Exhibit 10.6.1



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|LOGO |  | Standing Loan Agreement and Swap Commitment



This Standing Loan
Agreement and Swap Commitment (the Agreement), dated as of February 1, 2005, is between COST PLUS, INC., a California corporation (Borrower) and BANK OF AMERICA, N.A. (Bank). Any capitalized term not defined in
the body of this Agreement is defined in Schedule 1 attached hereto and incorporated by reference herein.



1. LOAN AND SWAP COMMITMENT TERMS



1.1 Amount and Purpose. Subject to the terms and conditions of this Agreement and so long as no Event of Default (as defined in Section 6 below)
has occurred and is continuing:



(a) Bank will
make a loan to Borrower in the principal amount of Twenty Million and no/100 Dollars ($20,000,000.00) (the Loan) to be used for the acquisition of the Property.



(b) Until a date three hundred sixty-four (364) days from the date the Deed of Trust (as defined in Section
1.1(c) below), records, Bank will, upon prior written request of Borrower, enter into interest rate swap transactions (as defined in the 2000 ISDA Definitions published by the International Swaps and Derivatives Association, Inc. (ISDA))
(each a Swap Contract), with Borrower for an aggregate notional amount not to exceed the principal amount of the Loan outstanding from time to time for a term not to exceed the term of the Loan. Pursuant to any such Swap Contract, Bank
will agree to pay a floating rate not greater than the rate payable by Borrower under the Note (as defined in Section 1.1(c) below), and Borrower will agree to pay a fixed rate quoted by Bank in its sole discretion.



(c) The Loan will be evidenced by a promissory note (the
Note) payable to Bank in the original principal amount of the Loan. The Loan and the Swaps will be secured by a Deed of Trust With Assignment of Rents, Security Agreement and Fixture Filing (the Deed of Trust) covering
certain improved real property commonly known as 3624 South Airport Way, Stockton, California, and more particularly described on Exhibit A attached to the Deed of Trust (the Real Property) (the Real Property together with all buildings,
structures and other improvements now or hereafter located thereon (the Improvements), and the personal property described in the Deed of Trust and defined therein and herein as Personalty, being hereinafter collectively
referred to as the Property).



1.2 Additional
Credit Support. Cost Plus Management Services, Inc., a California corporation, and Cost Plus Marketing Services, Inc., a California corporation (each a Guarantor and collectively, Guarantors) will guaranty Borrowers
obligations under this Agreement and any Swap Contract (as defined below) pursuant to a Payment Guaranty of even date herewith (each a Guaranty and collectively, the Guaranties).



1.3 Documentation.



(a) At or prior to the closing of this transaction, Borrower
must deliver the following documents and other items, executed and acknowledged as appropriate, all in form and substance satisfactory to Bank: (i) this Agreement; (ii) the Note; (iii) the Deed of Trust; (iv) a UCC-1 Financing Statement perfecting a
first-position lien on all Personalty, to the extent a security interest in such Personalty may be perfected by such filing; (v) the Guaranties; (vi) an ALTA title insurance policy insuring Bank that the Deed of Trust constitutes a valid and
enforceable lien on the Property subject and subordinate only to such liens or other matters as Bank has approved in writing; (vii) an ALTA/ASCM survey of the Real Property and the improvements thereon certified to Bank; (viii) evidence of the
casualty and other insurance coverage as required under this Agreement or otherwise by Bank in writing; (ix) if Borrower is anything other than a natural person, evidence of Borrowers due formation and good standing, as well as due
authorization and execution of the Loan Documents; (x) if applicable, nondisturbance, attornment and subordination agreements and estoppel certificates from tenants leasing space in the Property; (xi) if the Property is to be leased to third
parties, Borrowers pro forma lease form; (xii) a loan fee in the amount of Thirty-Seven Thousand Five Hundred and no/100 Dollars ($37,500.00); (xiii) an Environmental Questionnaire prepared



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and certified by Borrower, and, if Bank requires, an environmental survey of the Property prepared by an environmental consultant satisfactory to Bank; and
(xiv) such other documents, property information and other assurances as Bank may reasonably require.



(b) At or prior to execution of any Swap Contract, Borrower must execute, as applicable, and deliver the following documents and other
items, all in form and substance satisfactory to Bank: (i) Master Agreement in the form published by ISDA and related Schedule substantially in the forms of Exhibits A and B hereto; (ii) a confirmation under the foregoing; (iii) if Borrower is
anything other than a natural person, evidence of due authorization and execution of the foregoing; and (iv) such other documents, agreements and instruments as Bank may require to evidence satisfaction of conditions contained in any of the
foregoing.



1.4 Loan Documents. This Agreement, the
Note, the Deed of Trust, the Guaranties, and all other documents and instruments evidencing, securing or otherwise pertaining to the Loan, or any other Secured Obligations (as defined in the Deed of Trust) are referred to as the Loan
Documents. However, Swap Contracts (as defined in the Deed of Trust) are not Loan Documents.



1.5 Automatic Deduction. Borrower agrees that principal and interest payments on the Note will be deducted automatically on the due date from
checking account number 17685-00608 maintained by Borrower at Bank (the Checking Account) as provided in the Note.



1.6 Disbursement Procedures. Bank will disburse the Loan Proceeds as follows:



(a) First, to Fidelity National Title Insurance Company, to disburse on behalf of Borrower the remaining
Loan proceeds to pay for the title policy, endorsements and related fees and to pay the purchase price of the Property. In the event the Loan proceeds are not sufficient to pay the purchase price of the Property in full, Borrower shall pay from its
own funds any remaining amounts required to pay such purchase price in full. In the event there is an excess of Loan proceeds, said excess shall be immediately disbursed to Borrower.



2. COVENANTS OF THE BORROWER



Borrower promises to keep each of the following covenants:



2.1 Compliance with Law. Borrower will comply with all applicable laws, regulations, orders, building restrictions and requirements of, and all
permits and approvals from, and agreements with and commitments to, all governmental, judicial or legal authorities having jurisdiction over the Property or Borrowers business conducted thereon or therefrom, and with all restrictive covenants
and other title encumbrances encumbering the Property (all collectively, the Requirements), non-compliance with which could reasonably be expected to result in a Material Adverse Effect.



2.2 Conditional Sales Contracts; Removal of Fixtures and Equipment.
Without Banks prior written consent, Borrower must not (a) purchase any materials, equipment, furnishings or fixtures to be installed on the Property under any agreement where the seller reserves a lien, security interest or title thereto, or
the right of removal or repossession after such items are installed on the Property, except to the extent any of the foregoing constitutes Permitted Encumbrances; and (b) remove or permit to be removed from the Real Property or the Improvements any
equipment, machinery or fixtures used in connection with the management, maintenance, operation or enjoyment thereof that individually reduce the value of the Property by more than $100,000.00 unless (i) replaced by articles of equal suitability and
value owned by Borrower free and clear of any lien or security interest (except that created by the Deed of Trust and the Permitted Encumbrances), or (ii) it is determined by the Borrower in good faith that such equipment, machinery or fixtures are
not essential to the management, maintenance, operation or enjoyment of the Real Property or the Improvements.



2.3 Site Visits. Borrower grants Bank, its agents and representatives the right to enter and visit the Property during normal business hours, after
giving reasonable prior notice to Borrower, for the purposes of observing, performing appraisals, inspecting the Property, taking environmental samples, and conducting tests, among other things, to investigate for the presence of Hazardous
Substances, as defined in Section 4.1. Borrower shall reimburse Bank on demand for the costs of any such environmental investigation and testing. Bank will make reasonable efforts during any site visit, observation or testing conducted pursuant to
this paragraph to avoid interfering with Borrowers use of the Property. Borrower shall also allow Bank to examine, copy and audit its books and records with respect to the Property. Bank is under no duty to visit or observe the Property, or to
examine any



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books or records and the Bank shall not incur any obligation or liability by reason of not making any such inspection or inquiry. Any site visit, observation
or examination by Bank is solely for the purpose of protecting Banks security and preserving Banks rights under the Loan Documents. No site visit, observation or testing or any report or findings made as a result thereof
(Environmental Report) will (i) result in a waiver of any default of Borrower; (ii) impose any liability on Bank; or (iii) be a representation or warranty of any kind regarding the Property (including its condition or value or compliance
with any laws) or the Environmental Report (including its accuracy or completeness). In the event Bank has a duty or obligation under applicable laws, regulations or other requirements to disclose an Environmental Report to Borrower or any other
party, Borrower authorizes Bank to make such a disclosure. Borrower further understands and agrees that any Environmental Report or other information regarding a site visit, observation or testing that is disclosed to Borrower by Bank or its agents
and representatives is to be evaluated (including any reporting or other disclosure obligations of Borrower) by Borrower without advice or assistance from Bank. Notwithstanding the foregoing, Bank shall not have the right to conduct environmental
tests or inspections more frequently than once a year in any calendar year, and Bank shall not in any event have the right to perform any environmental sampling or other invasive procedures, unless (A) Bank has reasonable grounds to believe that a
release of Hazardous Substances has occurred at the Real Property in violation of Environmental Laws, (B) an Event of Default has occurred and is continuing, or (C) such tests and/or inspections are required by any of the Requirements, Bank shall
conduct all such tests and inspections except those described in clauses (A), (B), and (C), above, at Banks sole cost and expense and shall take all steps reasonably necessary to minimize any disruption or interference with Borrowers
use, enjoyment and conduct of business of and from the Property. Bank shall hold and keep all such tests, inspections and Environmental Reports strictly confidential except to the extent disclosure is required by any of the Requirements; provided,
however, that Bank shall in any event promptly deliver to Borrower copies of all such Environmental Reports and other information obtained in connection with any such tests or inspections. Bank shall indemnify, defend and hold harmless Borrower from
and against all injuries to person and damage to property caused by such tests and inspections.



2.4 Insurance. Borrower must maintain the following insurance:



(a) All risk property damage insurance in nonreporting form on the Property, with a policy limit in an
amount not less than the full insurable value of the Property on a replacement cost basis, including tenant improvements, if any. The policy shall include a business interruption (or rent loss, if more appropriate) endorsement, a lenders loss
payable endorsement (438 BFU) in favor of Bank, and any other endorsements reasonably required by Bank.



(b) Commercial General Liability coverage with such limits as Bank may reasonably require. This policy must name Bank as an additional
insured. Coverage must be written on an occurrence basis, not claims made.



(c) Such other insurance as Bank may reasonably require, which may include (i) earthquake insurance, if such insurance is expressly required as a condition to disbursement of the Loan proceeds or if at any time the
Property is situated in a delineated earthquake fault zone as shown on an earthquake fault zone map adopted under Californias Alquist-Priolo Earthquake Fault Zoning Act, or any successor thereto, and (ii) flood insurance, if the Property is
situated in an area designated as flood prone, within a flood plain or similar designation under federal or state law.



All policies of insurance required by Bank must be issued by companies reasonably approved by Bank and otherwise be acceptable to Bank as to amounts, forms, risk
coverages and deductibles. In addition, each policy (except workers compensation) must provide Bank at least thirty (30) days prior notice of cancellation, non-renewal or reduction in coverage. If Borrower fails to keep any such coverage
in effect while the Loan is outstanding, Bank may procure the coverage at Borrowers expense. Borrower must reimburse Bank, on demand, for all premiums advanced by Bank, which advances are considered to be additional loans to Borrower secured
by the Deed of Trust and bearing interest at the Default Rate provided in the Note.



2.5 Preservation of Rights. Borrower must obtain, preserve and maintain in good standing, as applicable, all rights, privileges and franchises necessary or desirable for the operation of the Property and the
conduct of Borrowers business thereon and therefrom, to the extent the failure to do so would reasonably be expected to result in a Material Adverse Effect.



2.6 Maintenance and Repair. Borrower must (a) maintain the Property, including the parking and landscaping portions
thereof, in good condition and repair, subject to reasonable wear and tear, (b) promptly make, or cause any tenants to make all necessary structural and non-structural repairs to the Property, and (c) not demolish, alter, remove or add to any
Improvements, excepting (i) the installation or construction of tenant



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improvements in connection with any leases approved in accordance with this Agreement, (ii) any installations or other improvements to the Improvements
approved by Bank, which approval shall not be unreasonably withheld, conditioned or delayed, or (iii) other installations or improvements in the ordinary course of business and not affecting, in any materially adverse manner, the value of the
Property (including, without limitation, Borrowers initial improvements and installations to prepare the Property for occupancy and use by Borrower as a distribution facility). Borrower shall pay when due all claims for labor performed and
materials furnished therefor in connection with any improvements or construction activities other than (i) those being contested in good faith and for which adequate reserves are maintained in accordance with generally accepted accounting
principles, consistently applied (GAAP) or (ii) those for which the non-payment of which would not reasonably be expected to result in a Material Adverse Effect.



2.7 Payment of Expenses. Borrower must pay all reasonable costs and expenses incurred by Bank in connection with the
making, disbursement and administration of the Loan, as well as any revisions, extensions, renewals or workouts of the Loan, and in the exercise of any of Banks rights or remedies under this Agreement, any other Loan Document or
Swap Contract (as defined in the Deed of Trust). Such costs and expenses include title insurance, recording and escrow charges, fees for appraisal, environmental services, reasonable legal fees and expenses of Banks counsel and any other
reasonable fees and costs for services, regardless of whether such services are furnished by Banks employees or by independent contractors. Borrower acknowledges that the Loan Fee does not include amounts payable by Borrower under this
section. All such sums incurred by Bank and not immediately reimbursed by Borrower are considered additional loans to Borrower secured by the Deed of Trust and bearing interest at the Default Rate provided in the Note.



2.8 Financial and Other Information.



(a) Borrower will furnish or cause to be furnished to Bank
as soon as available, but in any event within 120 days after the end of each fiscal year of Borrower, a consolidated balance sheet of Borrower, as at the end of such fiscal year, and the related consolidated statements of income or operations,
shareholders equity and cash flows for such fiscal year, setting forth in each case in comparative form the figures for the previous fiscal year, all in reasonable detail and prepared in accordance with GAAP, audited and accompanied by a
report and opinion of an independent certified public accountant of nationally recognized standing reasonably acceptable to the Bank, which report and opinion shall be prepared in accordance with generally accepted auditing standards and shall not
be subject to any going concern or like qualification or exception or any qualification or exception as to the scope of such audit; and



(b) Borrower will furnish or cause to be furnished to Bank as soon as available, but in any event within 45 days after the end of each of
the first three fiscal quarters of each fiscal year of Borrower, a consolidated balance sheet of Borrower as at the end of such fiscal quarter, and the related consolidated statements of income or operations, shareholders equity and cash flows
for such fiscal quarter and for the portion of Borrowers fiscal year then ended, setting forth in each case in comparative form the figures for the corresponding fiscal quarter of the previous fiscal year and the corresponding portion of the
previous fiscal year, all in reasonable detail and certified by a responsible officer of Borrower as fairly presenting in all material respects the financial condition, results of operations, shareholders equity and cash flows of Borrower, in
accordance with GAAP, subject only to normal year-end audit adjustments and the absence of footnotes; and



(c) Concurrently with the delivery of the financial statements referred to in subsections (a) and (b), above, Borrower will furnish to
Bank a duly completed Compliance Certificate signed by a responsible officer of Borrower, in substantially the form set forth on Schedule 2 hereto; and



(d) Borrower will furnish or cause to be furnished to Bank as soon as available, but in any event within 120 days after the end of each
fiscal year of Borrower, an operating statement for the Property in form and substance satisfactory to Bank, together with a current rent roll, if applicable; and



(e) promptly after the same are available, Borrower will furnish to Bank copies of each annual report, proxy
or financial statement or other report or communication sent to the stockholders of Borrower, and copies of all annual, regular, periodic and special reports and registration statements which Borrower may file or be required to file with the SEC
under Section 13 or 15(d) of the Securities Exchange Act of 1934, as amended and not otherwise required to be delivered to Bank pursuant hereto; and



(f) promptly, but subject to Borrowers public company disclosure and reasonable confidentiality requirements, such additional
information regarding the business, financial or corporate affairs of Borrower, or compliance with the terms of the Loan Documents, as Bank may from time to time reasonably request.



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2.9 Notices. Borrower must promptly notify Bank in writing:



(a) of any matter that has resulted or could reasonably be
expected to result in a Material Adverse Effect, including (to the extent any of the following could reasonably be expected to result in a Material Averse Effect), (i) breach or non-performance of, or any Event of Default under, a Contractual
Obligation of Borrower; (ii) any dispute, litigation, investigation, proceeding or suspension between Borrower and any governmental authority; or (iii) the commencement of, or any material development in, any litigation or proceeding affecting
Borrower, including pursuant to any applicable Environmental Laws;



(b) of the occurrence of any ERISA Event; and



(c) of any material change in accounting policies or financial reporting practices by Borrower. Each notice pursuant to this Section shall be accompanied by a statement of a responsible officer of Borrower setting
forth details of the occurrence referred to therein and stating what action Borrower has taken and proposes to take with respect thereto.



2.10 Indemnity. Borrower agrees to indemnify, defend with counsel acceptable to Bank, and hold Bank harmless from and against all liabilities,
claims, actions, damages, costs and expenses (including all legal fees and expenses of Banks counsel) arising out of or resulting from the ownership, operation, or use of the Property, whether such claims are based on theories of derivative
liability, comparative negligence or otherwise; provided, however, that Borrower shall not be obligated to indemnify Bank with respect to any Claim to the extent any Claim arises from the gross negligence or willful misconduct of Bank.
Notwithstanding anything to the contrary in any other Loan Document or the Swap Contracts, the provisions of this Section 2.10 are not secured by the Deed of Trust, and shall survive the termination of this Agreement, repayment of the Loan and
foreclosure of the Deed of Trust or similar proceedings, until the lapse of any applicable statutes of limitations.



2.11 Performance of Acts. Upon request by Bank, Borrower must perform all acts which may be necessary or advisable to perfect any lien or security
interest provided for in the Loan Documents or Swap Contracts or to carry out the intent of the Loan Documents.



2.12 Notice of Change. Borrower must give Bank prior written notice of any change in:



(a) the location of its place of business or its chief
executive office if it has more than one place of business; and



(b) Borrowers name or form of business entity. Unless otherwise approved by Bank in writing, Borrower agrees that all Property that consists of personal property (other than the books and records) will be
located at the Real Property and that all books and records will be located at Borrowers place of business or chief executive office if Borrower has more than one place of business.



2.13 Keeping Guarantor Informed. Borrower must keep each Guarantor, and any third party executing the Deed of Trust
or any other security instrument securing the Loan, informed of Borrowers financial condition and business operations and all other circumstances which may affect Borrowers ability to pay or perform its obligations under the Loan
Documents or Swap Contracts. In addition, Borrower must deliver to each such person all of the financial information required to be furnished to Bank hereunder.



2.14 Separate Obligations. Borrower agrees that, unless otherwise mutually agreed:



(a) the obligations of Borrower on the Loan will be separate
and independent from the obligations of Borrower on Swaps;



(b) this Agreement is separate and independent from the Swap Contracts;



(c) the Loans and the Swaps will not constitute a unified transaction;



(d) payments by Borrower on Swaps will not constitute payment of interest or other amount due to Bank on
account of Loans.



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2.15 Change in Nature of Business. Borrower shall not, nor shall it permit any subsidiary to
engage in any material line of business substantially different from those lines of business conducted by Borrower and its subsidiaries on the date hereof or substantially related or incidental thereto.



2.16 Indebtedness. Borrower shall not directly or indirectly, create,
incur, assume or suffer to exist any Indebtedness secured by the Property except Indebtedness under the Loan Documents and Indebtedness relating to the Permitted Encumbrances.



2.17 Additional Negative Covenants. Borrower must at all times comply with the negative covenants set forth in
Article VII of that certain Credit Agreement dated as of November 10, 2004 among Borrower, as borrower, Bank, as Administrative Agent and L/C Issuer and the Other Lenders Party thereto (Credit Agreement) and any amendment, renewal,
extension or replacement of the Credit Agreement. In the event there is no Credit Agreement, as amended, renewed, extended or replaced, Borrower must comply with the negative covenants, including any financial covenants, set forth in the immediately
preceding effective Credit Agreement as though such covenants were incorporated herein.



3. USE OR LEASING OF THE PROPERTY



3.1 Use of the Property. Borrower must occupy the Property in connection with and in furtherance of its regular business. Borrower must not change its intended use of the Property in any manner that would result in a Material Adverse
Effect without Banks prior written approval.



