##### 



OFFICE LEASE AGREEMENT
 Lease Landlord Tenant
 DEFINITIONS
 Building
 Leased Premises th th th st First Floor Space Exhibit A Premises
 Lease Term
 Anticipated Delivery Date
 Base Rent
 Premises Base Rent:
 Premises Base RentLease Year
    
    Per Square Foot
    
    Annual Base Rent
    
    Monthly Base Rent1
    
    $45.75
    
    $5,119,196.25
    
    $426,599.692
    
    $46.67
    
    $5,222,139.65
    
    $435,178.303
    
    $47.60
    
    $5,326,202.00
    
    $443,850.174
    
    $48.55
    
    $5,432,502.25
    
    $452,708.525
    
    $49.52
    
    $5,541,040.40
    
    $461,753.376
    
    $51.02
    
    $5,708,882.90
    
    $475,740.247
    
    $52.04
    
    $5,823,015.80
    
    $485,251.328
    
    $53.08
    
    $5,939,386.60
    
    $494,948.889
    
    $54.14
    
    $6,057,995.30
    
    $504,832.9410
    
    $55.23
    
    $6,179,960.85
    
    $514,996.74
 Article XXVIII
 1




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##### 



Storage Space Base Rent
 Storage Space BaseRent Per Rentable
    
    Annual Storage
    
    Monthly StorageLease Year
    
    Square Foot
    
    Space Rent
    
    Space Rent1
    
    $18.00
    
    $18,000.00
    
    $1,500.002
    
    $18.36
    
    $18,360.00
    
    $1,530.003
    
    $18.72
    
    $18,720.00
    
    $1,560.004
    
    $19.09
    
    $19,090.00
    
    $1,590.835
    
    $19.47
    
    $19,470.00
    
    $1,622.506
    
    $19.86
    
    $19,860.00
    
    $1,655.007
    
    $20.26
    
    $20,260.00
    
    $1,688.338
    
    $20.66
    
    $20,660.00
    
    $1,721.679
    
    $21.07
    
    $21,070.00
    
    $1,755.8310
    
    $21.49
    
    $21,490.00
    
    $1,790.83
 Renewal Rights Article XXVII
 Expansion Option Article XXVIII
 Security Deposit Article VI Exhibit B
 Brokers Landlords Broker Tenants Broker
 Tenant Notice Address th th th
 2




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##### 



Landlord Notice Address
 Building Hours
 Guarantor(s)
 Parking Permits Article XXIV Section 8.4
 Landlord Payment Account
 PREMISES
 Article
V Article IX Exhibit B
 3




---



##### 



Section 2.1 Article XXVI Exhibit B Section 1.2
  TERM
 Section 3.2 Section 1.3 Section 3.2(h)
 Lease Commencement Date Section 3.2
 4




---



##### 



Exhibit D
 Floor Floors Ready Condition Upper Floors Abatement
Credit
  Section 3.2
  Exhibit M
 5




---



##### 



e.g.
 Section 3.2(i)
 First Floor Abatement Section 3.2
  Tenants Existing Lease Swing/Extension Lease Swing/Extension Abatement Section 3.2 Swing/Extension Square Footage
 6




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##### 



Existing Square Footage
  Delay Abatement
Credits
  Section 3.2 Section 3.2
 Abatement Extension Period . Article
XXX Article XXX
   Outside Delivery Date
 7




---



##### 



Cure Period Lease Year Section 3.3
 BASE RENT
 Base Rent Article I Article I Monthly Base Rent monthly Base Rent monthly installment of Base Rent Article I
 Article IV Section 3.2 Article IV
  Section
1.5(b) Base Rent
 8




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##### 



OPERATING EXPENSES AND REAL ESTATE TAXES
 Base Year Operating Expenses Base
Year Section 5.1(c) Base Year Real Estate Taxes Article V Garage Article XXVIII Section 8.4 Section 25.17
 9




