Exhibit 10.2


 


Loan No. 1019350


 





LIMITED GUARANTY


 


THIS LIMITED GUARANTY (this “Guaranty”)
is made as of October 31, 2019, by BROOKFIELD DTLA HOLDINGS LLC, a Delaware limited liability company (“Guarantor”)
in favor of Wells Fargo Bank, National Association, as Administrative Agent on behalf of the Lenders (together with its successors
and assigns, “Administrative Agent”) and each of the Lenders party to the Loan Agreement (as defined below).


 


R E C I T A L S


 


		A.	Pursuant to the terms of that certain Loan Agreement dated of even date herewith by and between
Maguire Properties – 777 Tower, LLC, a Delaware limited liability company (“Borrower”), Administrative
Agent, Wells Fargo Securities, LLC, as Sole Lead Arranger and Sole Bookrunner, and the Lenders party thereto (as amended, restated
or otherwise modified from time to time, the “Loan Agreement”), the Lenders have agreed to make a loan to Borrower
in the maximum principal amount of Two Hundred Sixty-Eight Million Six Hundred Thousand and 00/100 Dollars ($268,600,000.00) (the
 “Loan”) for the purposes specified in the Loan Agreement, said purposes relating to 777 South Figueroa Street,
Los Angeles, California, as more particularly described therein (the “Property”). The Loan Agreement provides
that the Loan shall be evidenced by one or more promissory notes (as amended, restated or otherwise modified from time to time,
the “Notes”) executed by Borrower and payable to the order of the Lenders party to the Loan Agreement, in the
aggregate principal amount of the Loan and shall be secured by the Deed of Trust and by other security instruments, if any, specified
in the Loan Agreement.



 


		B.	Guarantor owns an indirect interest in Borrower, has an indirect financial interest in the Property
as a result thereof and will benefit from Lenders making the Loan to Borrower.



 


		C.	Initially capitalized terms used herein and not otherwise defined shall have the respective meanings
ascribed to such terms in the Loan Agreement.



 


THEREFORE, to induce Administrative Agent
and the Lenders to enter into the Loan Agreement and to make the Loan, and in consideration thereof, Guarantor unconditionally
guarantees and agrees as follows:


 


		1.	PAYMENT GUARANTY; INTEREST RATE PROTECTION AGREEMENT. Guarantor hereby guarantees
and agrees that it shall be liable to Administrative Agent and the Lenders for the entire principal sum outstanding under the Note,
together with accrued interest and other amounts payable thereunder and under all of the Loan Documents, as such amount shall be
outstanding from time to time, (together with Guarantor’s obligations under Section 2 of this Guaranty, the “Guaranteed
Obligations”), if (1) a voluntary bankruptcy or insolvency proceeding of Borrower is commenced, or joined in, by Borrower
or any successor or assign, (2) an involuntary bankruptcy or insolvency proceeding of Borrower, or any successor or assign, is
commenced by any party Controlling, Controlled by or under common Control with Borrower or Guarantor or any creditor or claimant
acting in collusion with Borrower or any of the foregoing parties, (3) Guarantor or any Affiliate of Guarantor formally consents
in writing to or joins in an application for the appointment of a custodian, receiver, or trustee for Borrower or any portion of
the Property (other than with respect to such an application by Administrative Agent, or such an application to which Administrative
Agent consents), or (4) any transfer of the fee interest in the Property or any material portions thereof, or direct and/or indirect
transfers of equity interests that is not a Permitted Transfer.



 


Nothing contained
in Section 2 hereof shall limit Guarantor’s liability under this Section 1.


 






    	 	1	 



     


    

 


Loan No. 1019350


 


		2.	NON-RECOURSE CARVE-OUT GUARANTY. In addition to the guarantee set forth in Section
1 hereof, Guarantor further guarantees and promises to pay to Administrative Agent and the Lenders, or order, on demand, in
lawful money of the United States, in immediately available funds, and to defend, indemnify and hold harmless Administrative Agent
and the Lenders, their directors, officers, employees, successors and assigns from and against all losses, damages, liabilities,
claims, actions, judgments, court costs and legal and other expenses (including, without limitation, reasonable attorneys’
fees and expenses), other than any special or punitive damages, which Administrative Agent or any Lender (except in their respective
capacities as a tenant under any lease of the Property or as a purchaser of the Property; provided, however, that such exception
shall not apply to Administrative Agent or any Lender or their nominee in their capacity as owner or occupant (or a deed in lieu
of foreclosure) or the exercise of any remedies under the Loan Documents) actually incur as a direct consequence of (a) the misapplication,
in violation of the Loan Documents, by Borrower or any of its Affiliates, of any rents, income, issues or proceeds, if any, derived
from the Property, including, without limitation, security deposits (or letters of credit delivered by tenants in lieu of security
deposits and the proceeds thereof) which Borrower has received; (b) the misapplication or misappropriation by Borrower, in violation
of the Loan Documents, of (i) proceeds paid to it under any insurance policy by reason of damage, loss or destruction affecting
any portion of the Property or (ii) any proceeds or awards resulting from condemnation of all or any part of the Property or any
deed given in lieu thereof; (c) the fraud or willful misconduct of, or conviction of a felony criminal act (including a plea of
not guilty or no contest) by Borrower, Borrower’s Affiliates or Guarantor in connection with the Property and/or the Loan;
(d) the intentional misrepresentation by Borrower, Borrower’s Affiliates or Guarantor in connection with the Loan; (e) any
intentional waste by Borrower of the Property and/or Improvements, to the extent funds from the Property are available to Borrower
for such purpose after the payment of all Operating Expenses and sums due and owing to Administrative Agent and the Lenders under
the Loan Documents; (f) Borrower’s breach of the covenants set forth in Section 9.10 of the Loan Agreement, entitled “Special
Covenants; Single Purpose Entity”, which breach results in a consolidation of the assets of Borrower with the assets of another
person or entity and causes Administrative Agent or any Lender material damage, cost, liability or expense; (g) Borrower’s
breach of the covenants set forth in Section 9.7 of the Loan Agreement, entitled “Assignment” that does not result
in full recourse under Section 1(4) of this Guaranty; (h) Borrower’s failure to (x) maintain insurance as required by the
Loan Agreement to the extent funds generated by the Property are sufficient therefor and Administrative Agent does not prevent
Borrower’s use of such funds for the payment of the costs to maintain such insurance, provided that Guarantor’s liability
hereunder for failure to maintain insurance shall be limited to the extent the failure to maintain insurance is caused by Borrower’s
expenditure of such property-generated funds in a manner that is inconsistent with the sound business judgment of owners of properties
of similar size, scope, location and class (for the avoidance of doubt, Borrower’s payments towards its obligations to pay
(I) taxes, assessments, levies and charges imposed on the Property, (II) interest payments or other payments due under Loan Documents
and (III) payment of Property-level expenditures necessary for the protection of human life and safety or otherwise to protect
the Property shall be understood to be within the application of Borrower’s sound business judgment) or (y) pay all taxes,
assessments, levies and charges imposed by any public or quasi-public authority, or utility company which are or which may become
a lien on the Property, in each case, to the extent funds generated by the Property are sufficient therefor and Administrative
Agent does not prevent Borrower’s use of such funds (to the full extent of any such charges that become a lien prior to the
date that Administrative Agent or its designee has taken title to the Property either through foreclosure or a deed in lieu of
foreclosure and not including any such liens attributable to charges incurred by a receiver following the appointment of such receiver);
(i) if Borrower: (x) voluntarily (which, for the avoidance of doubt, shall include the failure to pay any mechanic, materialman
or vendor who imposes a Lien on the Property)