4.
HAZARDOUS SUBSTANCES



Notwithstanding any provision in the
Deed of Trust or any other Loan Document, the provisions of this Section 4 are not to be secured by the Deed of Trust and shall survive termination of this Agreement, repayment of the Loan, and foreclosure of the Deed of Trust or similar
proceedings, until any applicable statutes of limitations have lapsed.



4.1 Definition of Hazardous Substance. For purposes of this Agreement, a Hazardous Substance is defined to mean any substance, material or waste, including asbestos and petroleum (including crude oil or any fraction
thereof), which is or becomes designated, classified or regulated as toxic, hazardous, a pollutant or similar designation under any current or future federal, state or local law, regulation or ordinance.



4.2 Indemnity Regarding Hazardous Substances. Borrower
agrees to indemnify and hold Bank harmless from and against all liabilities, claims, actions, loss, damages, including, without limitation, foreseeable and unforeseeable consequential damages, costs and expenses (including sums paid in settlement of
claims and all consultant, expert and legal fees and expenses of Banks counsel) (all or any portion of the foregoing being referred to as an Environmental Claim) directly or indirectly arising out of or resulting from any Hazardous
Substance being present at any time on or in any part of the Property, or in the soil, groundwater or soil vapor on or under the Property, including those incurred in connection with any investigation of site conditions or any clean-up, remedial,
removal or restoration work, or any resulting damages or injuries to the person or property of any third parties or to any natural resources. In addition, Borrower must indemnify, defend and hold harmless against any Environmental Claims, (i) any
persons purchasing the Loan, any Swap or any portion of or interest in any Loan or Swap (each a Participant) and (ii) Bank or any Participant purchasing the Property through a foreclosure sale. Upon demand by Bank, Borrower must defend
any investigation, action or proceeding alleging the presence of any Hazardous Substance in any such location, which affects the Property or which is brought or commenced against Bank, whether alone or together with Borrower or any other person, all
at Borrowers own cost and by counsel to be approved by Bank in the exercise of its reasonable judgment. In the alternative, Bank may elect to conduct its own defense at the expense of Borrower. Notwithstanding anything to the contrary
contained in this Section 4.2, Borrower shall not be required to indemnify Bank or any Participant against any Environmental Claim relating to Hazardous Substances to the extent such Environmental Claim was caused directly or indirectly by the
actions of Bank or such Participant, or any of their respective agents, representatives, transferees, assigns or similar persons acting on behalf of or in concert with Bank or such Participant.



4.3 Representation and Warranty. Before signing this Agreement,
Borrower researched and inquired into the previous, current and contemplated uses and ownership of the Property. Based on that due diligence, Borrower represents and warrants that, to the best of its knowledge, no Hazardous Substance has been or
will be disposed of, released onto or otherwise exists in, on, or under the Property, except as Borrower has disclosed to Bank in writing.



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4.4 Compliance with Law; Notices. Borrower has complied, and will comply and will use its
commercially reasonably efforts to cause all occupants of the Property to comply, in each case, in all material respects, with all current and future laws, regulations and ordinances or other requirements of any governmental authority relating to or
imposing liability or standards of conduct concerning protection of health or the environment or Hazardous Substances (Environmental Laws), the non-compliance with which would reasonably be expected to result in a Material Adverse
Effect. Borrower shall promptly, at Borrowers sole cost and expense, take all reasonable actions with respect to any Hazardous Substances or other environmental condition at, on, or under the Property necessary to (i) comply with all
applicable Environmental Laws; or (ii) allow continued use, occupation or operation of the Property. Borrower acknowledges that Hazardous Substances may permanently and materially impair the value and use of the Property. Borrower must promptly
notify Bank in writing if it knows there are any Hazardous Substances in or on the Property, or in the soil, groundwater or soil vapor on or under the Property, or that Borrower or the Property is subject to any pending investigation by any
governmental agency or third party under any current or future law, regulation or ordinance pertaining to any Hazardous Substance or if Borrower has received written notice that the Property may be subject to any such investigation.



5. REPRESENTATIONS AND WARRANTIES



Borrower hereby represents and warrants as follows:



5.1 Formation; Authority. Borrower (i) has complied with all laws and
regulations concerning its organization, existence and the transaction of its business, and (ii) is in good standing in each state in which it conducts its business, except where failure to so comply or be in good standing would not reasonably be
expected to have a Material Adverse Effect. Borrower is authorized to execute, deliver and perform its obligations under each of the Loan Documents.



5.2 Compliance With Law. The Property and the actual use thereof by Borrower comply in all material respects with all Requirements, the
non-compliance with which would reasonably be expected to have a Material Adverse Effect. Borrower has received no written notices of existing, uncured violations of any Requirements. There are no claims, actions, proceedings or investigations
pending or, to Borrowers knowledge, threatened in writing against Borrower or affecting the Property except for those previously disclosed by Borrower to Bank in writing.



5.3 No Violation. The execution and delivery of this Agreement, the other Loan Documents and the Swap Contracts and
the performance by Borrower of its obligations hereunder and thereunder will not result in a default under any other material agreement to which Borrower is a party, or violate any Requirements, to the extent such violation would reasonably be
expected to result in a Material Adverse Effect.



5.4
Financial Information. All financial information which has been delivered to Bank, including all information relating to the financial condition of Borrower, any Guarantor, and the Property, fairly represents, in all material respects, the
financial condition (including all material contingent liabilities) or results of operations being reported on. All such information was prepared in accordance with GAAP, unless otherwise noted. Since the dates of the most recent financial
information delivered to Bank, there has been no material adverse change in the business condition (financial or otherwise), operations, or properties or prospects of Borrower.



5.5 Lawsuits. There is no lawsuit, tax claim or other dispute pending or threatened against Borrower which, if lost,
would have a Material Adverse Effect, except as has been disclosed in writing to Bank.



5.6 Other Obligations. Borrower is not in default on any obligation for borrowed money, any purchase money obligation or any other material lease, commitment, contract, instrument or obligation, to the extent
such default would reasonably be expected to result in a Material Adverse Effect, except as has been disclosed in writing to Bank.



5.7 Borrower Not a Foreign Person. Borrower is not a foreign person within the meaning of Section 1445(f)(3) of the
Internal Revenue Code of 1986, as amended from time to time.



5.8 Disclosure to Guarantor. Before each Guarantor became obligated in connection with the Loan or Swaps, Borrower made full disclosure to that person regarding Borrowers financial condition and business operations and all
other circumstances bearing upon Borrowers ability to pay and perform its obligations under the Loan Documents and Swap Contracts.



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5.9 Ownership of Property. Borrower owns directly, and not through any affiliated entity, all of
the personal property and fixtures necessary for the operation and management of the Property for the uses presently being conducted thereon.



5.10 ERISA Compliance.



(a) Each Plan is in compliance in all material respects with the applicable provisions of ERISA, the Code and other Federal or state Laws.
Each Plan that is intended to qualify under Section 401(a) of the Code has received a favorable determination letter from the IRS or an application for such a letter is currently being processed by the IRS with respect thereto (or there is remaining
a period of time under applicable Treasury regulations or IRS pronouncements in which to apply for such a letter and make amendments necessary to obtain a favorable determination letter) and, to the best knowledge of Borrower, nothing has occurred
which would prevent, or cause the loss of, such qualification. Borrower and each ERISA Affiliate have made all required contributions to each Plan subject to Section 412 of the Code and except where the failure to do so could not reasonably be
expected to have a Material Adverse Effect, and no application for a funding waiver or an extension of any amortization period pursuant to Section 412 of the Code has been made with respect to any Plan.



(b) There are no pending or, to the best knowledge of
Borrower, threatened claims, actions or lawsuits, or action by any Governmental Authority, with respect to any Plan that could be reasonably be expected to have a Material Adverse Effect. There has been no prohibited transaction or violation of the
fiduciary responsibility rules with respect to any Plan that has resulted or could reasonably be expected to result in a Material Adverse Effect.



(c) (i) No ERISA Event has occurred or is reasonably expected to occur; (ii) no Pension Plan has any Unfunded Pension Liability; (iii)
neither Borrower nor any ERISA Affiliate has incurred, or reasonably expects to incur, any liability under Title IV of ERISA with respect to any Pension Plan (other than premiums due and not delinquent under Section 4007 of ERISA); (iv) neither
Borrower nor any ERISA Affiliate has incurred, or reasonably expects to incur, any liability (and no event has occurred which, with the giving of notice under Section 4219 of ERISA, would result in such liability) under Sections 4201 or 4243 of
ERISA with respect to a Multiemployer Plan; and (v) neither Borrower nor any ERISA Affiliate has engaged in a transaction that could be subject to Sections 4069 or 4212(c) of ERISA.



6. DEFAULT AND REMEDIES



6.1 Events of Default. Borrower will be in default under this Agreement upon the occurrence of any one or more of the following events (Event
of Default):



(a) Borrower fails to pay
(i) when due, whether on the scheduled due date or upon acceleration, maturity or otherwise, any amount of principal or interest due under the Note or (ii) within three (3) days after the same becomes due, any other obligation under any other Loan
Document or Swap Contract;



(b) Borrower fails
to timely observe, perform and comply with any covenant contained in this Agreement other than those referred to in clause (a), and does not either cure that failure within thirty (30) days after written notice from Bank, or, if the default cannot
be cured in thirty (30) days, within a reasonable time but not to exceed ninety (90) days after written notice; or



(c) Borrower institutes or consents to the institution of any proceeding under any Debtor Relief Law, or makes a general assignment for
the benefit of creditors; or applies for or consents to the appointment of any receiver, trustee, custodian, conservator, liquidator, rehabilitator or similar officer for it or for all or any material part of its property; or any receiver, trustee,
custodian, conservator, liquidator, rehabilitator or similar officer is appointed without the application or consent of such Person and the appointment continues undischarged or unstayed for 60 calendar days; or any proceeding under any Debtor
Relief Law relating to any such Person or to all or any material part of its property is instituted without the consent of such Person and continues undismissed or unstayed for 60 calendar days, or an order for relief is entered in any such
proceeding; or



(d) Borrower or any Guarantor
dissolves, terminates, or liquidates; or



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(e) Borrower admits in writing its inability or fails generally to pay its debts as they
become due, or (ii) any writ or warrant of attachment or execution or similar process is issued or levied against all or any material part of the property of any such Person and is not released, vacated or fully bonded within 30 days after its issue
or levy; or



(f) Any representation or
warranty made or given by Borrower in this Agreement or any other Loan Document or Swap Contract proves to be false or misleading in any material respect; or



(g) Any Guarantor revokes its Guaranty or any Guaranty becomes ineffective for any reason; or



(h) An Event of Default (as defined therein) occurs and is
continuing under any of the other Loan Documents or Swap Contracts; or



(i) Bank fails to have an enforceable first lien on or security interest in any property given as security for the Loan or any Swap (except for Permitted Encumbrances or other liens approved by Bank in writing); or



(j) A final nonappealable judgment for the
payment of money involving more than $15,000,000.00 (to the extent not covered by independent third party insurance as to which the insurer does not dispute coverage as to all or substantially all of the amount of such judgment or order) is entered
against Borrower or any Guarantor, and Borrower or such Guarantor fails to discharge the same, or cause it to be discharged or bonded off to Lenders satisfaction, within thirty (30) days from the date of the entry of such judgment; or



(k) (i) Borrower (A) fails to make any
payment when due (whether by scheduled maturity, required prepayment, acceleration, demand, or otherwise) in respect of any indebtedness (other than the Indebtedness) having an aggregate principal amount (including undrawn committed or available
amounts and including amounts owing to all creditors under any combined or syndicated credit arrangement) of more than $15,000,000.00 or (B) fails to observe or perform any other agreement or condition relating to any such indebtedness or contained
in any instrument or agreement evidencing, securing or relating thereto, or any other event occurs, the effect of which default or other event is to cause, or to permit the holder or holders of such indebtedness (or a trustee or agent on behalf of
such holder or holders) to cause, with the giving of notice if required, such indebtedness to be demanded or to become due or to be repurchased, prepaid, defeased or redeemed (automatically or otherwise), or an offer to repurchase, prepay, defease
or redeem such indebtedness to be made, prior to its stated maturity; or (ii) there occurs under any Swap Contract an Early Termination Date (as defined in such Swap Contract) resulting from (A) any event of default under such Swap Contract as to
which Borrower is the Defaulting Party (as defined in such Swap Contract) or (B) any Termination Event (as so defined) under such Swap Contract as to which Borrower is an Affected Party (as so defined) and, in either event, the Swap Termination
Value owed by Borrower as a result thereof is greater than $15,000,000.00; or



(l) There occurs any Change of Control with respect to Borrower.



6.2 Remedies. If an Event of Default occurs under this Agreement, Bank may exercise any right or remedy which it has under any of the Loan
Documents, or which is otherwise available at law or in equity or by statute, and all of Banks rights and remedies shall be cumulative. All of Borrowers obligations under the Loan Documents and Swap Contracts shall become immediately due
and payable without notice of default, presentment or demand for payment, protest or notice of nonpayment or dishonor, or other notices or demands of any kind or character, all at Banks option, exercisable in its sole discretion.



7. ARBITRATION.



7.1 Arbitration. This section concerns the resolution of any
controversies or claims between Borrower and Bank (collectively a Claim), whether arising in contract, tort or by statute, including but not limited to controversies or claims that arise out of or relate to this Agreement (including any
renewals, extensions or modifications) or the Loan Documents or the Swap Contracts. At the request of Borrower or Bank, any Claim shall be resolved by binding arbitration in accordance with the Federal Arbitration Act (Title 9, U. S. Code) (the
Act). The Act will apply even though this Agreement provides that it is governed by the law of a specified state. Arbitration proceedings will be determined in accordance with the Act, the applicable rules and procedures for the
arbitration of disputes of JAMS or any successor thereof (JAMS), and the terms of this paragraph. In the event of any



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inconsistency, the terms of this paragraph shall control. The arbitration shall be administered by JAMS and conducted in any U. S. state where real or
tangible personal property collateral for this credit is located or if there is no such collateral, in California. All Claims shall be determined by one arbitrator; however, if Claims exceed Five Million Dollars ($5,000,000), upon the request of any
party, the Claims shall be decided by three arbitrators. All arbitration hearings shall commence within ninety (90) days of the demand for arbitration and close within ninety (90) days of commencement and the award of the arbitrator(s) shall be
issued within thirty (30) days of the close of the hearing. However, the arbitrator(s), upon a showing of good cause, may extend the commencement of the hearing for up to an additional sixty (60) days. The arbitrator(s) shall provide a concise
written statement of reasons for the award. The arbitration award may be submitted to any court having jurisdiction to be confirmed and enforced. The arbitrator(s) will have the authority to decide whether any Claim is barred by the statute of
limitations and, if so, to dismiss the arbitration on that basis. For purposes of the application of the statute of limitations, the service on JAMS under applicable JAMS rules of a notice of Claim is the equivalent of the filing of a lawsuit. Any
dispute concerning this arbitration provision or whether a Claim is arbitrable shall be determined by the arbitrator(s). The arbitrator(s) shall have the power to award legal fees pursuant to the terms of this Agreement.



7.2 Provisional Remedies, Self-Help and Foreclosure. This section does
not limit the right of Borrower or Bank to: (i) exercise self-help remedies, such as but not limited to, setoff; (ii) initiate judicial or nonjudicial foreclosure against any real or personal property collateral; (iii) exercise any judicial or power
of sale rights; or (iv) act in a court of law to obtain an interim remedy, such as but not limited to, injunctive relief, writ of possession or appointment of a receiver, or additional or supplementary remedies.



7.3 Real Property Collateral. The procedure described above will not
apply if the Claim, at the time of the proposed submission to arbitration, arises from or relates to an obligation to Bank secured by real property located in California. In this case, both Borrower and Bank must consent to submission of the Claim
to arbitration. If both parties do not consent to arbitration, the Claim will be resolved as follows: Borrower and Bank will designate a referee (or a panel of referees) selected under the auspices of JAMS in the same manner as arbitrators are
selected in JAMS administered proceedings. The designated referee(s) will be appointed by a court as provided in California Code of Civil Procedure Section 638 and the following related sections. The referee (or the presiding referee of the panel)
will be an active attorney or a retired judge. The award that results from the decision of the referee(s) will be entered as a judgment in the court that appointed the referee, in accordance with the provisions of California Code of Civil Procedure
Sections 644 and 645.



7.4 No Waiver. The filing of a
court action is not intended to constitute a waiver of the right of Borrower or Bank, including the suing party, thereafter to require submittal of the Claim to arbitration.



7.5 Waiver of Jury Trial. By agreeing to binding arbitration, the parties irrevocably and voluntarily waive any right
they may have to a trial by jury in respect of any Claim. Furthermore, without intending in any way to limit this agreement to arbitrate, to the extent any Claim is not arbitrated, the parties irrevocably and voluntarily waive any right they may
have to a trial by jury in respect of such Claim. This provision is a material inducement for the parties entering into the Loan Documents.



8. MISCELLANEOUS PROVISIONS



8.1 Further Assurances; Authorization to File Documents. At any time, and from time to time, upon request by Bank, Borrower will, at
Borrowers expense, (a) correct any defect, error or omission which may be discovered in the form or content of any of the Loan Documents, and (b) make, execute, deliver and record, or cause to be made, executed, delivered and recorded, any and
all further instruments, certificates and other documents as may, in the opinion of Bank, be necessary or desirable in order to complete, perfect or continue and preserve the lien of the Deed of Trust. Upon any failure by Borrower to do so, Bank may
make, execute and record any and all such instruments, certificates and other documents for and in the name of Borrower, all at the sole expense of Borrower, and Borrower hereby appoints Bank the agent and attorney-in-fact of Borrower to do so, this
appointment being coupled with an interest and being irrevocable. Without limitation of the foregoing, Borrower irrevocably authorizes Bank at any time and from time to time to file any initial financing statements, amendments thereto and
continuation statements deemed necessary or desirable by Borrower to establish or maintain the validity, perfection and priority of the security interests granted in the Deed of Trust, and Borrower ratifies any such filings made by Bank prior to the
date hereof.



8.2 No Warranty by Bank. By accepting or
approving anything required to be observed, performed or fulfilled by Borrower or to be given to Bank pursuant to this Agreement, including any certificate, survey, receipt, appraisal or insurance policy, Bank shall not be deemed to have warranted
or represented the sufficiency,



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legality, effectiveness or legal effect of the same, or of any term, provision or condition thereof and any such acceptance or approval thereof shall not be
or constitute any warranty or representation with respect thereto by Bank.



8.3 Standard of Conduct of Bank. Whenever this Agreement or any other Loan Document requires an approval, consent, designation, determination, selection or judgment by Bank, such approval, consent, designation,
determination, selection or judgment and any conditions imposed thereby shall be reasonable and shall not be unreasonably withheld or delayed, and, in exercising any right or remedy under any Loan Document, Bank shall at all times act reasonably and
in good faith.



8.4 No Partnership. Nothing contained in
this Agreement shall be construed in a manner to create any relationship between Borrower and Bank other than the relationship of borrower and lender and Borrower and Bank shall not be considered partners or co-venturers for any purpose on account
of this Agreement.



8.5 Severability. In the event any
one or more of the provisions of this Agreement or any of the other Loan Documents shall for any reason be held to be invalid, illegal or unenforceable, in whole or in part or in any other respect, or in the event any one or more of the provisions
of any of the Loan Documents operates or would prospectively operate to invalidate this Agreement or any of the other Loan Documents, then and in either of those events, at the option of Bank, such provision or provisions only shall be deemed null
and void and shall not affect the validity of the remaining Obligations, and the remaining provisions of the Loan Documents shall remain operative and in full force and effect and shall in no way be affected, prejudiced or disturbed thereby.



8.6 Notices. All notices required or which any party
desires to give hereunder or under any other Loan Document shall be in writing and, unless otherwise specifically provided in such other Loan Document, shall be deemed sufficiently given or furnished if delivered by personal delivery, by nationally
recognized overnight courier service or by certified United States mail, postage prepaid, addressed to the party to whom directed at the applicable address set forth below (unless changed by similar notice in writing given by the particular party
whose address is to be changed) or by facsimile. Any notice shall be deemed to have been given either at the time of personal delivery or, in the case of courier or mail, as of the date of first attempted delivery at the address and in the manner
provided herein, or, in the case of facsimile, upon receipt; provided that service of a notice required by any applicable statute shall be considered complete when the requirements of that statute are met. Notwithstanding the foregoing, no notice of
change of address shall be effective except upon actual receipt. This Section shall not be construed in any way to affect or impair any waiver of notice or demand provided in this Agreement or in any other Loan Document or to require giving of
notice or demand to or upon any Person in any situation or for any reason. The addresses and fax numbers of the parties are set forth on the signature page of this Agreement.