---



##### 



Section 5.1(d) Fitness Center not Section 21.1
 10




---



##### 



Real Estate Taxes Land Stadium Taxes Article V
 11




---



##### 



Article V
  12




---



##### 



Section 5.1(e) Section 5.1(a)
 Section 5.2(f) Qualifying Discrepancy Immediately Preceding Year Second Preceding
Year
 13




---



##### 



Article V
  SECURITY DEPOSIT
 Section 1.8 Security Deposit th th th th Section 6.1
 14




---



##### 



Article VIII Article VI Article XXI
 Section 3.2(i) Section 21.4 Section 9.1 Exhibit B Article XXI
 Letter of Credit
 15




---



##### 



Exhibit H Exhibit H Article VI
 Section 19.1
 16




---



##### 



Section 6.1(c) Article VI
   USE OF PREMISES
 ADA Laws
 17




---



##### 



Hazardous Materials Environmental Law
  18




---



##### 



Article IX Environmental Default
  Report Section 7.3(d)
 19




---



##### 



Exhibit B Article V Article V Section 7.4 Section 7.4
 ASSIGNMENT AND SUBLETTING
 assign sublet Sections 8.3, 8.4 8.5 Article VII Section 8.7 Article VIII
 20




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##### 



pledge
 Article
VIII
 Tenants Request
Notice Proposed
Sublease Commencement Date Proposed Sublet Space Section
8.4
 Recapturable Sublease
 21




---



##### 



Section 8.3
   22




---



##### 



Article VIII Sections 8.4 and 8.5 Successor Corporation Related
Corporation control Section 8.7 Permitted Transferee Section 8.7
 MAINTENANCE AND REPAIRS
 Section 9.2
 23




---



##### 



Article XVII Article
XVII Invitees Exhibit O Article V
 Article V Building Structure and Systems
 Delayed Repair First Repair
Self Help Notice Second Repair Self Help Notice Excess Repair Costs Section 9.3
 24




---



##### 



Section 9.3
 Structural Delayed Repair First Structure Delayed Repair Notice Second Structure Delayed Repair Notice
  25




---



##### 



ALTERATIONS
 Exhibit B Alterations
 Section 11.1 Structural Alterations th Exhibit
Q Landlord Approval Notice Alteration Response Failure Notice YOU SHALL BE DEEMED TO
HAVE APPROVED THE ALTERATIONS DESCRIBED IN THIS NOTICE IF YOU FAIL TO RESPOND WITHIN FIVE (5)
BUSINESS DAYS FROM THE DATE OF THIS LETTER, Cosmetic Alteration
 26




---



##### 



Required Removable Exhibit B Cabling
 27




---



##### 



th th th th th
 Section
10.4
 SIGNS
 Article XI Exhibit F
 28




---



##### 



Exhibit F Exhibit F Exhibit F th rd th rd Section 28.12 Exhibit F Exhibit F Exhibit F Article XXX Article XI
 29




---



##### 



th
 INSPECTION
  INSURANCE
  Exhibit B
 30




---



##### 



Failure of Compliance Notice Article XIII Article XIII
  31




---



##### 



Section 13.2
 SERVICES AND UTILITIES
 HVAC Exhibit N Section 1.12 Exhibit I Exhibit J Exhibit G
 32




---



##### 



Article X
   Section 14.2 Exhibit E
 33




---



##### 



Section 7.1 Exhibit L Exhibit L
 Service Failure Section 14.3
 LIABILITY OF LANDLORD
 Section 15.1 Building
 34




---



##### 



Section 15.2(a)
 Section 15.2(b) Section 15.2(b)
   35




---



##### 



officer
 RULES
 Exhibits C-1 C-2 Exhibits
C-1 C-2
 DAMAGE OR DESTRUCTION
 Casualty Repair
Estimate Exhibit B Restoration Period Termination Notice Period Section 17.2
 Article XXVII Article XXVII Section 17.1
 36