 






    	 	2	 



     


    

 


Loan No. 1019350


 


 encumbers the Property by any Lien securing indebtedness for borrowed money (other
than a Permitted Lien) without each Lender’s prior written consent or (y) voluntarily incurs any indebtedness other than
debt permitted under the terms of Section 9.10(e) of the Loan Agreement, provided, however, that Guarantor shall have no liability
with respect to this clause (y) for failure to pay unsecured trade payables and operational debt incurred in the ordinary course
of business if there is insufficient cash flow from the Property (or if reserve funds (if any) held by Administrative Agent and
specifically allocated for such payment have not been made available to Borrower by Administrative Agent to pay such outstanding
amounts); and/or (j) if in connection with the Administrative Agent’s foreclosure of the lien of the Deed of Trust on Borrower’s
interest in the Property pursuant to the Deed of Trust, Borrower raises or seeks a defense, judicial intervention or injunctive
or other equitable relief of any kind and such defense, judicial intervention or injunctive or other equitable relief or right
raised or asserted is determined by a final non-appealable judgment by a court of competent jurisdiction to have been intentionally
raised or asserted in bad faith to prevent, delay or otherwise hinder Administrative Agent’s exercise of such foreclosure.


 


For purposes
of the foregoing, (i) a foreclosure (or conveyance in lieu) of the collateral securing the Loan (or exercise of remedial rights
or actions taken by a servicer, trustee, Administrative Agent or any agent thereof) shall not be deemed a transfer in violation
of the Loan Documents, (ii) Borrower will not have any liability with respect to actions taken from and after such time as Sponsor
no longer Controls the Property as a result of foreclosure, assignment in lieu of foreclosure or other remedial action and the
transfer of title to Administrative Agent or its agent or designee in connection therewith and (iii) “Borrower’s Affiliates”
shall mean Affiliates that are Controlled by, or under common Control with, Borrower.


 


		3.	REMEDIES. If Guarantor fails to promptly perform its obligations under this Guaranty,
Administrative Agent may from time to time, and without first requiring performance by Borrower or exhausting any or all security
for the Loan, bring any action at law or in equity or both to compel Guarantor to perform its obligations hereunder, and to collect
in any such action compensation for all out-of-pocket costs and expenses (including reasonable fees of outside counsel) actually
incurred by Administrative Agent in the enforcement hereof or the preservation of the Lenders’ rights hereunder.



 


		4.	RIGHTS OF ADMINISTRATIVE AGENT AND LENDERS. Administrative Agent and Lenders, without
giving notice to Guarantor or obtaining Guarantor’s consent and without affecting the liability of Guarantor, from time to
time, may: (a) renew or extend all or any portion of Borrower’s obligations under the Notes or any of the other Loan Documents;
(b) declare all sums owing to Administrative Agent and the Lenders under the Notes and the other Loan Documents due and payable
upon the occurrence and during the continuance of a Default; (c) make changes in the dates specified for payments of any sums payable
in periodic installments under the Notes or any of the other Loan Documents; (d) otherwise enter into modifications of the terms
of any of the other Loan Documents (other than Loan Documents to which Guarantor is a party to); (e) take and hold security for
the performance of Borrower’s obligations under the Notes or the other Loan Documents and exchange, enforce, waive and release
any such security, or impair or fail to perfect any lien on or security interest in any such security; (f) apply such security
and direct the order or manner of sale thereof as Administrative Agent in its discretion may determine; (g) release, substitute
or add any one or more endorsers of the Notes or guarantors of Borrower’s obligations under the Notes or the other Loan Documents;
(h) apply payments received by Administrative Agent from Borrower to any obligations of Borrower to Administrative Agent and/or
the Lenders, in such order as Administrative Agent shall determine in its sole discretion, whether or not any such obligations
are covered by this Guaranty; (i) assign 



 






    	 	3	 



     


    

 


Loan No. 1019350


 


this Guaranty in whole or in part, to the holder of the Notes (or any Note); and (j) assign,
transfer or negotiate all or any part of the indebtedness guaranteed by this Guaranty.


