is of the essence with respect to Tenants exercise of any expansion, renewal or extension rights granted to Tenant. This Lease shall create only the
relationship of Landlord and Tenant between the parties, and not a partnership, joint venture or any other relationship. This lease and the covenants and conditions in this Lease shall inure only to the benefit of and be binding only upon Landlord
and Tenant and their permitted successors and assigns.
| | -- |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | I. |  | The expiration of the Term, whether by lapse of time or otherwise, shall not relieve either party of any obligations which accrued prior to or which may continue to
accrue after the expiration or early termination of this Lease. Without limiting the scope of the prior sentence, it is agreed that Tenants obligations under Articles IV, VII, XIV, XX, XXV and XXX shall survive the expiration or early
termination of this lease.
| | -- |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | J. |  | Landlord has delivered a copy of this Lease to Tenant for Tenants review only, and the delivery of it does not constitute an offer to Tenant or an option. This
Lease shall not be effective against any party hereto until an original copy of this Lease has been signed by such party.
| | -- |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | K. |  | All understandings and agreements previously made between the parties are superseded by this Lease, and neither party is relying upon any warranty, statement or
representation not contained in this Lease. This Lease may be modified only by a written agreement signed by Landlord and Tenant.
| | -- |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | L. |  | Tenant, within 15 days after request, shall provide Landlord with a current financial statement and such other information as Landlord may reasonably request in
order to create a business profile of Tenant and determine Tenants ability to fulfill its obligations under this Lease. Landlord, however, shall not require Tenant to provide such information unless Landlord is requested to produce
the information in connection with a proposed financing or sale of the Building. Upon written request by Tenant, Landlord shall enter into a commercially reasonable confidentiality agreement covering any confidential information that is disclosed by
Tenant.
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|XXXII. |  | Entire Agreement.
|------ |  | -----------------



| |  |  | This Lease, including the following exhibits and attachments which are hereby incorporated into and made a part of this Lease, constitute the entire agreement
between the parties and supersede all prior agreements and understandings related to the Premises, including all lease proposals, letters of intent and other documents: Exhibit A(Outline and Location of Premises), Exhibit B (Building
Rules and Regulations), Exhibit C (Commencement Letter), Exhibit D (Work Letter), Exhibit E(Additional Provisions), and Exhibit F(Parking Agreement).
| |  |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| |  |  | Landlord and Tenant have executed this Lease as of the day and year first above written.
| |  |  | ----------------------------------------------------------------------------------------



|LANDLORD:                    
|-----------------------------
|                             
|THE ESTATE OF EDWIN A. HELWIG
|                             
|By:                          
|                             
|NAME:                        
|                             
|TITLE:                       
|                             
|BARBARA G. HELWIG            



20



---



|      
|------
|By:   
|      
|NAME: 
|      
|TITLE:





|TENANT:         
|----------------
|                
|SMTC CORPORATION
|                
|By:             
|                
|NAME:           
|                
|TITLE:          



21



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EXHIBIT A



OUTLINE AND LOCATION OF PREMISES



This Exhibit is attached to and made
a part of the Lease by and between The Estate of Edwin A. Helwig and Barbara G. Helwig (Landlord) and SMTC CORPORATION (Tenant) for space in the Building located at 2302 Trade Zone Boulevard, San Jose, California.



INSERT FLOOR PLAN LAYOUT PICTURE HERE. HEADING GOES UNDER
FLOOR PLAN.



