Standard Industrial Lease--Multi Tenant dated May 2, 2003



 Exhibit 10.24 
  
 STANDARD INDUSTRIAL LEASE - MULTI-TENANT 
  
 1. Parties. This Lease, dated, for reference purposes only, May 2, 2003 is made by and between Sam-Cher Holdings, Inc.
(herein called “Lessor”) and International Vision Direct, Inc. guaranteed by International Vision Direct Corp. (herein called “Lessee”)., 
  
 2. Premises, Parking and Common Areas. 
  
 2.1. Premises. Lessor hereby leases to Lessee and Lessee leases from Lessor for the term, at the rental, and upon all of the conditions set
forth herein, real property situated in the County of Whatcom, State of Washington, commonly known Ferndale Business Park and described as 5500 Hovander Road herein referred to as the “Premises”, as may be outlined on an
Exhibit attached hereto, including rights to the Common Areas as hereinafter specified but not including any rights to the roof of the Premises or to any Building in the Industrial Center. The Premises are a portion of a building, herein referred to
as the “Building.” The Premises, the Building, the Common Areas, the land upon which the same are located, along with all other buildings and improvements thereon, are herein collectively referred to as the “Industrial Center”.

  
 2.2. Vehicle Parking. Lessee shall be entitled to 20
vehicle parking spaces unreserved and unassigned, on those portions of the Common Areas designated by Lessor for parking. Lessee shall not use more parking spaces than said number. Said parking spaces shall be used only for parking by vehicles no
larger than full size passenger automobiles or Pick-up trucks, herein called “Permitted Size Vehicles.” Vehicles other than Permitted Size Vehicles are herein referred to as “Oversized Vehicles”. 
  
 In addition to the parking referred to above the Lessee will have exclusive use 75% of the
total parking in front of the building, providing that said use is not otherwise in conflict with this Lease. 
  
 2.2.1. Lessee shall not permit or allow any vehicles that belong to or are controlled by Lessee or Lessee’s employees, suppliers,
shippers, customers, or invitees to be loaded, unloaded, or parked in areas other than those designated by Lessor for such activities. 
  
  
 2.2.2. If Lessee permits or allows any of the prohibited
activities described in paragraph 2.2 of this Lease, then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Lessee, which
cost shall be immediately payable upon demand by Lessor. 
  
 2.3.
Common Areas - Definition. The term “Common Areas” is defined as all areas and facilities inside or outside the Premises and within the exterior boundary line of the Industrial Center that are provided and designated by the Lessor
from time to time for the general non-exclusive use of Lessor, Lessee and of other lessees of the Industrial Center and their respective employees, suppliers, shippers, customers and invitees, including parking areas, loading and unloading areas,
trash areas, roadways, sidewalks, walkways, parkways, driveways and landscaped areas. 
  
 2.4. Common Areas - Lessee’s Rights. Lessor hereby grants to Lessee, for the benefit of Lessee and its employees, suppliers, shippers, customers and invitees, during the term of this Lease, the
non-exclusive right to use, in common with others entitled to such use, the Common Areas as they exist from time to time, subject to any rights, powers, and privileges reserved by Lessor under the terms hereof or under the terms of any rules and
regulations or restrictions governing the use of the Industrial Center. Under no circumstances shall the right herein granted to use the Common Areas be deemed to include the right to store any property, temporarily or permanently, in the Common
Areas. Any such storage shall be permitted only by the prior written consent of Lessor or Lessor’s designated agent, which consent may be revoked at any time upon reasonable notice. In the event that any unauthorized storage shall occur then
Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee, which cost shall be immediately payable upon demand by Lessor. 
  









 2.5. Common Areas - Rules and regulations. Lessor or such other person(s) as Lessor may appoint
shall have the exclusive control and management of the Common Areas and shall have the right from time to time, to establish, modify, amend and enforce reasonable rules and regulations with respect thereto. Lessee agrees to abide by and conform to
all such rules and regulations, and to cause its employees, suppliers, shippers, customers, and invitees to so abide and conform. Lessor agrees to take reasonable steps to enforce compliance with rules and regulations by all lessees in a fair and
equitable manner however, the Lessor shall not be responsible to Lessee for the non-compliance with said rules and regulations by other lessees of the Industrial Center. 
  
 2.6. Common Areas - Changes. Lessor shall have the right, in Lessor’s sole discretion, from time to time:

  
 (a) To make changes to the Common Areas,
including, without limitation, changes in the location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas and walkways; (b) To close
temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises remains available; (c) To designate other land outside the boundaries of the Industrial Center to be a part of the Common Areas; (d) To add
additional buildings and improvements to the Common Areas; (e) To use the Common Areas while engaged in making additional improvements, repairs or alterations to the Industrial Center, or any portion thereof; (f) To do and perform such other acts
and make such other changes in, to or with respect to the Common Areas and Industrial Center as Lessor may, in the exercise of sound business judgment, deem to be appropriate. In exercising such rights, the Lessor agrees to use reasonable efforts to
minimize any disruption to the Lessee’s business. 
  
 2.6.1. Lessor shall at all times provide the parking facilities required by applicable law and in no event shall the number of parking spaces that Lessee is entitled to under paragraph 2.2 be reduced. 
  
 3. Term. 
  
 3.1. Term. The term of this Lease shall be for 60 Months commencing on August 1, 2003 and ending July 31, 2008,
unless sooner terminated pursuant to any provision hereof. 
  
 3.2. Delay In Possession. Notwithstanding said commencement date, if for any reason Lessor cannot deliver possession of the Premises to Lessee on said date, Lessor shall not be subject to any liability therefore, nor shall such
failure affect the validity of this Lease or the obligations of Lessee hereunder or extend the term hereof, but in such case, Lessee shall not be obligated to pay rent or perform any other obligation of Lessee under the terms of this Lease, except
as may be otherwise provided in this Lease, until possession of the Premises is tendered to Lessee; provided, however, that if Lessor shall not have delivered possession of the Premises within sixty (60) days from said commencement date, Lessee may,
at Lessee’s option, by notice in writing to Lessor within ten (10) days thereafter, cancel this Lease, in which event the parties shall be discharged from all obligations hereunder; provided further, however, that if such written notice of
Lessee is not received by Lessor within said ten (10) day period, Lessee’s right to cancel this Lease hereunder shall terminate and be of no further force or effect. 
  
 3.3. Early Possession. If Lessee occupies the Premises prior to said commencement date, such occupancy shall be
subject to all provisions of this Lease, such occupancy shall not advance the termination date, and Lessee shall pay rent, but not Base Rent, for such period at the initial monthly rates set forth below 
  
 Lessee will have early Possession upon completion of Lessor’s work. Should the Lessee
open for business (as defined by shipping at least 10% of orders from customers from the Premises) the Lessee will pay prorated rent for the month of July, 2003 at a rate of $212.90 per day for Base Rent, from the date the Lessee is open for
business, but in no case will Base Rent for July, 2003 be less than $3,300.00 
  
 Early Termination. The Lessee will have the one time option to terminate this Lease at the end of the 36th month of the Lease by giving the Lessee written notice of it’s intent to terminate this
Lease no later than the end of the 33rd month along with a termination fee of $36,657.84 
  









 4. Rent. 
  
 4.1. Base Rent. Lessee shall pay to Lessor, as Base Rent for the Premises, without any offset or deduction, except as may be otherwise expressly
provided in this Lease, on the First day of each month of the term hereof, monthly payments in advance of: 
  
 Months 1 though 12 at $6,600.00 per month; 
 Months 13 though 24 at $7,560.00 per month; 
 Months 25 though 36 at $7,728.00 per month;

 Months 37 though 48 at $7,896.00 per month; 
 Months 49 though 60 at $8,064.00 per month. 
  
 Lessee shall pay Lessor upon execution hereof $6,600.00 as Base Rent for August, 2003. Rent for any period during the term hereof which is for less than one month shall
be a pro rata portion of the Base Rent. Rent shall be payable in lawful money of the United States to Lessor at the address stated herein or to such other persons or at such other places as Lessor may designate in writing. Lessee acknowledges that
the Lessor is out of country and as such will mail its rent so as the Lessor receives the rent on or before the First day of each month. 
  
 4.2. Operating Expenses. Lessee shall pay to Lessor during the term hereof, in addition to the Base Rent, Lessee’s Share, as
hereinafter defined, of all Operating Expenses, as hereinafter defined, during each calendar year of the term of this Lease, in accordance with the following provisions: 
  
 (a) “Lessee’s Share” is defined, for purposes of this Lease, as 75% percent. Lessee
acknowledges that Lessee’s Share is subject to change as Lessor builds additional buildings. 
  
 (b) “Operating Expenses” is defined, for purposes of this Lease, as all costs, without duplication, incurred by Lessor, at fair
market value rates, if any, for: 
  
 (i) The
operation, management, repair and maintenance, in neat, clean, good order and condition, of the following: 
  

	 	(aa)	The Common Areas, including parking areas, loading and unloading areas, trash areas, roadways, sidewalks, walkways, parkways, driveways, landscaped areas, striping, bumpers,
irrigation systems, common Area lighting facilities and fences and gates; 

  

	 	(bb)	Trash disposal services; 

  

	 	(cc)	Tenant directories; 

  

	 	(dd)	Fire detection systems including sprinkler system maintenance and repair; 

  

	 	(ee)	Security services (unless this cost being paid directly by the Lessee); 

  

	 	(ff)	Any other service to be provided by Lessor that is elsewhere in this-Lease stated to be an “Operating Expense;” 

  
 (ii) Any deductible portion of an insured loss concerning
any of the Items or matters described in this paragraph 4.2; 
  
 (iii) The cost of the premiums for the liability and property insurance policies to be maintained by 
 Lessor under paragraph 10.1 hereof; 
  
 (iv) The amount of the real property tax to be paid by Lessor under paragraph 10.1 hereof; 
  
 (v) The cost of water, gas and electricity to service the Common Areas. 
  