 


		5.	GUARANTOR’S WAIVERS. Guarantor waives: (a) any defense based upon any legal
disability or other defense of Borrower, any other guarantor or any other person, or by reason of the cessation or limitation of
the liability of Borrower from any cause other than full payment of all sums payable under the Notes or any of the other Loan Documents;
(b) any defense based upon any lack of authority of the officers, directors, partners, members, managers or agents acting or purporting
to act on behalf of Borrower or any principal of Borrower or any defect in the formation of Borrower or any principal of Borrower;
(c) any defense based upon the application by Borrower of the proceeds of the Loan for purposes other than the purposes represented
by Borrower to Administrative Agent or Lenders or intended or understood by Administrative Agent, Lenders or Guarantor; (d) any
and all rights and defenses arising out of an election of remedies by Administrative Agent or Lenders, even though that election
of remedies, such as nonjudicial foreclosure with respect to security for a guaranteed obligation, has destroyed Guarantor’s
rights of subrogation and reimbursement against the principal by operation of applicable laws, including, without limitation, Section
580d of the California Code of Civil Procedure; (e) any defense based upon Administrative Agent’s or any Lender’s failure
to disclose to Guarantor any information concerning Borrower’s financial condition or any other circumstances bearing on
Borrower’s ability to pay all sums payable and perform its obligations under the Notes or any of the other Loan Documents;
(f) any defense based upon any statute or rule of law which provides that the obligation of a surety must be neither larger in
amount nor in any other respects more burdensome than that of a principal; (g) any defense based upon Administrative Agent’s
or any Lender’s election, in any proceeding instituted under 11 U.S.C. §101 et seq., as the same may be amended from
time to time (the “Bankruptcy Code”), of the application of Section 1111(b)(2) of the Bankruptcy Code or any
successor statute; (h) any defense based upon any borrowing or any grant of a security interest under the Bankruptcy Code; (i)
any right of subrogation, any right to enforce any remedy which Administrative Agent or any Lender may have against Borrower and
any right to participate in, or benefit from, any security for the Notes or the other Loan Documents now or hereafter held by Administrative
Agent or any Lender; (j) presentment, demand, protest and notice of any kind; (k) any right or claim of right to cause a marshalling
of Borrower’s assets or the assets of any other party now or hereafter held as security for Borrower’s obligations;
and (l) the benefit of any statute of limitations affecting the liability of Guarantor hereunder or the enforcement hereof. Guarantor
further waives any and all rights and defenses that Guarantor may have because any portion of Borrower’s debt is secured
by real property; this means, among other things, that: (1) Administrative Agent may collect from Guarantor without first foreclosing
on any real or personal property collateral pledged by Borrower; (2) if Administrative Agent forecloses on any real property collaterally
pledged by Borrower, then (A) the amount of the debt may be reduced only by the price for which that collateral is sold at the
foreclosure sale, even if the collateral is worth more than the sale price, and (B) Administrative Agent may collect from Guarantor
even if Administrative Agent, by foreclosing on the real property collateral, has destroyed any right Guarantor may have to collect
from Borrower. The foregoing sentence is an unconditional and irrevocable waiver of any rights and defenses Guarantor may have
because Borrower’s debt is secured by real property. These rights and defenses being waived by Guarantor include, but are
not limited to, any rights or defenses based upon Section 580a, 580b, 580d or 726 of the California Code of Civil Procedure. Without
limiting the generality of the foregoing or any other provision hereof, Guarantor further expressly waives, to the extent permitted
by Applicable Law, any and all rights and defenses, including without limitation any rights of subrogation, reimbursement, indemnification
and contribution, which might otherwise be available to Guarantor under California Civil Code Sections 2787 to 2855, inclusive,
2899 and 3433, or under California Code of Civil Procedure



 






    	 	4	 



     


    

 


Loan No. 1019350


 


 Sections 580a, 580b, 580d and 726, or any of such sections. Without
limiting the generality of the foregoing or any other provision hereof, Guarantor further expressly waives to the extent permitted
by Applicable Law any and all rights and defenses, including without limitation any rights of subrogation, reimbursement, indemnification
and contribution, which might otherwise be available to Guarantor under applicable law. Guarantor agrees that the performance of
any act or any payment which tolls any statute of limitations applicable to the Notes or any of the other Loan Documents shall
similarly operate to toll the statute of limitations applicable to Guarantor’s liability hereunder. Guarantor further covenants
that this Guaranty shall remain and continue in full force and effect as to any modification, extension or renewal of any of the
Loan Documents, that Administrative Agent and the Lenders shall not be under a duty to protect, secure or insure any security or
lien provided by the Deed of Trust or other such collateral, and that other indulgences or forbearance may be granted under any
or all of such documents, all of which may be made, done or suffered without notice to, or further consent of, Guarantor.


 


