Document:

Purchase and Sale Agmt for Nokia Dallas Bldgs.

  
  
 EXHIBIT 10.79 
  
 PURCHASE AND SALE AGREEMENT 
 FOR THE NOKIA DALLAS
BUILDINGS 

  
 PURCHASE AND SALE AGREEMENT 
 Nokia Buildings in Dallas, TX 
  
 ARTICLE 1: PROPERTY/PURCHASE
PRICE 
  
 
	 1.1  Certain Basic Terms.
 	  	  
	  	  	  
	 (a)  Purchaser and Notice Address:
 	  	 Wells Operating Partnership, L.P.,
 a Delaware limited partnership

Attn: Joseph H. Pangburn
 6200 The Corners Parkway, Suite 250
 Atlanta, GA 30092
 Telephone: 770-243-8228
 Facsimile: 770-243-8510
 E-mail: JoeP@wellsref.com
 
	  	  	  
	 With a copy to:
 	  	 Alston & Bird LLP
 Attn: William L. O’Callaghan, Jr.
 One Atlantic Center
 1201 West Peachtree Street
 Atlanta,
Georgia 30309-3424
 Telephone: 404/881-7818
 Facsimile: 404/881-7777
 E-mail: wocallaghan@alston.com
 
	  	  	  
	 (b)  Seller and Notice Address:
 	  	 CARRAMERICA REALTY, L.P.,
 a Delaware limited partnership
 Attn: Thomas R. Levy
 1850 K Street, N.W., Suite 500
 Washington, D.C. 20006
 Telephone: 202-729-7525
 Facsimile: 202-729-1060

E-mail: tlevy@carramerica.com
 
	  	  	  
	 With a copy to:
 	  	 Mayer, Brown, Rowe & Maw
 Attn: George Ruhlen
 141 East Palace Avenue
 Santa Fe, New Mexico 87501
 Telephone: 505/820-8185
 Facsimile: 505/820-7334
 E-mail:
gruhlen@mayerbrownrowe.com
 
	  	  	  
	 (c)  Effective Date:
 	  	 July 18, 2002
 
	  	  	  
	 (d)  Purchase Price:
 	  	 $119,550,000.
 

 

  
 
	 (e)  Earnest Money:
 	  	 $750,000, and any other deposits of earnest money made pursuant to the terms of this Agreement. The definition of “Earnest Money” includes any
interest earned thereon.
 
	  	  	  
	 (f)  Due Diligence Period:
 	  	 The period ending on 24 July 2002.
 
	  	  	  
	 (g)  Closing Date:
 	  	 15 August 2002.
 
	  	  	  
	 (h)  Title Company and Escrow Agent:
 	  	 Chicago Title Insurance Company
 Attn: Kay
Starkey
 2001 Bryan Street
 Suite 1700
 Dallas, Texas 75201
 Telephone: 214/965-1686
 Facsimile: 214/965-1622
 StarkeyK@ctt.com
 
	  	  	  
	 (i)  Broker:
 	  	 Holliday Fenoglio Fowler
 

 
  
 1.2  Property.    Subject to
the terms of this Purchase and Sale Agreement (the “Agreement”), Seller agrees to sell to Purchaser, and Purchaser agrees to purchase from Seller, the following property (the “Property”): 
  
 (a)  The real property described in Exhibit A, together with the buildings and improvements thereon (the
“Improvements”), and all appurtenances of the above-described real property, including easements or rights-of-way relating thereto, and, without warranty, all right, title, and interest, if any, of Seller in and to the land lying
within any street or roadway adjoining the real property described above or any vacated or hereafter vacated street or alley adjoining said real property. 
  
 (b)  All of Seller’s right, title and interest, in and to all fixtures, furniture, equipment, and other tangible personal property, if any,
owned by Seller (the “Personal Property”) presently located on such property, but excluding any items of personal property owned by tenants and, if the Personal Property includes computer hardware, excluding any software installed
therein. 
  
 (c)  All of Seller’s interest, as landlord, in the
“Leases” described in Exhibit B. 
  
 (d)  All of Seller’s
right, title and interest, if any, in and to all of the following items, to the extent assignable and without warranty (the “Intangible Personal Property”): (A) plans and specifications, licenses, permits and other similar rights
relating to the ownership of and operation of the Property, (B) the right to use the name of the property (if any) in connection with the Property, but specifically excluding any trademarks, service marks and trade names of Seller or its affiliates,
and (C) if still in effect, guaranties and warranties received by Seller from any contractor, manufacturer or other person in connection with the construction or operation of the Property. 
  