 Provided that Operating Expenses shall not include: 
  
 (a) Costs of alterations in connection with the original
construction of the Building or in connection with any major change in the Building, such as adding or deleting floors; 
  
 (b) Interest and principal payments on mortgages, and other debt costs, if any; 
  
 (c) Costs of correcting defects in or inadequacy of the
initial design or construction of the Building; 
  
 (d) Expenses directly resulting from the negligence of the Lessor, its agents, servants or employees or another tenant; 
  









 (e) Legal fees, space planners’ fees, real estate brokers’ leasing commissions,
and advertising expenses incurred in connection with the original development or original leasing of the Building or future leasing of the Building; 
  
 (f) Costs which are reimbursable by any tenant or occupant of the Building or by insurance by its carrier or any tenant’s carrier or
by anyone else; 
  
 (g) Any bad debt loss, rent
loss, or reserves for bad debt or rent loss; 
  
 (h) The expenses of extraordinary services provided to other tenants in the Building which are made available to tenant at cost or for which tenant is separately charged; 
  
 (i) Cost associated with the operation of the business of the partnership or entity which constitutes the
Lessor, as the same are distinguished from the costs of operation of the Building, including partnership accounting and legal matters, cost of defending any lawsuits with any mortgage, cost of selling, syndicating, financing, mortgaging or
hypothecating any of the Lessor’s interest in the Building, costs (including attorney fees and costs of settlement judgments and payments in lieu thereof) arising from claims, disputes or potential disputes in connection with potential or
actual claims, litigation or arbitrations pertaining to Lessor and/or the Building and/or the site upon which the Building is situated; 
  
 (j) The wages and benefits of any employee who does not devote substantially all of his or her time to the Building: 
  
 (k) Fines, penalties and interest; 
  
 (l) Any amounts paid as ground rental by Lessor; 

 
 (m) Any recalculation of or additional Operating Expenses
actually incurred more than one (1) year prior to the year in which Lessor proposes that such costs be included; 
  
 (n) Capital expenditures to comply with applicable laws including costs arising from the presence of hazardous materials or substances in
or about the Building, or the site upon which the Building is situated; 
  
 (o) Costs incurred by Lessor with respect to goods and services (including utilities sold and supplied to tenants and occupants of the Building) to the extent that Lessor received reimbursements for such costs if
incurred by Lessee pursuant to this Lease; 
  
 (p) Costs; including permits, license and inspection costs, incurred with respect to the installation of tenant improvements made for new tenants in the Building or incurred in renovating or otherwise improving, decorating, painting or
redecorating vacant space for tenants or other occupants of the Building; 
  
 (q) Cost incurred by Lessor for alterations which are considered capital improvements and replacements under generally accepted accounting principals, consistently applied; 
  
 (r) Amounts paid to Lessor or to subsidiaries or affiliates
of Lessor for services rendered by unaffiliated third parties on a competitive basis; 
  
 (s) Any compensation paid to clerks, attendants or other persons in commercial concessions operated by Lessor; 
  
 (t) Rentals and other related expenses incurred in leasing
air conditioning systems, elevators or other equipment ordinarily considered to be of a capital nature if purchased; 
  
 (u) All items and services for which Lessee or any other tenant in the Building reimburses Lessor for which Lessor provides selectively to
one or more tenants (other than Lessee) without reimbursement; 
  
 (v) Electric power costs for which any tenant directly contracts with the local public service company; 
  
 (w) Costs arising from Lessor’s political or charitable contributions; 
  
 (x) Costs arising from latent defects in the Base Building, or shell or core of the Building or improvements
installed by Lessor or repair thereof; 
  
 (y)
Tax penalties or interest incurred as a result of Lessor’s negligence, inability or unwillingness to make payments when due; 
  
 (z) Costs arising from the negligence of Lessor or its agents, or any vendors, contractors, or providers of material or services selected,
hired or engaged by Lessor or its agents including, without limitation, the selection of building material; 
  
 (aa) Costs incurred by Lessor due to the violation by Lessor or any tenant of the terms and conditions of any lease of space in the
Building. 
  
 (c) The inclusion of the
improvements, facilities and services set forth in paragraph 4.2(b)(i) of the definition of Operating Expense shall not be deemed to impose an obligation upon Lessor to either have said improvements or 

  









 
facilities or to provide those services unless the Industrial Center already has the same, Lessor already provides the services, or Lessor has agreed
elsewhere in this Lease to provide the same or some of them. 
  
 (d) Lessee’s share of Operating Expenses shall be payable by Lessee within ten (10) days after a reasonably detailed statement of actual expenses is presented to Lessee by Lessor. At Lessor’s option,
however, an amount may be estimated by Lessor from time to time of Lessee’s Share of annual Operating Expenses and the same shall be payable monthly or quarterly, as Lessor shall designate, during each twelve-month period of the Lease term, on
the same day as the Base Rent is due hereunder. In the event that Lessee pays Lessor’s estimate of Lessee’s Share of Operating Expenses as aforesaid, Lessor shall deliver to Lessee within sixty (60) days after the expiration of each
calendar year a reasonably detailed statement showing Lessee’s Share of the actual Operating Expenses incurred during the preceding year. If Lessee’s payments under this paragraph 4.2(d) during said preceding year exceed Lessee’s
Share as indicated on said statement, Lessee shall be entitled to credit the amount of such overpayment against Lessee’s Share of Operating Expenses next falling due. If Lessee’s payments under this paragraph during said preceding year
were less than Lessee’s Share as Indicated on said statement, Lessee shall pay to Lessor the amount of the deficiency within ten (10) days after delivery by Lessor to Lessee of said statement. 
  
 5. Security Deposit. 
  
 5.1 Security Deposit. Lessee shall deposit with Lessor upon execution hereof $8,064.00 as security for
Lessee’s faithful performance of Lessee’s obligations hereunder. If Lessee fails to pay rent or other charges due hereunder, or otherwise defaults with respect to any provision of this Lease, Lessor may use, apply or retain all or any
portion of said deposit for the payment of any rent or other charge in default or for the payment of any other sum to which Lessor may become obligated by reason of Lessee’s default, or to compensate Lessor for any loss or damage which Lessor
may suffer thereby. If Lessor so uses or applies all or any portion of said deposit, Lessee shall within ten (10) days after written demand therefor deposit cash with Lessor in an amount sufficient to restore said deposit to the full amount then
required of Lessee. If the monthly rent shall, from time to time, increase during the term of this Lease, Lessee shall, at the time of such increase, deposit with Lessor additional money as a security deposit so that the total amount of the security
deposit held by Lessor shall at all times bear the same proportion to the then current Base Rent as the initial security deposit bears to the initial Base Rent set forth in paragraph 4. Lessor shall not be required to keep said security deposit
separate from its general accounts. If Lessee performs all of Lessee’s obligations hereunder, said deposit, or so much thereof as has not theretofore been applied by Lessor, shall be returned, without payment of interest or other increment for
its use, to Lessee (or, at Lessor’s option, to the last assignee, if any, of Lessee’s interest hereunder) at the expiration of the term hereof, and after Lessee has vacated the Premises. No trust relationship is created herein between
Lessor and Lessee with respect to said Security deposit. 
  
 6. Use.

  
 6.1. Use. The Premises shall be used and occupied only
for sales, packaging and shipping of non hazardous consumer products and related products or any other use which is reasonably comparable and for no other purpose. 
  
 6.2. Compliance with Law. 
  

(a) Lessor warrants to Lessee that the Premises, in the state existing on the date that the Lease term commences, but without regard to
the use for which Lessee will occupy the Premises, does not violate any covenants or restrictions of record, or any applicable building code, regulation or ordinance in effect on such Lease term commencement date, in the event it is determined that
this warranty has been violated, then it shall be the obligation of the Lessor, after written notice from Lessee, to promptly, at Lessor’s sole cost and expense, rectify any such violation. In the event Lessee does not give to Lessor written
notice of the violation of this warranty within one year from the date that the Lease term commences, the correction of same shall be the obligation of the Lessee at Lessee’s sole cost. The warranty contained in this paragraph 6.2(a) shall be
of no force or effect if, prior to the date of this Lease, Lessee was an owner or occupant of the Premises and, in such event. Lessee shall correct any such violation at Lessee’s sole cost. 
  









 (b) Except as provided in paragraph 6.2(a) Lessee shall, at Lessee’s expense,
promptly comply with all applicable statutes, ordinances, rules, regulations, orders, covenants and restrictions of record, and requirements of any fire insurance underwriters or rating bureaus, now in effect or which may hereafter come into effect,
whether or not they reflect a change in policy from that now existing, during the term or any part of the term hereof, relating in any manner to the Premises and the occupation and use by Lessee of the Premises or created by the Lessee’s
specific use of the Common Areas. Lessee shall not use nor permit the use of the Premises or the Common Areas in any manner that will tend to create waste or a nuisance or shall tend to disturb other occupants of the Industrial Center. 

 
 6.3. Condition of Premises. 
  
 (a) Lessor shall deliver the Premises to Lessee clean and
free of debris on the Lease-commencement date (unless Lessee is already in possession) and Lessor warrants to Lessee that the plumbing, lighting, heating, and loading doors in the Premises shall be in good operating condition on the Lease
commencement date. In the event that it is determined that this warranty has been violated, then It shall be the obligation of Lessor, after receipt of written notice from Lessee setting forth with specificity the nature of the violation, to
promptly, at Lessor’s sole cost, rectify such violation. Lessee’s failure to give such written notice to Lessor within thirty (30) days after the Lease commencement date shall cause the conclusive presumption that, except with respect to
latent defects, Lessor has complied with all of Lessor’s obligations hereunder. The warranty contained in this paragraph 6.3(a) shall be of no force or effect if prior to the date of this Lease, Lessee was an owner or occupant of the Premises.

  
 (b) Except as otherwise provided in this
Lease, Lessee hereby accepts the Premises in their condition existing as of the Lease commencement date or the date that Lessee takes possession of the Premises, whichever is earlier, subject to all applicable zoning, municipal, county and state
laws, ordinances and regulations governing and regulating the use of the Premises, and any covenants or restrictions of record, and accepts this Lease subject thereto and to all matters disclosed thereby and by any exhibits attached hereto. Lessee
acknowledges that neither Lessor nor Lessor’s agent has made any representation or warranty as to the present or future suitability of the Premises for the conduct of Lessee’s business. 
  
 7. Maintenance, Repairs, Alterations and Common Area Services. 
  
 7.1. Lessors Obligations. Subject to the provisions of paragraphs 4.2
(Operating Expenses), 6 (Use), 7.2 (Lessee’s Obligations) and 9 (Damage or Destruction) and except for damage caused by any negligent or intentional act or omission of Lessee, Lessee’s employees, suppliers, shippers, customers, or
invitees, in which event Lessee shall repair the damage, Lessor, at Lessor’s expense, subject to reimbursement pursuant to paragraph 4.2, shall keep in good condition and repair the foundations, exterior walls, structural condition of interior
bearing walls, and all parts thereof, and roof of the premises, as well as providing the services for which there is an Operating Expense pursuant to paragraph 4.2, Lessor shall not, however, be obligated to paint the exterior or interior surface of
exterior walls, nor shall Lessor be required to maintain, repair or replace windows, doors or plate glass of the Premises. Lessor shall have no obligation to make repairs under this paragraph 7.1 until a reasonable time after receipt of written
notice from Lessee of the need for such repairs. Should the Lessee and Lesser fail to resolve any disagreement regarding the condition of repairs on the Premises, the disagreement shall be resolved within 30 days by the appointment of a mutually
agreed arbitrator. The Lessor shall not be liable for damages or loss of any kind or nature by reason of Lessor’s failure to furnish any Common Area Services when such failure is caused by accident, breakage, repairs, strikes, lockout, or other
labor disturbances or disputes of any character, or by any other cause beyond the reasonable control of Lessor. 
  