		6.	GUARANTOR’S
WARRANTIES. Guarantor warrants and acknowledges that: (a) Lenders would not make the Loan but for this Guaranty; (b) Guarantor
has reviewed all of the terms and provisions of the Loan Agreement and the other Loan Documents; (c) there are no conditions precedent
to the effectiveness of this Guaranty; (d) Guarantor has established adequate means of obtaining from sources other than Administrative
Agent or the Lenders, on a continuing basis, financial and other information pertaining to Borrower’s financial condition,
the Property and Borrower’s activities relating thereto and the status of Borrower’s performance of its obligations
under the Loan Documents, and Guarantor agrees to keep adequately informed from such means of any facts, events or circumstances
which might in any way affect Guarantor’s risks hereunder and neither Administrative Agent nor any Lender has made any representation
to Guarantor as to any such matters; (e) Guarantor has all requisite power and authority to own or lease its property and to carry
on its own business as now conducted; (f) Guarantor has the full limited liability company power and authority to execute and
deliver this Guaranty and to perform its obligations hereunder; the execution, delivery and performance of this Guaranty by Guarantor
has been duly and validly authorized; and all requisite limited liability company action has been taken by Guarantor to make this
Guaranty valid and binding upon Guarantor, enforceable in accordance with its terms; (g) neither any Loan Party nor any of its
subsidiaries is a party to any indenture, loan or credit agreement or any lease or other agreement or instrument or subject to
any charter or corporate restriction that would be reasonably likely to have a Material Adverse Effect; (h) Guarantor’s
execution of, and compliance with, this Guaranty will not result in the breach of any term or provision of the operating agreement
or other governing instrument of Guarantor, or result in the breach of any term or provision of, or conflict with or constitute
a default under, or, to Guarantor’s knowledge result in the acceleration of any obligation under any material agreement,
indenture or loan or credit agreement or other instrument to which the Guarantor is subject, or result in the violation of any
law, rule, regulation, order, judgment or decree to which the Guarantor is subject; (i) intentionally deleted; (j) to Guarantor’s
knowledge, there is no action, suit, proceeding or investigation pending or threatened against it which, if decided adversely
against Guarantor, is reasonably likely to, either in any one instance or in the aggregate, result in any material adverse change
in the business, operations, financial condition, properties or assets of Guarantor, or in any material impairment of the right
or ability of Guarantor to carry on its business substantially as now conducted, or in any material liability on the part of Guarantor,
or which would draw into question the validity of this Guaranty or of any action taken or to be taken in connection with the obligations
of Guarantor contemplated herein, or which would be likely to impair materially the ability of Guarantor to perform under the
terms of this Guaranty; (k) Guarantor does not believe, nor does it have any reason or cause to believe, that it cannot perform
each and every covenant contained in this Guaranty; (l) no approval, authorization, order, license or consent of, or registration
or filing with, any governmental authority or other person, and no



 






    	 	5	 



     


    

 


Loan No. 1019350


 


 approval, authorization or consent of any other party is required in connection with this Guaranty; (m) this Guaranty constitutes
a valid, legal and binding obligation of Guarantor, enforceable against it in accordance with the terms hereof; (n) intentionally
deleted; (o) Guarantor is not and will not be, as a consequence of the execution and delivery of this Guaranty, impaired or rendered
 “insolvent,” as that term is defined in the Bankruptcy Code, or otherwise rendered unable to pay its debts as the same
mature and will not have thereby undertaken liabilities in excess of the present fair value of its assets; and (p) the most recent
financial statements of Guarantor previously delivered to Administrative Agent are true and correct in all material respects, have
been prepared in accordance with GAAP or International Financial Reporting Standards consistently applied (or other principles
acceptable to Administrative Agent) and fairly present the financial condition of Guarantor as of the respective dates thereof,
and no material adverse change has occurred in the financial condition of Guarantor since the respective dates thereof. Notwithstanding
the use of GAAP or International Financial Reporting Standards, the calculation of liabilities shall NOT include any fair value
adjustments to the carrying value of liabilities to record such liabilities at fair value pursuant to electing the fair value option
election under FASB ASC 825-10-25 (formerly known as FAS 159, The Fair Value Option For Financial Assets and Financial Liabilities)
or other FASB standards allowing entities to elect fair value option for financial liabilities. Therefore, the amount of liabilities
shall be the historical cost basis, which generally is the contractual amount owed adjusted for amortization or accretion of any
premium or discount. Guarantor acknowledges and agrees that Lenders may request and obtain additional information from third parties
regarding any of the above, including, without limitation, credit reports.


 


		7.	SUBORDINATION. Guarantor subordinates all present and future indebtedness owing by
Borrower to Guarantor to the obligations at any time owing by Borrower to Administrative Agent and the Lenders under the Notes
and the other Loan Documents. Guarantor assigns all such indebtedness to Administrative Agent as agent for the Lenders as security
for this Guaranty, the Notes and the other Loan Documents. Guarantor agrees to make no claim for such indebtedness until all obligations
of Borrower under the Notes and the other Loan Documents have been fully discharged. Guarantor agrees that it will not take any
action or initiate any proceedings, judicial or otherwise, to enforce Guarantor’s rights or remedies with respect to any
such indebtedness, including without limitation any action to enforce remedies with respect to any defaults under such indebtedness
or to any collateral securing such indebtedness or to obtain any judgment or prejudgment remedy against Borrower or any such collateral.
Guarantor also agrees that it will not commence or join with any other creditor or creditors of Borrower in commencing any bankruptcy,
reorganization or insolvency proceedings against Borrower. Guarantor further agrees not to assign all or any part of such indebtedness
unless Administrative Agent is given prior notice and such assignment is expressly made subject to the terms of this Guaranty (including,
but not limited to, the assignment to Administrative Agent as agent for the Lenders set forth herein). If Administrative Agent
so requests, (a) all instruments evidencing such indebtedness shall be duly endorsed and delivered to Administrative Agent, (b)
all security for such indebtedness shall be duly assigned and delivered to Administrative Agent, (c) such indebtedness shall be
enforced, collected and held by Guarantor as trustee for Administrative Agent and Lenders and shall be paid over to Administrative
Agent on account of the Loan but without reducing or affecting in any manner the liability of Guarantor under the other provisions
of this Guaranty, and (d) Guarantor shall execute, file and record such documents and instruments and take such other action as
Administrative Agent deems necessary or appropriate to perfect, preserve and enforce Administrative Agent’s and Lenders’
rights in and to such indebtedness and any security therefor. If Guarantor fails to take any such action, Administrative Agent,
as attorney-in-fact for Guarantor, is hereby authorized to do so in the name of Guarantor. The foregoing power of attorney is coupled
with an interest and cannot be revoked.