8.7 Permitted Successors and Assigns; Disclosure of Information.



(a) Each and every one of the covenants, terms, provisions and conditions of
this Agreement and the Loan Documents shall apply to, bind and inure to the benefit of Borrower, its successors and those assigns of Borrower consented to in writing by Bank, and shall apply to, bind and inure to the benefit of Bank and the
endorsees, transferees, successors and assigns of Bank, and all Persons claiming under or through any of them.



(b) Borrower agrees not to transfer, assign, pledge or hypothecate any right or interest in any payment or advance due pursuant to this Agreement, or any
of the other benefits of this Agreement, without the prior written consent of Bank, which consent may be withheld by Bank in its sole and absolute discretion. Any such transfer, assignment, pledge or hypothecation made or attempted by Borrower
without the prior written consent of Bank shall be void and of no effect. No consent by Bank to an assignment shall be deemed to be a waiver of the requirement of prior written consent by Bank with respect to each and every further assignment and as
a condition precedent to the effectiveness of such assignment.



(c) Bank may sell or offer to sell the Loan or interests therein to one or more assignees or participants. Borrower shall execute, acknowledge and deliver any and all instruments reasonably requested by Bank in connection therewith, and to
the extent, if any, specified in any such assignment or participation, such assignee(s) or participant(s) shall have the same rights and benefits with respect to the Loan Documents as such Person(s) would have if such Person(s) were Bank hereunder.
Subject to Section 8.15, hereof, Bank may disseminate any information it now has or hereafter obtains pertaining to the Loan, including any security for the Loan, any credit or other information on the Property (including environmental reports and
assessments), Borrower, any of Borrowers principals or any Guarantor, to any actual or prospective assignee or participant, to Banks affiliates, including Banc of America Securities LLC, or to any regulatory body having jurisdiction over
Bank.



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(d) Modification; Waiver. None of the terms or provisions of this Agreement may be changed,
waived, modified, discharged or terminated except by instrument in writing executed by the party or parties against whom enforcement of the change, waiver, modification, discharge or termination is asserted. None of the terms or provisions of this
Agreement shall be deemed to have been abrogated or waived by reason of any failure or failures to enforce the same.



8.8 Rules of Construction. The words hereof, herein, hereunder, hereto, and other words of similar
import refer to this Agreement in its entirety. The terms agree and agreements mean and include covenant and covenants. The words include and including shall be interpreted as
if followed by the words without limitation. The captions and headings contained in this Agreement are included herein for convenience of reference only and shall not be considered a part hereof and are not in any way intended to define,
limit or enlarge the terms hereof. All references (a) made in the neuter, masculine or feminine gender shall be deemed to have been made in all such genders, (b) made in the singular or plural number shall be deemed to have been made, respectively,
in the plural or singular number as well, (c) to the Loan Documents are to the same as extended, amended, restated, supplemented or otherwise modified from time to time unless expressly indicated otherwise, (d) to the Real Property, the Improvements
or the Property shall mean all or any portion of each of the foregoing, respectively, and (e) to Articles, Sections and Schedules are to the respective Articles, Sections and Schedules contained in this Agreement unless expressly indicated
otherwise.



8.9 Counterparts. This Agreement may be
executed in any number of counterparts, each of which shall be considered an original for all purposes; provided, however, that all such counterparts shall together constitute one and the same instrument.



8.10 Governing Law. This Agreement shall be governed by and construed,
interpreted and enforced in accordance with the laws of California.



8.11 Time of Essence. Time shall be of the essence for each and every provision of this Agreement of which time is an element.



8.12 Electronic Transmission of Data. Bank and Borrower agree that certain data related to the Loan (including confidential information, documents,
applications and reports) may be transmitted electronically, including transmission over the Internet. This data may be transmitted to, received from or circulated among agents and representatives of Borrower and/or Bank and their affiliates and
other Persons involved with the subject matter of this Agreement. Borrower acknowledges and agrees that (a) there are risks associated with the use of electronic transmission and that Bank does not control the method of transmittal or service
providers, (b) Bank has no obligation or responsibility whatsoever and assumes no duty or obligation for the security, receipt or third party interception of any such transmission, and (c) Borrower will release, hold harmless and indemnify Bank from
any claim, damage or loss, including that arising in whole or part from Banks strict liability or sole, comparative or contributory negligence, which is related to the electronic transmission of data, other than any claim damage or loss
arising from Banks gross negligence or willful misconduct.



8.13 Attorneys Fees. If any lawsuit, reference or arbitration is commenced which arises out of, or which relates to this Agreement, the Loan Documents, the Swap Contracts or the Loan, including any alleged tort action,
regardless of which party commences the action, the prevailing party is entitled to recover from each other party such sums as the court, referee or arbitrator may adjudge to be reasonable attorneys fees in the action or proceeding, in
addition to costs and expenses otherwise allowed by law. Any such attorneys fees incurred by either party in enforcing a judgment in its favor under this Agreement are recoverable separately from and in addition to any other amount included in
such judgment, and such attorneys fees obligations are intended to be severable from the other provisions of this Agreement and to survive and not be merged into any such judgment. In all other situations, including any bankruptcy or other
voluntary or involuntary proceeding, in or out of court, for the adjustment of debtor-creditor relationships, Borrower agrees to pay all of Banks costs and expenses, including attorneys fees, which may be incurred in any effort to
collect or enforce the Loan or any part of it or any term of any Loan Document. Attorneys fees include the allocated costs for services of in-house counsel.



8.14 Confidentiality. Bank agrees to maintain the confidentiality of the Information (as defined below), except that
Information may be disclosed (a) to its and its Affiliates directors, officers, employees and agents, including accountants, legal counsel, independent contractors and other advisors (it being understood that the Persons to whom such
disclosure is made will be informed of the confidential nature of such Information and instructed to keep such Information confidential); (b) to the extent requested by any regulatory authority; (c) to the extent required by applicable laws or
regulations or (provided that, to the extent permitted and practicable in the reasonable judgment of the recipient thereof, reasonably prompt notice of the receipt thereof is given to Borrower) to



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the extent required by any subpoena or similar legal process; (d) to any other party to this Agreement; (e) in connection with the exercise of any remedies
hereunder or any suit, action or proceeding relating to this Agreement or the enforcement of rights hereunder; (f) subject to an agreement containing provisions substantially the same as those of this Section, to (i) any assignee of or participant
in, or any prospective assignee of or participant in, any of its rights or obligations under this Agreement or (ii) any direct or indirect contractual counterparty or prospective counterparty (or such contractual counterpartys or prospective
counterpartys professional advisor) to any credit derivative transaction relating to obligations of the Loan Parties; (g) with the consent of Borrower; (h) to the extent such Information (i) becomes publicly available other than as a result of
a breach of this Section or (ii) becomes available to Bank on a nonconfidential basis from a source other than Borrower; or (i) to the National Association of Insurance Commissioners or any other similar organization. In addition, Bank may disclose
the existence of this Agreement and information about this Agreement to market data collectors, similar service providers to the lending industry, and service providers to Bank in connection with the administration and management of this Agreement
and the other Loan Documents. For the purposes of this Section, Information means all information received from any Loan Party relating to any Loan Party or its business, other than any such information that is available to Bank on a
nonconfidential basis prior to disclosure by any Loan Party. Any Person required to maintain the confidentiality of Information as provided in this Section shall be considered to have complied with its obligation to do so if such Person has
exercised the same degree of care to maintain the confidentiality of such Information as such Person would accord to its own confidential information.



8.15 Forum. The parties hereto hereby irrevocably submit generally and unconditionally for themselves and in respect of their property to the
jurisdiction of any state court or any United States federal court sitting in California and to the jurisdiction of any state court or any United States federal court sitting in the state in which any of the Property is located, over any Dispute.
The parties hereto hereby irrevocably waive, to the fullest extent permitted by Law, any objection that any of them may now or hereafter have to the laying of venue in any such court and any claim that any such court is an inconvenient forum. The
parties hereto hereby agree and consent that, in addition to any methods of service of process provided for under applicable law, all service of process in any such suit, action or proceeding in any state court or any United States federal court
sitting in the state specified in the governing law section of this Agreement may be made by certified or registered mail, return receipt requested, directed to such person at its address for notice set forth in this Agreement, or at a subsequent
address of which the other parties received actual notice in accordance with the notice section of this Agreement, and service so made shall be complete five (5) days after the same shall have been so mailed.



8.16 WAIVER OF JURY TRIAL. WITHOUT INTENDING IN ANY WAY TO
LIMIT THE PARTIES AGREEMENT TO ARBITRATE ANY DISPUTE AS SET FORTH IN THIS AGREEMENT, TO THE EXTENT ANY DISPUTE IS NOT SUBMITTED TO ARBITRATION OR IS DEEMED BY THE ARBITRATOR OR BY ANY COURT WITH JURISDICTION TO BE NOT ARBITRABLE OR NOT
REQUIRED TO BE ARBITRATED, BORROWER AND LENDER WAIVE TRIAL BY JURY IN RESPECT OF ANY SUCH DISPUTE AND ANY ACTION ON SUCH DISPUTE. THIS WAIVER IS KNOWINGLY, WILLINGLY AND VOLUNTARILY MADE BY BORROWER AND LENDER, AND BORROWER AND LENDER HEREBY
REPRESENT THAT NO REPRESENTATIONS OF FACT OR OPINION HAVE BEEN MADE BY ANY PERSON OR ENTITY TO INDUCE THIS WAIVER OF TRIAL BY JURY OR TO IN ANY WAY MODIFY OR NULLIFY ITS EFFECT. THIS PROVISION IS A MATERIAL INDUCEMENT FOR THE PARTIES ENTERING INTO
THE LOAN DOCUMENTS. BORROWER AND LENDER ARE EACH HEREBY AUTHORIZED TO FILE A COPY OF THIS SECTION IN ANY PROCEEDING AS CONCLUSIVE EVIDENCE OF THIS WAIVER OF JURY TRIAL. BORROWER FURTHER REPRESENTS AND WARRANTS THAT IT HAS BEEN REPRESENTED IN THE
SIGNING OF THIS AGREEMENT AND IN THE MAKING OF THIS WAIVER BY INDEPENDENT LEGAL COUNSEL, OR HAS HAD THE OPPORTUNITY TO BE REPRESENTED BY INDEPENDENT LEGAL COUNSEL SELECTED OF ITS OWN FREE WILL, AND THAT IT HAS HAD THE OPPORTUNITY TO DISCUSS THIS
WAIVER WITH COUNSEL.



8.17 Entire Agreement. The
Loan Documents constitute the entire understanding and agreement between Borrower and Lender with respect to the transactions arising in connection with the Loan, and supersede all prior written or oral understandings and agreements between Borrower
and Lender with respect to the matters addressed in the Loan Documents. In particular, and without limitation, the terms of any commitment by Lender to make the Loan are merged into the Loan Documents. Except as incorporated in writing into the Loan
Documents, there are no representations, understandings, stipulations, agreements or promises, oral or written, with respect to the matters addressed in the Loan Documents.



8.18 USA PATRIOT Act Notice. Bank hereby notifies Borrower that pursuant to the requirements of the USA Patriot Act
(Title III of Pub. L. 107-56 (signed into law October 26, 2001)) (the Act), it is required to obtain, verify and record information that identifies Borrower, which information includes the name and address of Borrower and other
information that will allow Bank to identify Borrower in accordance with the Act.





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IN WITNESS WHEREOF, Borrower and Bank have executed this Agreement as of the date first above written.



|                                 |  |                     
|-------------------------------- |  | --------------------
|Borrower:                       
|                                
|COST PLUS, INC.,                
|a California corporation        
|                                 | 
|By:                              |  | /s/    John Luttrell
|Name:                            |  | John Luttrell       
|Title:                           |  | CFO                 
|                                 | 
|Address:                         |  |                     
|200 4thStreet                   
|Oakland, California 94607       
|Facsimile:                       |  |                     
|                                 | 
|Bank:                            |  |                     
|                                
|BANK OF AMERICA, N.A.           
|                                 | 
|By:                              |  | /s/    Ronald Drobny
|Name:                            |  | Ronald Drobny       
|Title:                           |  | SVP                 
|                                 | 
|Address:                         |  |                     
|CA5-704-13-11                   
|315 Montgomery Street, 13thFloor
|San Francisco, California 94104 
|Attention: Ronald Drobny        
|Facsimile: (415) 622-1878       





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Exhibit A



Master Swap Agreement



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ISDA



International Swaps and Derivatives Association, Inc.



2002 MASTER AGREEMENT



dated as of February 1, 2005



BANK OF AMERICA, N.A. and COST PLUS, INC.have entered and/or anticipate entering into one or more transactions (each a Transaction) that are or will
be governed by this 2002 Master Agreement, which includes the schedule (the Schedule), and the documents and other confirming evidence (each a Confirmation) exchanged between the parties or otherwise effective for the purpose
of confirming or evidencing those Transactions. This 2002 Master Agreement and the Schedule are together referred to as this Master Agreement.



Accordingly, the parties agree as follows:



1. Interpretation



(a) Definitions. The terms defined in Section 14 and elsewhere in this Master Agreement will have the meanings therein specified for the purpose of this Master Agreement.



(b) Inconsistency. In the event of any inconsistency between the provisions of
the Schedule and the other provisions of this Master Agreement, the Schedule will prevail. In the event of any inconsistency between the provisions of any Confirmation and this Master Agreement, such Confirmation will prevail for the purpose of the
relevant Transaction.



(c) Single Agreement. All Transactions are
entered into in reliance on the fact that this Master Agreement and all Confirmations form a single agreement between the parties (collectively referred to as this Agreement), and the parties would not otherwise enter into any
Transactions.



2. Obligations



(a) General Conditions.



| | (i) | Each party will make each payment or delivery specified in each Confirmation to be made by it, subject to the other provisions of this Agreement.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------



| | (ii) | Payments under this Agreement will be made on the due date for value on that date in the place of the account specified in the relevant Confirmation or otherwise pursuant to this
Agreement, in freely transferable funds and in the manner customary for payments in the required currency. Where settlement is by delivery (that is, other than by payment), such delivery will be made for receipt on the due date in the manner
customary for the relevant obligation unless otherwise specified in the relevant Confirmation or elsewhere in this Agreement.
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Copyright © 2002 by International Swaps and Derivatives Association, Inc.



RESU Standing Loan Agreement with Swaps

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| | (iii) | Each obligation of each party under Section 2(a)(i) is subject to (1) the condition precedent that no Event of Default or Potential Event of Default with respect to the other party
has occurred and is continuing, (2) the condition precedent that no Early Termination Date in respect of the relevant Transaction has occurred or been effectively designated and (3) each other condition specified in this Agreement to be a condition
precedent for the purpose of this Section 2(a)(iii).
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Change of Account. Either party may change its account for receiving a payment or delivery by giving notice to the other party at least five Local Business Days prior to the Scheduled Settlement Date for the payment or
delivery to which such change applies unless such other party gives timely notice of a reasonable objection to such change.



(b) Netting of Payments. If on any date amounts would otherwise be payable:



| | (i) | in the same currency; and
| | --- | -------------------------



| | (ii) | in respect of the same Transaction,
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by each party to the other, then, on such date, each partys obligation to make payment of any such amount will be automatically satisfied and discharged and, if the
aggregate amount that would otherwise have been payable by one party exceeds the aggregate amount that would otherwise have been payable by the other party, replaced by an obligation upon the party by which the larger aggregate amount would have
been payable to pay to the other party the excess of the larger aggregate amount over the smaller aggregate amount.



The parties may elect in respect of two or more Transactions that a net amount and payment obligation will be determined in respect of all amounts payable
on the same date in the same currency in respect of those Transactions, regardless of whether such amounts are payable in respect of the same Transaction. The election may be made in the Schedule or any Confirmation by specifying that Multiple
Transaction Payment Netting applies to the Transactions identified as being subject to the election (in which case clause (ii) above will not apply to such Transactions). If Multiple Transaction Payment Netting is applicable to Transactions,
it will apply to those Transactions with effect from the starting date specified in the Schedule or such Confirmation, or, if a starting date is not specified in the Schedule or such Confirmation, the starting date otherwise agreed by the parties in
writing. This election may be made separately for different groups of Transactions and will apply separately to each pairing of Offices through which the parties make and receive payments or deliveries.



(c) Deduction or Withholding for Tax.



(i) Gross-Up.All payments under this Agreement
will be made without any deduction or withholding for or on account of any Tax unless such deduction or withholding is required by any applicable law, as modified by the practice of any relevant governmental revenue authority, then in effect. If a
party is so required to deduct or withhold, then that party (X) will:



(1) promptly notify the other party (Y) of such requirement;



(2) pay to the relevant authorities the full amount required to be deducted or withheld (including the full amount required to be deducted or withheld
from any additional amount paid by X to Y under this Section 2(d)) promptly upon the earlier of determining that such deduction or withholding is required or receiving notice that such amount has been assessed against Y;



(3) promptly forward to Y an official receipt (or a certified copy), or
other documentation reasonably acceptable to Y, evidencing such payment to such authorities; and



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(4) if such Tax is an Indemnifiable Tax, pay to Y, in addition to the payment to which Y is otherwise
entitled under this Agreement, such additional amount as is necessary to ensure that the net amount actually received by Y (free and clear of Indemnifiable Taxes, whether assessed against X or Y) will equal the full amount Y would have received had
no such deduction or withholding been required. However, X will not be required to pay any additional amount to Y to the extent that it would not be required to be paid but for:



(A) the failure by Y to comply with or perform any agreement contained in Section 4(a)(i), 4(a)(iii) or 4(d); or



(B) the failure of a representation made by Y pursuant to
Section 3(f) to be accurate and true unless such failure would not have occurred but for (I) any action taken by a taxing authority, or brought in a court of competent jurisdiction, after a Transaction is entered into (regardless of whether such
action is taken or brought with respect to a party to this Agreement) or (II) a Change in Tax Law.



(ii) Liability. If:



(1) X is required by any applicable law, as modified by the practice of any relevant governmental revenue authority, to make any deduction or withholding
in respect of which X would not be required to pay an additional amount to Y under Section 2(d)(i)(4);



(2) X does not so deduct or withhold; and



(3) a liability resulting from such Tax is assessed directly against X,



then, except to the extent Y has satisfied or then satisfies the liability resulting from such Tax, Y will promptly pay to X
the amount of such liability (including any related liability for interest, but including any related liability for penalties only if Y has failed to comply with or perform any agreement contained in Section 4(a)(i), 4(a)(iii) or 4(d)).



3. Representations



Each party makes the representations contained in Sections 3(a), 3(b), 3(c), 3(d), 3(e) and 3(f) and, if specified in the
Schedule as applying, 3(g) to the other party (which representations will be deemed to be repeated by each party on each date on which a Transaction is entered into and, in the case of the representations in Section 3(f), at all times until the
termination of this Agreement). If any Additional Representation is specified in the Schedule or any Confirmation as applying, the party or parties specified for such Additional Representation will make and, if applicable, be deemed to
repeat such Additional Representation at the time or times specified for such Additional Representation.



(a) Basic Representations.



(i) Status. It is duly organised and validly existing under the laws of the jurisdiction of its organisation or incorporation and, if
relevant under such laws, in good standing;



(ii)
Powers. It has the power to execute this Agreement and any other documentation relating to this Agreement to which it is a party, to deliver this Agreement and any other documentation relating to this Agreement that it is required by
this Agreement to deliver and to perform its obligations under this Agreement and any obligations it has under any Credit Support Document to which it is a party and has taken all necessary action to authorise such execution, delivery and
performance;



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(iii) No Violation or Conflict. Such execution, delivery and performance do not violate or
conflict with any law applicable to it, any provision of its constitutional documents, any order or judgment of any court or other agency of government applicable to it or any of its assets or any contractual restriction binding on or affecting it
or any of its assets;



(iv) Consents. All
governmental and other consents that are required to have been obtained by it with respect to this Agreement or any Credit Support Document to which it is a party have been obtained and are in full force and effect and all conditions of any such
consents have been complied with; and



(v) Obligations
Binding. Its obligations under this Agreement and any Credit Support Document to which it is a party constitute its legal, valid and binding obligations, enforceable in accordance with their respective terms (subject to applicable
bankruptcy, reorganisation, insolvency, moratorium or similar laws affecting creditors rights generally and subject, as to enforceability, to equitable principles of general application (regardless of whether enforcement is sought in a
proceeding in equity or at law)).