 7.2. Lessee’s Obligations. 
  
 (a) Subject to the provisions of paragraphs 6 (Use), 7.1 (Lessor’s Obligations), and 9 (Damage or Destruction), Lessee, at Lessee’s expense,
shall keep in good order, condition and repair (reasonable wear and tear excepted) the Premises and every part thereof (whether or not the damaged portion of the Premises or the means of repairing the same are reasonably or readily accessible to
Lessee) including, without limiting the generality of the 

  









 
foregoing, all plumbing, heating, electrical and lighting facilities and equipment within the Premises and servicing the Premises exclusively, fixtures,
interior walls and interior surfaces of exterior walls, ceilings, windows, doors, plate glass, and skylights located within the Premises, [as well as the parking lots, walkways, driveways, landscaping, fences, signs and utility installations].

  
 (b) If Lessee fails to perform Lessee’s
obligations under this paragraph 7.2 or under any other paragraph of this Lease, Lessor may enter upon the Premises after ten (10) days prior written notice to Lessee (except in the case of emergency, in which no notice shall be required), perform
such obligations on Lessee’s behalf and put the Premises in good order, condition and repair, and the cost thereof together with interest thereon at Prime Rate + 3% (where the Prime Rate is the rate of interest charged by the Lessor’s bank
to its most creditworthy business customers) shall be due and payable as additional rent to Lessor together with Lessee’s next Base Rent Installment. 
  
 (c) On the last day of the term hereof, or on any sooner termination, Lessee shall surrender the Premises to Lessor in the same condition
as received, ordinary wear and tear excepted, clean and free of debris. Any damage or deterioration of the Premises shall not be deemed ordinary wear and tear if the same could have been prevented by good maintenance practices. Lessee shall repair
any damage to the Premises occasioned by the installation or removal of Lessee’s trade fixtures, alterations, furnishings and equipment. 
  
 7.3. Alterations and Additions. 
  
 (a) Lessee shall not, without Lessor’s prior written consent make any alterations, improvements, additions, or Utility Installations
in, on or about the Premises, or the Industrial Center, except for nonstructural alterations to the Premises not exceeding $5000 in cumulative costs, during the term of this Lease. In any event, whether or not in excess of $5,000 in cumulative cost.
Lessee shall make no change or alteration to the exterior of the Premises nor the exterior of the Building nor the Industrial Center without Lessor’s prior written consent. As used in this paragraph 7.3 the term “Utility Installation”
shall mean carpeting, window coverings, air lines, power panels, electrical distribution systems, lighting fixtures, space heaters, air conditioning, plumbing, and fencing. Lessor may require that Lessee remove any or all of said alterations,
improvements, additions or Utility Installations at the expiration of the term, and restore the Premises and the Industrial Center to their prior condition. Lessor may require Lessee to provide Lessor, at Lessee’s sole cost and expense, a lien
and completion bond in an amount equal to one and one-half times the estimated cost of such improvements, to insure Lessor against any liability for mechanic’s and materialmen’s liens and to insure completion of the work. Should Lessee
make any alterations, improvements, additions or Utility Installations without the prior approval of Lessor, Lessor may, at any time during the term of this Lease, require that Lessee remove any or all of the same. See Paragraph 48.

  
 (b) Any alterations, improvements, additions
or Utility Installations in or about the Premises or the Industrial Center that Lessee shall desire to make and which requires the consent of the Lessor shall be presented to Lessor in written form, with proposed detailed plans. If Lessor shall give
its consent, the consent shall be deemed conditioned upon Lessee acquiring, where necessary, a permit to do so from appropriate governmental agencies, the furnishing of a copy thereof to Lessor prior to the commencement of the work and the
compliance by Lessee of all conditions of said permit in a prompt and expeditious manner. 
  
 (c) Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or for Lessee at or for
use in the Premises, which claims are or may be secured by any mechanic’s or materialmen’s lien against the Premises, or the Industrial Center, or any interest therein. Lessee shall give Lessor not less than ten (10) days notice prior to
the commencement of any work in the Premises, and Lessor shall have the right to post notices of non-responsibility in or on the Premises or the Building as provided by law, if Lessee shall, in good faith, contest the validity of any such lien,
claim or demand, then Lessee shall, at its sole expense defend itself and Lessor against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof against the Lessor or the Premises or
the Industrial Center, upon the condition that if Lessor shall require, Lessee shall furnish to Lessor a surety bond satisfactory to Lessor in an amount equal to such contested lien claim or demand indemnifying Lessor against liability for the same
and holding the Premises and the Industrial Center free from the effect of such lien or claim. In addition, Lessor may require Lessee to pay Lessor’s attorneys fees and costs in participating in such action if Lessor shall decide it is to
Lessor’s best interest to do so. 
  









 (d) All alterations, Improvements, additions and Utility Installations which may be made
on the Premises, shall be the property of Lessor and shall remain upon and be surrendered with the Premises at the expiration of the Lease term, unless Lessor requires their removal pursuant to paragraph 7.3(a). Notwithstanding the provisions of
this paragraph 7.3(d). Lessee’s machinery and equipment to the Premises, and other than Utility Installations, shall remain the property of Lessee and may be removed by Lessee subject to the provisions of paragraph 7.2. 
  
 7.4. Utility Additions. Lessor reserves the right to install new or
additional utility facilities throughout the Building and the Common Areas for the benefit of Lessor or Lessee, or any other lessee of the Industrial Center, including, but not by way of limitation, such utilities as plumbing, electrical systems,
security systems, communication systems, and fire protection and detection systems, so long as such installations do not unreasonably interfere with Lessee’s use of the Premises. 
  
 8. Insurance; Indemnity. 
  
 8.1. Liability Insurance - Lessee. Lessee shall, at Lessee’s expense, obtain and keep in force during the term of this Lease a policy of
Combined Single Limit Bodily Injury and Property Damage insurance insuring Lessee and Lessor against any liability arising out of the use, occupancy or maintenance of the Premises and the Industrial Center. Such insurance shall be in an amount not
less than $1,000,000.00 per occurrence. The policy shall insure performance by Lessee of the indemnity provisions of this paragraph 8. The limits of said insurance shall not, however, limit the liability of Lessee hereunder. 
  
 8.2. Liability Insurance - Lessor. Lessor shall obtain and keep in
force during the term of this Lease a policy of Combined Single Limit Bodily Injury and Property Damage Insurance, Insuring Lessor, but not Lessee, against any liability arising out of the ownership, use, occupancy or maintenance of the Industrial
Center in an amount not less than $1,000,000.00 per occurrence. 
  
 8.3. Property Insurance. Lessor shall obtain and keep in force during the term of this Lease a policy or policies of insurance covering loss or damage to the Industrial Center improvements, but not Lessee’s personal property,
fixtures, equipment or tenant improvements, in an amount not to exceed the full replacement value thereof, as the same may exist from time to time, providing protection against all perils included within the classification of fire, extended
coverage, vandalism, malicious mischief, flood (in the event same is required by a lender having a lien on the Premises) special extended perils (“all risk”, as such term is used in the insurance industry), plate glass insurance and such
other insurance as Lessor deems advisable. In addition, Lessor shall obtain and keep in force, during the term of this Lease, a policy of rental value insurance covering a period of one year, with loss payable to Lessor, which insurance shall also
cover all Operating Expenses for said period. In the event that the Premises shall suffer an insured loss as defined in paragraph 9.1(g) hereof, the deductible amounts under the casualty insurance policies relating to the Premises shall be paid by
Lessee. 
  
 8.4. Payment of Premium Increase. 

 
 (a) After the term of this Lease has commenced, Lessee shall not be responsible for paying Lessee’s Share of any increase in the property Insurance
premium for the Industrial Center specified by Lessor’s insurance carrier as being caused by the use, acts or omissions of any other lessee of the Industrial Center, or by the nature of such other lessee’s occupancy which create an
extraordinary or unusual risk. 
  
 (b) Lessee,
however, shall pay the entirety of any increase in the property Insurance premium for the Industrial Center over what it was immediately prior to the commencement of the term of this Lease if the increase is specified by Lessor’s insurance
carrier as being caused by the nature of Lessee’s occupancy or any act or omission of Lessee. 
  
 8.5. Insurance Policies. Insurance required hereunder shall be in companies holding a “General Policyholders Rating” of at least B plus,
or such other rating as may be required by a lender having a lien on the Premises, as set forth in the most current issue of “Best’s Insurance Guide.” Lessee shall not do or permit to be done anything which 

  









 
shall invalidate the insurance policies carried by Lessor. Lessee shall deliver to Lessor copies of liability insurance policies required under paragraph 8.1
or certificates evidencing the existence and amounts of such insurance within seven (7) days after the commencement date of this Lease. No such policy shall be cancelable or subject to reduction of coverage or other modification except after thirty
(30) days prior written notice to Lessor. Lessee shall, at least thirty (30) days prior to the expiration of such policies, furnish Lessor with renewals or “binders” thereof. 
  
 8.6. Waiver of Subrogation. Lessee and Lessor each hereby release and relieve the other, and waive their entire right
of recovery against the other for loss or damage arising out of or incident to the perils insured against which perils occur in, on or about the Premises, whether due to the negligence of Lessor or Lessee or their agents, employees, contractors
and/or invitees. Lessee and Lessor shall, upon obtaining the policies of insurance required give notice to the insurance carrier or carriers that the foregoing mutual waiver of subrogation is contained in this Lease. 
  
 8.7. Indemnity. Lessee shall indemnify and hold harmless Lessor from
and against any and all claims arising from Lessee’s use of the Industrial Center, or from the conduct of Lessee’s business or from any activity, work or things done, permitted or suffered by Lessee in or about the Premises or elsewhere
and shall further indemnify and hold harmless Lessor from and against any and all claims arising from any breach or default in the performance of any obligation on Lessee’s part to be performed under the terms of this Lease, or arising from any
act or omission of Lessee, or any of Lessee’s agents, contractors, or employees, and from and against all costs, attorney’s fees, expenses and liabilities incurred in the defense of any such claim or any action or proceeding brought
thereon; and in case any action or proceeding be brought against Lessor by reason of any such claim, Lessee upon notice from Lessor shall defend the same at Lessee’s expense by counsel reasonably satisfactory to Lessor and Lessor shall
cooperate with Lessee in such defense. Lessee, as a material part of the consideration to Lessor, hereby assumes all risk of damage to property of Lessee or injury to persons, in upon or about the Industrial Center arising from any cause and Lessee
hereby waives all claims in respect thereof against Lessor unless loss or injury occurs as a result of the negligence of the Landlord or those for whom it is responsible at law. 
  