  






    	 	6	 



     


    
 


Loan No. 1019350


 

		8.	BANKRUPTCY OF BORROWER. The validity of this Guaranty and the obligations of Guarantor
hereunder shall in no way be terminated, affected or impaired by reason of the commencement of a case under the Bankruptcy Code
by or against any person obligated under the Loan Documents. If Borrower shall have taken advantage of, or be subject to the protection
of, any provision in the Bankruptcy Code, the effect of which is to prevent or delay Administrative Agent or any Lender from taking
any remedial action against the Borrower, including the exercise of any option Administrative Agent or Lenders have to declare
the obligations guaranteed hereunder to be due and payable on the happening of any default or event by which, under the terms of
the Loan Documents, such obligations shall become due and payable, Administrative Agent may, as against Guarantor, nevertheless,
declare such obligations due and payable and enforce any or all of its and the Lenders’ rights and remedies against Guarantor
provided for herein. In any bankruptcy or other proceeding in which the filing of claims is required by law, Guarantor shall file
all claims which Guarantor is so required to file against Borrower relating to any indebtedness of Borrower to Guarantor and shall
assign to Administrative Agent, for the benefit of the Lenders, all rights of Guarantor thereunder. If Guarantor does not file
any such claim, Administrative Agent, as attorney-in-fact for Guarantor, is hereby authorized to do so in the name of Guarantor
or, in Administrative Agent’s discretion, to assign the claim to a nominee and to cause proof of claim to be filed in the
name of Administrative Agent’s nominee. The foregoing power of attorney is coupled with an interest and cannot be revoked.
Administrative Agent or its nominee shall have the right, in its reasonable discretion, to accept or reject any plan proposed in
such proceeding and to take any other action which a party filing a claim is entitled to do. In all such cases, whether in administration,
bankruptcy or otherwise, the person or persons authorized to pay such claim shall pay to Administrative Agent, to be credited first
against all obligations other than the Guaranteed Obligations, and then to the Guaranteed Obligations, the amount payable on such
claim and, to the full extent necessary for that purpose, Guarantor hereby assigns to Administrative Agent, for the benefit of
the Lenders, all of Guarantor’s rights to any such payments or distributions; provided, however, Guarantor’s obligations
hereunder shall not be satisfied or credited except to the extent that Administrative Agent receives cash by reason of any such
payment or distribution. If Administrative Agent receives anything hereunder other than cash, the same shall be held as collateral
for the Guaranteed Obligations. The liability of Guarantor hereunder shall be reinstated and revised, and the rights of Administrative
Agent and the Lenders shall continue, with respect to any amount at any time paid by Borrower on account of the Guaranteed Obligations
which Administrative Agent or the Lenders shall be legally required to restore or return upon the bankruptcy, insolvency or reorganization
of Borrower or for any other reasons, all as though such amount had not been paid. If all or any portion of the obligations guaranteed
hereunder are paid or performed, the obligations of Guarantor hereunder shall continue and shall remain in full force and effect
in the event that all or any part of such payment or performance is avoided or recovered directly or indirectly from Administrative
Agent or any Lender as a preference, fraudulent transfer or otherwise under the Bankruptcy Code or other similar laws, irrespective
of (a) any notice of revocation given by Guarantor prior to such avoidance or recovery, or (b) full payment and performance of
all of the indebtedness and obligations evidenced and secured by the Loan Documents.





 


		9.	LOAN SALES AND PARTICIPATIONS; DISCLOSURE OF INFORMATION. Guarantor agrees that any
Lender may elect, at any time, in accordance with the Loan Documents, to sell, assign, or grant participations in all or any portion
of its rights and obligations under the Loan Documents and this Guaranty, and that any such sale, assignment or participation may
be to one or more financial institutions, private investors, and/or other entities, at such Lender’s sole discretion. Guarantor
further agrees that Administrative Agent or any Lender may disseminate to any such actual or potential purchaser(s), assignee(s)
or participant(s) all documents and



 






    	 	7	 



     


    

 


Loan No. 1019350


 

information (including, without limitation, all financial information) which has been or is
hereafter provided to or known to Administrative Agent or such Lender with respect to: (a) the Property and its operations; (b)
any party connected with the Loan (including, without limitation, the Guarantor, Borrower, any partner, joint venturer or member
of Borrower, any constituent partner, joint venturer or member of Borrower, any other guarantor and any non-borrower trustor);
and/or (c) any lending relationship other than the Loan which Administrative Agent or such Lender may have with any party connected
with the Loan, as long as in each case Administrative Agent or Lenders, as applicable, delivers such information on a confidential
basis as and to the extent required by (x) the Loan Documents, or (x) any existing confidentiality agreements then in effect between
such party and Guarnator. In connection with any such sale, assignment or participation, Guarantor further agrees that this Guaranty
shall be sufficient evidence of the obligations of Guarantor to each purchaser or assignee and upon written request by Administrative
Agent, Guarantor shall, within thirty (30) days after request by Administrative Agent (but not more frequently than twice in any
calendar year), (x) deliver to Administrative Agent an estoppel certificate, in form and substance reasonably acceptable to Administrative
Agent, verifying for the benefit of Administrative Agent and any such other party the status, terms and provisions of this Guaranty
to the knowledge of the officer delivering such certificate, and (y) at the sole cost and expense of the requesting party, enter
into such amendments or modifications to this Guaranty or the Loan Documents as may be reasonably required in order to evidence
any such sale or assignment, provided such amendment or modification shall have no adverse impact on Guarantor.


 


Anything in this Guaranty
to the contrary notwithstanding, and without the need to comply with any of the formal or procedural requirements of this Guaranty,
including this Section, any Lender may at any time and from time to time pledge and assign, or grant a security interest in, all
or any portion of its rights under all or any of the Loan Documents to a Federal Reserve Bank or as otherwise set forth in the
Loan Documents; provided that no such pledge or assignment, or grant of a security interest, shall release such Lender from its
obligations thereunder.