Approximately 34,000 Square Feet

2302 Trade Zone Boulevard, San Jose, CA



22



---



EXHIBIT B



BUILDING RULES AND REGULATIONS



The following rules and regulations
shall apply, where applicable, to the Premises, the Building, the parking facility (if any), the Property, the Project and the appurtenances. Capitalized terms have the same meaning as defined in the Lease.



| | 1. |  | Sidewalks, doorways, vestibules, halls, stairways and other similar areas shall not be obstructed by Tenant or used by Tenant for any purpose other than ingress and
egress to and from the Premises. No rubbish, litter, trash, or material shall be placed, emptied, or thrown in those areas. At no time shall Tenant permit Tenants employees to loiter in Common Areas or elsewhere about the Building, Property or
Project.
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 2. |  | Plumbing fixtures and appliances shall be used only for the purposes for which designed, and no sweepings, rubbish, rags or other unsuitable material shall be thrown
or placed in the fixtures or appliances. Damage resulting to fixtures or appliances by Tenant, its agent, employees or invitees, shall be paid for by Tenant, and Landlord shall not be responsible for the damage.
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 3. |  | No signs, advertisements or notices shall be painted or affixed to windows, doors or other parts of the Building or Project, except those of such color, size, style
and in such places as are first approved in writing by Landlord. Unless otherwise specifically provided in the Lease, all Tenant identification at the entrance to the Premises shall be installed by Landlord, at Tenants cost and expense, using
the standard graphics for the Building. Except in connection with the hanging of lightweight pictures and wall decorations, no nails, hooks or screws shall be inserted into any part of the Premises, Building or Project except by the Building
maintenance personnel.
| | -- |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 4. |  | Tenant shall not place any lock(s) on any door in the Premises, Building or Project without Landlords prior written consent and Landlord shall have the right
to retain at all times and to use keys to all locks within and into the Premises. A reasonable number of keys to the locks on the entry doors in the Premises shall be furnished by Landlord to Tenant at Tenants cost, and Tenant shall not make
any duplicate keys. All keys shall be returned to Landlord at the expiration or early termination of this Lease.
| | -- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 5. |  | All contractors, contractors representatives and installation technicians performing work in the Building or Project shall be subject to Landlords
prior approval and shall be required to comply with Landlords standard rules, regulations, policies and procedures, which may be revised from time to time.
| | -- |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 6. |  | Tenant shall assume all risk for damage to articles moved and injury to any persons resulting from movement in or out of the Building or the Project of furniture or
office equipment, or dispatch or receipt by Tenant of merchandise or materials the activity. If equipment, property, or personnel of Landlord or of any other party is damaged or injured as a result of or in connection with the activity, Tenant shall
be solely liable for any resulting damage or loss.
| | -- |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 7. |  | Landlord shall have the right to approve the weight, size, or location of heavy equipment or articles in and about the Premises. Damage to the Building or the
Project by the installation, maintenance, operation, existence or removal of Tenants Property shall be repaired at Tenants sole expense.
| | -- |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 8. |  | Corridor doors, when not in use, shall be kept closed.
| | -- |  | ------------------------------------------------------



| | 9. |  | Tenant shall not: (1) make or permit any improper, objectionable or unpleasant noises or odors in the Building or Project, or otherwise interfere in any way with
| | -- |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------



23



---

| |  |  | other Tenants or persons having business with them; (2) solicit business or distribute, or cause to be distributed, in any portion of the Building or the Project,
handbills, promotional materials or other advertising; or (3) conduct or permit other activities in the Building or the Project that might, in Landlords sole opinion, constitute a nuisance.
| |  |  | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 10. |  | No animals, except those assisting handicapped persons, shall be brought into the Building or the Project or kept in or about the Premises.
| | --- |  | -------------------------------------------------------------------------------------------------------------------------------------------