(b) Absence of Certain Events.
No Event of Default or Potential Event of Default or, to its knowledge, Termination Event with respect to it has occurred and is continuing and no such event or circumstance would occur as a result of its entering into or performing its obligations
under this Agreement or any Credit Support Document to which it is a party.



(c) Absence of Litigation. There is not pending or, to its knowledge, threatened against it, any of its Credit Support Providers or any of its applicable Specified Entities any action, suit or proceeding at law or in equity or
before any court, tribunal, governmental body, agency or official or any arbitrator that is likely to affect the legality, validity or enforceability against it of this Agreement or any Credit Support Document to which it is a party or its ability
to perform its obligations under this Agreement or such Credit Support Document.



(d) Accuracy of Specified Information. All applicable information that is furnished in writing by or on behalf of it to the other party and is identified for the purpose of this Section 3(d) in the Schedule is, as of the date
of the information, true, accurate and complete in every material respect.



(e)
Payer Tax Representation. Each representation specified in the Schedule as being made by it for the purpose of this Section 3(e) is accurate and true.



(f) Payee Tax Representations. Each representation specified in the Schedule as being made by it for the purpose of this
Section 3(f) is accurate and true.



(g) No Agency. It is entering
into this Agreement, including each Transaction, as principal and not as agent of any person or entity.



4. Agreements



Each
party agrees with the other that, so long as either party has or may have any obligation under this Agreement or under any Credit Support Document to which it is a party:



(a) Furnish Specified Information. It will deliver to the other party or, in certain cases
under clause (iii) below, to such government or taxing authority as the other party reasonably directs:



(i) any forms, documents or certificates relating to taxation specified in the Schedule or any Confirmation;



(ii) any other documents specified in the Schedule or any Confirmation; and



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(iii) upon reasonable demand by such other party, any form or document that may be required or reasonably
requested in writing in order to allow such other party or its Credit Support Provider to make a payment under this Agreement or any applicable Credit Support Document without any deduction or withholding for or on account of any Tax or with such
deduction or withholding at a reduced rate (so long as the completion, execution or submission of such form or document would not materially prejudice the legal or commercial position of the party in receipt of such demand), with any such form or
document to be accurate and completed in a manner reasonably satisfactory to such other party and to be executed and to be delivered with any reasonably required certification,



in each case by the date specified in the Schedule or such Confirmation or, if none is specified, as soon as reasonably
practicable.



(b) Maintain Authorisations. It will use all
reasonable efforts to maintain in full force and effect all consents of any governmental or other authority that are required to be obtained by it with respect to this Agreement or any Credit Support Document to which it is a party and will use all
reasonable efforts to obtain any that may become necessary in the future.



(c)
Comply With Laws. It will comply in all material respects with all applicable laws and orders to which it may be subject if failure so to comply would materially impair its ability to perform its obligations under this Agreement or any
Credit Support Document to which it is a party.



(d) Tax
Agreement. It will give notice of any failure of a representation made by it under Section 3(f) to be accurate and true promptly upon learning of such failure.



(e) Payment of Stamp Tax. Subject to Section 11, it will pay any Stamp Tax levied or imposed upon it or in respect of its
execution or performance of this Agreement by a jurisdiction in which it is incorporated, organised, managed and controlled or considered to have its seat, or where an Office through which it is acting for the purpose of this Agreement is located
(Stamp Tax Jurisdiction), and will indemnify the other party against any Stamp Tax levied or imposed upon the other party or in respect of the other partys execution or performance of this Agreement by any such Stamp Tax
Jurisdiction which is not also a Stamp Tax Jurisdiction with respect to the other party.



5. Events of Default and Termination Events



(a) Events of Default. The occurrence at any time with respect to a party or, if applicable, any Credit Support Provider of such party or any Specified Entity of such party of any of the following events constitutes (subject
to Sections 5(c) and 6(e)(iv)) an event of default (an Event of Default) with respect to such party:



(i) Failure to Pay or Deliver. Failure by the party to make, when due, any payment under this Agreement or delivery under Section 2(a)(i) or
9(h)(i)(2) or (4) required to be made by it if such failure is not remedied on or before the first Local Business Day in the case of any such payment or the first Local Delivery Day in the case of any such delivery after, in each case, notice of
such failure is given to the party;



(ii) Breach of
Agreement; Repudiation of Agreement.



(1) Failure by
the party to comply with or perform any agreement or obligation (other than an obligation to make any payment under this Agreement or delivery under Section 2(a)(i) or 9(h)(i)(2) or (4) or to give notice of a Termination Event or any agreement or
obligation under Section 4(a)(i), 4(a)(iii) or 4(d)) to be complied with or performed by the party in accordance with this Agreement if such failure is not remedied within 30 days after notice of such failure is given to the party; or



(2) the party disaffirms, disclaims, repudiates or rejects, in whole or in
part, or challenges the validity of, this Master Agreement, any Confirmation executed and delivered by that party or any Transaction evidenced by such a Confirmation (or such action is taken by any person or entity appointed or empowered to operate
it or act on its behalf);



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(iii) Credit Support Default.



(1) Failure by the party or any Credit Support Provider of such party to
comply with or perform any agreement or obligation to be complied with or performed by it in accordance with any Credit Support Document if such failure is continuing after any applicable grace period has elapsed;



(2) the expiration or termination of such Credit Support Document or the
failing or ceasing of such Credit Support Document, or any security interest granted by such party or such Credit Support Provider to the other party pursuant to any such Credit Support Document, to be in full force and effect for the purpose of
this Agreement (in each case other than in accordance with its terms) prior to the satisfaction of all obligations of such party under each Transaction to which such Credit Support Document relates without the written consent of the other party; or



(3) the party or such Credit Support Provider disaffirms,
disclaims, repudiates or rejects, in whole or in part, or challenges the validity of, such Credit Support Document (or such action is taken by any person or entity appointed or empowered to operate it or act on its behalf);



(iv) Misrepresentation. A representation (other than a
representation under Section 3(e) or 3(f)) made or repeated or deemed to have been made or repeated by the party or any Credit Support Provider of such party in this Agreement or any Credit Support Document proves to have been incorrect or
misleading in any material respect when made or repeated or deemed to have been made or repeated;



(v) Default Under Specified Transaction. The party, any Credit Support Provider of such party or any applicable Specified Entity of such
party:



(1) defaults (other than by failing to make a
delivery) under a Specified Transaction or any credit support arrangement relating to a Specified Transaction and, after giving effect to any applicable notice requirement or grace period, such default results in a liquidation of, an acceleration of
obligations under, or an early termination of, that Specified Transaction;



(2) defaults, after giving effect to any applicable notice requirement or grace period, in making any payment due on the last payment or exchange date of, or any payment on early termination of, a Specified
Transaction (or, if there is no applicable notice requirement or grace period, such default continues for at least one Local Business Day);



(3) defaults in making any delivery due under (including any delivery due on the last delivery or exchange date of) a Specified Transaction or any credit
support arrangement relating to a Specified Transaction and, after giving effect to any applicable notice requirement or grace period, such default results in a liquidation of, an acceleration of obligations under, or an early termination of, all
transactions outstanding under the documentation applicable to that Specified Transaction; or



(4) disaffirms, disclaims, repudiates or rejects, in whole or in part, or challenges the validity of, a Specified Transaction or any credit support arrangement relating to a Specified Transaction that is, in either
case, confirmed or evidenced by a document or other confirming evidence executed and delivered by that party, Credit Support Provider or Specified Entity (or such action is taken by any person or entity appointed or empowered to operate it or act on
its behalf);



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(vi) Cross-Default.If Cross-Default is specified in the Schedule as applying
to the party, the occurrence or existence of:



(1) a
default, event of default or other similar condition or event (however described) in respect of such party, any Credit Support Provider of such party or any applicable Specified Entity of such party under one or more agreements or instruments
relating to Specified Indebtedness of any of them (individually or collectively) where the aggregate principal amount of such agreements or instruments, either alone or together with the amount, if any, referred to in clause (2) below, is not less
than the applicable Threshold Amount (as specified in the Schedule) which has resulted in such Specified Indebtedness becoming, or becoming capable at such time of being declared, due and payable under such agreements or instruments before it would
otherwise have been due and payable; or



(2) a default by such
party, such Credit Support Provider or such Specified Entity (individually or collectively) in making one or more payments under such agreements or instruments on the due date for payment (after giving effect to any applicable notice requirement or
grace period) in an aggregate amount, either alone or together with the amount, if any, referred to in clause (1) above, of not less than the applicable Threshold Amount;



(vii) Bankruptcy. The party, any Credit Support Provider of such party or any applicable Specified Entity of
such party:



(1) is dissolved (other than pursuant to a
consolidation, amalgamation or merger); (2) becomes insolvent or is unable to pay its debts or fails or admits in writing its inability generally to pay its debts as they become due; (3) makes a general assignment, arrangement or composition with or
for the benefit of its creditors; (4)(A) institutes or has instituted against it, by a regulator, supervisor or any similar official with primary insolvency, rehabilitative or regulatory jurisdiction over it in the jurisdiction of its incorporation
or organisation or the jurisdiction of its head or home office, a proceeding seeking a judgment of insolvency or bankruptcy or any other relief under any bankruptcy or insolvency law or other similar law affecting creditors rights, or a
petition is presented for its winding-up or liquidation by it or such regulator, supervisor or similar official, or (B) has instituted against it a proceeding seeking a judgment of insolvency or bankruptcy or any other relief under any bankruptcy or
insolvency law or other similar law affecting creditors rights, or a petition is presented for its winding-up or liquidation, and such proceeding or petition is instituted or presented by a person or entity not described in clause (A) above
and either (I) results in a judgment of insolvency or bankruptcy or the entry of an order for relief or the making of an order for its winding-up or liquidation or (II) is not dismissed, discharged, stayed or restrained in each case within 15 days
of the institution or presentation thereof; (5) has a resolution passed for its winding-up, official management or liquidation (other than pursuant to a consolidation, amalgamation or merger); (6) seeks or becomes subject to the appointment of an
administrator, provisional liquidator, conservator, receiver, trustee, custodian or other similar official for it or for all or substantially all its assets; (7) has a secured party take possession of all or substantially all its assets or has a
distress, execution, attachment, sequestration or other legal process levied, enforced or sued on or against all or substantially all its assets and such secured party maintains possession, or any such process is not dismissed, discharged, stayed or
restrained, in each case within 15 days thereafter; (8) causes or is subject to any event with respect to it which, under the applicable laws of any jurisdiction, has an analogous effect to any of the events specified in clauses (1) to (7) above
(inclusive); or (9) takes any action in furtherance of, or indicating its consent to, approval of, or acquiescence in, any of the foregoing acts; or



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(viii) Merger Without Assumption. The party or any Credit Support Provider of such party
consolidates or amalgamates with, or merges with or into, or transfers all or substantially all its assets to, or reorganises, reincorporates or reconstitutes into or as, another entity and, at the time of such consolidation, amalgamation, merger,
transfer, reorganisation, reincorporation or reconstitution:



(1) the resulting, surviving or transferee entity fails to assume all the obligations of such party or such Credit Support Provider under this Agreement or any Credit Support Document to which it or its predecessor was a party; or



(2) the benefits of any Credit Support Document fail to
extend (without the consent of the other party) to the performance by such resulting, surviving or transferee entity of its obligations under this Agreement.



(b) Termination Events. The occurrence at any time with respect to a party or, if applicable, any Credit Support Provider of such party or any Specified
Entity of such party of any event specified below constitutes (subject to Section 5(c)) an Illegality if the event is specified in clause (i) below, a Force Majeure Event if the event is specified in clause (ii) below, a Tax Event if the event is
specified in clause (iii) below, a Tax Event Upon Merger if the event is specified in clause (iv) below, and, if specified to be applicable, a Credit Event Upon Merger if the event is specified pursuant to clause (v) below or an Additional
Termination Event if the event is specified pursuant to clause (vi) below:



(i) Illegality. After giving effect to any applicable provision, disruption fallback or remedy specified in, or pursuant to, the relevant Confirmation or elsewhere in this Agreement, due to an event or
circumstance (other than any action taken by a party or, if applicable, any Credit Support Provider of such party) occurring after a Transaction is entered into, it becomes unlawful under any applicable law (including without limitation the laws of
any country in which payment, delivery or compliance is required by either party or any Credit Support Provider, as the case may be), on any day, or it would be unlawful if the relevant payment, delivery or compliance were required on that day (in
each case, other than as a result of a breach by the party of Section 4(b)):



(1) for the Office through which such party (which will be the Affected Party) makes and receives payments or deliveries with respect to such Transaction to perform any absolute or contingent obligation to make a
payment or delivery in respect of such Transaction, to receive a payment or delivery in respect of such Transaction or to comply with any other material provision of this Agreement relating to such Transaction; or



(2) for such party or any Credit Support Provider of such party (which will
be the Affected Party) to perform any absolute or contingent obligation to make a payment or delivery which such party or Credit Support Provider has under any Credit Support Document relating to such Transaction, to receive a payment or delivery
under such Credit Support Document or to comply with any other material provision of such Credit Support Document;



(ii) Force Majeure Event. After giving effect to any applicable provision, disruption fallback or remedy specified in, or pursuant to, the
relevant Confirmation or elsewhere in this Agreement, by reason of force majeure or act of state occurring after a Transaction is entered into, on any day:



(1) the Office through which such party (which will be the Affected Party) makes and receives payments or deliveries with
respect to such Transaction is prevented from performing any absolute or contingent obligation to make a payment or delivery in respect of such Transaction, from receiving a payment or delivery in respect of such Transaction or from complying with
any other material provision of this Agreement relating to such Transaction (or would be so prevented if such payment, delivery or compliance were required on that day), or it becomes impossible or



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impracticable for such Office so to perform, receive or comply (or it would be impossible or
impracticable for such Office so to perform, receive or comply if such payment, delivery or compliance were required on that day); or



(2) such party or any Credit Support Provider of such party (which will be the Affected Party) is prevented from performing any absolute or contingent
obligation to make a payment or delivery which such party or Credit Support Provider has under any Credit Support Document relating to such Transaction, from receiving a payment or delivery under such Credit Support Document or from complying with
any other material provision of such Credit Support Document (or would be so prevented if such payment, delivery or compliance were required on that day), or it becomes impossible or impracticable for such party or Credit Support Provider so to
perform, receive or comply (or it would be impossible or impracticable for such party or Credit Support Provider so to perform, receive or comply if such payment, delivery or compliance were required on that day),



so long as the force majeure or act of state is beyond the
control of such Office, such party or such Credit Support Provider, as appropriate, and such Office, party or Credit Support Provider could not, after using all reasonable efforts (which will not require such party or Credit Support Provider to
incur a loss, other than immaterial, incidental expenses), overcome such prevention, impossibility or impracticability;



(iii) Tax Event. Due to (1) any action taken by a taxing authority, or brought in a court of competent jurisdiction, after a Transaction is
entered into (regardless of whether such action is taken or brought with respect to a party to this Agreement) or (2) a Change in Tax Law, the party (which will be the Affected Party) will, or there is a substantial likelihood that it will, on the
next succeeding Scheduled Settlement Date (A) be required to pay to the other party an additional amount in respect of an Indemnifiable Tax under Section 2(d)(i)(4) (except in respect of interest under Section 9(h)) or (B) receive a payment from
which an amount is required to be deducted or withheld for or on account of a Tax (except in respect of interest under Section 9(h)) and no additional amount is required to be paid in respect of such Tax under Section 2(d)(i)(4) (other than by
reason of Section 2(d)(i)(4)(A) or (B));



(iv) Tax Event
Upon Merger. The party (the Burdened Party) on the next succeeding Scheduled Settlement Date will either (1) be required to pay an additional amount in respect of an Indemnifiable Tax under Section 2(d)(i)(4) (except in respect
of interest under Section 9(h)) or (2) receive a payment from which an amount has been deducted or withheld for or on account of any Tax in respect of which the other party is not required to pay an additional amount (other than by reason of Section
2(d)(i)(4)(A) or (B)), in either case as a result of a party consolidating or amalgamating with, or merging with or into, or transferring all or substantially all its assets (or any substantial part of the assets comprising the business conducted by
it as of the date of this Master Agreement) to, or reorganising, reincorporating or reconstituting into or as, another entity (which will be the Affected Party) where such action does not constitute a Merger Without Assumption;



(v) Credit Event Upon Merger. If Credit Event Upon
Merger is specified in the Schedule as applying to the party, a Designated Event (as defined below) occurs with respect to such party, any Credit Support Provider of such party or any applicable Specified Entity of such party (in each case,
X) and such Designated Event does not constitute a Merger Without Assumption, and the creditworthiness of X or, if applicable, the successor, surviving or transferee entity of X, after taking into account any applicable Credit Support
Document, is materially weaker immediately after the occurrence of such Designated Event than that of X immediately prior to the occurrence of such Designated Event (and, in any such event, such party or its successor, surviving or transferee
entity, as appropriate, will be the Affected Party). A Designated Event with respect to X means that:



(1) X consolidates or amalgamates with, or merges with or into, or transfers all or substantially all its assets (or any substantial part of the assets
comprising the business conducted by X as of the date of this Master Agreement) to, or reorganises, reincorporates or reconstitutes into or as, another entity;



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(2) any person, related group of persons or entity acquires directly or indirectly the beneficial
ownership of (A) equity securities having the power to elect a majority of the board of directors (or its equivalent) of X or (B) any other ownership interest enabling it to exercise control of X; or



(3) X effects any substantial change in its capital structure by means of
the issuance, incurrence or guarantee of debt or the issuance of (A) preferred stock or other securities convertible into or exchangeable for debt or preferred stock or (B) in the case of entities other than corporations, any other form of ownership
interest; or



(vi) Additional Termination Event.
If any Additional Termination Event is specified in the Schedule or any Confirmation as applying, the occurrence of such event (and, in such event, the Affected Party or Affected Parties will be as specified for such Additional
Termination Event in the Schedule or such Confirmation).



(c) Hierarchy of
Events.



(i) An event or circumstance that constitutes or
gives rise to an Illegality or a Force Majeure Event will not, for so long as that is the case, also constitute or give rise to an Event of Default under Section 5(a)(i), 5(a)(ii)(1) or 5(a)(iii)(1) insofar as such event or circumstance relates to
the failure to make any payment or delivery or a failure to comply with any other material provision of this Agreement or a Credit Support Document, as the case may be.



(ii) Except in circumstances contemplated by clause (i) above, if an event or circumstance which would otherwise constitute
or give rise to an Illegality or a Force Majeure Event also constitutes an Event of Default or any other Termination Event, it will be treated as an Event of Default or such other Termination Event, as the case may be, and will not constitute or
give rise to an Illegality or a Force Majeure Event.



(iii) If
an event or circumstance which would otherwise constitute or give rise to a Force Majeure Event also constitutes an Illegality, it will be treated as an Illegality, except as described in clause (ii) above, and not a Force Majeure Event.



(d) Deferral of Payments and Deliveries During Waiting Period. If an
Illegality or a Force Majeure Event has occurred and is continuing with respect to a Transaction, each payment or delivery which would otherwise be required to be made under that Transaction will be deferred to, and will not be due until:



(i) the first Local Business Day or, in the case of a
delivery, the first Local Delivery Day (or the first day that would have been a Local Business Day or Local Delivery Day, as appropriate, but for the occurrence of the event or circumstance constituting or giving rise to that Illegality or Force
Majeure Event) following the end of any applicable Waiting Period in respect of that Illegality or Force Majeure Event, as the case may be; or



(ii) if earlier, the date on which the event or circumstance constituting or giving rise to that Illegality or Force Majeure Event ceases to exist or, if
such date is not a Local Business Day or, in the case of a delivery, a Local Delivery Day, the first following day that is a Local Business Day or Local Delivery Day, as appropriate.