 8.8. Exemption of Lessor from Liability. Lessee hereby agrees that Lessor shall not be liable for injury to
Lessee’s business or any loss of income therefrom or for damage to the goods, wares, merchandise or other property of Lessee, Lessee’s employees, invitees, customers, or any other person in or about the Premises or the Industrial Center,
nor shall Lessor be liable for injury to the person of Lessee, Lessee’s employees, agents or contractors, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage,
obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures, or from any other cause, whether said damage or injury results from conditions arising upon the Premises or upon other portions of
the Industrial Center, or from other sources or places and regardless of whether the cause of such damage or injury or the means of repairing the same is inaccessible to Lessee. Lessor shall not be liable for any damages arising from any act or
neglect of any other lessee, occupant or user of the Industrial Center, nor from the failure of Lessor to enforce the provisions of any other lease of the Industrial Center. 
  
 9. Damage or Destruction. 
  
 9.1. Definitions. 
  
 (a) “Premises Partial Damage” shall mean if the Premises are damaged or destroyed to the extent that the cost of repair is less
than fifty percent of the then replacement cost of the Premises. 
  
 (b) “Premises Total Destruction” shall mean if the Premises are damaged or destroyed to the extent that the cost of repair is fifty percent or more of the then replacement cost of the Premises. 

 
 (c) “Premises Building Partial Damage” shall
mean if the Building of which the Premises are a part is damaged or destroyed to the extent that the cost to repair is less than fifty percent of the then replacement cost of the Building. 
  









 (d) “Premises Building Total Destruction” shall mean if the Building of which
the Premises are a part is damaged or destroyed to the extent that the cost to repair is fifty percent or more of the then replacement cost of the Building. 
  
 (e) “Industrial Center Buildings” shall mean all of the buildings on the Industrial Center site. 
  
 (f) “Industrial Center Buildings Total
Destruction” shall mean if the Industrial Center Buildings are damaged or destroyed to the extent that the cost of repair is fifty percent or more of the then replacement cost of the industrial Center Buildings. 
  
 (g) “Insured Loss” shall mean damage or
“destruction which was covered by an event required to be covered by the insurance described in paragraph 8. The fact that an Insured Loss has a deductible amount shall not make the loss an uninsured loss. 
  
 (h) “Replacement Cost” shall mean the amount of
money necessary to be spent in order to repair or rebuild the damaged area to the condition that existed immediately prior to the damage occurring excluding all improvements made by lessees. 
  
 9.2. Premises Partial Damage; Premises Building Partial Damage.

  
 (a) Insured Loss: Subject to the provisions
of paragraphs 9.4 and 9.5, If at any time during the term of this Lease there is damage which is an Insured Loss and which falls into the classification of either Premises Partial Damage or Premises Building Partial Damage, then Lessor shall, at
Lessor’s expense, repair such damage to the Premises, but not Lessee’s fixtures, equipment or tenant improvements, as soon as reasonably possible and this Lease shall continue in full force and effect. 
  
 (b) Uninsured Loss: Subject to the provisions of paragraphs
9.4 and 9.5, if at any time during the term of this Lease there is damage which is not an Insured Loss and which falls within the classification of Premises Partial Damage or Premises Building Partial Damage, unless caused by a negligent or willful
act of Lessee (in which event Lessee shall make the repairs at Lessee’s expense), which damage prevents Lessee from using the Premises, Lessor may at Lessor’s option either (i) repair such damage as soon as reasonably possible at
Lessor’s expense, in which event this Lease shall continue in full force and effect, or (ii) give written notice to Lessee within thirty (30) days after the date of the occurrence of such damage of Lessor’s intention to cancel and
terminate this Lease as of the date of the occurrence of such damage, in the event Lessor elects to give such notice of Lessor’s intention to cancel and terminate this Lease, Lessee shall have the right within ten (10) days after the receipt of
such notice to give written notice to Lessor of Lessee’s intention to repair such damage at Lessee’s expense, without reimbursement from Lessor, in which event this Lease shall continue in full force and effect, and Lessee shall proceed to
make such repairs as soon as reasonably possible. If Lessee does not give such notice within such 10-day period this Lease shall be canceled and terminated as of the date of the occurrence of such damage. 
  
 9.3. Premises Total Destruction; Premises Building Total Destruction;
Industrial Center Buildings Total Destruction. 
  
 (a) Subject to the provisions of paragraphs 9.4 and 9.5 if at any time during the term of this Lease there is damage, whether or not it is an Insured Loss, and which falls into the classifications of either (i) Premises Total Destruction,
or (ii) Premises Building Total Destruction or (iii) Industrial Center Buildings Total Destruction, then Lessor may at Lessor’s option either (i) repair such damage or destruction, but not Lessee’s fixtures, equipment or tenant
improvements, as soon as reasonably possible at Lessor’s expense, and this Lease shall continue in full force and effect, or (ii) give written notice to Lessee Within thirty (30) days after the date of occurrence of such damage of Lessor’s
intention to cancel and terminate this Lease, In which case this Lease shall be canceled and terminated as of the date of the occurrence of such damage. 
  









 9.4. Damage Near End of Term. 
  
 (a) Subject to paragraph 9.4(b), if at anytime during the last six months of the term of this Lease there is
substantial damage, whether or not an Insured Loss, which falls within the classification of Premises Partial Damage, either Lessor or Lessee may cancel and terminate this Lease as of the date of occurrence of such damage by giving written notice to
the other party of its election to do so within 30 days after the date of occurrence of such damage. 
  
 (b) Notwithstanding paragraph 9.4(a), in the event that Lessee has an option to extend or renew this Lease, and the time within which said
option may be exercised has not yet expired, Lessee shall exercise such option, if it is to be exercised at all, no later than twenty (20) days after the occurrence of an Insured Loss falling within the classification of Premises Partial Damage
during the last six months of the term of this Lease. If Lessee duly exercises such option during said twenty (20) day period, Lessor shall, at Lessor’s expense, repair such damage, but not Lessee’s fixtures, equipment or tenant
improvements, as soon as reasonably possible and this Lease shall continue in full force and effect. If Lessee fails to exercise such option during said twenty (20) day period, then either Lessor or Lessee may -terminate and cancel this Lease as of
the expiration of said twenty (20) day period by giving written notice to the other party of its election to do so within ten (10) days after the expiration of said twenty (20) day period, notwithstanding any term or provision in the grant of option
to the contrary. 
  
 9.5. Abatement of Rent; Lessee’s
Remedies. 
  
 (a) In the event Lessor repairs
or restores the Premises pursuant to the provisions of this paragraph 9, the rent payable hereunder for the period during which such damage, repair or restoration continues shall be abated in proportion to the degree to which Lessee’s use of
the Premises is impaired. Except for abatement of rent, if any, Lessee shall have no claim against Lessor for any damage suffered by reason of any such damage, destruction, repair or restoration. 
  
 (b) If Lessor shall be obligated to repair or restore the
Premises under the provisions of this paragraph 9 and shall not commence such repair or restoration within sixty (60) days after such obligation shall accrue, Lessee may at Lessee’s option cancel and terminate this Lease by giving Lessor
written notice of Lessee’s election to do so at any time prior to the commencement of such repair or restoration. In such event this Lease shall terminate as of the date of such notice. 
  
 9.6. Termination - Advance Payments. Upon termination of this Lease
pursuant to this paragraph 9, an equitable adjustment shall be made concerning advance rent and any advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee’s security deposit as has not
theretofore been applied by Lessor. 
  
 9.7. Waiver. Lessor
and Lessee waive the provisions of any statute which relate to termination of leases when leased property is destroyed and agree that such event shall be governed by the terms of this Lease. 
  
 10. Real Property Taxes. 
  
 10.1. Payment of Taxes. Lessor shall pay the real property tax, as
defined in paragraph 10.3, applicable to the Industrial Center subject to reimbursement by Lessee of Lessee’s Share of such taxes in accordance with the provisions of paragraph 4.2, except as otherwise provided in paragraph 10.2. 
  
 10.2. Additional Improvements. Lessee shall not be responsible for
paying Lessee’s Share of any increase in real property tax specified in the tax assessor’s records and work sheets as being caused by additional improvements placed upon the Industrial Center by other lessees or by Lessor for the exclusive
enjoyment of such other lessees. Lessee shall, however, pay to Lessor at the time that Operating Expenses are payable under paragraph 4.2(c) the entirety of any increase in real property tax if assessed solely by reason of additional improvements
placed upon the Premises by Lessee or at Lessee’s request. 
  









 10.3. Definition of “Real Property Tax.” As used herein, the term “real property
tax” shall include any form of real estate tax or assessment, general, special, ordinary or extraordinary, and any license fee, commercial rental tax, improvement bond or bonds, levy or tax (other than inheritance, personal income or estate
taxes) imposed on the Industrial Center or any portion thereof by any authority having the direct or indirect power to tax, including any city, county, state or federal government, or any school, agricultural, sanitary, fire, street, drainage or
other improvement district thereof, as against any legal or equitable interest of Lessor in the Industrial Center or in any portion thereof, as against Lessor’s right to rent or other income therefrom, and as against Lessor’s business of
leasing the Industrial Center. The term “real property tax” shall also include any tax, fee, levy, assessment or charge (i) in substitution of, partially or totally, any tax, fee, levy, assessment or charge herein above included within the
definition of “real property tax,” or (ii) the nature of which was herein before included within the definition of “real property tax,” or (iii) which is imposed as a result of a transfer, either partial or total, of
Lessor’s interest in the Industrial Center or which is added to a tax or charge herein before included within the definition of real property tax by reason of such transfer, or (iv) which is imposed by reason of this transaction, any
modifications or changes hereto, or any transfers hereof. 
  
 10.4. Joint Assessment. If the Industrial Center is not separately assessed, Lessee’s Share of the real property tax liability shall be an equitable proportion of the real property taxes for all of the land and improvements
included within the tax parcel assessed, such proportion to be determined by Lessor from the respective valuations assigned in the assessor’s work sheets or such other information as may be reasonably available. Lessor’s reasonable
determination thereof, in good faith, shall be conclusive. 
  