 


		10.	ADDITIONAL, INDEPENDENT AND UNSECURED OBLIGATIONS. This Guaranty is a continuing
guaranty of payment and not of collection and cannot be revoked by Guarantor and shall continue to be effective with respect to
any indebtedness referenced in Sections 1 and 2 hereof arising or created after any attempted revocation hereof.
The obligations of Guarantor hereunder shall be in addition to and shall not limit or in any way affect the obligations of Guarantor
under any other existing or future guaranties or indemnities unless said other guaranties or indemnities are expressly modified
or revoked in writing. This Guaranty is independent of the obligations of the Borrower under the Notes, the Deed of Trust, the
Hazardous Materials Indemnity Agreement and the other Loan Documents. Guarantor hereby authorizes and empowers Administrative Agent
to exercise, in its sole discretion, any rights and remedies, or any combination thereof, which may then be available, since it
is the intent and purpose of Guarantor that the obligations hereunder shall be absolute, independent, irrevocable and unconditional
under any and all circumstances. Administrative Agent may bring a separate action to enforce the provisions hereof against Guarantor
without taking action against Borrower or any other party or joining the Borrower or any other party as a party to such action.
Except as otherwise provided in this Guaranty, this Guaranty is not secured and shall not be deemed to be secured by any security
instrument unless such security instrument expressly recites that it secures this Guaranty.



 


		11.	REPORTING REQUIREMENTS. At all times during which any indebtedness remains outstanding
pursuant to the Loan Documents, Guarantor shall comply with the reporting requirements relating to Guarantor set forth in Section
10.1(b) and 10.1(c) of the Loan Agreement.



 






    	 	8	 



     


    

 


Loan No. 1019350


 

		12.	INTEREST. Any amounts that become due and payable by Guarantor under this Guaranty,
if not paid within ten (10) days after demand therefor, shall bear interest at a rate per annum equal to the Alternate Rate from
the date of demand to the date that such sums are paid to Administrative Agent. The foregoing shall be without any double-counting
with interest paid on the Guaranteed Obligations which interest is itself part of the Guaranteed Obligations.



 


		13.	ATTORNEYS’ FEES; ENFORCEMENT. If any attorney is engaged by Administrative
Agent to enforce or defend any provision of this Guaranty or to collect any sums owed by Guarantor under this Guaranty, with or
without the filing of any legal action or proceeding, Guarantor shall pay to Administrative Agent, promptly upon demand all attorneys’
fees and costs incurred by Administrative Agent in connection therewith, together with interest thereon from the date of such demand
until paid at the rate of interest applicable to the principal balance of the Notes as specified therein.



 


		14.	RULES OF CONSTRUCTION. The term “person” as used herein shall include
any individual, company, trust or other legal entity of any kind whatsoever. If this Guaranty is executed by more than one person,
the term “Guarantor” shall include all such persons. When the context and construction so require, all words used in
the singular herein shall be deemed to have been used in the plural and vice versa. All headings appearing in this Guaranty are
for convenience only and shall be disregarded in construing this Guaranty.



 


		15.	CONSTRUCTION OF DOCUMENTS. The parties hereto acknowledge that they were represented
by competent counsel in connection with the negotiation, drafting and execution of this Guaranty and that this Guaranty shall not
be subject to the principle of construing their meaning against the party which drafted same.



 


		16.	GOVERNING LAW.



 


(a)       THIS
GUARANTY WAS NEGOTIATED IN THE STATE OF NEW YORK, AND DELIVERED BY GUARANTOR AND ACCEPTED BY ADMINISTRATIVE AGENT AND LENDERS IN
THE STATE OF NEW YORK, AND THE PROCEEDS OF THE LOAN WERE DISBURSED FROM THE STATE OF NEW YORK, WHICH STATE THE PARTIES AGREE HAS
A SUBSTANTIAL RELATIONSHIP TO THE PARTIES AND TO THE UNDERLYING TRANSACTION EMBODIED HEREBY, AND IN ALL RESPECTS, INCLUDING, WITHOUT
LIMITING THE GENERALITY OF THE FOREGOING, MATTERS OF CONSTRUCTION, VALIDITY AND PERFORMANCE, THIS GUARANTY AND THE OBLIGATIONS
ARISING HEREUNDER SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO CONTRACTS
MADE AND PERFORMED IN SUCH STATE (WITHOUT REGARD TO PRINCIPLES OF CONFLICT OF LAWS) AND ANY APPLICABLE LAW OF THE UNITED STATES
OF AMERICA. GUARANTOR ACKNOWLEDGES AND AGREES THAT, TO THE FULLEST EXTENT PERMITTED BY LAW, THE LAW OF THE STATE OF NEW YORK SHALL
GOVERN THE CONSTRUCTION, VALIDITY AND ENFORCEABILITY OF THIS GUARANTY AND ALL OF THE OBLIGATIONS ARISING HEREUNDER, AND UNCONDITIONALLY
AND IRREVOCABLY WAIVES ANY CLAIM TO ASSERT THAT THE LAW OF ANY JURISDICTION OTHER THAN THE STATE OF NEW YORK GOVERNS THIS GUARANTY,
AND THIS GUARANTY SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK PURSUANT TO SECTION 5-1401
OF THE NEW YORK GENERAL OBLIGATIONS LAW.


 


(b)       GUARANTOR
HEREBY CONSENTS FOR ITSELF AND IN RESPECT OF ITS


 






    	 	9	 



     


    

 


Loan No. 1019350


 