(e) Inability of Head or Home Office to Perform Obligations of Branch. If (i) an Illegality or a Force Majeure Event occurs
under Section 5(b)(i)(1) or 5(b)(ii)(1) and the relevant Office is not the Affected Partys head or home office, (ii) Section 10(a) applies, (iii) the other party seeks performance of the relevant obligation or



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compliance with the relevant provision by the Affected Partys head or home office and (iv) the Affected
Partys head or home office fails so to perform or comply due to the occurrence of an event or circumstance which would, if that head or home office were the Office through which the Affected Party makes and receives payments and deliveries
with respect to the relevant Transaction, constitute or give rise to an Illegality or a Force Majeure Event, and such failure would otherwise constitute an Event of Default under Section 5(a)(i)or 5(a)(iii)(1) with respect to such party, then, for
so long as the relevant event or circumstance continues to exist with respect to both the Office referred to in Section 5(b)(i)(1) or 5(b)(ii)(1), as the case may be, and the Affected Partys head or home office, such failure will not
constitute an Event of Default under Section 5(a)(i) or 5(a)(iii)(1).



6.
Early Termination; Close-Out Netting



(a) Right to Terminate
Following Event of Default. If at any time an Event of Default with respect to a party (the Defaulting Party) has occurred and is then continuing, the other party (the Non-defaulting Party) may, by not more than 20
days notice to the Defaulting Party specifying the relevant Event of Default, designate a day not earlier than the day such notice is effective as an Early Termination Date in respect of all outstanding Transactions. If, however, Automatic
Early Termination is specified in the Schedule as applying to a party, then an Early Termination Date in respect of all outstanding Transactions will occur immediately upon the occurrence with respect to such party of an Event of Default
specified in Section 5(a)(vii)(1), (3), (5), (6) or, to the extent analogous thereto, (8), and as of the time immediately preceding the institution of the relevant proceeding or the presentation of the relevant petition upon the occurrence with
respect to such party of an Event of Default specified in Section 5(a)(vii)(4) or, to the extent analogous thereto, (8).



(b) Right to Terminate Following Termination Event.



(i) Notice. If a Termination Event other than a Force Majeure Event occurs, an Affected Party will, promptly
upon becoming aware of it, notify the other party, specifying the nature of that Termination Event and each Affected Transaction, and will also give the other party such other information about that Termination Event as the other party may
reasonably require. If a Force Majeure Event occurs, each party will, promptly upon becoming aware of it, use all reasonable efforts to notify the other party, specifying the nature of that Force Majeure Event, and will also give the other party
such other information about that Force Majeure Event as the other party may reasonably require.



(ii) Transfer to Avoid Termination Event. If a Tax Event occurs and there is only one Affected Party, or if a Tax Event Upon Merger occurs
and the Burdened Party is the Affected Party, the Affected Party will, as a condition to its right to designate an Early Termination Date under Section 6(b)(iv), use all reasonable efforts (which will not require such party to incur a loss, other
than immaterial, incidental expenses) to transfer within 20 days after it gives notice under Section 6(b)(i) all its rights and obligations under this Agreement in respect of the Affected Transactions to another of its Offices or Affiliates so that
such Termination Event ceases to exist.



If
the Affected Party is not able to make such a transfer it will give notice to the other party to that effect within such 20 day period, whereupon the other party may effect such a transfer within 30 days after the notice is given under Section
6(b)(i).



Any such transfer by a party under
this Section 6(b)(ii) will be subject to and conditional upon the prior written consent of the other party, which consent will not be withheld if such other partys policies in effect at such time would permit it to enter into transactions with
the transferee on the terms proposed.



(iii) Two
Affected Parties. If a Tax Event occurs and there are two Affected Parties, each party will use all reasonable efforts to reach agreement within 30 days after notice of such occurrence is given under Section 6(b)(i) to avoid that Termination
Event.



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(iv) Right to Terminate.



(1) If:



(A) a transfer under Section 6(b)(ii) or an agreement under Section 6(b)(iii), as the case may be, has not been effected with respect to all Affected
Transactions within 30 days after an Affected Party gives notice under Section 6(b)(i); or



(B) a Credit Event Upon Merger or an Additional Termination Event occurs, or a Tax Event Upon Merger occurs and the Burdened Party is not the Affected Party,



the Burdened Party in the case of a Tax Event Upon Merger,
any Affected Party in the case of a Tax Event or an Additional Termination Event if there are two Affected Parties, or the Non-affected Party in the case of a Credit Event Upon Merger or an Additional Termination Event if there is only one Affected
Party may, if the relevant Termination Event is then continuing, by not more than 20 days notice to the other party, designate a day not earlier than the day such notice is effective as an Early Termination Date in respect of all Affected
Transactions.



(2) If at any time an Illegality or a Force
Majeure Event has occurred and is then continuing and any applicable Waiting Period has expired:



(A) Subject to clause (B) below, either party may, by not more than 20 days notice to the other party, designate (I) a day not earlier than the day on
which such notice becomes effective as an Early Termination Date in respect of all Affected Transactions or (II) by specifying in that notice the Affected Transactions in respect of which it is designating the relevant day as an Early Termination
Date, a day not earlier than two Local Business Days following the day on which such notice becomes effective as an Early Termination Date in respect of less than all Affected Transactions. Upon receipt of a notice designating an Early Termination
Date in respect of less than all Affected Transactions, the other party may, by notice to the designating party, if such notice is effective on or before the day so designated, designate that same day as an Early Termination Date in respect of any
or all other Affected Transactions.



(B) An Affected Party
(if the Illegality or Force Majeure Event relates to performance by such party or any Credit Support Provider of such party of an obligation to make any payment or delivery under, or to compliance with any other material provision of, the relevant
Credit Support Document) will only have the right to designate an Early Termination Date under Section 6(b)(iv)(2)(A) as a result of an Illegality under Section 5(b)(i)(2) or a Force Majeure Event under Section 5(b)(ii)(2) following the prior
designation by the other party of an Early Termination Date, pursuant to Section 6(b)(iv)(2)(A), in respect of less than all Affected Transactions.



(c) Effect of Designation.



(i) If notice designating an Early Termination Date is given under Section 6(a) or 6(b), the Early Termination Date will occur on the date so designated,
whether or not the relevant Event of Default or Termination Event is then continuing.



(ii) Upon the occurrence or effective designation of an Early Termination Date, no further payments or deliveries under Section 2(a)(i) or 9(h)(i) in respect of the Terminated Transactions will be required to be made,
but without prejudice to the other provisions of this Agreement. The amount, if any, payable in respect of an Early Termination Date will be determined pursuant to Sections 6(e) and 9(h)(ii).



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(d) Calculations; Payment Date.



(i) Statement.On or as soon as reasonably practicable following the occurrence of an Early Termination Date,
each party will make the calculations on its part, if any, contemplated by Section 6(e) and will provide to the other party a statement (1) showing, in reasonable detail, such calculations (including any quotations, market data or information from
internal sources used in making such calculations), (2) specifying (except where there are two Affected Parties) any Early Termination Amount payable and (3) giving details of the relevant account to which any amount payable to it is to be paid. In
the absence of written confirmation from the source of a quotation or market data obtained in determining a Close-out Amount, the records of the party obtaining such quotation or market data will be conclusive evidence of the existence and accuracy
of such quotation or market data.



(ii) Payment Date.An Early Termination Amount due in respect of any Early Termination Date will, together with any amount of interest payable pursuant to Section 9(h)(ii)(2), be payable (1) on the day on which notice of the amount payable is effective in the
case of an Early Termination Date which is designated or occurs as a result of an Event of Default and (2) on the day which is two Local Business Days after the day on which notice of the amount payable is effective (or, if there are two Affected
Parties, after the day on which the statement provided pursuant to clause (i) above by the second party to provide such a statement is effective) in the case of an Early Termination Date which is designated as a result of a Termination Event.



(e) Payments on Early Termination. If an Early Termination Date
occurs, the amount, if any, payable in respect of that Early Termination Date (the Early Termination Amount) will be determined pursuant to this Section 6(e) and will be subject to Section 6(f).



(i) Events of Default.If the Early Termination Date results
from an Event of Default, the Early Termination Amount will be an amount equal to (1) the sum of (A) the Termination Currency Equivalent of the Close-out Amount or Close-out Amounts (whether positive or negative) determined by the Non-defaulting
Party for each Terminated Transaction or group of Terminated Transactions, as the case may be, and (B) the Termination Currency Equivalent of the Unpaid Amounts owing to the Non-defaulting Party less (2) the Termination Currency Equivalent of the
Unpaid Amounts owing to the Defaulting Party. If the Early Termination Amount is a positive number, the Defaulting Party will pay it to the Non-defaulting Party; if it is a negative number, the Non-defaulting Party will pay the absolute value of the
Early Termination Amount to the Defaulting Party.



(ii)
Termination Events.If the Early Termination Date results from a Termination Event:



(1) One Affected Party.Subject to clause (3) below, if there is one Affected Party, the Early Termination Amount will be determined in accordance
with Section 6(e)(i), except that references to the Defaulting Party and to the Non-defaulting Party will be deemed to be references to the Affected Party and to the Non-affected Party, respectively.



(2) Two Affected Parties.Subject to clause (3) below, if there are
two Affected Parties, each party will determine an amount equal to the Termination Currency Equivalent of the sum of the Close-out Amount or Close-out Amounts (whether positive or negative) for each Terminated Transaction or group of Terminated
Transactions, as the case may be, and the Early Termination Amount will be an amount equal to (A) the sum of (I) one-half of the difference between the higher amount so determined (by party X) and the lower amount so determined (by party
Y) and (II) the Termination Currency Equivalent of the Unpaid Amounts owing to X less (B) the Termination Currency Equivalent of the Unpaid Amounts owing to Y. If the Early Termination Amount is a positive number, Y will pay it to X; if
it is a negative number, X will pay the absolute value of the Early Termination Amount to Y.



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(3) Mid-Market Events. If that Termination Event is an Illegality or a Force Majeure Event, then
the Early Termination Amount will be determined in accordance with clause (1) or (2) above, as appropriate, except that, for the purpose of determining a Close-out Amount or Close-out Amounts, the Determining Party will:



(A) if obtaining quotations from one or more third parties (or from any of
the Determining Partys Affiliates), ask each third party or Affiliate (I) not to take account of the current creditworthiness of the Determining Party or any existing Credit Support Document and (II) to provide mid-market quotations; and



(B) in any other case, use mid-market values without regard
to the creditworthiness of the Determining Party.



(iii)
Adjustment for Bankruptcy. In circumstances where an Early Termination Date occurs because Automatic Early Termination applies in respect of a party, the Early Termination Amount will be subject to such adjustments as are appropriate
and permitted by applicable law to reflect any payments or deliveries made by one party to the other under this Agreement (and retained by such other party) during the period from the relevant Early Termination Date to the date for payment
determined under Section 6(d)(ii).



(iv) Adjustment for
Illegality or Force Majeure Event. The failure by a party or any Credit Support Provider of such party to pay, when due, any Early Termination Amount will not constitute an Event of Default under Section 5(a)(i) or 5(a)(iii)(1) if such
failure is due to the occurrence of an event or circumstance which would, if it occurred with respect to payment, delivery or compliance related to a Transaction, constitute or give rise to an Illegality or a Force Majeure Event. Such amount will
(1) accrue interest and otherwise be treated as an Unpaid Amount owing to the other party if subsequently an Early Termination Date results from an Event of Default, a Credit Event Upon Merger or an Additional Termination Event in respect of which
all outstanding Transactions are Affected Transactions and (2) otherwise accrue interest in accordance with Section 9(h)(ii)(2).



(v) Pre-Estimate. The parties agree that an amount recoverable under this Section 6(e) is a reasonable pre-estimate of loss and not a
penalty. Such amount is payable for the loss of bargain and the loss of protection against future risks, and, except as otherwise provided in this Agreement, neither party will be entitled to recover any additional damages as a consequence of the
termination of the Terminated Transactions.



(f) Set-Off. Any
Early Termination Amount payable to one party (the Payee) by the other party (the Payer), in circumstances where there is a Defaulting Party or where there is one Affected Party in the case where either a Credit Event Upon
Merger has occurred or any other Termination Event in respect of which all outstanding Transactions are Affected Transactions has occurred, will, at the option of the Non-defaulting Party or the Non-affected Party, as the case may be (X)
(and without prior notice to the Defaulting Party or the Affected Party, as the case may be), be reduced by its set-off against any other amounts (Other Amounts) payable by the Payee to the Payer (whether or not arising under this
Agreement, matured or contingent and irrespective of the currency, place of payment or place of booking of the obligation). To the extent that any Other Amounts are so set off, those Other Amounts will be discharged promptly and in all respects. X
will give notice to the other party of any set-off effected under this Section 6(f).



For this purpose, either the Early Termination Amount or the Other Amounts (or the relevant portion of such amounts) may be converted by X into the currency in which the other is denominated at the rate of exchange at which such party would
be able, in good faith and using commercially reasonable procedures, to purchase the relevant amount of such currency.



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If an obligation is unascertained, X may in good faith estimate that obligation and set off in respect of the estimate,
subject to the relevant party accounting to the other when the obligation is ascertained.



Nothing in this Section 6(f) will be effective to create a charge or other security interest. This Section 6(f) will be without prejudice and in addition to any right of set-off, offset, combination of accounts, lien,
right of retention or withholding or similar right or requirement to which any party is at any time otherwise entitled or subject (whether by operation of law, contract or otherwise).



7. Transfer



Subject to Section 6(b)(ii) and to the extent permitted by applicable law, neither this Agreement nor any interest or obligation in or under this
Agreement may be transferred (whether by way of security or otherwise) by either party without the prior written consent of the other party, except that:



(a) a party may make such a transfer of this Agreement pursuant to a consolidation or amalgamation with, or merger with or into, or transfer of all or substantially
all its assets to, another entity (but without prejudice to any other right or remedy under this Agreement); and



(b) a party may make such a transfer of all or any part of its interest in any Early Termination Amount payable to it by a Defaulting Party, together with any amounts
payable on or with respect to that interest and any other rights associated with that interest pursuant to Sections 8, 9(h) and 11.



Any purported transfer that is not in compliance with this Section 7 will be void.



8. Contractual Currency



(a) Payment in the Contractual Currency. Each payment under this Agreement will be made in the relevant currency specified in this Agreement for that
payment (the Contractual Currency). To the extent permitted by applicable law, any obligation to make payments under this Agreement in the Contractual Currency will not be discharged or satisfied by any tender in any currency other than
the Contractual Currency, except to the extent such tender results in the actual receipt by the party to which payment is owed, acting in good faith and using commercially reasonable procedures in converting the currency so tendered into the
Contractual Currency, of the full amount in the Contractual Currency of all amounts payable in respect of this Agreement. If for any reason the amount in the Contractual Currency so received falls short of the amount in the Contractual Currency
payable in respect of this Agreement, the party required to make the payment will, to the extent permitted by applicable law, immediately pay such additional amount in the Contractual Currency as may be necessary to compensate for the shortfall. If
for any reason the amount in the Contractual Currency so received exceeds the amount in the Contractual Currency payable in respect of this Agreement, the party receiving the payment will refund promptly the amount of such excess.



(b) Judgments. To the extent permitted by applicable law, if any judgment or
order expressed in a currency other than the Contractual Currency is rendered (i) for the payment of any amount owing in respect of this Agreement, (ii) for the payment of any amount relating to any early termination in respect of this Agreement or
(iii) in respect of a judgment or order of another court for the payment of any amount described in clause (i) or (ii) above, the party seeking recovery, after recovery in full of the aggregate amount to which such party is entitled pursuant to the
judgment or order, will be entitled to receive immediately from the other party the amount of any shortfall of the Contractual Currency received by such party as a consequence of sums paid in such other currency and will refund promptly to the other
party any excess of the Contractual Currency received by such party as a consequence of sums paid in such other currency if such shortfall or such excess arises or results from any variation between the rate of exchange at which the Contractual
Currency is converted into the currency of the judgment or order for the purpose of such judgment or order and the rate of exchange at which such party is able, acting in good faith and using commercially reasonable procedures in converting the
currency received into the Contractual Currency, to purchase the Contractual Currency with the amount of the currency of the judgment or order actually received by such party.



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(c) Separate Indemnities. To the extent permitted by applicable law, the indemnities in this Section 8
constitute separate and independent obligations from the other obligations in this Agreement, will be enforceable as separate and independent causes of action, will apply notwithstanding any indulgence granted by the party to which any payment is
owed and will not be affected by judgment being obtained or claim or proof being made for any other sums payable in respect of this Agreement.



(d) Evidence of Loss. For the purpose of this Section 8, it will be sufficient for a party to demonstrate that it would have suffered a loss had an actual
exchange or purchase been made.



9. Miscellaneous



(a) Entire Agreement.This Agreement constitutes the entire agreement and
understanding of the parties with respect to its subject matter. Each of the parties acknowledges that in entering into this Agreement it has not relied on any oral or written representation, warranty or other assurance (except as provided for or
referred to in this Agreement) and waives all rights and remedies which might otherwise be available to it in respect thereof, except that nothing in this Agreement will limit or exclude any liability of a party for fraud.



(b) Amendments.An amendment, modification or waiver in respect of this
Agreement will only be effective if in writing (including a writing evidenced by a facsimile transmission) and executed by each of the parties or confirmed by an exchange of telexes or by an exchange of electronic messages on an electronic messaging
system.



(c) Survival of Obligations.Without prejudice to
Sections 2(a)(iii) and 6(c)(ii), the obligations of the parties under this Agreement will survive the termination of any Transaction.



(d) Remedies Cumulative.Except as provided in this Agreement, the rights, powers, remedies and privileges provided in this Agreement are cumulative and not
exclusive of any rights, powers, remedies and privileges provided by law.



(e)
Counterparts and Confirmations.



(i) This
Agreement (and each amendment, modification and waiver in respect of it) may be executed and delivered in counterparts (including by facsimile transmission and by electronic messaging system), each of which will be deemed an original.



(ii) The parties intend that they are legally bound by the terms of each
Transaction from the moment they agree to those terms (whether orally or otherwise). A Confirmation will be entered into as soon as practicable and may be executed and delivered in counterparts (including by facsimile transmission) or be created by
an exchange of telexes, by an exchange of electronic messages on an electronic messaging system or by an exchange of e-mails, which in each case will be sufficient for all purposes to evidence a binding supplement to this Agreement. The parties will
specify therein or through another effective means that any such counterpart, telex, electronic message or e-mail constitutes a Confirmation.



(f) No Waiver of Rights. A failure or delay in exercising any right, power or privilege in respect of this Agreement will not be presumed to operate as a
waiver, and a single or partial exercise of any right, power or privilege will not be presumed to preclude any subsequent or further exercise, of that right, power or privilege or the exercise of any other right, power or privilege.



(g) Headings. The headings used in this Agreement are for convenience of
reference only and are not to affect the construction of or to be taken into consideration in interpreting this Agreement.



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(h) Interest and Compensation.



(i) Prior to Early Termination. Prior to the occurrence or effective
designation of an Early Termination Date in respect of the relevant Transaction:



(1) Interest on Defaulted Payments.If a party defaults in the performance of any payment obligation, it will, to the extent permitted by applicable law and subject to Section 6(c), pay interest (before as well
as after judgment) on the overdue amount to the other party on demand in the same currency as the overdue amount, for the period from (and including) the original due date for payment to (but excluding) the date of actual payment (and excluding any
period in respect of which interest or compensation in respect of the overdue amount is due pursuant to clause (3)(B) or (C) below), at the Default Rate.



(2) Compensation for Defaulted Deliveries.If a party defaults in the performance of any obligation required to be settled by
delivery, it will on demand (A) compensate the other party to the extent provided for in the relevant Confirmation or elsewhere in this Agreement and (B) unless otherwise provided in the relevant Confirmation or elsewhere in this Agreement, to the
extent permitted by applicable law and subject to Section 6(c), pay to the other party interest (before as well as after judgment) on an amount equal to the fair market value of that which was required to be delivered in the same currency as that
amount, for the period from (and including) the originally scheduled date for delivery to (but excluding) the date of actual delivery (and excluding any period in respect of which interest or compensation in respect of that amount is due pursuant to
clause (4) below), at the Default Rate. The fair market value of any obligation referred to above will be determined as of the originally scheduled date for delivery, in good faith and using commercially reasonable procedures, by the party that was
entitled to take delivery.