 10.5. Personal Property Taxes. 
  
 (a) Lessee shall pay prior to delinquency all taxes assessed against and levied upon trade fixtures, furnishings, equipment and all other personal property of Lessee contained in the Premises or elsewhere. When possible, Lessee shall cause
said trade fixtures, furnishings, equipment and all other personal property to be assessed and billed separately from the real property of Lessor. 
  
 (b) If any of Lessee’s said personal property shall be assessed with Lessor’s real property, Lessee shall pay to Lessor the
taxes attributable to Lessee within ten (10) days after receipt of a written statement setting forth the taxes applicable to Lessee’s property. 
  
 11. Utilities. Lessee shall pay for all water, gas, heat, light, power, telephone and other utilities and services supplied to the Premises, together with any
taxes thereon. If any such services are not separately metered to the Premises, Lessee shall pay at Lessor’s option, either Lessee’s Share or a reasonable proportion to be determined by Lessor of all charges jointly metered with other
premises in the Building. 
  
 12. Assignment and Subletting. 
  
 12.1. Lessor’s Consent Required. Lessee shall not voluntarily or
by operation of law assign, transfer, mortgage, sublet, or otherwise transfer or encumber all or any part of Lessee’s interest in the Lease or in the Premises, without Lessor’s prior written consent, which Lessor shall not unreasonably
withhold. Lessor shall respond to Lessee’s request for consent hereunder in a timely manner and any attempted assignment, transfer, mortgage, encumbrance or subletting without such consent shall be void, and shall constitute a breach of this
Lease without the need for notice to Lessee under paragraph 13.1. 
  
 12.2. Lessee Affiliate. Notwithstanding the provisions of paragraph 12.1 hereof, Lessee may assign or sublet the Premises, or any portion thereof, without Lessor’s consent, to any corporation which controls, is controlled by or
is under common control with Lessee, or to any corporation resulting from the merger or consolidation with Lessee, or to any person or entity which acquires all the assets of Lessee as a going concern of the business that is being conducted on the
Premises, all of which are referred to as “Lessee Affiliate,” provided that before such assignment shall be effective said assignee shall assume, in full, the obligations of Lessee under this Lease. Any such assignment shall not, in any
way, affect or limit the liability of Lessee under the terms of this Lease even if after such assignment or subletting the terms of this Lease are materially changed or altered without the consent of Lessee, the consent of whom shall not be
necessary. 
  









 12.3. Terms and Conditions of Assignment. Regardless of Lessor’s consent, no assignment shall
release Lessee of Lessee’s obligations hereunder or alter the primary liability of Lessee to pay the Base Rent and Lessee’s Share of Operating Expenses, and to perform all other obligations to be performed by Lessee hereunder. Lessor may
accept rent from any person other than Lessee pending approval or disapproval of such assignment. Neither a delay in the approval or disapproval of such assignment nor the acceptance of rent shall constitute a waiver or estoppel of Lessor’s
right to exercise its remedies for the breach of any of the terms or conditions of this paragraph 12 or this Lease. Consent to one assignment shall not be deemed consent to any subsequent assignment. In the event of default by any assignee of Lessee
or any successor of Lessee, in the performance of any of the terms hereof, Lessor may proceed directly against Lessee without the necessity of exhausting remedies against said assignee. Lessor may not consent to subsequent assignments of this Lease
or amendments or modifications to this Lease with assignees of Lessee, without notifying Lessee, or any successor of Lessee, and obtaining its or their consent thereto 
  
 12.4. Terms and Conditions Applicable to Subletting. Regardless of Lessor’s consent, the following terms and
conditions shall apply to any subletting by Lessee of all or any part of the Premises and shall be included in subleases: 
  
 (a) Lessee hereby assigns and transfers to Lessor all of Lessee’s interest in all rentals and income arising from any sublease
heretofore or hereafter made by Lessee, and Lessor may collect such rent and income and apply same toward Lessee’s obligations under this Lease; provided, however, that until a default shall occur in the performance of Lessee’s obligations
under this Lease, Lessee may receive, collect and enjoy the rents accruing under such sublease and the Lessor shall at all times be liable to account to Lessee for such rents when requested. Lessor shall not, by reason of this or any other
assignment of such sublease to Lessor nor by reason of the collection of the rents from a sublessee, be deemed liable to the sublessee for any failure of Lessee to perform and comply with any of Lessee’s obligations to such sublessee under such
sublease. Lessee hereby irrevocably authorizes and directs any such sublessee, upon receipt of a written notice from Lessor stating that a default exists in the performance of Lessee’s obligations under this Lease, to pay to Lessor the rents
due and to become due under the sublease. Lessee agrees that such sublessee shall have the right to rely upon any such statement and request from Lessor, and that such sublessee shall pay such rents to Lessor without any obligation or right to
inquire as to whether such default exists and notwithstanding any notice from or claim from Lessee to the contrary. Lessee shall have no right or claim against such sublessee or Lessor for any such rents so paid by said sublessee to Lessor.

  
 (b) No sublease entered into by Lessee shall
be effective unless and until it has been approved in writing by Lessor. In entering into any sublease, Lessee shall use a sublease satisfactory to Lessor and once approved by Lessor, such sublease shall not be changed or modified without the
Lessor’s prior written consent which shall not be unreasonably withheld. Any sublessee shall, by reason of entering into a sublease under this Lease, be deemed, for the benefit of Lessor, to have assumed and agreed to conform and comply with
each and every obligation herein to be performed by Lessee other than such obligations as are contrary to or inconsistent with provisions contained In a sublease to which Lessor has expressly consented in writing. 
  
 (c) If Lessee’s obligations under this Lease have been
guaranteed by third parties, then a sublease, and Lessor’s consent thereto, shall not be effective unless said guarantors give their written consent to such sublease and the terms thereof. 
  
 (d) The consent by Lessor to any subletting shall not
release Lessee from its obligations or alter the primary liability of Lessee to pay the rent and perform and comply with all of the obligations of Lessee to be performed under this Lease. 
  
 (e) The consent by Lessor to any subletting shall not
constitute a consent to any subsequent subletting by Lessee or to any assignment or subletting by the sublessee. However, Lessor may consent to subsequent subletting and assignments of the sublease or any amendments or modifications thereto without
notifying Lessee or anyone 

  









 
else liable on the Lease or sublease and without obtaining their consent and such action shall not relieve such persons from liability. 
  
 (f) In the event of any default under this Lease, Lessor may
proceed directly against Lessee, any guarantors or any one else responsible for the performance of this Lease, including the sublessee, without first exhausting Lessor’s remedies against any other person or entity responsible therefor
to Lessor, or any security held by Lessor or Lessee. 
  
 (g) In the event Lessee shall default in the performance of its obligations under this Lease, Lessor, at its
option and without any obligation to do so, may require any sublessee to attom to Lessor, in which event Lessor shall undertake the obligations of Lessee under such sublease from the time of the exercise of said option to the termination of such
sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such sublessee to Lessee or for any other prior defaults of Lessee under such sublease. 
  
 (h) Each and every consent required of Lessee under a
sublease shall also require the consent of Lessor. 
  
 (i) No sublessee shall further assign or sublet all or any part of the Premises without Lessor’s prior written consent. 
  
 (j) Lessor’s written consent to any subletting of the Premises by Lessee shall not constitute an acknowledgment that no default then
exists under this Lease of the obligations to be performed by Lessee nor shall such consent be deemed a waiver of any then existing default, except as may be otherwise stated by Lessor at the time. 
  
 (k) With respect to any subletting to which Lessor has
consented, Lessor agrees to deliver a copy of any notice of default by Lessee to the sublessee. Such sublessee shall have the right to cure a default of Lessee within ten (10) days after service of said notice of default upon such sublessee, and the
sublessee shall have a right of reimbursement and offset from and against Lessee for any such defaults cured by the sublessee. 
  
 12.5. Attorney’s Fees. In the event Lessee shall assign or sublet the Premises or request the consent of Lessor to any assignment or
subletting or if Lessee shall request the consent of Lessor for any act Lessee proposes to do then Lessee shall pay Lessor’s reasonable attorneys fees incurred in connection therewith, such attorneys fees not to exceed $350.00 for each such
request. 
  
 13. Default; Remedies. 
  
 13.1. Default. The occurrence of any one or more of the following
events shall constitute a material default of this Lease by Lessee: 
  
 (a) The vacating or abandonment of the Premises by Lessee. 
  
 (b) The failure by Lessee to make any payment of rent or any other payment required to be made by Lessee hereunder, as and when due, where
such failure shall continue for a period of four (4) days after written notice thereof from Lessor to Lessee. In the event that Lessor serves Lessee with a Notice to Pay Rent or Quit pursuant to applicable Unlawful Detainer statutes such Notice to
Pay Rent or Quit shall also constitute the notice required by this subparagraph. 
  
 (c) Except as otherwise provided in this Lease, the failure by Lessee to observe or perform any of the covenants, conditions or provisions
of this Lease to be observed or performed by Lessee, other than described in paragraph (b) above, where such failure shall continue for a period of thirty (30) days after written notice thereof from Lessor to Lessee; provided, however, that if the
nature of Lessee’s noncompliance is Such that more than thirty (30) days are reasonably required for its cure, then Lessee shall not be deemed to be in default if Lessee commenced such cure within said thirty (30) day period and thereafter
diligently prosecutes such cure to completion. To the extent 

  









 
permitted by law, such thirty (30) day notice shall constitute the sole and exclusive notice required to be given to Lessee under applicable Unlawful
Detainer statutes. 
  
 (d) (i) The making by
Lessee of any general arrangement or general assignment for the benefit of creditors; (ii) Lessee becomes a “debtor” as defined in 11 U.S.C. §101 or any successor statute thereto (unless, in the case of a petition filed against
Lessee, the same is dismissed within sixty (60) days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where
possession is not restored to Lessee within thirty (30) days; or (iv) the attachment, execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such
seizure is not discharged within thirty (30) days. In the event that any provision of this paragraph 13.1(d) is contrary to any applicable law, such provision shall be of no force or effect. 
  
 (e) The discovery by Lessor that any financial statement
given to Lessor by Lessee, or any guarantor of Lessee’s obligation hereunder, was materially false. 
  