---



##### 



Section 17.1
 Exhibit B Exhibit B
 CONDEMNATION
 condemned
  37




---



##### 



DEFAULT
 Event of Default Section 19.1 Article XX Section 7.3 Article VIII
  38




---



##### 



Extra Rent
 39




---



##### 



Default Rate Wall Street Journal
 Section
19.6
  40




---



##### 



BANKRUPTCY
 Event of Bankruptcy Bankruptcy Code Insolvency Laws
 Article XIX Case Trustee Article XIX
 41




---



##### 



SUBORDINATION
 Section 21.4 Mortgages
   SNDA Mortgagee
Form Exhibit J Prescribed Form
 42




---



##### 



Section 21.4
   HOLDING OVER
 st th
 43




---



##### 



Section 22.1
 COVENANTS OF LANDLORD
  Article XXVI
 PARKING
 Section 1.14
 44




---



##### 



Article V
 GENERAL PROVISIONS
    45




---



##### 



Estoppel
   46




---



##### 



Article I Article I Section 21.4
          47




---



##### 



Sections 3.2, 9.2
and 14.3 Article XVII Force Majeure Event
        48




---



##### 



Executive Order
 Section 25.31
  COMMUNICATIONS EQUIPMENT & GENERATOR
 Communications Equipment Communications Equipment Drawings
 49




---



##### 



Article XXX
    50




---



##### 



Generator Generator Drawings Article XXX
 51




---



##### 



52




---



##### 



OPTIONS TO RENEW
 Renewal
Term Section 3.1 XXVII
 Tenants Renewal Notice Article XXVII Renewal Economic Terms Comparable Buildings Market Area Article XXVII
 Appraiser
 53




---



##### 



Section 27.2 Section 27.2
    Article XXVII Article XXVII
 Article XXVII
 EXPANSION OPTIONS
  First Expansion Space th th th th
 54




---



##### 



th Exhibit B Sections 28.4 and
28.5 First
Expansion Space Availability Date Section 28
 Section 28.2(b) Exhibit B
  55




---



##### 



Other
Tenant Holdover Rent Exhibit D
 Article XXVIII
  Section
28.3 Second Expansion Space th th th th th Section 28.2(a) Exhibit B Sections 28.4 and 28.5 Second Expansion Space Availability Date
 56




---



##### 



Section 28.3(b) Exhibit
B
 Remaining Tenant Holdover Rent Exhibit D
 Article XXVIII
  Section 28.4(a) Section 27.1
 57




---



##### 



First Refusal Space Section 28.4 Section 28.12, nd rd th th Vacant Space
 Landlords Available Space Notice ROFR Economic Terms
 Tenants ROFR Notice
    Section 28.4
 58




---



##### 



Additional
Space
  Landlord Proposed Terms
 Section 28.5(b)
  Article XXVIII Article XXVIII
 nd th
 Section 28.5
 59




---



##### 



Article XXVIII
  Article XXVIII Article
XXVIII
 st nd rd Article
XXVIII
  STORAGE SPACE
 Exhibit P Storage
Space Section 1.5(b) Section 5.1 Exhibit B Substitute Storage Space
 60




---



##### 



TERMINATION OPTION
 Article XXX th th Section 30.1 Article XXX
 Article XXX Termination Notice Termination Payment Section 5(b) Exhibit B
  Article XXX
 Article XXX
  61




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##### 



WITNESS/ATTEST:
    LANDLORD:WASHINGTON TELEVISION CENTER LLC, a District of
Columbia limited liability companyBy:
    WTC Realty, Inc., a Delaware corporation,
its Managing MemberBy:
    /s/ Bruce MaherName:
    Bruce MaherTitle:
    VP Asset Management WITNESS/ATTEST:
    TENANT:
BLACKBOARD INC.,
a Delaware corporationBy:
    /s/ Mike BeachName:
    Mike BeachTitle:
    CFO 62