Exhibit 10.6
 LEASE AGREEMENT
 This Lease Agreement (this Lease) is made this 13th day of October, 2010 (the
Effective Date), between CBP 110, LP, a Pennsylvania limited partnership having its principal
office at 210 West Kensinger Drive, Suite 400, Cranberry Township, PA 16066 (the Landlord), and
Tollgrade Communications, Inc., a Pennsylvania corporation having its principal office at 493 Nixon
Road, Cheswick, PA 15024 (the Tenant).
 BASIC LEASE PROVISIONS
 Basic Lease Provisions
 Premises
    
    -
    
    Approximately 24,402 square feet, known as
Suite: # 400 in the Cranberry Business Park,
Building 110, located at 3120 Unionville Road,
Cranberry Township, PA 16066Initial Term
    
    -
    
    Eighty Four (84) full calendar months from the
Commencement Date, as such term is defined at
Section 3.01, estimated to occur on or about
April 1, 2011 (subject to any partial calendar
month to be added to the Initial Term pursuant
to Section 2.01 in the event that the
Commencement Date occurs on a date other than
the first day of a calendar month).Extension Options
    
    -
    
    Two (2) Five (5) Year Options, exercisable in
accordance with Section 2.02Base Rent
    
    -
    
    $15.75 per square foot for Months 1-24
(commencing as of the Commencement Date and
continuing through the last day of the twenty
fourth (24th) full calendar month
thereafter);$16.25 per square foot for Months 25-60;$16.75 per square foot for Months 61-84(subject to increase during any Renewal Terms
in accordance with Section 3.02)Additional Rent
    
    -
    
    Includes Tenants obligation to pay its
Proportionate Share of all Operating Expenses
and Real Estate Taxes, in accordance with
Section 4.03Tenants Proportionate Share
    
    -
    
    35.3% (24,402 rsf/69,030 rsf), subject to
adjustment in accordance with Sections 1.01
and 4.03Escrow Account
    
    -
    
    $280,000.00, to be reduced by such amounts as
are set forth in, and otherwise governed in
accordance with, Section 5.01
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Addresses for Notices
    
    -
    
    As to Landlord:CBP 110, LP
210 West Kensinger Drive, Suite 400
Cranberry Township, Pennsylvania 16066
Attention: Richard S. Donley 
Telephone: (724) 779-3892With copy to:Thorp Reed & Armstrong, LLP 
Attn: Jeffrey J. Conn, Esq.
One Oxford Centre, 15th Floor 
301 Grant Street 
Pittsburgh, PA 15219As to Tenant:Prior to occupancy:Tollgrade Communications, Inc.
493 Nixon Road 
Cheswick, PA 15024
Attention: Jennifer M. Reinke, General Counsel 
After occupancy:Tollgrade Communications, Inc. 
Cranberry Business Park 
Building 110
3120 Unionville Road 
Cranberry Township, PA 16066
Attention: Jennifer M. Reinke, General CounselWith copy to:Ken Shebek 
VP Operations 
Tollgrade Communications, Inc. 
493 Nixon Road 
Cheswick, Pennsylvania 15024
 
 *
    
    Note: If there is any difference between these Basic Lease Provisions and the Lease, the Lease
shall control. -ii-




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TABLE OF CONTENTS
 Page
 ARTICLE 1 PREMISES
    
    
    1Section 1.01 Grant and Acceptance
    
    
    1ARTICLE 2 TERM; EXTENSION OPTIONS
    
    
    1Section 2.01 Initial Term
    
    
    1Section 2.02 Extension Options
    
    
    1ARTICLE 3 CONSTRUCTION, OCCUPANCY AND SURRENDER OF PREMISES
    
    
    1Section 3.01 Commencement Date; Landlords Work
    
    
    2Section 3.02 Tenants Occupancy
    
    
    2Section 3.03 Condition of Premises
    
    
    2Section 3.04 Surrender of the Premises
    
    
    3Section 3.05 Holding Over
    
    
    3Section 3.06 Waiver
    
    
    3ARTICLE 4 RENT
    
    
    3Section 4.01 Base Rent During Initial Term
    
    
    3Section 4.02 Base Rent During Extension Terms
    
    
    4Section 4.03 Real Estate Tax and Operating Expense Pass Through
    
    
    4Section 4.04 Definition and Payment of Additional Rent
    
    
    7Section 4.05 Payment of Rent; Late Payment Fee
    
    
    7ARTICLE 5 SECURITY DEPOSIT
    
    
    7Section 5.01 Security Deposit
    
    
    7Section 5.02 Reductions in Security Deposit
    
    
    8ARTICLE 6 OCCUPANCY AND USE; SIGNAGE AND PARKING
    
    
    8Section 6.01 Use of Premises
    
    
    8Section 6.02 Rules and Regulations
    
    
    8Section 6.03 Compliance With Laws
    
    
    9Section 6.04 Signs
    
    
    9Section 6.05 Parking
    
    
    9Section 6.06 Access
    
    
    9Section 6.07 Quiet Enjoyment
    
    
    9ARTICLE 7 UTILITIES AND SERVICES
    
    
    10Section 7.01 Landlords Obligations
    
    
    10Section 7.02 Tenants Obligations
    
    
    10Section 7.03 Interruptions
    
    
    10
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Page
 ARTICLE 8 REPAIRS, MAINTENANCE, ALTERATIONS AND IMPROVEMENTS
    