 13.2. Remedies. In the event of any such material default by Lessee, Lessor may at any time thereafter, with or without notice or demand and
without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such default: 
  
 (a) Terminate Lessee’s right to possession of the Premises by any lawful means, in which case this Lease and the term hereof shall
terminate and Lessee shall immediately surrender possession of the Premises to Lessor. In such event Lessor shall be entitled to recover from Lessee all damages incurred by Lessor by reason of Lessee’s default including, but not limited to, the
cost of recovering possession of the Premises; expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorney’s fees, and any real estate commission actually paid; the worth at the time of award by the
court having jurisdiction thereof of the amount by which the unpaid rent for the balance of the term after the time of such award exceeds the amount of such rental loss for the same period that Lessee proves could be reasonably avoided; that portion
of the leasing commission paid by Lessor pursuant to paragraph 15 applicable to the unexpired term of this Lease. 
  
 (b) Maintain Lessee’s right to possession in which case this Lease shall continue in effect whether or not Lessee shall have vacated
or abandoned the Premises. In such event Lessor shall be entitled to enforce all of Lessor’s rights and remedies under this Lease, including the right to recover the rent as it becomes due hereunder. 
  
 (c) Pursue any other remedy now or hereafter available to
Lessor under the laws or judicial decisions of the state wherein the Premises are located. Unpaid installments of rent and other unpaid monetary obligations of Lessee under the terms of this Lease shall bear interest from the date due at the maximum
rate then allowable by law. 
  
 13.3. Default by Lessor.
Lessor shall not be in default unless Lessor fails to perform obligations required of Lessor within a reasonable time, but in no event later than thirty (30) days after written notice by Lessee to Lessor and to the holder of any first mortgage or
deed of trust covering the Premises whose name and address shall have theretofore been furnished to Lessee in writing, specifying wherein Lessor has failed to perform such obligation; provided, however, that if the nature of Lessor’s obligation
is such that more than thirty (30) days are required for performance then Lessor shall not be in default if Lessor commences performance within such thirty (30) day period and thereafter diligently prosecutes the same to completion. The Lessor will
undertake best efforts to ensure the Lessee is provided with a commercially reasonable non disturbance clause in a letter format or as an amendment to this agreement 
  
 13.4. Late Charges. Lessee hereby acknowledges that late payment by Lessee to Lessor Base Rent, Lessee’s Share
of Operating Expenses or other sums due hereunder will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and
accounting charges, and late charges which may be imposed on Lessor by the terms of any mortgage or trust deed covering the Property. Accordingly, if any installment of Base Rent, Operating Expenses, or any other sum due from Lessee, shall not be
received by Lessor or Lessor’s designee within five (5) 

  









 
days after such amount shall be due, then, without any requirement for notice to Lessee, Lessee shall pay to Lessor a late charge equal to two hundred
dollars ($200.00) plus 6% of such overdue amount. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of late payment by Lessee. Acceptance of such late charge by Lessor
shall in no event constitute a waiver of Lessee’s default with respect to such overdue amount, nor prevent Lessor from exercising any of the other rights and remedies granted hereunder. In the event that a late charge is payable hereunder,
whether or not collected, for three (3) consecutive installments of any of the aforesaid monetary obligations of Lessee, then Base Rent shall automatically become due and payable quarterly in advance, rather than monthly, notwithstanding paragraph
4.1 or any other provision of this Lease to the contrary. 
  
 14.
Condemnation. If the Premises or any portion thereof or the Industrial Center are taken under the power of eminent domain, or sold under the threat of the exercise of said power (all of which are herein called “condemnation”), this
Lease shall terminate as to the part so taken as of the date the condemning authority takes title or possession, whichever first occurs. If more than ten percent of the floor area of the Premises, or more than twenty five percent of that portion of
the Common Areas designated as parking for the Industrial Center is taken by condemnation, Lessee may at Lessee’s option, to be exercised in writing only within ten (10) days after Lessor shall have given Lessee written notice of such taking
(or in the absence of such notice, within ten (10) days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority takes such possession. If Lessee does not terminate this Lease in
accordance with the foregoing, this Lease shall remain in full force and effect as to the portion of the premises remaining, except that the rent shall be reduced in the proportion that the floor area of the Premises taken bears to the total floor
area of the Premises. No reduction of rent shall occur if the only area taken is that which does not have the Premises located thereon. Each party shall cooperate with the other in order to maximize any award they are entitled to receive from the
condemning authority. In the event that this Lease is not terminated by reason of such condemnation. Lessor shall to the extent of severance damages received by Lessor in connection with such condemnation, repair any damage to the Premises caused by
such condemnation except to the extent that Lessee has been reimbursed therefore by the condemning authority. Lessee shall pay any amount in excess of such severance damages required to complete such repair. 
  
 15. Broker’s Fee. 
  
 (a) Upon execution of this Lease by both parties, Lessor shall pay to Pacific Continental Realty, LLC, as
the Lessor’s agent and to The Bedford Group, Inc. as the Lessee’s agent, Licensed real estate broker(s), a fee as set forth in a separate agreement between Lessor and said broker(s), or in the event there is no separate agreement between
Lessor and said broker(s), the total sum of $13,724.28, for brokerage services rendered by said broker(s) to Lessor in this transaction. Each party signing this Agreement confirms that Prior oral and/or written disclosure of agency or nonagency was
provided to him/her in this transaction. Lessee warrants that it has had no dealing with any other real estate broker or agent in connection with the negotiation of this Lease and it knows of no other real estate broker or agent who is entitled to a
commission in connection with this Lease. 
  
 (b)
Lessor agrees to pay said fee not only on behalf of Lessor but also on behalf of any person, corporation, association, or other entity having an ownership interest in said real property or any part thereof, when such fee is due hereunder. Any
transferee of Lessor’s interests in this Lease, whether such transfer is by agreement or by operation of law, shall be deemed to have assumed Lessor’s obligation under this paragraph 15. Said broker shall be a third party beneficiary of
the provisions of this paragraph 15. 
  
 16. Estoppel Certificate.

  
 (a) Each party (as “responding
party”) shall at any time upon not less than ten (10) days’ prior written notice from the other party (“requesting party”) execute, acknowledge and deliver to the requesting party a statement in writing (i) certifying that this
Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease, as so modified, is in full force and effect) and the date to which the rent and other charges are paid in
advance, if any, and (ii) acknowledging that there are not, to the responding party’s knowledge, any uncured defaults on the part of the requesting party, or specifying such defaults if any are claimed. Any such statement may be conclusively
relied upon by any prospective purchaser or encumbrancer of the Premises or of the business of the requesting party. 
  









 (b) At the requesting party’s option, the failure to deliver such statement within
such time shall be a material default of this Lease by the party who is to respond, without any further notice to such party, or it shall be conclusive upon such party that (i) this Lease is in full force and effect, without modification except as
may be represented by the requesting party, (ii) there are no uncured defaults in the requesting party’s performance, and (iii) if Lessor is the requesting party, not more than one month’s rent has been paid in advance. 
  
 (c) If Lessor desires to finance, refinance or sell the
property, or any part thereof, Lessee hereby agrees to deliver to any lender or purchaser designated by Lessor such financial statements of Lessee as may be reasonably required by such lender or purchaser. Such statements shall include the past
three (3) years’ financial statements of Lessee. All such financial statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth. 
  
 17. Lessor’s Liability. The term “Lessor” as used herein shall mean
only the owner or owners, at the time in question, of the fee title or a lessee’s interest in a ground lease of the Industrial Center, and except as expressly provided in paragraph 15, in the event of any transfer of such title or interest.
Lessor herein named (and in case of any subsequent transfers then the grantor) shall be relieved from and after the date of such transfer of all liability as respects Lessor’s obligations thereafter to be performed, provided that any funds in
the hands of Lessor or the then grantor at the time of such transfer, in which Lessee has an interest, shall be delivered to the grantee. The obligations contained in this Lease to be performed by Lessor shall, subject as aforesaid, be binding on
Lessor’s successors and assigns, only during their respective periods of ownership. 
  
 18. Severability. The invalidity of any provision of this Lease as determined by a court of competent jurisdiction, shall in no way affect the validity of any other provision hereof. 
  
 19. Interest on Past-due Obligations. Except as expressly herein provided, any amount
due to Lessor not paid when due shall bear interest at the maximum rate then allowable by law from the date due. Payment of such interest shall not excuse or cure any default by Lessee under this Lease, provided, however, that Interest shall not be
payable on late charges incurred by Lessee nor on any amounts upon which late charges are paid by Lessee. 
  
 20. Time of Essence. Time is of the essence with respect to the obligations to be performed under this Lease. 
  
 21. Additional Rent. All monetary obligations of Lessee to Lessor under the terms of this Lease, including but not limited to Lessee’s Share of Operating
Expenses and insurance and tax expenses payable shall be deemed to be rent. 
  
 22. Incorporation of Prior Agreements; Amendments. This Lease contains all agreements of the parties with respect to any matter mentioned herein. No prior or contemporaneous agreement or understanding pertaining to any such matter
shall be effective. This lease may be modified in writing only, signed by the parties in interest at the time of the modification. Except as otherwise stated in this Lease, Lessee hereby acknowledges that neither the real estate broker listed in
paragraph 15 hereof nor any cooperating broker on this transaction nor the Lessor or any employee or agents of any of said persons has made any oral or written warranties or representations to Lessee relative to the condition or use by Lessee of the
Premises or the Property and Lessee acknowledges that Lessee assumes all responsibility regarding the Occupational Safety Health Act, the legal use and adaptability of the Premises and the compliance thereof with all applicable laws and regulations
in effect during the term of this Lease except as otherwise specifically stated in this Lease. 
  
 23. Notices. Any notice required or permitted to be given hereunder shall be in writing and may be given by personal delivery or by certified mail, and if given personally or by mail, shall be deemed
sufficiently given if addressed to Lessee or to Lessor at the address noted below the signature of the respective parties, as the case may be. Either party may by notice to the other specify a different address for notice purposes except that upon
Lessee’s taking possession of the Premises, the Premises shall constitute Lessee’s address for notice purposes. A copy of all notices required or permitted to be given to Lessor hereunder shall be concurrently transmitted to such party or
parties at such addresses as Lessor may from time to time hereafter designate by Notice to Lessee. 
  









 24. Waivers. No waiver by Lessor or any provision hereof shall be deemed a waiver of any other provision hereof or
of any subsequent breach by Lessee of the same or any other provision. Lessor’s consent to, or approval of, any act shall not be deemed to render unnecessary the obtaining of Lessor’s consent to or approval of any subsequent act by Lessee.
The acceptance of rent hereunder by Lessor shall not be a waiver of any preceding breach by Lessee of any provision hereof, other than the failure of Lessee to Pay the particular rent so accepted, regardless of Lessor’s knowledge of such
preceding breach at the time of acceptance of such rent. 
  
 25. Recording.
Either Lessor or Lessee shall, upon request of the other, execute, acknowledge and deliver to the other a “short form” memorandum of this Lease for recording purposes. 
  