(3) Interest on Deferred Payments.
If:



(A) a party does not pay any amount that, but for
Section 2(a)(iii), would have been payable, it will, to the extent permitted by applicable law and subject to Section 6(c) and clauses (B) and (C) below, pay interest (before as well as after judgment) on that amount to the other party on demand
(after such amount becomes payable) in the same currency as that amount, for the period from (and including) the date the amount would, but for Section 2(a)(iii), have been payable to (but excluding) the date the amount actually becomes payable, at
the Applicable Deferral Rate;



(B) a payment is deferred
pursuant to Section 5(d), the party which would otherwise have been required to make that payment will, to the extent permitted by applicable law, subject to Section 6(c) and for so long as no Event of Default or Potential Event of Default with
respect to that party has occurred and is continuing, pay interest (before as well as after judgment) on the amount of the deferred payment to the other party on demand (after such amount becomes payable) in the same currency as the deferred
payment, for the period from (and including) the date the amount would, but for Section 5(d), have been payable to (but excluding) the earlier of the date the payment is no longer deferred pursuant to Section 5(d) and the date during the deferral
period upon which an Event of Default or Potential Event of Default with respect to that party occurs, at the Applicable Deferral Rate; or



(C) a party fails to make any payment due to the occurrence of an Illegality or a Force Majeure Event (after giving effect to any deferral period
contemplated by clause (B) above), it will, to the extent permitted by applicable law, subject to Section 6(c) and for so long as the event or circumstance giving rise to that Illegality or Force Majeure Event



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continues and no Event of Default or Potential Event of Default with respect to that party has occurred
and is continuing, pay interest (before as well as after judgment) on the overdue amount to the other party on demand in the same currency as the overdue amount, for the period from (and including) the date the party fails to make the payment due to
the occurrence of the relevant Illegality or Force Majeure Event (or, if later, the date the payment is no longer deferred pursuant to Section 5(d)) to (but excluding) the earlier of the date the event or circumstance giving rise to that Illegality
or Force Majeure Event ceases to exist and the date during the period upon which an Event of Default or Potential Event of Default with respect to that party occurs (and excluding any period in respect of which interest or compensation in respect of
the overdue amount is due pursuant to clause (B) above), at the Applicable Deferral Rate.



(4) Compensation for Deferred Deliveries. If:



(A) a party does not perform any obligation that, but for Section 2(a)(iii), would have been required to be settled by delivery;



(B) a delivery is deferred pursuant to Section 5(d); or



(C) a party fails to make a delivery due to the occurrence of an Illegality or a Force Majeure Event at a time when any
applicable Waiting Period has expired,



the party required (or
that would otherwise have been required) to make the delivery will, to the extent permitted by applicable law and subject to Section 6(c), compensate and pay interest to the other party on demand (after, in the case of clauses (A) and (B) above,
such delivery is required) if and to the extent provided for in the relevant Confirmation or elsewhere in this Agreement.



(ii) Early Termination. Upon the occurrence or effective designation of an Early Termination Date in respect of a Transaction:



(1) Unpaid Amounts. For the purpose of determining an
Unpaid Amount in respect of the relevant Transaction, and to the extent permitted by applicable law, interest will accrue on the amount of any payment obligation or the amount equal to the fair market value of any obligation required to be settled
by delivery included in such determination in the same currency as that amount, for the period from (and including) the date the relevant obligation was (or would have been but for Section 2(a)(iii) or 5(d)) required to have been performed to (but
excluding) the relevant Early Termination Date, at the Applicable Close-out Rate.



(2) Interest on Early Termination Amounts. If an Early Termination Amount is due in respect of such Early Termination Date, that amount will, to the extent permitted by applicable law, be paid together with
interest (before as well as after judgment) on that amount in the Termination Currency, for the period from (and including) such Early Termination Date to (but excluding) the date the amount is paid, at the Applicable Close-out Rate.



(iii) Interest Calculation. Any interest pursuant to this
Section 9(h) will be calculated on the basis of daily compounding and the actual number of days elapsed.



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10. Offices; Multibranch Parties



(a) If Section 10(a) is specified in the Schedule as applying, each party that enters into a Transaction through an Office other than its
head or home office represents to and agrees with the other party that, notwithstanding the place of booking or its jurisdiction of incorporation or organisation, its obligations are the same in terms of recourse against it as if it had entered into
the Transaction through its head or home office, except that a party will not have recourse to the head or home office of the other party in respect of any payment or delivery deferred pursuant to Section 5(d) for so long as the payment or delivery
is so deferred. This representation and agreement will be deemed to be repeated by each party on each date on which the parties enter into a Transaction.



(b) If a party is specified as a Multibranch Party in the Schedule, such party may, subject to clause (c) below, enter into a Transaction through, book a Transaction in
and make and receive payments and deliveries with respect to a Transaction through any Office listed in respect of that party in the Schedule (but not any other Office unless otherwise agreed by the parties in writing).



(c) The Office through which a party enters into a Transaction will be the Office specified
for that party in the relevant Confirmation or as otherwise agreed by the parties in writing, and, if an Office for that party is not specified in the Confirmation or otherwise agreed by the parties in writing, its head or home office. Unless the
parties otherwise agree in writing, the Office through which a party enters into a Transaction will also be the Office in which it books the Transaction and the Office through which it makes and receives payments and deliveries with respect to the
Transaction. Subject to Section 6(b)(ii), neither party may change the Office in which it books the Transaction or the Office through which it makes and receives payments or deliveries with respect to a Transaction without the prior written consent
of the other party.



11. Expenses



A Defaulting Party will on demand indemnify and hold harmless the other party for and
against all reasonable out-of-pocket expenses, including legal fees, execution fees and Stamp Tax, incurred by such other party by reason of the enforcement and protection of its rights under this Agreement or any Credit Support Document to which
the Defaulting Party is a party or by reason of the early termination of any Transaction, including, but not limited to, costs of collection.



12. Notices



(a) Effectiveness.Any notice or other communication in respect of this Agreement may be given in any manner described below (except that a notice or other communication under Section 5 or 6 may not be
given by electronic messaging system or e-mail) to the address or number or in accordance with the electronic messaging system or e-mail details provided (see the Schedule) and will be deemed effective as indicated:



(i) if in writing and delivered in person or by courier, on the date it is
delivered;



(ii) if sent by telex, on the date the
recipients answerback is received;



(iii) if sent by
facsimile transmission, on the date it is received by a responsible employee of the recipient in legible form (it being agreed that the burden of proving receipt will be on the sender and will not be met by a transmission report generated by the
senders facsimile machine);



(iv) if sent by certified
or registered mail (airmail, if overseas) or the equivalent (return receipt requested), on the date it is delivered or its delivery is attempted;



(v) if sent by electronic messaging system, on the date it is received; or



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(vi) if sent by e-mail, on the date it is delivered,



unless the date of that delivery (or attempted delivery) or that receipt, as applicable, is
not a Local Business Day or that communication is delivered (or attempted) or received, as applicable, after the close of business on a Local Business Day, in which case that communication will be deemed given and effective on the first following
day that is a Local Business Day.



(b) Change of Details. Either
party may by notice to the other change the address, telex or facsimile number or electronic messaging system or e-mail details at which notices or other communications are to be given to it.



13. Governing Law and Jurisdiction



(a) Governing Law. This Agreement will be governed by and construed in
accordance with the law specified in the Schedule.



(b)
Jurisdiction. With respect to any suit, action or proceedings relating to any dispute arising out of or in connection with this Agreement (Proceedings), each party irrevocably:



(i) submits:



(1) if this Agreement is expressed to be governed by English law, to (A) the
non-exclusive jurisdiction of the English courts if the Proceedings do not involve a Convention Court and (B) the exclusive jurisdiction of the English courts if the Proceedings do involve a Convention Court; or



(2) if this Agreement is expressed to be governed by the laws of the State
of New York, to the non-exclusive jurisdiction of the courts of the State of New York and the United States District Court located in the Borough of Manhattan in New York City;



(ii) waives any objection which it may have at any time to the laying of venue of any Proceedings brought in any such court,
waives any claim that such Proceedings have been brought in an inconvenient forum and further waives the right to object, with respect to such Proceedings, that such court does not have any jurisdiction over such party; and



(iii) agrees, to the extent permitted by applicable law, that the bringing
of Proceedings in any one or more jurisdictions will not preclude the bringing of Proceedings in any other jurisdiction.



(c) Service of Process. Each party irrevocably appoints the Process Agent, if any, specified opposite its name in the Schedule to receive, for it and on its
behalf, service of process in any Proceedings. If for any reason any partys Process Agent is unable to act as such, such party will promptly notify the other party and within 30 days appoint a substitute process agent acceptable to the other
party. The parties irrevocably consent to service of process given in the manner provided for notices in Section 12(a)(i), 12(a)(iii) or 12(a)(iv). Nothing in this Agreement will affect the right of either party to serve process in any other manner
permitted by applicable law.



(d) Waiver of Immunities. Each
party irrevocably waives, to the extent permitted by applicable law, with respect to itself and its revenues and assets (irrespective of their use or intended use), all immunity on the grounds of sovereignty or other similar grounds from (i) suit,
(ii) jurisdiction of any court, (iii) relief by way of injunction or order for specific performance or recovery of property, (iv) attachment of its assets (whether before or after judgment) and (v) execution or enforcement of any judgment to which
it or its revenues or assets might otherwise be entitled in any Proceedings in the courts of any jurisdiction and irrevocably agrees, to the extent permitted by applicable law, that it will not claim any such immunity in any Proceedings.



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14. Definitions



As used in this Agreement:



Additional Representationhas the meaning specified in Section 3.



Additional Termination Eventhas the meaning specified in Section 5(b).



Affected Partyhas the meaning specified in Section 5(b).



Affected Transactionsmeans (a) with respect to any
Termination Event consisting of an Illegality, Force Majeure Event, Tax Event or Tax Event Upon Merger, all Transactions affected by the occurrence of such Termination Event (which, in the case of an Illegality under Section 5(b)(i)(2) or a Force
Majeure Event under Section 5(b)(ii)(2), means all Transactions unless the relevant Credit Support Document references only certain Transactions, in which case those Transactions and, if the relevant Credit Support Document constitutes a
Confirmation for a Transaction, that Transaction) and (b) with respect to any other Termination Event, all Transactions.



Affiliatemeans, subject to the Schedule, in relation to any person, any entity controlled, directly or indirectly, by the person, any entity
that controls, directly or indirectly, the person or any entity directly or indirectly under common control with the person. For this purpose, control of any entity or person means ownership of a majority of the voting power of the
entity or person.



Agreementhas the meaning
specified in Section 1(c).



Applicable Close-out Rate
means:



(a) in respect of the determination of an Unpaid Amount:



(i) in respect of obligations payable or deliverable (or
which would have been but for Section 2(a)(iii)) by a Defaulting Party, the Default Rate;



(ii) in respect of obligations payable or deliverable (or which would have been but for Section 2(a)(iii)) by a Non-defaulting Party, the Non-default Rate;



(iii) in respect of obligations deferred pursuant to Section 5(d), if there
is no Defaulting Party and for so long as the deferral period continues, the Applicable Deferral Rate; and



(iv) in all other cases following the occurrence of a Termination Event (except where interest accrues pursuant to clause (iii) above), the Applicable
Deferral Rate; and



(b) in respect of an Early Termination Amount:



(i) for the period from (and including) the relevant Early
Termination Date to (but excluding) the date (determined in accordance with Section 6(d)(ii)) on which that amount is payable:



(1) if the Early Termination Amount is payable by a Defaulting Party, the Default Rate;



(2) if the Early Termination Amount is payable by a
Non-defaulting Party, the Non-default Rate; and



(3) in all other cases, the Applicable Deferral Rate; and



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(ii) for the period from (and including) the date (determined in accordance with Section 6(d)(ii)) on
which that amount is payable to (but excluding) the date of actual payment:



(1) if a party fails to pay the Early Termination Amount due to the occurrence of an event or circumstance which would, if it occurred with respect to a payment or delivery under a Transaction, constitute or give rise
to an Illegality or a Force Majeure Event, and for so long as the Early Termination Amount remains unpaid due to the continuing existence of such event or circumstance, the Applicable Deferral Rate;



(2) if the Early Termination Amount is payable by a Defaulting Party (but
excluding any period in respect of which clause (1) above applies), the Default Rate;



(3) if the Early Termination Amount is payable by a Non-defaulting Party (but excluding any period in respect of which clause (1) above applies), the Non-default Rate; and



(4) in all other cases, the Termination Rate.



Applicable Deferral Rate means:



(a) for the purpose of Section 9(h)(i)(3)(A), the rate certified by the relevant payer to be
a rate offered to the payer by a major bank in a relevant interbank market for overnight deposits in the applicable currency, such bank to be selected in good faith by the payer for the purpose of obtaining a representative rate that will reasonably
reflect conditions prevailing at the time in that relevant market;



(b) for
purposes of Section 9(h)(i)(3)(B) and clause (a)(iii) of the definition of Applicable Close-out Rate, the rate certified by the relevant payer to be a rate offered to prime banks by a major bank in a relevant interbank market for overnight deposits
in the applicable currency, such bank to be selected in good faith by the payer after consultation with the other party, if practicable, for the purpose of obtaining a representative rate that will reasonably reflect conditions prevailing at the
time in that relevant market; and



(c) for purposes of Section 9(h)(i)(3)(C)
and clauses (a)(iv), (b)(i)(3) and (b)(ii)(1) of the definition of Applicable Close-out Rate, a rate equal to the arithmetic mean of the rate determined pursuant to clause (a) above and a rate per annum equal to the cost (without proof or evidence
of any actual cost) to the relevant payee (as certified by it) if it were to fund or of funding the relevant amount.



Automatic Early Terminationhas the meaning specified in Section 6(a).



Burdened Partyhas the meaning specified in Section 5(b)(iv).



Change in Tax Lawmeans the enactment, promulgation, execution or
ratification of, or any change in or amendment to, any law (or in the application or official interpretation of any law) that occurs after the parties enter into the relevant Transaction.



Close-out Amountmeans, with respect to each Terminated Transaction or each group of Terminated Transactions and a
Determining Party, the amount of the losses or costs of the Determining Party that are or would be incurred under then prevailing circumstances (expressed as a positive number) or gains of the Determining Party that are or would be realised under
then prevailing circumstances (expressed as a negative number) in replacing, or in providing for the Determining Party the economic equivalent of, (a) the material terms of that Terminated Transaction or group of Terminated Transactions, including
the payments and deliveries by the parties under Section 2(a)(i) in respect of that Terminated Transaction or group of Terminated Transactions that would, but for the occurrence of the relevant Early Termination Date, have been required after that
date (assuming satisfaction of the conditions precedent in Section 2(a)(iii)) and (b) the option rights of the parties in respect of that Terminated Transaction or group of Terminated Transactions.



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Any Close-out Amount will be determined by the Determining Party (or its agent), which will act in good faith and use
commercially reasonable procedures in order to produce a commercially reasonable result. The Determining Party may determine a Close-out Amount for any group of Terminated Transactions or any individual Terminated Transaction but, in the aggregate,
for not less than all Terminated Transactions. Each Close-out Amount will be determined as of the Early Termination Date or, if that would not be commercially reasonable, as of the date or dates following the Early Termination Date as would be
commercially reasonable.



Unpaid Amounts in respect of a Terminated Transaction
or group of Terminated Transactions and legal fees and out-of-pocket expenses referred to in Section 11 are to be excluded in all determinations of Close-out Amounts.



In determining a Close-out Amount, the Determining Party may consider any relevant information, including, without limitation, one or more
of the following types of information: 



(i) quotations (either firm or
indicative) for replacement transactions supplied by one or more third parties that may take into account the creditworthiness of the Determining Party at the time the quotation is provided and the terms of any relevant documentation, including
credit support documentation, between the Determining Party and the third party providing the quotation;



(ii) information consisting of relevant market data in the relevant market supplied by one or more third parties including, without limitation, relevant rates, prices, yields, yield curves, volatilities, spreads,
correlations or other relevant market data in the relevant market; or



(iii)
information of the types described in clause (i) or (ii) above from internal sources (including any of the Determining Partys Affiliates) if that information is of the same type used by the Determining Party in the regular course of its
business for the valuation of similar transactions.



The Determining Party will
consider, taking into account the standards and procedures described in this definition, quotations pursuant to clause (i) above or relevant market data pursuant to clause (ii) above unless the Determining Party reasonably believes in good faith
that such quotations or relevant market data are not readily available or would produce a result that would not satisfy those standards. When considering information described in clause (i), (ii) or (iii) above, the Determining Party may include
costs of funding, to the extent costs of funding are not and would not be a component of the other information being utilised. Third parties supplying quotations pursuant to clause (i) above or market data pursuant to clause (ii) above may include,
without limitation, dealers in the relevant markets, end-users of the relevant product, information vendors, brokers and other sources of market information.



Without duplication of amounts calculated based on information described in clause (i), (ii) or (iii) above, or other relevant information, and when it is commercially
reasonable to do so, the Determining Party may in addition consider in calculating a Close-out Amount any loss or cost incurred in connection with its terminating, liquidating or re-establishing any hedge related to a Terminated Transaction or group
of Terminated Transactions (or any gain resulting from any of them).



Commercially reasonable procedures used in determining a Close-out Amount may include the following:



(1) application to relevant market data from third parties pursuant to clause (ii) above or information from internal sources pursuant to clause (iii) above of pricing or
other valuation models that are, at the time of the determination of the Close-out Amount, used by the Determining Party in the regular course of its business in pricing or valuing transactions between the Determining Party and unrelated third
parties that are similar to the Terminated Transaction or group of Terminated Transactions; and



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(2) application of different valuation methods to Terminated Transactions or groups of Terminated Transactions depending
on the type, complexity, size or number of the Terminated Transactions or group of Terminated Transactions.



Confirmation has the meaning specified in the preamble.



consent includes a consent, approval, action, authorisation, exemption, notice, filing, registration or exchange control consent.



Contractual Currency has the meaning specified in Section 8(a).



Convention Court means any court which is bound to
apply to the Proceedings either Article 17 of the 1968 Brussels Convention on Jurisdiction and the Enforcement of Judgments in Civil and Commercial Matters or Article 17 of the 1988 Lugano Convention on Jurisdiction and the Enforcement of Judgments
in Civil and Commercial Matters.



Credit Event Upon
Merger has the meaning specified in Section 5(b).



Credit Support Document means any agreement or instrument that is specified as such in this Agreement.



Credit Support Provider has the meaning specified in the Schedule.



Cross-Default means the event specified in Section 5(a)(vi).



Default Rate means a rate per annum equal to the cost (without
proof or evidence of any actual cost) to the relevant payee (as certified by it) if it were to fund or of funding the relevant amount plus 1% per annum.



Defaulting Party has the meaning specified in Section 6(a).



Designated Event has the meaning specified in Section 5(b)(v).



Determining Party means the party determining a Close-out Amount.



Early Termination Amount has the meaning specified
in Section 6(e).



Early Termination Date means the
date determined in accordance with Section 6(a) or 6(b)(iv).



electronic messages does not include e-mails but does include documents expressed in markup languages, and electronic messaging system will be construed accordingly.



English law means the law of England and Wales, and
English will be construed accordingly.



Event of Default has the meaning specified in Section 5(a) and, if applicable, in the Schedule.



Force Majeure Event has the meaning specified in Section 5(b).



General Business Day means a day on which commercial banks are open for general business (including dealings in
foreign exchange and foreign currency deposits).



Illegality has the meaning specified in Section 5(b).





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Indemnifiable Taxmeans any Tax other than a Tax that would not be imposed in respect of a
payment under this Agreement but for a present or former connection between the jurisdiction of the government or taxation authority imposing such Tax and the recipient of such payment or a person related to such recipient (including, without
limitation, a connection arising from such recipient or related person being or having been a citizen or resident of such jurisdiction, or being or having been organised, present or engaged in a trade or business in such jurisdiction, or having or
having had a permanent establishment or fixed place of business in such jurisdiction, but excluding a connection arising solely from such recipient or related person having executed, delivered, performed its obligations or received a payment under,
or enforced, this Agreement or a Credit Support Document).



lawincludes any treaty, law, rule or regulation (as modified, in the case of tax matters, by the practice of any relevant governmental revenue authority), and unlawfulwill be
construed accordingly.