 1.3  Earnest Money.    The Earnest Money, in immediately available federal funds, evidencing Purchaser’s good faith to perform
Purchaser’s obligations under this Agreement, shall be deposited by Purchaser with the Escrow Agent not later than the second business day after the Effective Date. In the event that Purchaser fails to timely deposit the Earnest Money with the
Escrow Agent, this Agreement shall be of no force and effect. At Closing, the Earnest Money shall be applied to the Purchase Price. Otherwise, the Earnest Money shall be delivered to the party entitled to receive the Earnest Money in
 

 
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accordance with Article 9 of this Agreement. If Purchaser does not terminate this Agreement pursuant to Paragraph 2.4, then Purchaser shall deposit additional Earnest Money with the Escrow
Agent in the amount of $750,000 prior to the expiration of the Due Diligence Period, bringing the total Earnest Money deposited to $1.5 million. The Earnest Money shall not be refundable to Purchaser except upon failure of any of the conditions
precedent set forth in Paragraph 5.1. 
  
  
 ARTICLE 2: INSPECTIONS 

 
 2.1  Property Information.    Seller shall make available to Purchaser within five days
after the Effective Date the information listed on Exhibit B attached hereto (“Property Information”). Seller assumes no duty to furnish Purchaser with any other existing information, reports or updates of such materials.
Purchaser hereby waives any and all claims against Seller arising out of the accuracy, completeness, conclusions or statements expressed in materials so furnished, and any and all claims arising out of any duty of Seller to acquire, seek or obtain
such materials. The Property Information and all other information, other than matters of public record, furnished to, or obtained through inspection of the Property by, Purchaser, its affiliates, lenders, employees or agents relating to the
Property, will be treated by Purchaser, its affiliates, lenders, employees and agents as confidential, and will not be disclosed to anyone other than on a need-to-know basis to Purchaser’s consultants, including representatives of the
broker-dealer community selling the products of Purchaser or its affiliates, who agree to maintain the confidentiality of such information, and will be returned to Seller by Purchaser if the Closing does not occur. Seller acknowledges that Purchaser
may be required by the Securities and Exchange Commission to file audited financial statements for one to three years with regard to the Property. At no cost or liability to Seller, At any time before or after the Closing, Seller shall allow
Purchaser’s auditors access to the books and records of Seller and the working papers of Seller’s independent auditors relating to the operation of the Property to enable Purchaser to comply with any financial reporting requirements
applicable to Purchaser. 
  
 2.2  Inspections.    Subject to the provisions of
Paragraph 2.3 below, during the Due Diligence Period, Purchaser shall be permitted to make a complete review and inspection of the physical, legal, economic and environmental condition of the Property, including, without limitation, any leases and
contracts affecting the Property, books and records maintained by Seller or its agents relating to the Property, pest control matters, soil condition, asbestos, PCB, hazardous waste, toxic substance or other environmental matters, compliance with
building, health, safety, land use and zoning laws, regulations and orders, plans and specifications, structural, life safety, HVAC and other building system and engineering characteristics, traffic patterns, and all other information pertaining to
the Property. 
  
 2.3  Conduct of Inspections. 
  

(a)  Inspections in General.    During the Due Diligence Period, Purchaser and its agents shall have the right to
enter upon the Property for the purpose of making non-invasive inspections at Purchaser’s sole risk, cost and expense. Before any such entry, Purchaser shall provide Seller with a certificate of insurance naming Seller as an additional insured
and with an insurer and insurance limits (minimum $5 million) and coverage reasonably satisfactory to Seller. All of such entries upon the Property shall be at reasonable times during normal business hours and after at least 24 hours prior notice to
Seller or Seller’s agent, and Seller or Seller’s agent shall have the right to accompany Purchaser during any activities performed by Purchaser on the Property. Purchaser shall not disturb the tenants on the Property, and Purchaser’s
inspection shall be subject to the rights of tenants under their Leases and with respect to the Nokia buildings, subject to an inspection schedule approved by Nokia. Within five days after Seller’s request, Purchaser shall provide Seller with a
copy of the results of any tests and inspections made by or for Purchaser, excluding only market and economic feasibility studies (the “Purchaser’s
 

 
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Reports”). If any inspection or test disturbs the Property, Purchaser will restore the Property to the same condition as existed before the inspection or test. Purchaser shall
indemnify, defend and hold harmless Seller and Seller’s tenants, agents, contractors and employees and the Property from and against any and all losses, costs, damages, claims, or liabilities arising out of or in connection with any entry or
inspections performed by Purchaser, its agents or representatives. This indemnity shall indemnify such indemnitees for their simple, but not gross, negligence. This indemnity shall survive the closing and any termination of this Agreement.

  
 (b)  Environmental Inspections.    The inspections under
Paragraph 2.2 may include a non-invasive Phase I environmental inspection of the Property, but no Phase II environmental inspection or other invasive inspection or sampling of soil or materials, including without limitation construction
materials, either as part of the Phase I inspection or any other inspection, shall be performed without the prior written consent of Seller, which may be withheld in its sole and absolute discretion, and if consented to by Seller, the proposed scope
of work and the party who will perform the work shall be subject to Seller’s review and approval. Purchaser shall deliver to Seller copies of any Phase II or other environmental report to which Seller consents as provided above. 