 26. Holding Over. If Lessee, with Lessor’s consent, remains in possession of the Premises or any part thereof after the
expiration of the term hereof, such occupancy shall be a tenancy from month to month upon all the provisions of this Lease pertaining to the obligations of Lessee, but all Options, if any, granted under the terms of this Lease shall be deemed
terminated and be of no further effect during said month to month tenancy. 
  
 27.
Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies at law or in equity. 
  
 28. Covenants and Conditions. Each provision of this Lease performable by Lessee shall be deemed both a covenant and a condition.

  
 29. Binding Effect; Choice of Law. Subject to any provisions hereof
restricting assignment or subletting by Lessee and subject to the provisions of paragraph 17, this Lease shall bind the parties, their personal representatives, successors and assigns. This Lease shall be governed by the laws of the State where the
Industrial Center is located and any litigation concerning this Lease between the parties hereto shall be initiated in the county in which the Industrial Center is located. 
  
 30. Subordination. 
  
 (a) This Lease, and any Option granted hereby, at Lessor’s option, shall be subordinate to any ground lease, mortgage, deed of trust,
or any other hypothecation or security now or hereafter placed upon the Industrial Center and to any and all advances made on the security thereof and to all renewals, modifications, consolidations, replacements and extensions thereof.
Notwithstanding such subordination, Lessee’s right to quiet possession of the Premises shall not be disturbed if Lessee is not in default and so long as Lessee shall pay the rent and observe and perform all of the provisions of this Lease,
unless this Lease is otherwise terminated pursuant to its terms. If any mortgagee, trustee or ground lessor shall elect to have this Lease and any Options granted hereby prior to the lien of its mortgage, deed of trust or ground lease, and shall
give written notice thereof to Lessee, this Lease and such Options shall be deemed prior to such mortgage, deed of trust or ground lease, whether this Lease or such Options are dated prior or subsequent to the date of said mortgage, deed of trust or
ground lease or the date of recording thereof. 
  
 (b) Lessee agrees to execute any documents required to effectuate an attornment, a subordination or to make this Lease or any Option granted herein prior to the lien of any mortgage, deed of trust or ground lease, as the case may be.
Lessee’s failure to execute such documents within ten (10) days after written demand shall constitute a material default by Lessee hereunder without further notice to Lessee or, at Lessor’s option, Lessor shall execute such documents on
behalf of Lessee as Lessee’s attorney-in-fact, subject to satisfactorily providing the Lessee with a Non Disturbance letter as determined in paragraph 13.3 
  

31. Attorney’s Fees. If either party or the broker(s) named herein bring an action to enforce the terms hereof or declare rights hereunder, the prevailing
party in any such action, on trial or appeal, shall be entitled to his reasonable attorney’s fees to be paid by the losing party as fixed by the court. The provisions of this paragraph shall inure to the benefit of the broker named herein who
seeks to enforce a right hereunder. 
  









 32. Lessor’s Access. Lessor and Lessor’s agents shall have the right, upon reasonable notice, to enter
the Premises at reasonable times for the purpose of inspecting the same, showing the same to prospective purchasers, lenders, or lessees, and making such alterations, repairs, improvements or additions to the Premises or to the building of which
they are part as Lessor may deem necessary or desirable. Lessor may at any time place on or about the Premises or the Building any ordinary “For Sale” signs and Lessor may at any time during the last 120 days of the term hereof place on or
about the Premises any ordinary “For Lease” signs. All activities of Lessor pursuant to this paragraph shall be without abatement of rent, nor shall Lessor have any liability to Lessee for the same. 
  
 33. Auctions. Lessee shall not conduct, nor permit to be conducted, either voluntarily
or involuntarily, any auction upon the Premises or the Common Areas without first having obtained Lessor’s prior written consent. Notwithstanding anything to the contrary in this Lease. Lessor shall not be obligated to exercise any standard of
reasonableness in determining whether to grant such consent. 
  
 34. Signs.
Lessee shall not place any sign upon the Premises or the Industrial Center without Lessor’s prior written consent. Under no circumstances shall Lessee place a sign on any roof of the Industrial Center. 
  
 35. Merger. The voluntary or other surrender of this Lease by Lessee, or a mutual
cancellation thereof, or a termination by Lessor, shall not work a merger, and shall, at the option of Lessor, terminate all or any existing subtenancies or may, at the option of Lessor, operate as an assignment to Lessor of any or all of such
subtenancies. 
  
 36. Consents. Except for paragraph 33 hereof, wherever in
this Lease the consent of one party is required to an act of the other party such consent shall not be unreasonably withheld or delayed. 
  
 37. Guarantor. In the event that there is a guarantor of this Lease, said guarantor shall have the same obligations as Lessee under this Lease. 
  
 38. Quiet Possession. Upon Lessee paying the rent for the Premises and observing and
performing all of the covenants, conditions and provisions on Lessee’s part to be observed and performed hereunder, Lessee shall have quiet possession of the Premises for the entire term hereof subject to all of the provisions of this Lease.
The individuals executing this Lease on behalf of Lessor represent and warrant to Lessee that they are fully authorized and legally capable of executing this Lease on behalf of Lessor and that such execution is binding upon all parties holding an
ownership Interest in the Property. 
  
 39. Options. 
  
 39.1. Definition. As used in this paragraph the word
“Option” has the following meaning: (1) the right or option to extend the term of this Lease or to renew this Lease or to extend or renew any lease that Lessee has on other property of Lessor; (2) the option or right of first refusal to
lease the Premises or the right of first offer to lease the Premises or the right of first refusal to lease other space within the Industrial Center or other property of Lessor or the right of first offer to lease other space within the Industrial
Center or other property of Lessor; (3) the right or option to purchase the Premises or the Industrial Center, or the right of first refusal to purchase the Premises or the Industrial Center, or the right of first offer to purchase the Premises or
the Industrial Center, or the right or option to purchase other property of Lessor, or the right of first refusal to purchase other property of Lessor or the right of first offer to purchase other property of Lessor. See Paragraph 49.

  
 39.2. Options Personal. Each Option granted to Lessee
in this Lease is personal to the original Lessee and may be exercised only by the original Lessee while occupying the Premises who does so without the Intent of thereafter assigning this Lease or subletting the Premises or any portion thereof, and
may not be exercised or be assigned, voluntarily or involuntarily, by or to any person or entity other than Lessee, provided, however, that an Option may be exercised by or assigned to any Lessee Affiliate as defined in paragraph 12.2 of this Lease.
The Options, if any, herein granted to Lessee are not assignable separate and apart from this Lease, nor may any Option be separated from this Lease in any manner, either by reservation or otherwise. 
  









 39.3. Multiple Options. In the event that Lessee has any multiple options to extend or renew this
Lease a later option cannot be exercised unless the prior option to extend or renew this Lease has been so exercised. 
  
 39.4. Effect of Default on Options. 
  
 (a) Lessee shall have no right to exercise an Option, notwithstanding any provision in the grant of Option to the contrary, (i) during the
time commencing from the date Lessor gives to Lessee a notice of default pursuant to paragraph 13.1(b) or 13.1(c) and continuing until the noncompliance alleged in said notice of default is cured, or (ii) during the period of time commencing on the
date after a monetary obligation to Lessor is due from Lessee and unpaid (without any necessity for notice thereof to Lessee) and continuing until the obligation is paid, or (iii) at any time after an event of default described in paragraphs
13.1(a), 13.1(d), or 13.1(e) (without any necessity of Lessor to give notice of such default to Lessee), nor (iv) in the event that Lessor has given to Lessee three or more notices of default under paragraph 13.1 (b), or paragraph 13.1(c), whether
or not the defaults are cured, during the 12 month period of time immediately prior to the time that Lessee attempts to exercise the subject Option. 
  
 (b) The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee’s inability to
exercise an Option because of the provisions of paragraph 39.4(a). 
  
 (c) All rights of Lessee under the provisions of an Option shall terminate and be of no further force or effect, notwithstanding Lessee’s due and timely exercise of the Option, if, after such exercise and prior
to the -Option taking effect, (i) Lessee fails to pay to Lessor a monetary obligation of Lessee for a period of thirty (30) days after such obligation becomes due (without any necessity of Lessor to give notice thereof to Lessee), or (ii) Lessee
fails to commence to cure a default specified in paragraph 13.1 (c) within thirty (30) days after the date that Lessor gives notice to Lessee of such default and/or Lessee falls thereafter to diligently prosecute said cure to completion, or (iii)
Lessee commits a default described in paragraph 13-1 (a), 13.1 (d) or 13.1 (e) (without any necessity of Lessor to give notice of such default to Lessee), or (iv) Lessor gives to Lessee three or more notices of default under paragraph 13.1(b), or
paragraph 13.1(c), whether or not the defaults are cured. 
  
 40. Security
Measures. Lessee hereby acknowledges that Lessor shall have no obligation whatsoever to provide guard service or other security measures for the benefit of the Premises or the Industrial Center. Lessee assumes all responsibility for the
protection of Lessee, its agents, and invitees and the property of Lessee and of Lessee’s agents and invitees from acts of third parties. Nothing herein contained shall prevent Lessor, at Lessor’s sole option, from providing security
protection for the Industrial Center or any part thereof, in which event the cost thereof shall be included within the definition of Operating Expenses, as set forth in paragraph 4.2(b). 
  
 41. Easements. Lessor reserves to itself the right, from time to time, to grant such easements, rights and dedications that Lessor
deems necessary or desirable, and to cause the recordation of Parcel Maps and restrictions, so long as such easements, rights, dedications, Maps and restrictions do not unreasonably interfere with the use of the Premises by Lessee. Lessee shall sign
any of the aforementioned documents upon request of Lessor and failure to do so shall constitute a material default of this Lease by Lessee without the need for further notice to Lessee. 
  
 42. Performance Under Protest. If at any time a dispute shall arise as to any amount or sum of money to be paid by one party to the
other under the provisions hereof, the party against whom the obligation to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be regarded as a voluntary payment, and there shall
survive the right on the part of said party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said party to pay such sum or any part thereof, said party shall be entitled to recover
such sum or so much thereof as it was not legally required to pay under the provisions of this Lease. 
  
 43. Authority. If Lessee is a corporation, trust, or general or limited partnership, each individual executing this Lease on behalf of such entity represents and warrants that he or she is duly authorized to
execute and deliver this Lease on behalf of said entity. If Lessee is a corporation, trust or partnership, Lessee shall, within thirty (30) days alter execution of this Lease, deliver to Lessor evidence of such authority satisfactory to Lessor.

  









 44. Conflict. Any conflict between the printed provisions of this Lease and the typewritten or handwritten
provisions, if any, shall be controlled by the typewritten or handwritten provisions. 
  