| | 11. |  | No inflammable, explosive or dangerous fluids or substances shall be used or kept by Tenant in the Premises, the Building, the Property or about the Project except
those previously disclosed in the expired lease agreement. Tenant shall not, without Landlords prior written consent, use, store, install, spill, remove, release or dispose of, within or about the premises or any other portion of the Building,
the Property or the Project, any asbestos-containing materials or any solid, liquid or gaseous material now of subsequently considered toxic or hazardous under the provisions of 42 U.S.C. Section 9601 et seq. or any other applicable environmental
law which may now or later be in effect. Tenant shall comply with all Laws pertaining to and governing the use of these materials by Tenant, and shall remain solely liable for the costs of abatement and removal.
| | --- |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 12. |  | Tenant shall not use or occupy the Premises in any manner or for any purpose which might injure the reputation or impair the present or future value of the Premises,
the Building or the Project. Tenant shall not use, or permit any part of the Premises to be used, for lodging, sleeping without prior written consent of the Landlord or for any illegal purpose. Tenant shall not take any action which would violate
Landlords labor contracts or which would cause a work stoppage, picketing, labor disruption or dispute, or interfere with Landlords or any other Tenants or occupants business or with the rights and privileges of any personal
lawfully in the Building or the Project (Labor Disruption). Tenant shall take the actions necessary to resolve the Labor Disruption, and shall have pickets removed and, at the request of Landlord, immediately terminate any work in the
Premises that gave rise to the Labor Disruption, until Landlord gives its written consent for the work to resume. Tenant shall have no claim for damages against Landlord or any of the Landlord Related Parties, nor shall the Commencement Date of the
Term be extended as a result of the above actions.
| | --- |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 13. |  | Tenant shall not install, operate or maintain in the Premises or in any other area of the Building or the Project, electrical equipment that would overload the
electrical system beyond its capacity for proper, efficient and safe operation as determined solely by Landlord. Tenant shall not furnish cooling or heating to the Premises, including, without limitation, the use of electric or gas heating devices,
without Landlords prior written consent. Tenant shall not use more than its proportionate share of telephone lines and other telecommunication facilities available to service the Building or the Project.
| | --- |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 14. |  | Tenant shall not operate or permit to be operated a coin or token operated vending machine or similar device (including, without limitation, telephones, lockers,
toilets, scales, amusement devices and machines for sale of beverages, foods, candy, cigarettes and other goods), except for machines for the exclusive use of Tenants employees, and then only if the operation does not violate the lease of any
other Tenant in the building or the Project.
| | --- |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 15. |  | Bicycles and other vehicles are not permitted inside the Building or on the walkways outside the Building, except in areas designated by Landlord.
| | --- |  | --------------------------------------------------------------------------------------------------------------------------------------------------



| | 16. |  | Landlord may from time to time adopt systems and procedures for the security and safety of the Building, the Property, and the Project, its occupants, entry, use and
contents. Tenant, its agents, employees, contractors, guests and invitees shall comply with Landlords systems and procedures.
| | --- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



24



---



| | 17. |  | Landlord shall have the right to prohibit the use of the name of the Building or the Project or any other publicity by Tenant that in Landlords sole opinion
may impair the reputation of the Building or the Project or their desirability. Upon written notice from Landlord, Tenant shall refrain from and discontinue such publicity immediately.
| | --- |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 18. |  | Tenant shall not canvass, solicit or peddle in or about the Building, the property or the Project.
| | --- |  | --------------------------------------------------------------------------------------------------



| | 19. |  | Neither Tenant nor its agents, employees, contractors, guests or invitees shall smoke or permit smoking in the Common Areas or the Exterior Common Areas, unless the
Common Areas or the Exterior Common Areas have been declared a designated smoking area by Landlord, nor shall the above parties allow smoke from the Premises to emanate into the Common Areas or any other part of the Building or the Project. Landlord
shall have the right to designate the Building and/or the Project (including the premises) as a non-smoking building.
| | --- |  | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 20. |  | Landlord shall have the right to designate and approve standard window coverings for the Premises and to establish rules to assure that the Building presents a
uniform exterior appearance. Tenant shall ensure, to the extent reasonably practicable, that window coverings are closed on windows in the Premises while they are exposed to the direct rays of the sun.
| | --- |  | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 21. |  | Deliveries to and from the Premises shall be made only at the times, in the areas and through the entrances and exits designated by Landlord. Tenant shall not make
deliveries to or from the Premises in a manner that might interfere with the use by any other Tenant of its premises or of the Common Areas, any pedestrian use, or any use which is inconsistent with good business practice.
| | --- |  | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | 22. |  | The work of cleaning personnel shall not be hindered by Tenant after 5:30 P.M., and cleaning work may be done at any time when the offices are vacant. Windows, doors
and fixtures may be cleaned at any time. Tenant shall provide adequate waste and rubbish receptacles to prevent unreasonable hardship to the cleaning service.
| | --- |  | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