PROPERTIES, GENERALLY, UNCONDITIONALLY AND IRREVOCABLY, TO THE NONEXCLUSIVE JURISDICTION
OF THE FEDERAL AND STATE COURTS IN THE COUNTY AND STATE OF NEW YORK WITH RESPECT TO ANY PROCEEDING RELATING TO ANY MATTER, CLAIM
OR DISPUTE ARISING UNDER THIS GUARANTY OR THE TRANSACTIONS CONTEMPLATED HEREBY. GUARANTOR FURTHER CONSENTS, GENERALLY, UNCONDITIONALLY
AND IRREVOCABLY, TO THE NONEXCLUSIVE JURISDICTION OF THE STATE AND FEDERAL COURTS OF THE COUNTY AND STATE IN WHICH ANY OF THE PROPERTY
IS LOCATED IN RESPECT OF ANY PROCEEDING RELATING TO ANY MATTER, CLAIM OR DISPUTE ARISING WITH RESPECT TO THE PROPERTY. GUARANTOR
FURTHER IRREVOCABLY CONSENTS TO THE SERVICE OF PROCESS, GENERALLY, UNCONDITIONALLY AND IRREVOCABLY, AT THE ADDRESSES SET FORTH
IN SECTION 21 HEREOF IN CONNECTION WITH ANY OF THE AFORESAID PROCEEDINGS IN ACCORDANCE WITH THE RULES APPLICABLE TO SUCH
PROCEEDINGS. TO THE EXTENT PERMITTED BY APPLICABLE LAW, GUARANTOR HEREBY IRREVOCABLY WAIVES ANY OBJECTION WHICH IT MAY NOW HAVE
OR HAVE IN THE FUTURE TO THE LAYING OF VENUE IN RESPECT OF ANY OF THE AFORESAID PROCEEDINGS BROUGHT IN THE COURTS REFERRED TO ABOVE
AND AGREES NOT TO PLEAD OR CLAIM IN ANY SUCH COURT THAT ANY SUCH ACTION OR PROCEEDING BROUGHT IN ANY SUCH COURT HAS BEEN BROUGHT
IN AN INCONVENIENT FORUM. NOTHING HEREIN SHALL AFFECT THE RIGHT OF ADMINISTRATIVE AGENT OR ANY LENDER TO SERVE PROCESS IN ANY MANNER
PERMITTED BY LAW OR TO COMMENCE PROCEEDINGS OR OTHERWISE PROCEED AGAINST GUARANTOR IN ANY JURISDICTION.


 


(c)       PROCESS
MAY BE SERVED BY REGISTERED OR CERTIFIED MAIL, POSTAGE PREPAID, TO GUARANTOR AT ITS ADDRESS REFERRED TO ABOVE.



 


		17.	MISCELLANEOUS. Time is of the essence with respect to every provision hereof. The
provisions of this Guaranty will bind and benefit the heirs, executors, administrators, legal representatives, nominees, successors
and assigns of Guarantor, Administrative Agent and each Lender; provided that Guarantor may not assign any of its rights or obligations
hereunder or under any other Loan Document without the prior written consent of all of the Lenders (and any attempted such assignment
without such consent shall be null and void). The liability of all persons and entities who are in any manner obligated hereunder
shall be joint and several. If any provision of this Guaranty shall be determined by a court of competent jurisdiction to be invalid,
illegal or unenforceable, that portion shall be deemed severed from this Guaranty and the remaining parts shall remain in full
force as though the invalid, illegal or unenforceable portion had never been part of this Guaranty. This Guaranty may be executed
in one or more counterparts by some or all of the parties hereto, each of which counterparts shall be an original and all of which
together shall constitute a single agreement of Guaranty. The failure of any party hereto to execute this Guaranty, or any counterpart
hereof, shall not relieve the other signatories from their obligations hereunder. This Guaranty shall be deemed to be continuing
in nature and shall remain in full force and effect and shall survive the exercise of any remedy by Administrative Agent or any
Lender under the Deed of Trust or any of the other Loan Documents, including without limitation any foreclosure or deed in lieu
thereof.



 


		18.	JOINT AND SEVERAL LIABILITY. The liability of the Guarantor hereunder shall be joint
and several with any other guarantors of the Borrower’s obligations under the Notes and the other Loan Documents.



 






    	 	10	 



     


    

 


Loan No. 1019350


 

		19.	ENFORCEABILITY. Guarantor hereby acknowledges that: (a) the obligations undertaken
by Guarantor in this Guaranty are complex in nature, and (b) numerous possible defenses to the enforceability of these obligations
may presently exist and/or may arise hereafter, and (c) as part of Administrative Agent’s and each Lender’s consideration
for entering into this transaction, Administrative Agent and each Lender has specifically bargained for the waiver and relinquishment
by Guarantor of all such defenses, and (d) Guarantor has had the opportunity to seek and receive legal advice from skilled legal
counsel in the area of financial transactions of the type contemplated herein. Given all of the above, Guarantor does hereby represent
and confirm to Administrative Agent and each Lender that Guarantor is fully informed regarding, and that Guarantor does thoroughly
understand: (i) the nature of all such possible defenses, and (ii) the circumstances under which such defenses may arise, and (iii)
the benefits which such defenses might confer upon Guarantor, and (iv) the legal consequences to Guarantor of waiving such defenses.
Guarantor acknowledges that Guarantor makes this Guaranty with the intent that this Guaranty and all of the informed waivers herein
shall each and all be fully enforceable by Administrative Agent and each Lender, and that Administrative Agent and each Lender
is induced to enter into this transaction in material reliance upon the presumed full enforceability thereof.



 


		20.	WAIVER OF RIGHT TO TRIAL BY JURY. GUARANTOR HEREBY EXPRESSLY WAIVES ANY RIGHT TO TRIAL
BY JURY OF ANY CLAIM, DEMAND, ACTION OR CAUSE OF ACTION (a) ARISING UNDER THE LOAN DOCUMENTS, INCLUDING, WITHOUT LIMITATION, ANY
PRESENT OR FUTURE MODIFICATION THEREOF OR (b) IN ANY WAY CONNECTED WITH OR RELATED OR INCIDENTAL TO THE DEALINGS OF THE PARTIES
HERETO OR THERETO OR ANY OF THEM WITH RESPECT TO THE LOAN DOCUMENTS (AS NOW OR HEREAFTER MODIFIED) OR ANY OTHER INSTRUMENT, DOCUMENT
OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THEREWITH, OR THE TRANSACTIONS RELATED HERETO OR THERETO, IN EACH
CASE WHETHER NOW EXISTING OR HEREAFTER ARISING, AND WHETHER SOUNDING IN CONTRACT OR TORT OR OTHERWISE; AND GUARANTOR HEREBY AGREES
AND CONSENTS THAT ADMINISTRATIVE AGENT OR ANY LENDER MAY FILE AN ORIGINAL COUNTERPART OR A COPY OF THIS SECTION WITH ANY COURT
AS WRITTEN EVIDENCE OF THE CONSENT BY GUARANTOR TO THE WAIVER OF ITS RIGHT TO TRIAL BY JURY.