 45. Offer. Preparation of this Lease by Lessor or Lessor’s agent and submission of same to Lessee shall not be deemed an offer to lease. This Lease shall become binding upon Lessor and Lessee only when fully executed by Lessor
and Lessee. 
  
 46. Addendum. Attached hereto is an addendum or addenda
containing paragraphs 47 through 49 which constitute a part of this Lease. 
  
 ATTACHED AND MADE A PART OF THIS LEASE: 
  
 Exhibit A and
B: Legal description of properly & Premises site plan. 
  









 LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY
EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND
LESSEE WITH RESPECT TO THE PREMISES. 
  

													
	LESSOR	 	 	 	LESSEE	 	 	 	Witness:
							
	By	 	 /s/ DAVID EDWIN CHERRY
	 	 	 	By	 	 /s/ LOUISE MUMMERY
	 	 	 	 /s/ Illegible

	 	 	
	 	 	 	 	 	
	 	 	 	

	 its
	 	 Sect / Director
	 	 	 	 its
	 	 C.O.O. / Director
	 	 	 	 CFO

	 Executed on May 2, 2003
	 	 	 	 Executed on 2nd May 03
	 	 	 	 2/May/03

	 	 	 A Commissioner of Oaths in
 [illegible] and
for British Columbia
	 	 	 	 Richmond BC

							
	 	 	 PERMANENT COMMISSION
	 	 	 	 	 	 	 	 	 	 
	 HANS PODZUN
 NOTARY PUBLIC
 630-4400 HAZELBRIDGE WAY
 RICHMOND, BO V6X 3R8
 PHONE: (604) 273-1101
	 	 	 	GUARANTOR	 	 	 	 
						
	WITNESS AS TO THE SIGNATURE OF DAVID EDWIN CHERRY ONLY, BCDLH 1169474 this MAY 2ND, 2003 AT RICHMOND, B.C.	 	 	 	By	 	 /s/ LOUISE MUMMERY
	 	 	 	 /s/ Illegible

	 	 	 	 	 	
	 	 	 	

	 	 	 	 its
	 	 Director
	 	 	 	 CFO

	 	 	 	 Executed on 2nd May, 03
	 	 	 	 2/May/03

	 	 	 	 	 	 	 	 	 	 Richmond BC

				
	 ADDRESS FOR NOTICES AND RENT
	 	 	 	 	 	 

  

			
	 LESSOR
  
 Sam-Cher Holdings, Inc.
 CIO Paramount Furniture
 5520 Minoru Boulevard
 Richmond, BC V6X 2A9 CANADA
	  	 LESSEE
  
 International Vision Direct Inc.
 114W, Magnolia Street
 Suite 400 —425, Bellingham
 WA 98225
  
 Or
  
 701 Brazos, Suite 500
 Austin, Texas 78701 USA
  
 (Assignable to any legal subsidiary of International Vision Direct Corp. or its
successor)
  
 GUARANTOR
  
 International Vision Direct Corp
 701 Brazos, Suite 500
 Austin, Texas 78701 USA


  
 47. Hazardous Substances

  
 (a) Reportable Uses Require Consent.
The term “Hazardous Substances” as used in this Lease shall mean any product, substance, chemical, material or waste whose presence, nature, quantity and/or intensity of existence, use manufacture, disposal, transportation, spill, release,
or effect, either by itself or in combination with other materials expected to on the Premises, is either: (I) potentially injurious to the public health, safety or welfare, the environment or the Premises, (ii) regulated or monitored by any
governmental authority, or (iii) a basis for liability 

  









 
of Lessor to any governmental agency or third party under any applicable statute or common law theory. Hazardous Substance shall include, but not be limited
to, hydrocarbons, petroleum, gasoline, crude oil or any products, by-products or fractions thereof. Lessee shall not engage in any activity in on or about the Premises which constitutes a Reportable Use (as hereinafter defined) of Hazardous
Substances without the express prior written consent of Lessor and compliance in a timely manner (at Lessee’s sole cost and expense) with all Applicable Law. “Reportable Use” shall mean (1) the installation or use of any above or
below ground storage tank, (ii) the generation, possession, storage, use, transportation, or disposal of a Hazardous Substance that requires a permit from, or with respect to which a report, notice, registration or business plan is required to be
filed with any governmental authority. Reportable Use shall also Include Lessee’s being responsible for the presence in, on or about the Premises of a Hazardous Substance with respect to which any Applicable Law requires that a notice be given
to persons entering or occupying the Premises or neighboring properties. Notwithstanding the foregoing, Lessee may, without Lessor’s prior consent, but in compliance with all Applicable Law, use any ordinary and customary materials reasonably
required to be used by Lessee in the normal course of Lessee’s business permitted on the Premises, so long as such use is not a Reportable Use and does not expose the Premises or neighboring properties to any meaningful risk of contamination or
damage or expose Lessor to any liability therefore. In addition, Lessor may (but without any obligation to do so) condition its consent to the use or presence of any Hazardous Substance, activity or storage tank by Lessee upon Lessee’s giving
Lessor such additional assurances as Lessor, in its reasonable discretion, deems necessary to protect itself, the public, the Premises and the environment against damage, contamination or Injury and/or liability therefrom or therefore, including,
but not limited to, the installation (and removal on or before Lease expiration or earlier termination) of reasonably necessary protective modifications to the Premises (such as concrete encasements) and/or the deposit of additional Security Deposit
under Paragraph 5 hereof. 
  
 (b) Duty to
Inform Lessor. If Lessee knows, or has reasonable cause to believe, that a Hazardous Substance, or condition involving or resulting from same, has come to be located in, on, under or about the Premises, other than as previously consented to by
Lessor, Lessee shall immediately give written notice of such fact to Lessor. Lessee shall also immediately give Lessor a copy of any statement, report, notice, registration, application., permit, business plan, license, claim, action, or proceeding
given to, or received from, any governmental authority or private party, or persons entering or occupying the Premises, concerning the presence, spill, release, discharge of, or exposure to, any Hazardous Substance or contamination in, on, or about
the Premises, Including but not limited to all such documents as may be involved in any Reportable Uses Involving the Premises. 
  
 (c) Indemnification. Lessee shall indemnify, protect, defend and hold Lessor, its agents, employees, lenders and ground lessor, if
any, and the Premises, harmless from and against any and all loss of rents and/or damages, liabilities, judgments, costs, claims, liens, expenses, penalties, permits and attorney’s and consultants fees arising out of or involving any Hazardous
Substance or storage tank brought on to the Premises by or for Lessee or under Lessee’s control. Lessee’s obligations under this Paragraph shall include, but not be limited to, the effects of any contamination or injury to person, property
or the environment created or suffered by Lessee, and the cost of investigation (including consultant’s and attorneys fees and testing), removal, remediation, restoration and/or abatement thereof, or of any contamination therein involved, and
shall survive the expiration or earlier termination of this Lease. No termination, cancellation or release agreement entered into by Lessor and Lessee shall release Lessee from its obligations under this Lease with respect to Hazardous Substances or
storage tanks, unless specifically so agreed by Lessor in writing at the time of such agreement. 
  
 (d) Lessee’s Compliance with Law. Except as otherwise provided in this Lease, Lessee shall, at Lessee’s sole cost and
expense, fully, diligently and in a timely manner, comply with all “Applicable Law’” which term is used in this Lease to include all laws, rules, regulations, ordinances, directives, covenants, easements and restrictions of record,
permits, the requirements of any applicable fire insurance underwriter or rating bureau, and the recommendations or Lessor’s engineers and/or consultants, relating in any manner to the Premises (Including but not limited to matters pertaining
to (i) industrial hygiene, (ii) environmental conditions on, in, under or about the premises, including soil and any groundwater conditions, and (iii) the use, generation, manufacture, production, installation, maintenance, removal, transportation,
storage, spill or release of any Hazardous Substance or storage tank), now in effect or which may hereafter come into effect, and whether or not reflecting a change in policy from any previously existing policy. Lessee shall, within five (5) days
after receipt of Lessor’s written request, provide Lessor with copies of all documents and information, including, but not limited to, permits, registrations, manifests, applications, reports and certificates, evidencing Lessee’s
compliance with any Applicable Law specified by Lessor, and shall immediately upon receipt, notify Lessor in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining
to or involving failure by Lessee or the Premises to comply with any Applicable Law. 
  
 48. Initial Construction by Lessor. Lessee will pay to Lessor, at the time this Lease is signed, a sum of $10,000.00 for the Improvements detailed below. All other costs will be at the Lessor’s sole cost and expense. 

 









 WAREHOUSE 
  

	1.	Three Dock High truck. Lessor further agrees to install one additional ground level truck door at any time in the future, should the Lessee request it. 

  

	2.	Install lighting to provide 65 candle light at 36" above the floor. 

  

	3.	20 electrical outlets located along the perimeter of the warehouse interior and electrical drops to accommodate up to 20 computers. 

  

	4.	Two Restrooms to code for Lessee’s use. 

  

	5.	Painted floor. 

  
 Office 
  

	1.	Three private offices, approximately 10" X 12'; a reception area approximately 10' X 12'; a boardroom, approximately 12' X 20'; a lunchroom with a wet bar
with additional electrical for a full size refrigerator, microwave and pop/snack machine, approximately 15' X 20'; and, one room to accommodate a network server approximately 8' X 10". 

  

	2.	Standard office electrical distribution. 

  

	3.	Thermostatically controlled heat in all rooms. 

  

	4.	Paint color to be selected by Lessee and approved by Lessor. 

  
 Any change orders requested by the Lessee will be at the sole cost and expense of the Lessee. 
  
 49. Option to Renew Lease. Lessee will have the right to renew this Lease for an additional 5 years provided that the Lessee gives
the Lessor written notice not less than 1 
 20 days prior to the end of the first term of this Lease. Base rent for the option period shall be: 

 
 Months 61 though 72 at $8,232.00 per month; 

Months 73 though 84 at $8,400.00 per month; 
 Months 85 though 96 at $8,568.00 per month; 
 Months 97 though 108 at $8,736.00 per month; 
 Months 109 though 120 at $8,904.00 per month.

  
 All other terms and conditions of this Lease will stay the same except the
Lessee will have no further options to renew or terminate this Lease and the Lessor will not be required to do any improvements to the Premises. 
  









 EXHIBIT A 
 Legal Description 
  
 Lot 2 of Tenant Lake Short
Plat in the NE  1/4 of the SE  1/4, Section 29, TWP 39N, R2E, on Hovander Road. 
  









 EXHIBIT B 
  

Site Plan 
  
 [GRAPHIC]