Local Business Daymeans (a)
in relation to any obligation under Section 2(a)(i), a General Business Day in the place or places specified in the relevant Confirmation and a day on which a relevant settlement system is open or operating as specified in the relevant Confirmation
or, if a place or a settlement system is not so specified, as otherwise agreed by the parties in writing or determined pursuant to provisions contained, or incorporated by reference, in this Agreement, (b) for the purpose of determining when a
Waiting Period expires, a General Business Day in the place where the event or circumstance that constitutes or gives rise to the Illegality or Force Majeure Event, as the case may be, occurs, (c) in relation to any other payment, a General Business
Day in the place where the relevant account is located and, if different, in the principal financial centre, if any, of the currency of such payment and, if that currency does not have a single recognised principal financial centre, a day on which
the settlement system necessary to accomplish such payment is open, (d) in relation to any notice or other communication, including notice contemplated under Section 5(a)(i), a General Business Day (or a day that would have been a General Business
Day but for the occurrence of an event or circumstance which would, if it occurred with respect to payment, delivery or compliance related to a Transaction, constitute or give rise to an Illegality or a Force Majeure Event) in the place specified in
the address for notice provided by the recipient and, in the case of a notice contemplated by Section 2(b), in the place where the relevant new account is to be located and (e) in relation to Section 5(a)(v)(2), a General Business Day in the
relevant locations for performance with respect to such Specified Transaction.



Local Delivery Daymeans, for purposes of Sections 5(a)(i) and 5(d), a day on which settlement systems necessary to accomplish the relevant delivery are generally open for business so that the delivery is capable
of being accomplished in accordance with customary market practice, in the place specified in the relevant Confirmation or, if not so specified, in a location as determined in accordance with customary market practice for the relevant delivery.



Master Agreementhas the meaning specified in the
preamble.



Merger Without Assumptionmeans the event
specified in Section 5(a)(viii).



Multiple Transaction Payment
Nettinghas the meaning specified in Section 2(c).



Non-affected Partymeans, so long as there is only one Affected Party, the other party.



Non-default Ratemeans the rate certified by the Non-defaulting Party to be a rate offered to the Non-defaulting Party by a major bank in a
relevant interbank market for overnight deposits in the applicable currency, such bank to be selected in good faith by the Non-defaulting Party for the purpose of obtaining a representative rate that will reasonably reflect conditions prevailing at
the time in that relevant market.



Non-defaulting
Party has the meaning specified in Section 6(a).



Officemeans a branch or office of a party, which may be such partys head or home office.



Other Amountshas the meaning specified in Section 6(f).





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Payeehas the meaning specified in Section 6(f).



Payerhas the meaning specified in Section 6(f).



Potential Event of Defaultmeans any event which, with the giving
of notice or the lapse of time or both, would constitute an Event of Default.



Proceedingshas the meaning specified in Section 13(b).



Process Agenthas the meaning specified in the Schedule.



rate of exchangeincludes, without limitation, any premiums and costs of exchange payable in connection with the purchase of or conversion into
the Contractual Currency.



Relevant Jurisdictionmeans, with respect to a party, the jurisdictions (a) in which the party is incorporated, organised, managed and controlled or considered to have its seat, (b) where an Office through which the party is acting for purposes of this Agreement
is located, (c) in which the party executes this Agreement and (d) in relation to any payment, from or through which such payment is made.



Schedulehas the meaning specified in the preamble.



Scheduled Settlement Datemeans a date on which a payment or delivery is to be made under Section 2(a)(i) with respect to a Transaction.



Specified Entityhas the meaning specified in the
Schedule.



Specified Indebtednessmeans, subject to
the Schedule, any obligation (whether present or future, contingent or otherwise, as principal or surety or otherwise) in respect of borrowed money.



Specified Transactionmeans, subject to the Schedule, (a) any transaction (including an agreement with respect to any such transaction) now
existing or hereafter entered into between one party to this Agreement (or any Credit Support Provider of such party or any applicable Specified Entity of such party) and the other party to this Agreement (or any Credit Support Provider of such
other party or any applicable Specified Entity of such other party) which is not a Transaction under this Agreement but (i) which is a rate swap transaction, swap option, basis swap, forward rate transaction, commodity swap, commodity option, equity
or equity index swap, equity or equity index option, bond option, interest rate option, foreign exchange transaction, cap transaction, floor transaction, collar transaction, currency swap transaction, cross-currency rate swap transaction, currency
option, credit protection transaction, credit swap, credit default swap, credit default option, total return swap, credit spread transaction, repurchase transaction, reverse repurchase transaction, buy/sell-back transaction, securities lending
transaction, weather index transaction or forward purchase or sale of a security, commodity or other financial instrument or interest (including any option with respect to any of these transactions) or (ii) which is a type of transaction that is
similar to any transaction referred to in clause (i) above that is currently, or in the future becomes, recurrently entered into in the financial markets (including terms and conditions incorporated by reference in such agreement) and which is a
forward, swap, future, option or other derivative on one or more rates, currencies, commodities, equity securities or other equity instruments, debt securities or other debt instruments, economic indices or measures of economic risk or value, or
other benchmarks against which payments or deliveries are to be made, (b) any combination of these transactions and (c) any other transaction identified as a Specified Transaction in this Agreement or the relevant confirmation.



Stamp Tax means any stamp, registration, documentation or similar
tax.



Stamp Tax Jurisdictionhas the meaning
specified in Section 4(e).





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Tax means any present or future tax, levy, impost, duty, charge, assessment or fee of any
nature (including interest, penalties and additions thereto) that is imposed by any government or other taxing authority in respect of any payment under this Agreement other than a stamp, registration, documentation or similar tax.



Tax Event has the meaning specified in Section 5(b).



Tax Event Upon Merger has the meaning specified in Section 5(b).



Terminated Transactions means, with respect to any
Early Termination Date, (a) if resulting from an Illegality or a Force Majeure Event, all Affected Transactions specified in the notice given pursuant to Section 6(b)(iv), (b) if resulting from any other Termination Event, all Affected Transactions
and (c) if resulting from an Event of Default, all Transactions in effect either immediately before the effectiveness of the notice designating that Early Termination Date or, if Automatic Early Termination applies, immediately before that Early
Termination Date.



Termination Currency means (a) if
a Termination Currency is specified in the Schedule and that currency is freely available, that currency, and (b) otherwise, euro if this Agreement is expressed to be governed by English law or United States Dollars if this Agreement is expressed to
be governed by the laws of the State of New York.



Termination
Currency Equivalent means, in respect of any amount denominated in the Termination Currency, such Termination Currency amount and, in respect of any amount denominated in a currency other than the Termination Currency (the Other
Currency), the amount in the Termination Currency determined by the party making the relevant determination as being required to purchase such amount of such Other Currency as at the relevant Early Termination Date, or, if the relevant
Close-out Amount is determined as of a later date, that later date, with the Termination Currency at the rate equal to the spot exchange rate of the foreign exchange agent (selected as provided below) for the purchase of such Other Currency with the
Termination Currency at or about 11:00 a.m. (in the city in which such foreign exchange agent is located) on such date as would be customary for the determination of such a rate for the purchase of such Other Currency for value on the relevant Early
Termination Date or that later date. The foreign exchange agent will, if only one party is obliged to make a determination under Section 6(e), be selected in good faith by that party and otherwise will be agreed by the parties.



Termination Event means an Illegality, a Force Majeure Event, a Tax
Event, a Tax Event Upon Merger or, if specified to be applicable, a Credit Event Upon Merger or an Additional Termination Event.



Termination Rate means a rate per annum equal to the arithmetic mean of the cost (without proof or evidence of any actual cost) to each party
(as certified by such party) if it were to fund or of funding such amounts.



Threshold Amount means the amount, if any, specified as such in the Schedule.



Transaction has the meaning specified in the preamble.



Unpaid Amounts owing to any party means, with respect to an Early Termination Date, the aggregate of (a) in respect of all Terminated
Transactions, the amounts that became payable (or that would have become payable but for Section 2(a)(iii) or due but for Section 5(d)) to such party under Section 2(a)(i) or 2(d)(i)(4) on or prior to such Early Termination Date and which remain
unpaid as at such Early Termination Date, (b) in respect of each Terminated Transaction, for each obligation under Section 2(a)(i) which was (or would have been but for Section 2(a)(iii) or 5(d)) required to be settled by delivery to such party on
or prior to such Early Termination Date and which has not been so settled as at such Early Termination Date, an amount equal to the fair market value of that which was (or would have been) required to be delivered and (c) if the Early Termination
Date results from an Event of Default, a Credit Event Upon Merger or an Additional Termination Event in respect of which all outstanding Transactions are Affected Transactions, any Early Termination Amount due prior to such Early Termination Date
and which remains unpaid as of such Early Termination Date, in each case together with any amount of interest accrued or other





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compensation in respect of that obligation or deferred obligation, as the case may be, pursuant to Section 9(h)(ii)(1) or
(2), as appropriate. The fair market value of any obligation referred to in clause (b) above will be determined as of the originally scheduled date for delivery, in good faith and using commercially reasonable procedures, by the party obliged to
make the determination under Section 6(e) or, if each party is so obliged, it will be the average of the Termination Currency Equivalents of the fair market values so determined by both parties.



Waiting Period means:



(a) in respect of an event or circumstance under Section 5(b)(i), other than in the case of
Section 5(b)(i)(2) where the relevant payment, delivery or compliance is actually required on the relevant day (in which case no Waiting Period will apply), a period of three Local Business Days (or days that would have been Local Business Days but
for the occurrence of that event or circumstance) following the occurrence of that event or circumstance; and



(b) in respect of an event or circumstance under Section 5(b)(ii), other than in the case of Section 5(b)(ii)(2) where the relevant payment, delivery or compliance is actually required on the relevant day (in which
case no Waiting Period will apply), a period of eight Local Business Days (or days that would have been Local Business Days but for the occurrence of that event or circumstance) following the occurrence of that event or circumstance.



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IN WITNESS WHEREOF the parties have executed this document on the respective dates specified below with
effect from the date specified on the first page of this document.



|                      |  |                       |  |        |  | 
|--------------------- |  | --------------------- |  | ------ |  | 
|BANK OF AMERICA, N.A. |  | COST PLUS, INC.      
|                      |  |                       | 
|By:                   |  |                       |  | By:    |  | 
|Name:                 |  | Mindi Shuman          |  | Name:  |  | 
|Title:                |  | Senior Vice President |  | Title: |  | 
|Date:                 |  |                       |  | Date:  |  | 



RESU Standing Loan Agreement with Swaps

| |  |      |  |                  
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---

Exhibit B



Schedule to Master Swap Agreement



RESU Standing Loan Agreement with Swaps

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ISDA®



International Swaps and
Derivatives Association, Inc.



SCHEDULE



to the



2002 Master Agreement



dated as of February 1, 2005



between



BANK OF AMERICA, N.A.,

a national banking association

organized and existing under the laws of the United States of America,



(Party A)



and



COST PLUS, INC.,

a corporation

organized and existing under the laws of the State of California,



(Party B)



PART 1: Termination Provisions



|(a) | Specified Entity means in relation to Party A for the purpose of Sections 5(a)(v), 5(a)(vi), 5(a)(vii) and 5(b)(v):
|--- | ---------------------------------------------------------------------------------------------------------------------



None;



Specified Entity means in relation to Party B for the purpose of Sections 5(a)(v), 5(a)(vi),
5(a)(vii) and 5(b)(v):



None.



|(b) | Specified Transaction will have the meaning specified in Section 14.
|--- | ----------------------------------------------------------------------



|(c) | The Cross-Default provisions of Section 5(a)(vi) (as amended in Part 5(d))
|--- | ----------------------------------------------------------------------------



will apply to Party A and



will apply to Party B.



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In connection therewith, Specified Indebtedness will not have the meaning
specified in Section 14, and such definition shall be replaced by the following: any obligation in respect of the payment of moneys (whether present or future, contingent or otherwise, as principal or surety or otherwise), except that such
term shall not include obligations in respect of deposits received in the ordinary course of a partys banking business.



Threshold Amount means with respect to Party A an amount equal to three percent (3%) of the Shareholders Equity of Bank of
America Corporation and with respect to Party B, fifteen million dollars ($15,000,000).



Credit Agreement means the Standing Loan Agreement and Swap Commitment dated as of February 1, 2005, between Party A and Party B (as amended, extended, supplemented or otherwise modified in
writing from time to time).



With respect to Party B, any
default (howsoever defined) under the Credit Agreement shall be an Event of Default under this Agreement.



Shareholders Equity means with respect to an entity, at any time, the sum (as shown in the most recent annual
audited financial statements of such entity) of (i) its capital stock (including preferred stock) outstanding, taken at par value, (ii) its capital surplus and (iii) its retained earnings, minus (iv) treasury stock, each to be determined in
accordance with generally accepted accounting principles.



|(d) | The Credit Event Upon Merger provisions of Section 5(b)(v)
|--- | ------------------------------------------------------------



will apply to Party A



will apply to Party B.



|(e) | The Automatic Early Termination provision of Section 6(a)
|--- | -----------------------------------------------------------



will not apply to Party A



will not apply to Party B.



|(f) | Termination Currency means United States Dollars.
|--- | ---------------------------------------------------



|(g) | Additional Termination Event will apply.
|--- | ----------------------------------------



It shall be an Additional Termination Event hereunder, with respect to which Party B shall be the Affected Party, if for any reason either Party As
obligation to lend under the Credit Agreement is terminated or Party A ceases to be a party to the Credit Agreement.



PART 2: Tax Representations



|(a) | Payer Tax Representations. For the purpose of Section 3(e) of this Agreement, Party A and Party B will make the following representation:-
|--- | ------------------------------------------------------------------------------------------------------------------------------------------



It is not required by any applicable law, as modified by the practice of any
relevant governmental revenue authority, of any Relevant Jurisdiction to make any deduction or withholding for or on account of any Tax from any payment (other than interest under Section 9(h) of this Agreement) to be made by it to the other party
under this Agreement. In making this representation, it may rely on (i) the accuracy of any representations made by the other party pursuant to Section 3(f) of this Agreement, (ii) the satisfaction of the agreement contained in Section 4(a)(i) or
4(a)(iii) of this Agreement and the accuracy and effectiveness of any document provided by the other party pursuant to Section 4(a)(i) or 4(a)(iii) of this Agreement and (iii) the satisfaction of the agreement of the other party contained in Section
4(d) of this Agreement, except that it will not be a breach of this representation where reliance is placed on clause (ii) above and the other party does not deliver a form or document under Section 4(a)(iii) by reason of material prejudice to its
legal or commercial position.



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|(b) | Payee Tax Representations. For the purpose of Section 3(f) of this Agreement, Party A and Party B will make the following representations specified below, if any:-
|--- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (i) | The following representations will apply to Party A:
| | --- | ----------------------------------------------------



Party A is a national banking association created or organized under the laws of the United States of America and the federal taxpayer identification
number is 94-1687665.



| | (ii) | The following representations will apply to Party B:
| | ---- | ----------------------------------------------------



Party B is a corporation created or organized under the laws of the State of California and the federal taxpayer identification number is 941067973.



PART 3: Agreement to Deliver Documents



For the purpose of Section 4(a)(i) and (ii) of this
Agreement, each party agrees to deliver the following documents:



|(a) | Tax forms, documents or certificates to be delivered are: None
|--- | --------------------------------------------------------------



[REMAINDER OF PAGE LEFT BLANK INTENTIONALLY]



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|(b) | Other documents to be delivered are:-
|--- | -------------------------------------



|                                 |  |                                                                                                                                                                                                                                    |  |                                                                                              |  |                                     
|-------------------------------- |  | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- |  | -------------------------------------------------------------------------------------------- |  | ------------------------------------
|Party required todeliverdocument |  | Form/Document/Certificate                                                                                                                                                                                                          |  | Date by which to be delivered                                                                |  | Covered bySection 3(d)Representation
|Party B                          |  | Financial Statements, Records and Reports as specified and detailed in the Credit Agreement as may be amended from time to time                                                                                                    |  | As specified and detailed in the Credit Agreement as may be amended from time to time        |  | Yes                                 
|                                 |  |                                                                                                                                                                                                                                    | 
|Party A and Party B              |  | Certified copies of all corporate, partnership or membership authorizations, as the case may be, and any other documents with respect to the execution, delivery and performance of this Agreement
and any Credit Support Document |  | Upon execution and delivery of this Agreement                                                |  | Yes                                 
|                                 |  |                                                                                                                                                                                                                                    | 
|Party A and Party B              |  | Certificate of authority and specimen signatures of individuals executing this Agreement and any Credit Support Document                                                                                                           |  | Upon execution and delivery of this Agreement and thereafter upon request of the other party |  | Yes                                 
|                                 |  |                                                                                                                                                                                                                                    | 
|Party B                          |  | Credit Support Document                                                                                                                                                                                                            |  | Upon execution and delivery of this Agreement                                                |  | No                                  



PART 4:
Miscellaneous



|(a) | Address for Notices. For the purpose of Section 12(a) of this Agreement:-
|--- | -------------------------------------------------------------------------



Address for notice or communications to Party A:



Bank of America, N.A.

Sears Tower

233 South Wacker Drive, Suite 2800

Chicago, IL 60606

Attention: Swap Operations

Telephone No.: 312-234-2732

Facsimile No.:
312-234-3603



Bank of America, N.A.

315 Montgomery Street, CA5-704-10-25

San
Francisco, California 94104

Attention: Capital Markets Documentation



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Facsimile No.: 415-953-7997



Address for financial statements to Party A:



Bank of America, N.A.

315 Montgomery Street, 13thFloor

San Francisco, California 94104

Attention:
Credit Officer, Mail Code: CA5-704-13-11

Facsmile No.: 415-622-1878



Address for notice or communications to Party B:



Cost Plus, Inc.

200 4thStreet

Oakland, California 94607

Attention: Jane Baughman, Vice President & Treasurer

Telephone No.: 510-893-7300

Facsimile No.:
510-893-3681



|(b) | Process Agent. For the purpose of Section 13(c):
|--- | ------------------------------------------------



Party A appoints as its Process Agent: Not applicable.



Party B appoints as its Process Agent: Not applicable.



|(c) | Offices. The provisions of Section 10(a) will apply to this Agreement.
|--- | ----------------------------------------------------------------------



|(d) | Multibranch Party. For the purpose of Section 10(b) of this Agreement:-
|--- | -----------------------------------------------------------------------



Party A is a Multibranch Party and may enter into a Transaction through its Charlotte, North Carolina, Chicago, Illinois,
San Francisco, California, New York, New York, Boston, Massachusetts or London, England Office or such other Office as may be agreed to by the parties in connection with a Transaction.



