Exhibit 10.8


 


ADDENDUM TO
STANDARD INDUSTRIAL/COMMERCIAL -


SINGLE - TENANT
LEASE - NET


 


THIS ADDENDUM TO STANDARD
INDUSTRIAL/COMMERCIAL – SINGLE-TENANT LEASE - NET (“Addendum”) is made and entered into by and between
TEJ ENTERPRISES, LLC (“Lessor”), and ARCIMOTO, LLC (collectively, “Lessee”), as of the date
set forth on the first page of that certain Standard Industrial/Commercial Lease -Single-Tenant Lease - Net (the “Lease”)
between Lessor and Lessee to which this Addendum is attached and incorporated. The terms, covenants, and conditions set forth
herein are intended to and shall have the same force and effect as if set forth at length in the body of the Lease. To the extent
that the provisions of this Addendum are inconsistent with any provisions of the Lease, the provisions of this Addendum shall
supersede and control. This Addendum, together with the Lease itself and all other exhibits, Riders and Addenda attached thereto
represents the full integrated and binding agreement of the parties. All references in the Lease and in this Addendum to “Lease”
are to be construed to mean the Lease as amended and supplemented by this Addendum. All terms used in this Addendum, unless specifically
defined in the Addendum, have the same meaning as ascribed for such terms in the Lease.


 


		50.	Lessee Alterations shall mean Alterations performed by
the Lessee or under its direction. The terms of paragraph 7.3 shall further be subject to the terms of this paragraph 50.



 


		50.1	In no event shall Lessor be required to consent to any
Lessee Alterations that would in Lessor’s judgement, reasonably exercised: (a) lessen the value of the Premises, (b) adversely
affect the proper functioning of any of the mechanical, electrical, sanitary or other service systems of the Premises, (c) affect
the structural integrity of the Premises, or (d) increase the premiums payable for insurance for general civil liability or replacement
value of the subject property, or otherwise affect the ability to insure the same.



 


		50.2	Lessee covenants and agrees that any Lessee Alterations
shall be completed free of all liens and encumbrances, and that all contractors, subcontractors and materialmen will be fully
paid. Lessee shall indemnify and hold Lessor harmless against any and all loss, damage or liability that Lessor may sustain as
a result of any work performed by the Lessee, and against any noncompliance by Lessee with any provision of the Paragraph 50-50.3



 


		50.3	Any Lessee Alterations shall be done in a first-class workmanlike
manner in accordance with all applicable laws, codes, rules and regulations, and in conformity with (a) the approved plans and
specifications described in paragraph 7.3(b) hereof and (b) all other conditions of this Lease.



 


		51.	Refuse Storage and Removal. All waste and garbage
from the Premises shall be placed by Lessee in closed containers and stored by Lessee on the Premises pending removal of same
by a private sanitation company arranged and paid for by Lessee. Lessee shall, at its own cost and expense, promptly dispose of
all garbage, refuse, ashes and waste arising from the conduct of its business in the Premises, utilizing for such purpose a regularly
scheduled trash pick-up company so as to avoid any noxious or offensive smells or odors therefrom. Any and all other safeguards
that may be necessary to prevent the accumulation of such garbage or other refuse from becoming a nuisance shall be provided by
Lessee at its own cost and expense.









 



     


     


    

 


		52.	Lessee understands and acknowledges that lessee, at Lessee’s
sole expense, must comply with all building, fire codes and regulations of any kind, required by Lessee’s use.



 


		53.	Base Monthly Rent
                                         and Adjustment Process: On each anniversary of the Commencement Date Base Rent shall
                                         be increased by three percent (3.0 %) from the monthly Base Rent in effect for the immediately
                                         preceding year. The process described in this paragraph is the “Adjustment
                                         Process”.



 


		54.	Lessor acknowledges receipt from Lessee the sum of $18,790.19,
$8982.00 representing security deposit, $8982.00 representing Base rent for the period November 1-November 30, 2018, $223.67 representing
property taxes, $153.42 representing insurance and $449.10 representing monthly management fees for the period November 1-November
30, 2018.