25



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EXHIBIT C



COMMENCEMENT LETTER & EARLY
TERMINATION PROVISION



Date:



|Tenant Address: |  | SMTC Corporation         
|--------------- |  | -------------------------
|               
|                |  | 2302 Trade Zone Boulevard
|               
|                |  | San Jose, CA 95131       



RE: Commencement Letter
with respect to that certain Lease dated as of the 19th day of November 2002, by and between The Estate of Edwin A. Helwig and Barbara G. Helwig., as Landlord, and SMTC Corporation as Tenant, for 34,000 rentable square feet of the
building located at 2302 Trade Zone Boulevard, San Jose, California.



Dear Tenant:



In accordance with the terms and
conditions of the above referenced Lease, Tenant accepts possession of the Premises and agrees:



| | 1. |  | The Commencement Date of the Lease is January 1, 2003.
| | -- |  | ------------------------------------------------------



| | 2. |  | The Termination Date of the Lease is 90 days written notice prior to vacancy or 12 months, whichever comes first.
| | -- |  | -----------------------------------------------------------------------------------------------------------------



Please acknowledge your acceptance of possession and agreement to the terms
set forth above by signing all 3 counterparts of this Commencement Letter in the space provided and returning 2 fully executed counterparts to my attention.



|Sincerely,                                                                           
|-------------------------------------------------------------------------------------
|                                                                                     
|/s/    [signature appears
here]                                                      
|EMI Property Management,Agent for The Estate of Edwin A. Helwig and Barbara G.
Helwig



Agreed and Accepted:



Tenant: SMTC Corporation



|By:    |  | /s/    GARY
WALKER |  | 
|------ |  | ------------------ |  | 
|      
|Name:  |  | Gary Walker        |  | 
|      
|Title: |  | Vice President     |  | 



26



---



EXHIBIT D



WORK LETTER



THIS PAGE TO BE USED TO LIST ANY TENANT IMPROVEMENTS, OR TENANT ALLOWANCES FOR
WORK TO BE COMPLETED. IF NO T.I. TO BE INCLUDED INSERT, THIS PAGE INTENTIONALLY LEFT BLANK.



27



---



EXHIBIT E



ADDITIONAL PROVISIONS



This exhibit (the Additional Provisions) is
attached to and made a part of the Lease by and between The Estate of Edwin A. Helwig and Barbara G. Helwig(Landlord) and SMTC Corporation (Tenant) for space in the Building located at 2302 Trade Zone Boulevard, San
Jose, California.



|I. |  | RENEWAL OPTION.
|-- |  | ---------------



| | A. |  | None
| | -- |  | ----



EXHIBIT F



28



---



PARKING
AGREEMENT



This exhibit (the
Parking Agreement) is attached to and made a part of the Lease by and between The Estate of Edwin A. Helwig and Barbara G. Helwig (Landlord) and SMTC Corporation, (Tenant) for space in the Building located at 2302 Trade
Zone Boulevard, San Jose, California.