Party B is not a Multibranch Party.



|(e) | Calculation Agent. The Calculation Agent is Party A.
|--- | ----------------------------------------------------



|(f) | Credit Support Document. Details of any Credit Support Document:-
|--- | -----------------------------------------------------------------



The following documents are Credit Support Documents. Party B agrees that the collateral securing the
obligations of Party B to Party A as described in the Credit Support Documents shall also secure the obligations of Party B to Party A under this Agreement:



(i) The Deed of Trust with Assignment of Rents, Security Agreement and Fixture Filing dated as of February 1, 2005, among Party B, as Trustor, and Party
A, as Lender and PRLAP, Inc., as Trustee (as amended or modified from time to time, the Deed of Trust);



(ii) Payment Guaranty (Commercial Real Estate) dated as of February 1, 2005, made by Cost Plus Management Services, Inc., a California corporation, in
favor of Party A;



(iii) Payment Guaranty (Commercial Real
Estate) dated as of February 1, 2005, made by Cost Plus Marketing Services, Inc., a California corporation, in favor of Party A;



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(iv) Each other guaranty of the obligations of Party B under this Agreement or under the other Credit
Support Documents; and



(v) Each amendment, supplement,
modification, renewal, replacement, consolidation, substitution and extension to the foregoing.



|(g) | Credit Support Provider.
|--- | ------------------------



|                                                      |  |                                                                                    
|----------------------------------------------------- |  | -----------------------------------------------------------------------------------
|Credit Support Provider means in relation to Party A: |  | Not applicable.                                                                    
|                                                      | 
|Credit Support Provider means in relation to Party B: |  | (i) Cost Plus Management Services, Inc. and (ii) Cost
Plus Marketing Services, Inc.



|(h) | Governing Law. This Agreement will be governed by and construed in accordance with the laws of the State of New York (without reference to its conflict of laws
doctrine, except for Section 5-1401 of the New York General Obligations Law).
|--- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(i) | Netting of Payments. Multiple Transaction Payment Netting will apply for the purpose of Section 2(c) of this Agreement starting as of the date of this
Agreement within, and only within, the following groups of Transactions, and not otherwise:
|--- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (i) | FX Transactions (as defined in the FX Definitions) and Currency Option Transactions (as defined in the FX Definitions) (but excluding payments with respect to option premiums and
cash settled options); and
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (ii) | Transactions (as defined in the 1993 Commodity Derivatives Definitions, published by the International Swaps and Derivatives Association, Inc.) (but excluding payments with respect
to option premiums).
| | ---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(j) | Affiliate will have the meaning specified in Section 14 of this Agreement.
|--- | ----------------------------------------------------------------------------



|(k) | Absence of Litigation. For the purpose of Section 3(c):- Specified Entity means in relation to Party A, none;
|--- | ---------------------------------------------------------------------------------------------------------------



Specified Entity means in relation to Party B, none.



|(l) | No Agency. The provisions of Section 3(g) will apply to this Agreement.
|--- | -----------------------------------------------------------------------



|(m) | Additional Representation will apply. For the purpose of Section 3 of this Agreement, each of the following will constitute an Additional Representation:-
|--- | ----------------------------------------------------------------------------------------------------------------------------------------------------------



| | (i) | Relationship Between Parties. Each party will be deemed to represent to the other party on the date on which it enters into a Transaction that (absent a written
agreement between the parties that expressly imposes affirmative obligations to the contrary for that Transaction):-
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (A) | Non-Reliance. It is acting for its own account, and it has made its own independent decisions to enter into that Transaction and as to whether that Transaction is
appropriate or proper for it based upon its own judgment and upon advice from such advisors as it has deemed necessary. It is not relying on any communication (written or oral) of the other party as investment advice or as a recommendation to enter
into that Transaction, it being understood that information and explanations related to the terms and conditions of a Transaction shall not be considered investment advice or a recommendation to enter into that Transaction. No communication (written
or oral) received from the other party will be deemed to be an assurance or guarantee as to the expected results of that Transaction.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



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| | (B) | Assessment and Understanding. It is capable of assessing the merits of and understanding (on its own behalf or through independent professional advice), and
understands and accepts, the terms, conditions and risks of that Transaction. It is also capable of assuming, and assumes, the risks of that Transaction.
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (C) | Status of Parties. The other party is not acting as a fiduciary for or an advisor to it in respect of that Transaction.
| | --- | -----------------------------------------------------------------------------------------------------------------------



| | (ii) | Eligible Contract Participant. Each party represents to the other party (which representation will be deemed to be repeated by each party on each date on which a
Transaction is entered into) that it is an eligible contract participant as defined in Section 1a(12) of the U.S. Commodity Exchange Act, 7 U.S.C. Section 1a(12).
| | ---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(n) | Recording of Conversations. Each party (i) consents to the recording of telephone conversations between the trading, marketing and other relevant personnel of the
parties in connection with this Agreement or any potential Transaction and (ii) agrees, to the extent permitted by applicable law, that recordings may be submitted in evidence in any Proceedings.
|--- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



PART 5: Other Provisions



|(a) | Delivery of Confirmations. For each Transaction entered into hereunder, Party A shall promptly send to Party B a Confirmation via facsimile transmission. Party B
agrees to respond to such Confirmation within two Local Business Days, either confirming agreement thereto or requesting a correction of any error(s) contained therein. Failure by Party A to send a Confirmation or of Party B to respond within such
period shall not affect the validity or enforceability of such Transaction. Absent manifest error, there shall be a presumption that the terms contained in such Confirmation are the terms of the Transaction.
|--- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(b) | Furnishing Specified Information. Section 4(a)(iii) is hereby amended by inserting promptly upon the earlier of (1) in lieu of the word upon at
the beginning thereof and inserting or (2) such party learning that the form or document is required before the word any on the first line thereof.
|--- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(c) | Waiver of Right to Trial by Jury. EACH PARTY HEREBY IRREVOCABLY WAIVES ANY AND ALL RIGHTS TO TRIAL BY JURY WITH RESPECT TO ANY LEGAL PROCEEDING ARISING OUT OF OR
RELATING TO THIS AGREEMENT OR ANY TRANSACTION CONTEMPLATED HEREBY.
|--- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(d) | Cross Default.Section 5(a)(vi) of this Agreement is hereby amended adding the following after the semicolon at the end thereof:
|--- | -------------------------------------------------------------------------------------------------------------------------------



provided, however, that notwithstanding the foregoing (but subject to
any provision to the contrary contained in any such agreement or instrument), an Event of Default shall not occur under either (1) or (2) above if the default, event of default or other similar condition or event referred to in (1) or the failure to
pay referred to in (2) is caused not (even in part) by the unavailability of funds but is caused solely due to a technical or administrative error which has been remedied within three Local Business Days after notice of such failure is given to the
party.



|(e) | Incorporation by Reference of Terms of Credit Agreement.The covenants, terms and provisions of, including all representations and warranties of Party
B contained in the Credit Agreement, as in effect as of the date of this Agreement, are hereby incorporated by reference in, and made part of, this Agreement to the same extent as if such covenants, terms, and provisions were set forth in full
herein. Party B hereby agrees that, during the period commencing with the date of this Agreement through and including such date on which all of Party Bs obligations under this Agreement are fully performed, Party B will (a) observe,
|--- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



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perform, and fulfill each and every such covenant, term, and provision applicable to Party B, as such covenants, terms, and provisions, may be amended from
time to time after the date of this Agreement with the consent of Party A and (b) deliver to Party A at the address for notices to Party A provided in Part 4 each notice, document, certificate or other writing as Party B is obligated to furnish to
any other party to the Credit Agreement. In the event the Credit Agreement terminates or becomes no longer binding on Party B prior to the termination of this Agreement, such covenants, terms, and provisions (other than those requiring payments in
respect of amounts owed under the Credit Agreement) will remain in force and effect for purposes of this Agreement as though set forth in full herein until the date on which all of Party Bs obligations under this Agreement are fully performed,
and this Agreement is terminated.



|(f) | 2002 Master Agreement Protocol. Annexes 1 to 18 and Section 6 of the ISDA 2002 Master Agreement Protocol as published by the International Swaps and Derivatives
Association, Inc. on July 15, 2003 are incorporated into and apply to this Agreement. References in those definitions and provisions to any ISDA Master Agreement will be deemed to be references to this Master Agreement.
|--- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(g) | Consent to Disclosure. Party B consents to Party A effecting such disclosure as Party A may deem appropriate to enable Party A to transfer Party Bs records and
information to process and execute Party Bs instructions, or in pursuance of Party As or Party Bs commercial interest, to any of its Affiliates. For the avoidance of doubt, Party Bs consent to disclosure includes the right on
the part of Party A to allow access to any intended recipient of Party Bs information, to the records of Party A by any means.
|--- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|(h) | USA PATRIOT Act Notice.1Party A hereby notifies Party B that pursuant to the requirements of the USA Patriot Act (Title III of Pub. L. 107-56 (signed into law October 26, 2001)) (the Act), it is required to obtain, verify and record information that
identifies Party B, which information includes the name and address of Party B and other information that will allow Party A to identify Party B in accordance with the Act.
|--- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



IN WITNESS WHEREOF, the parties have executed this Schedule by their duly authorized officers as of the date hereof.



|                      |  |                       |  |        |  | 
|--------------------- |  | --------------------- |  | ------ |  | 
|BANK OF AMERICA, N.A. |  | COST PLUS, INC.      
|                      |  |                       | 
|By:                   |  |                       |  | By:    |  | 
|                      |  |                       | 
|Name:                 |  | Mindi Shuman          |  | Name:  |  | 
|Title:                |  | Senior Vice President |  | Title: |  | 
|Date:                 |  |                       |  | Date:  |  | 

---

|1 | This provision is included as a means of compliance with the notice requirements contained in the regulations under the USA PATRIOT Act.
|- | ----------------------------------------------------------------------------------------------------------------------------------------



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Schedule 1



Definitions



Affiliate means, with respect to any Person, another Person that directly, or indirectly through one or more intermediaries, Controls
or is Controlled by or is under common Control with the Person specified. Control means the possession, directly or indirectly, of the power to direct or cause the direction of the management or policies of a Person, whether through the
ability to exercise voting power, by contract or otherwise. Controlling and Controlled have meanings correlative thereto.



Change of Control means, with respect to any Person, an event or series of events by which:



(a) any person or group (as such
terms are used in Sections 13(d) and 14(d) of the Securities Exchange Act of 1934, but excluding any employee benefit plan of such person or its subsidiaries, and any person or entity acting in its capacity as trustee, agent or other fiduciary or
administrator of any such plan) becomes the beneficial owner (as defined in Rules 13d-3 and 13d-5 under the Securities Exchange Act of 1934, except that a person or group shall be deemed to have beneficial ownership of all
securities that such person or group has the right to acquire (such right, an option right), whether such right is exercisable immediately or only after the passage of time), directly or indirectly, of 30% or more of the equity
securities of such Person entitled to vote for members of the board of directors or equivalent governing body of such Person on a fully-diluted basis (and taking into account all such securities that such person or group has the right to acquire
pursuant to any option right); or



(b) during
any period of 12 consecutive months, a majority of the members of the board of directors or other equivalent governing body of such Person cease to be composed of individuals (i) who were members of that board or equivalent governing body on the
first day of such period, (ii) whose election or nomination to that board or equivalent governing body was approved by individuals referred to in clause (i) above constituting at the time of such election or nomination at least a majority of a
quorum of that board or equivalent governing body or (iii) whose election or nomination to that board or other equivalent governing body was approved by individuals referred to in clauses (i) and (ii) above constituting at the time of such election
or nomination at least a majority of a quorum of that board or equivalent governing body (excluding, in the case of both clause (ii) and clause (iii), any individual whose initial nomination for, or assumption of office as, a member of that board or
equivalent governing body occurs as a result of an actual or threatened solicitation of proxies or consents for the election or removal of one or more directors by any person or group other than a solicitation for the election of one or more
directors by or on behalf of the board of directors).



Claim means any liability, suit, action, claim, demand, loss, expense, penalty, fine, judgment or other cost of any kind or nature whatsoever, including fees, costs and expenses of attorneys, consultants, contractors and
experts.



Compliance Certificate means a
certificate substantially in the form of Schedule 2.



Contractual Obligation means, as to any Person, any provision of any agreement, instrument or other undertaking to which such Person is a party or by which it or any of its property is bound.



Control has the meaning set forth in the definition of
Affiliate.



Debtor Relief Laws means
the Bankruptcy Code of the United States, and all other liquidation, conservatorship, bankruptcy, assignment for the benefit of creditors, moratorium, rearrangement, receivership, insolvency, reorganization, or similar debtor relief Laws of the
United States or other applicable jurisdictions from time to time in effect and affecting the rights of creditors generally.



Dispute means any controversy, claim or dispute between or among the parties to this Agreement, including any such controversy, claim
or dispute arising out of or relating to (a) this Agreement, (b) any other Loan Document, (c) any related agreements or instruments, or (d) the transactions contemplated herein or therein (including any claim based on or arising from any alleged
personal injury or business tort).



ERISA
means the Employee Retirement Income Security Act of 1974, as amended.



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ERISA Affiliate means any trade or business (whether or not incorporated) under common
control with Borrower within the meaning of Section 414(b) or (c) of the Code (and Sections 414(m) and (o) of the Code for purposes of provisions relating to Section 412 of the Code).



ERISA Event means (a) a Reportable Event with respect to a Pension Plan; (b) a withdrawal by Borrower or
any ERISA Affiliate from a Pension Plan subject to Section 4063 of ERISA during a plan year in which it was a substantial employer (as defined in Section 4001(a)(2) of ERISA) or a cessation of operations that is treated as such a withdrawal under
Section 4062(e) of ERISA; (c) a complete or partial withdrawal by Borrower or any ERISA Affiliate from a Multiemployer Plan or notification that a Multiemployer Plan is in reorganization; (d) the filing of a notice of intent to terminate, the
treatment of a Plan amendment as a termination under Sections 4041 or 4041A of ERISA, or the commencement of proceedings by the PBGC to terminate a Pension Plan or Multiemployer Plan; (e) an event or condition which constitutes grounds under Section
4042 of ERISA for the termination of, or the appointment of a trustee to administer, any Pension Plan or Multiemployer Plan; or (f) the imposition of any liability under Title IV of ERISA, other than for PBGC premiums due but not delinquent under
Section 4007 of ERISA, upon Borrower or any ERISA Affiliate.



Indebtedness means all of the following, whether or not included as indebtedness or liabilities in accordance with GAAP: (a) all obligations of Borrower for the payment of money under this Agreement; (b) net obligations
of Borrower for the payment of money under any Swap Contract.



Lien means any mortgage, pledge, hypothecation, collateral assignment, deposit arrangement, encumbrance, lien (statutory or other), charge, or preference, priority or other security interest or preferential arrangement of
any kind or nature whatsoever (including any conditional sale or other title retention agreement, and any financing lease having substantially the same economic effect as any of the foregoing).



Loan Parties means, collectively, Borrower and each
Guarantor.



Material Adverse Effect means
(a) a material adverse change in, or a material adverse effect upon, the operations, business, properties, liabilities (actual or contingent), condition (financial or otherwise) or prospects of Borrower and its subsidiaries taken as a whole; (b) a
material impairment of the ability of any Loan Party to perform its obligations under any Loan Document to which it is a party; or (c) a material adverse effect upon the legality, validity, binding effect or enforceability against Borrower or any
Guarantor of any Loan Document to which it is a party.



Multiemployer Plan means any employee benefit plan of the type described in Section 4001(a)(3) of ERISA, to which Borrower or any ERISA Affiliate makes or is obligated to make contributions, or during the preceding five
plan years, has made or been obligated to make contributions.



Obligations means all present and future debts, obligations and liabilities of Borrower to Bank arising pursuant to, or on account of, the provisions of this Agreement, the Note or any of the other Loan Documents,
including the obligations: (a) to pay all principal, interest, late charges, prepayment premiums (if any) and other amounts due at any time under the Note; (b) to pay all Expenses, indemnification payments, fees and other amounts due at any time
under the Deed of Trust or any of the other Loan Documents, together with interest thereon as provided in the Deed of Trust or such Loan Document; (c) to pay and perform all obligations of Borrower under any Swap Contract; and (d) to perform,
observe and comply with all of the terms, covenants and conditions, expressed or implied, which Borrower is required to perform, observe or comply with pursuant to the terms of the Deed of Trust or any of the other Loan Documents. Notwithstanding
any language contained in the Loan Documents, the Obligations of Borrower to pay and perform under the Environmental Agreement are unsecured.



PBGC means the Pension Benefit Guaranty Corporation.



Pension Plan means any employee pension benefit plan (as such term is defined in Section 3(2)
of ERISA), other than a Multiemployer Plan, that is subject to Title IV of ERISA and is sponsored or maintained by Borrower or any ERISA Affiliate or to which Borrower or any ERISA Affiliate contributes or has an obligation to contribute, or in the
case of a multiple employer or other plan described in Section 4064(a) of ERISA, has made contributions at any time during the immediately preceding five plan years.



Permitted Encumbrances means (i) any matters set forth in any policy of mortgagee title insurance issued
to Bank as of the date hereof, (ii) the liens and security interests evidenced by the Deed of Trust, (iii) statutory liens for real estate taxes and assessments on the Property which are not yet delinquent, (iv) liens permitted under the Credit
Agreement or, if the Credit Agreement is not in effect, those liens permitted under the most recent effective



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Credit Agreement; (v) other liens and security interests (if any) in favor of Bank, (vi) the rights of tenants in possession as of the date hereof, if any,
pursuant to Leases approved by Bank and the rights of future tenants under any Leases made in accordance with the Loan Documents, and the assignment of such Leases pursuant to the Deed of Trust, and (vii) any matters arising after the date hereof
which may be acceptable to Bank in its sole and absolute discretion, which Permitted Encumbrances in the aggregate do not materially adversely affect the value or use of the Property or Borrowers ability to repay the Indebtedness.



Person means an individual, a corporation, a
partnership, a joint venture, a limited liability company, a trust, an unincorporated association, any governmental authority or any other entity.



Plan means any employee benefit plan (as such term is defined in Section 3(3) of ERISA) established by Borrower or, with
respect to any such plan that is subject to Section 412 of the Code or Title IV of ERISA, any ERISA Affiliate.



Reportable Event means any of the events set forth in Section 4043(c) of ERISA, other than events for which the 30 day notice period
has been waived.



Swap Termination Value
means, in respect of any one or more Swap Contracts, after taking into account the effect of any legally enforceable netting agreement relating to such Swap Contracts, (a) for any date on or after the date such Swap Contracts have been closed out
and termination value(s) determined in accordance therewith, such termination value(s), and (b) for any date prior to the date referenced in clause (a), the amount(s) determined as the mark-to-market value(s) for such Swap Contracts, as determined
based upon one or more mid-market or other readily available quotations provided by any recognized dealer in such Swap Contracts (which may include Bank or any Affiliate of Bank).



Unfunded Pension Liability means the excess of a Pension Plans benefit liabilities under Section
4001(a)(16) of ERISA, over the current value of that Pension Plans assets, determined in accordance with the assumptions used for funding the Pension Plan pursuant to Section 412 of the Code for the applicable plan year.





RESU Standing Loan Agreement with Swaps

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Schedule 2



Form of Compliance Certificate



Financial Statement Date:
,



To: Bank of America, N.A.



Ladies and Gentlemen:



Reference is made to that certain Standing Loan Agreement and Swap Commitment dated as of , 2005 (as amended,
restated, extended, supplemented or otherwise modified in writing from time to time, the Agreement; the terms defined therein being used herein as therein defined), by Cost Plus, Inc., a California corporation (Borrower), and
Bank of America, N.A.



The undersigned Responsible Officer
hereby certifies as of the date hereof that he/she is the

of Borrower, and that, as such, he/she is authorized to execute and deliver this Certificate to Lender on the behalf of the Borrower, and that:



[Use following paragraph for fiscal year-end financial statements required by Section 2.8(a)]



Attached hereto as Schedule 1 are the year-end audited financial statements required by Section 2.8(a) of the Agreement for
the fiscal year of Borrower ended as of the above date, together with the report and opinion of an independent certified public accountant required by such section.



[Use following paragraph for fiscal quarter-end financial statements required by Section 2.8(b)]



Attached hereto as Schedule 1 are the unaudited financial statements required
by Section 2.8(b) of the Agreement for the fiscal quarter of Borrower ended as of the above date. Such financial statements fairly present the financial condition, results of operations and cash flows of Borrower in accordance with GAAP as at such
date and for such period, subject only to normal year-end audit adjustments and the absence of footnotes.



The undersigned has reviewed and is familiar with the terms of the Agreement and has made, or has caused to be made under his/her supervision, a detailed
review of the transactions and condition (financial or otherwise) of Borrower during the accounting period covered by the attached financial statements.



A review of the activities of Borrower during such fiscal period has been made under the supervision of the undersigned with a view to determining whether
during such fiscal period Borrower performed and observed all its Obligations under the Loan Documents, and to the best knowledge of the undersigned during such fiscal period, Borrower has performed and observed each covenant and condition of the
Loan Documents applicable to it and there exists no Default as of the date of this Compliance Certificate.



or



[the following covenants or
conditions have not been performed or observed and the following is a list of each such Default and its nature and status:]



The representations and warranties of Borrower contained in Article 5 of the Agreement, or which are contained in any document furnished at any time under
or in connection with the Loan Documents, are true and correct on and as of the date hereof, except to the extent that such representations and warranties specifically refer to an earlier date, in which case they are true and correct as of such
earlier date, and except that for purposes of this Compliance Certificate, the representations and warranties contained in Section 5.4 of the Agreement shall be deemed to refer to the most recent statements furnished pursuant to clauses (a) and (b)
of Section 2.8 of the Agreement, including the statements in connection with which this Compliance Certificate is delivered.





RESU Standing Loan Agreement with Swaps

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IN WITNESS WHEREOF, the undersigned has executed this Certificate as of
, .



COST PLUS, INC.,a California corporationBy:Name:Title:




RESU Standing Loan Agreement with Swaps

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