 


		55.	Redevelopment Relocation or Termination.



 


		55.1	Anything in this
                                         Lease to the contrary notwithstanding, Lessee acknowledges and agrees that, throughout
                                         the Original Term Lessor shall have the right to remodel, add to, alter or demolish the
                                         Building containing the Premises, or any portion thereof or to ground lease or to redevelop
                                         the site (collectively, the “Redevelopment”),
                                         as Lessor may determine in its sole and absolute discretion, provided, that Lessor shall
                                         provide Lessee with no less than Three Hundred Sixty Five (365) days prior written notice
                                         (the “Notice Period”)
                                         of the Redevelopment (the “Redevelopment
                                         Notice”), the Redevelopment Notice to include: (a) whether the Redevelopment
                                         will result in the alteration or demolition of the Premises (hereinafter, a “Terminating
                                         Event”), and (b) in the event of a Terminating Event, (i) the date which
                                         the Lease will terminate and Lessee is required to vacate the Premises, which date shall
                                         not be less than three hundred sixty five (365) days from the date of Lessee’s
                                         receipt of the Redevelopment Notice, (ii) whether Lessor will be providing Lessee with
                                         a new premises following the completion of the Redevelopment (a “New
                                         Premises”), and (iii) in the case where Lessor does offer Lessee a New Premises,
                                         the estimated length of time, if any, that Lessee will not be able to operate its business
                                         due to the Redevelopment. Notwithstanding the foregoing, Lessor shall be required, in
                                         the case in which the Redevelopment contain sufficient space for all lessees in premises
                                         undergoing Redevelopment, and in which Redevelopment is not done in concert with or specifically
                                         for a new occupant within the redeveloped property, to offer Lessee a New Premises, specifically
                                         for a new occupant or use within the redeveloped property, to offer Lessee a New Premises.



 


		55.2	In the event of a Redevelopment in which Lessor offers
Lessee a New Premises, Lessee shall be under no obligation to accept such offer. Lessee shall notify Lessor of its acceptance
or rejection of such offer within ninety (90) days of receipt of the Redevelopment Notice, and to the extent Lessor does not receive
such acceptance or rejection during that time, Lessee shall be deemed to have rejected such offer. In the event that Lessee does
not accept such offer, then the Lease shall terminate on the date set forth in the Redevelopment Notice.



 



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		55.3	In the event of a Redevelopment in which Lessor offers
Lessee a New Premises Lessor shall offer the New Premises as reasonably similar in size and location to Lessee’s existing
Premises as Redevelopment allows, taking into account other obligations to other lessees. The New Premises shall be delivered
to Lessee in condition substantially similar to that existing prior to Redevelopment, exclusive only of Lessee’s furniture,
fixtures and equipment. Lessor and Lessee agree that the Lease shall be amended to reflect the new square footage for the New
Premises and the new Base Rent, which Base Rent shall be consistent with rents of similar spaces in the immediate vicinity, as
adjusted for specifics of the New Premises, and that all other terms of the Lease shall otherwise remain in full force and effect.
Notwithstanding the foregoing, the Base Rent under the lease for the New Premises shall be abated during the period that Lessee
is installing its fixtures and equipment in the New Premises following delivery of same by Lessor, which period shall in no case
be longer than sixty (60) days beyond Lessor’s delivery of the New Premises to Lessee in the condition required by this
paragraph.



 


		55.4	In connection with all of the foregoing in this Section
55, Lessor and Lessee agree to cooperate with the other in every reasonable way in carrying out the terms and provisions regarding
the relocation contemplated herein, and in delivering all documents and instructions deemed reasonably necessary or useful by
both parties



 


		56.	CASP Inspection. The Premises has not undergone
an inspection by a certified access specialist.



 


	Signed: 	/s/ Mark Frohnmayer	 	Date: 10/23/18
	 	Mark Frohnmayer	 	 


 


 


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