 


		21.	NOTICES. Notices to be given hereunder shall be given (and deemed received) in accordance
with the terms of Section 13.4 of the Loan Agreement, addressed, if to Administrative Agent and Lenders, as set forth in
the Loan Agreement, and, if to Guarantor, as follows:



 


	Guarantor:	
        Brookfield DTLA Holdings LLC

        c/o Brookfield Properties, Inc.

        Brookfield Place

        250 Vesey Street, 15th Floor

        New York, New York 10281

        Attention: Mark Brown

         

	With a copy to:	
        Brookfield DTLA Holdings LLC

        c/o Brookfield Properties, Inc.

        Brookfield Place

        250 Vesey Street, 15th Floor

        New York, New York 10281

        




  






    	 	11	 



     


    

 


Loan No. 1019350


 





	 	Attention: General Counsel

                                                        

	With a copy to:	
        Goodwin Proctor LLP

        100 Northern Avenue

        Boston, Massachusetts 02210

        Attention: Freddie Akrouche, Esq.






 


		22.	ELECTRONIC DOCUMENT DELIVERIES. Documents required to be delivered pursuant to this
Guaranty shall be delivered by electronic communication and delivery, including, the Internet, e-mail or intranet websites to which
the Administrative Agent and each Lender have access (including a commercial, third-party website such as www.Edgar.com <http://www.Edgar.com>
or a website sponsored or hosted by the Administrative Agent or the Guarantor) provided that the foregoing shall not be applicable
to any Lender that has notified the Administrative Agent and Guarantor that it cannot or does not want to receive electronic communications.
The Administrative Agent or the Guarantor may, in its discretion, agree to accept notices and other communications to it hereunder
by electronic delivery pursuant to procedures approved by it for all or particular notices or communications. Documents or notices
delivered electronically shall be deemed to have been delivered one (1) Business Day after the date and time on which the Administrative
Agent or Guarantor posts such documents or the documents become available on a commercial website and the Administrative Agent
or Guarantor notifies each Lender of said posting and provides a link thereto provided if such notice or other communication is
not sent or posted during the normal business hours of the recipient, said posting date and time shall be deemed to have commenced
as of 9:00 a.m. on the opening of business on the next Business Day for the recipient. Notwithstanding anything contained herein,
in every instance the Guarantor shall be required to deliver paper copies of any documents to the Administrative Agent or to any
Lender that requests such paper copies until a written request to cease delivering paper copies is given by the Administrative
Agent or such Lender. The Administrative Agent shall have no obligation to request the delivery of or to maintain paper copies
of the documents delivered electronically, and in any event shall have no responsibility to monitor compliance by the Guarantor
with any such request for delivery. Each Lender shall be solely responsible for requesting delivery to it of paper copies and maintaining
its paper or electronic documents. Notwithstanding anything to the contrary contained above, no notice (including, without limitation,
any default notice) given to or by Guarantor under this Guaranty shall be covered by this Section 22.



 


		23.	INTEGRATION. This Guaranty represents the final agreement between the parties with
respect to the subject matter hereof and may not be contradicted by evidence of prior, contemporaneous, or subsequent oral agreements
of the parties with respect to such subject matter. There are no oral agreements between the parties. This instrument may be amended
only in an instrument in writing executed by the parties.



 


		24.	LIMITED RECOURSE. The members and other direct or indirect owners of Guarantor and
its officers, directors, partners, members, shareholders, principals, managers, trustees, agents and affiliates shall have no personal
liability for and none of their assets shall be subject to a claim arising out of the obligations of Guarantor hereunder or under
any of the other Loan Documents.



 


		25.	RESERVED.



 


		26.	OUTSIDE SOURCES. Notwithstanding anything contained herein to the contrary, no amounts
paid on account of the Loan shall constitute a payment under this Guaranty unless (a) payment is



 






    	 	12	 



     


    

 


Loan No. 1019350


 

 made after the occurrence of a
Default and Administrative Agent’s exercise of any remedies in connection therewith and (b) Guarantor makes payment directly
to Administrative Agent with funds from Outside Sources (hereinafter defined). “Outside Sources” shall mean funds belonging
to Guarantor which are not derived directly or indirectly from the ownership, operation, sale or liquidation of the Property (including,
but not limited to, insurance proceeds, condemnation awards, rents and any other proceeds paid or payable with respect to the Property).


 


		27.	DEFINED TERMS; USAGES. Unless the context clearly indicates a contrary intent or
unless otherwise specifically provided herein, words used in this Guaranty may be used interchangeably in singular or plural form,
and the word “Property” shall mean “the Property, including any individual parcel of real property and improvements
constituting a part thereof”. The terms “include(s)” and “including” shall mean “include(s),
without limitation” and “including, without limitation”, respectively.



 


		28.	TAXES. Taxes in respect of this Guaranty shall be paid by Guarantor as required by
Section 2.11 of the Loan Agreement (with the understanding and agreement of Guarantor that, for purposes hereof, Guarantor
shall have the same payment and reimbursement obligations as the Borrower under such Section 2.11 even though Guarantor
is not specifically referenced in such Section 2.11, and by accepting the benefits hereof, Administrative Agent agrees that
it will comply with such Section 2.11).



 


[Signature pages follow]


 




    	 	13	 



     


    

 


IN WITNESS WHEREOF,
Guarantor has executed this Guaranty as of the date appearing on the first page of this Guaranty.


 





	 	“GUARANTOR”
	 	 
	 	BROOKFIELD DTLA HOLDINGS LLC,


a Delaware limited liability company



	 	 	 
	 	 	 
	 	By:	/s/ Scott Selig
	 	 	Name: Scott Selig
	 	 	Title:
    Authorized Signatory


 


[Signature page - Limited Guaranty]