    
    11Section 8.01 Tenants Obligations
    
    
    11Section 8.02 Landlords Obligations
    
    
    11Section 8.03 Additional Rights of Landlord
    
    
    12Section 8.04 Landlords Disclaimer
    
    
    12Section 8.05 Improvements and Alterations
    
    
    12ARTICLE 9 INSURANCE, FIRE AND CASUALTY; INDEMNITY AND WAIVER
    
    
    14Section 9.01 Damage or Destruction
    
    
    14Section 9.02 Tenants Responsibilities; Waiver and Indemnity
    
    
    14Section 9.03 Tenants Insurance
    
    
    16Section 9.04 Landlords Insurance
    
    
    17Section 9.05 Subrogation
    
    
    18ARTICLE 10 CONDEMNATION
    
    
    18Section 10.1
    
    
    18ARTICLE 11 LIENS
    
    
    19Section 11.01
    
    
    19ARTICLE 12 TAXES ON TENANTS PROPERTY
    
    
    19Section 12.01
    
    
    19Section 13.01
    
    
    19ARTICLE 14 TRANSFERS BY LANDLORD; SUBORDINATION; ESTOPPEL CERTIFICATES
    
    
    20Section 14.01 Sale of the Building
    
    
    20Section 14.02 Subordination and Non-Disturbance
    
    
    21Section 14.03 Estoppel Certificate
    
    
    21ARTICLE 15 DEFAULT
    
    
    21Section 15.01 Defaults by Tenant
    
    
    21Section 15.02 Remedies of Landlord
    
    
    22Section 15.03 Defaults by Landlord
    
    
    25ARTICLE 16 NOTICES
    
    
    25Section 16.01
    
    
    25ARTICLE 17 RESERVED
    
    
    25ARTICLE 18 ENVIRONMENTAL PROVISIONS
    
    
    25Section 18.01
    
    
    25Section 18.02
    
    
    26Section 18.03
    
    
    26
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Page
 ARTICLE 19 MISCELLANEOUS PROVISIONS
    
    
    26Section 19.01 Professional Fees
    
    
    26Section 19.02 Waiver
    
    
    26Section 19.03 Applicable Law
    
    
    27Section 19.04 Successors and Assigns
    
    
    27Section 19.05 Brokers
    
    
    27Section 19.06 Severability
    
    
    27Section 19.07 Name
    
    
    27Section 19.08 Examination of Lease; Defined Terms
    
    
    27Section 19.09 Time
    
    
    27Section 19.10 Authority
    
    
    27Section 19.11 Recording
    
    
    28Section 19.12 Force Majeure
    
    
    28Section 19.13 Tenants Obligation to Provide Financial Information
    
    
    28Section 19.14 Options
    
    
    28Section 19.15 Entire Agreement
    
    
    29
 EXHIBITS
 Exhibit A-1
    
    Description of LandExhibit A-2
    
    Description of the ParkExhibit A-3
    
    Depiction of the PremisesExhibit B
    
    Work LetterExhibit C
    
    Form of Commencement AgreementExhibit D
    
    Rules and Regulations
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ARTICLE 1
PREMISES
 Grant and Acceptance
 Building Exhibit A-1 Land Exhibit A-2 Park Exhibit
A-3 Premises
 ARTICLE 2
TERM; EXTENSION OPTIONS
 Initial Term Initial Term
 Extension Options
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ARTICLE 3
CONSTRUCTION, OCCUPANCY AND SURRENDER OF PREMISES
 Commencement Date; Landlords Work
 Exhibit B Work Letter
 Target Delivery Date
  Exhibit
C
 Tenants Occupancy
  Condition of Premises
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Surrender of the Premises
  Holding Over
  Waiver
  ARTICLE 4
RENT
 Base Rent During Initial Term
 Base Rent
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Base Rent During Extension Terms
  Market Rate
 Real Estate Tax and Operating Expense Pass Through
 Tax and Operating Expense Payment
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Tax
and Operating Expense Statement
 Tenants Proportionate Share
 Real Estate Taxes
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Operating Expenses
 common area(s
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Definition and Payment of Additional Rent
 Additional
Rent Rent
 Payment of Rent; Late Payment Fee
 Default Rate Prime Rate
 ARTICLE 5
SECURITY DEPOSIT
 Security Deposit
 Security Deposit th
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Reductions in Security Deposit
  Yearly Anniversary ofCommencement Date
    