|1. |  | The capitalized terms used in this Parking Agreement shall have the same definitions as set forth in the Lease to the extent that such capitalized terms are defined
therein and not redefined in this Parking Agreement. In the event of any conflict between the Lease and this Parking Agreement, the latter shall control.
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|2. |  | Landlord herby grants to Tenant and persons designated by Tenant an agreement to use 52% of the existing non-reserved parking spaces (the Initial Parking
Spaces) in the parking Lot servicing the Building (Parking Facility). The term of such agreement shall commence on the Commencement Date under the Lease and shall continue until the earlier to occur of the Termination Date under
the Lease, the sooner termination of the Lease, or Tenants abandonment of the Premises thereunder. During the term of this agreement, Tenant shall pay Landlord the monthly charge of $0.00 for the Initial Parking Spaces per month, payable in
advance with Tenants payment of monthly Base Rent. No deductions from the monthly charge shall be made for days on which the Parking Lot is not used by Tenant. Tenant may, from time to time request additional parking spaces in the Parking Lot
(the Additional Parking Spaces), and if Landlord shall provide the same, the Additional parking Spaces shall be provided and used on a month-to-month basis and otherwise on the foregoing terms and provisions. Tenant shall pay Landlord
the prevailing monthly parking charges established by Landlord from time to time for the Additional Parking Spaces, payable in advance with Tenants payment of monthly Base Rent.
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|3. |  | Tenant shall at all times comply with all applicable ordinances, rules, regulations, codes, laws, statutes and requirements of all federal, state, county and
municipal governmental bodies or their subdivisions respecting the use of the Parking Lot. Landlord reserves the right to adopt, modify and enforce reasonable rules (Rules) governing the use of the Parking Lot from time to time including
hours of operation. The Rules set forth herein are currently in effect. Landlord may refuse to permit any person who violates such Rules to park in the Parking Lot, and any violation of the Rules shall subject the car to removal from the Parking
Lot.
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|4. |  | Unless specified to the contrary above, the parking spaces hereunder shall be provided on a non-designated first-come, first-served basis. Landlord shall
have no liability whatsoever for any damage to items located in the Parking Lot, nor for any personal injuries or death arising out of any matter relating to the Parking Lot, and in all events, Tenant agrees to look first to its insurance carrier
and to require that Tenants employees look first to their respective insurance carriers for payment of any losses sustained in connection with any use of the Parking Lot. Tenant hereby waives on behalf of its insurance carriers all rights of
subrogation against Landlord or Landlords agents. Landlord reserves the right to assign specific parking spaces, and to reserve parking spaces for visitors, small cars, handicapped persons and for other tenants, guests of tenants or
other parties, which assignment and reservation or spaces may be relocated as determined by Landlord from time to time, and Tenant and persons designated by Tenant hereunder shall not park in any location designated for such assigned or reserved
parking spaces. Tenant acknowledges that the Parking Facility may be closed entirely or in part in order to make repairs or perform maintenance services, or to alter, modify, re-stripe or renovate the Parking Lot, or if required by casualty, strike,
condemnation, act of God, governmental law or requirement or other reason beyond the operators reasonable control. If Tenant shall default under this Parking Agreement, the operator shall have the right to remove from the Parking Lot any
vehicles hereunder which shall have been involved or shall have been owned or driven by parties involved in causing such default, without liability therefor whatsoever. In addition, if Tenant shall default under this Parking Agreement, Landlord
shall have the right to cancel this parking Agreement on 10 days written notice, unless within such 10 day period, Tenant cures such default. If Tenant defaults with respect to the same term or condition under this Parking
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| |  | Agreement more than 3 times during any 12 month period, and Landlord notifies Tenant thereof promptly after each such default, the next default of such term or
condition during the succeeding 12 month period, shall, at Landlords election, constitute an incurable default. Such cancellation right shall be cumulative and in addition to any other rights or remedies available to Landlord at law or equity,
or provided under the Lease (all of which rights and remedies under the Lease are hereby incorporated herein, as though fully set forth). Any default by Tenant under the Lease shall be a default under this Parking Agreement, and any default under
this Parking Agreement shall be a default under the Lease.
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RULES



| | (i) |  | Landlord reserves the right to establish and change Parking Lot hours from time to time, although, as of the date of this Lease, Tenant shall have access to the
Parking Facility on a 24-hour basis, 7 days a week, subject to the other terms of this Parking Agreement. Tenant shall not store or permit its employees to store any automobiles in the Parking Facility without the prior written consent of the
Landlord. Except for emergency repair, Tenant and its employees shall not perform any work on any automobiles while located in the Parking lot, or anywhere else on the Property. If it is necessary for Tenant or its employees to leave an automobile
in the Parking Facility overnight, Tenant shall provide the Landlord with prior notice designating the license plate number and model of such automobile.
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| | (ii) |  | Cars must be parked entirely within the stall lines painted on the floor, ground, asphalt or cement, and only small cars may be parked in areas reserved for small
cars.
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| | (iii) |  | All directional signs and arrows must be observed.
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| | (iv) |  | The speed limit shall be 5 miles per hour.
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| | (v) |  | Parking spaces reserved for handicapped persons must be used only by vehicles properly designated.
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| | (vi) |  | Parking is prohibited in all areas not expressly designated for parking, including without limitation:
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| | (a) |  | Areas not striped for parking
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| | (b) |  | Aisles
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| | (c) |  | Where no parking signs are posted
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| | (d) |  | Ramps
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| | (e) |  | Loading zone
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| | (vii) |  | Parking Facility managers or attendants are not authorized to make or allow any exceptions to these Rules.
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| | (viii) |  | Every parker is required to park and lock his/her own car.
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| | (ix) |  | Washing, waxing, cleaning or servicing of any vehicle by the customer and/or his agents is prohibited. Parking spaces may be used only for parking automobiles.
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| | (x) |  | Tenant agrees to acquaint all persons to whom Tenant assigns a parking space with these Rules.
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|5. |  | TENANT ACKNOWLEDGES AND AGREES THAT, TO THE FULLEST EXTENT PERMITTED BY LAW, LANDLORD SHALL NOT BE RESPONSIBLE FOR ANY LOSS OR DAMAGE TO TENANT OR TENANTS
PROPERTY (INCLUDING, WITHOUT LIMITATIONS, ANY LOSS OR DAMAGE TO TENANTS AUTOMOBILE OR THE CONTENTS THEREOF DUE TO THEFT, VANDALISM OR ACCIDENT) ARISING FROM OR RELATED TO TENANTS USE OF THE PARKING LOT OR EXERCISE OF ANY RIGHTS UNDER
THIS PARKING AGREEMENT, WHETHER OR NOT SUCH LOSS OR DAMAGE RESULTS FROM THE LANDLORDS ACTIVE NEGLIGENCE OR NEGLIGENT OMISSION. THE LIMITATION ON LANDLORDS LIABILITY UNDER THE PRECEDING SENTENCE SHALL NOT APPLY HOWEVER TO LOSS OR DAMAGE
ARISING DIRECTLY FROM LANDLORDS WILLFUL MISCONDUCT.
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|6. |  | Without limiting the provisions of Paragraph 6 above, Tenant hereby voluntarily releases, discharges, waives and relinquishes any and all actions or causes of action
for personal injury or property damage occurring to Tenant arising as a result of parking in the Parking Facility, or any activities incidental thereto, wherever or however the same may occur, and further agrees that Tenant will not prosecute any
claim for personal injury or property damage against Landlord or any of its officers, agents, servants or employees for any said causes of action. It is the intention of Tenant by this instrument, to exempt and relieve Landlord from liability for
personal injury or property damage caused by negligence.
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|7. |  | The provisions of Article XXI of the Lease are hereby incorporated by reference as if fully recited.
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| |  | Tenant acknowledges that Tenant has read the provisions of this Parking Agreement, has been fully and completely advised of the potential dangers incidental to
parking in the Parking Facility and is fully aware of the legal consequences of agreeing to this instrument.
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