    Amount of Security DepositCommencement Date through 3rd Anniversary thereof
    
    $
    280,000;As of 3rd Anniversary
    
    $
    200,000;As of 4th Anniversary
   
$
    150,000;
   andAs of 5th Anniversary
    
    $
    0.
 ARTICLE 6
OCCUPANCY AND USE; SIGNAGE AND PARKING
 Use of Premises
  Rules and Regulations
  -8-




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Exhibit E
 Compliance With Laws
  Signs
  Parking
  Access
  -9-




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Quiet Enjoyment.
  ARTICLE 7
UTILITIES AND SERVICES
 Landlords Obligations
  Tenants Obligations
 Services
 Interruptions
  -10-




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ARTICLE 8
REPAIRS, MAINTENANCE, ALTERATIONS AND IMPROVEMENTS
 Tenants Obligations
  Landlords Obligations
    -11-




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Additional Rights of Landlord
  Landlords Disclaimer
  Improvements and Alterations
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Condition
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Exhibit B There are no other express, implied, written or oral
warranties, of any kind or nature, made by Landlord pursuant to the Work Letter Agreement, or in
connection with Landlords Work, other than those expressly set forth in this Section 8.06.
 ARTICLE 9
INSURANCE, FIRE AND CASUALTY; INDEMNITY AND WAIVER
 Damage or Destruction
    -14-




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Tenants Responsibilities; Waiver and Indemnity
    Landlord Indemnified Parties s Damages Tenant Parties , s
 -15-




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Tenant
Indemnified Parties Landlord Parties s ;
 Tenants Insurance
  -16-




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Public Liability
 Property Damage
 General Requirements
 Business Interruption
 Landlords Insurance
  -17-




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Subrogation
 ARTICLE 10
CONDEMNATION
  Condemnation
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ARTICLE 11
LIENS
   ARTICLE 12
TAXES ON TENANTS PROPERTY
  ARTICLE 13
ASSIGNMENTS AND SUBLETTING
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(i)
    
    No sublessee or assignee shall have a right further to sublet or assign, and(ii)
    
    One-half of any sums or other economic consideration, net of all costs actually
incurred by Tenant in connection with such assignment or subletting, received by Tenant
as a direct result of such subletting or assignment (except rental or other payments
received which are attributable to the amortization of the cost of leasehold
improvements, other than building standard tenant improvements, made to the sublet
portion of the Premises by Tenant for subtenant), whether denominated rentals under the
sublease or assignment or otherwise, which exceed, in the aggregate, the total sums
which Tenant is obligated to pay Landlord under this Lease (prorated to reflect
obligations allocable to that portion of the Premises subject to such sublease or
assignment) shall be payable to Landlord as Additional Rent under the terms of this
Lease without affecting or reducing any other obligation of Tenant hereunder. For the
purposes of this Section 13.01(b)(iii), Landlord shall not claim or be entitled to any
portion of the consideration paid to Tenant for a sale of Tenants assets or any shares
in Tenant. Landlord for itself and its successors and assigns hereby waives and quit
claims any claim or interest in any consideration paid to Tenant, or any parent,
subsidiary or affiliate of Tenant, for the sale of any shares in or assets of Tenant.
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ARTICLE 14
TRANSFERS BY LANDLORD; SUBORDINATION; ESTOPPEL CERTIFICATES
 Sale of the Building
  Subordination and Non-Disturbance
  Estoppel Certificate
  -21-




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ARTICLE 15
DEFAULT
 Defaults by Tenant
       Remedies of Landlord
     -22-




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JUDGMENT IN EJECTMENT:
  -23-




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Defaults by Landlord
  ARTICLE 16
NOTICES
   ARTICLE 17
RESERVED
 ARTICLE 18
ENVIRONMENTAL PROVISIONS
   -25-




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Hazardous Materials Environmental Laws
     ARTICLE 19
MISCELLANEOUS PROVISIONS
 Professional Fees
  Waiver
  -26-




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Applicable Law
  Successors and Assigns
  Brokers
 Broker
 Severability
  Name
  Examination of Lease; Defined Terms
  Time
  Authority
  -27-




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Recording
  Force Majeure
  Tenants Obligation to Provide Financial Information
  Options
 Option
 -28-




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Entire Agreement
  (Signatures follow on the next page)
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LANDLORD:CBP 110, LP, a Pennsylvania limited partnershipATTEST:
    
    By:

    Cranberry Business Park 110, Inc.,
a Pennsylvania corporation, its General Partner/s/ [illegible]
    
    
    By:

    /s/ Richard S. DonleyRichard S. Donley, PresidentDated:10/13/10
 TENANT:TOLLGRADE COMMUNICATIONS, INC.ATTEST:/s/ Barbara J. Beck
    
    
    By:
    /s/ Jennifer M. ReinkeName: Jennifer M. ReinkeTitle:   General Counsel and SecretaryDated: October 7, 2010
 -30-