 
 (c)  Contact with Tenants and Governmental Authorities.    Except as
provided below and without Seller’s prior written consent, Purchaser shall not contact any tenant or governmental authority having jurisdiction over the Property. At Purchaser’s request, Seller and Purchaser shall schedule tenant
interviews at which a representative of Seller may be present. Seller’s consent shall not be required with respect to a customary and reasonable Phase I environmental audit and code compliance review of the Property except for any face-to-face
meetings, at which Seller shall be given at least two days prior notice and an opportunity to be present at any such meeting. 
  
 2.4  Termination During Due Diligence Period.    If Purchaser determines, in its sole discretion, before the expiration of the Due Diligence Period that the Property is unacceptable for
Purchaser’s purposes, Purchaser shall have the right to terminate this Agreement by giving to Seller notice of termination before the expiration of the Due Diligence Period. In such event, Purchaser shall promptly return the Property
Information to Seller and deliver to Seller the Purchaser’s Reports, but the obligation to do so shall not be a condition to the return of the Earnest Money. Seller shall authorize the Escrow Agent to refund the Earnest Money to Purchaser, and
neither party shall have any further rights or liabilities hereunder except for those provisions which survive the termination of this Agreement. 
  
 2.5  Purchaser’s Reliance on its Investigations.    TO THE MAXIMUM EXTENT PERMITTED BY APPLICABLE LAW AND EXCEPT FOR SELLER’S
REPRESENTATIONS AND WARRANTIES IN PARAGRAPH 8.1 AND THE WARRANTIES OF TITLE IN THE DEED AND ASSIGNMENT OF LEASES AND CONTRACTS AND BILL OF SALE DELIVERED AT THE CLOSING (“SELLER’S
WARRANTIES”), THIS SALE IS MADE AND WILL BE MADE WITHOUT REPRESENTATION, COVENANT, OR WARRANTY OF ANY KIND (WHETHER EXPRESS, IMPLIED, OR, TO THE MAXIMUM EXTENT PERMITTED BY APPLICABLE LAW, STATUTORY) BY SELLER. AS A MATERIAL PART OF
THE CONSIDERATION FOR THIS AGREEMENT, PURCHASER AGREES TO ACCEPT THE PROPERTY ON AN “AS IS” AND “WHERE IS” BASIS, WITH ALL FAULTS AND ANY AND ALL LATENT AND PATENT DEFECTS, AND WITHOUT ANY REPRESENTATION OR WARRANTY, ALL OF WHICH
SELLER HEREBY DISCLAIMS, EXCEPT FOR SELLER’S WARRANTIES. EXCEPT FOR SELLER’S WARRANTIES, NO WARRANTY OR REPRESENTATION IS MADE BY SELLER AS TO (A) FITNESS FOR ANY PARTICULAR PURPOSE, (B) MERCHANTABILITY, (C) DESIGN, (D) QUALITY, (E)
CONDITION, (F) OPERATION OR INCOME, (G) COMPLIANCE WITH DRAWINGS OR SPECIFICATIONS, (H) ABSENCE OF DEFECTS, (I) ABSENCE OF HAZARDOUS OR TOXIC SUBSTANCES, (J) ABSENCE OF FAULTS, (K) FLOODING, OR (L)
 

 
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COMPLIANCE WITH LAWS AND REGULATIONS INCLUDING, WITHOUT LIMITATION, THOSE RELATING TO HEALTH, SAFETY, AND THE ENVIRONMENT. PURCHASER ACKNOWLEDGES THAT PURCHASER HAS ENTERED INTO THIS AGREEMENT
WITH THE INTENTION OF MAKING AND RELYING UPON ITS OWN INVESTIGATION OF THE PHYSICAL, ENVIRONMENTAL, ECONOMIC USE, COMPLIANCE, AND LEGAL CONDITION OF THE PROPERTY AND THAT, EXCEPT FOR SELLER’S WARRANTIES, PURCHASER IS NOT NOW RELYING, AND WILL
NOT LATER RELY, UPON ANY REPRESENTATIONS AND WARRANTIES MADE BY SELLER OR ANYONE ACTING OR CLAIMING TO ACT, BY, THROUGH OR UNDER OR ON SELLER’S BEHALF CONCERNING THE PROPERTY. 
  
 CONSISTENT WITH THE FOREGOING AND SUBJECT SOLELY TO THE SELLER’S WARRANTIES, EFFECTIVE AS OF THE CLOSING DATE, PURCHASER, FOR ITSELF AND ITS AGENTS, AFFILIATES,
SUCCESSORS AND ASSIGNS, HEREBY RELEASES AND FOREVER DISCHARGES SELLER, ITS AGENTS, AFFILIATES, SUBSIDIARIES, SUCCESSORS AND ASSIGNS (COLLECTIVELY THE “RELEASEES”) FROM ANY AND ALL RIGHTS, CLAIMS AND DEMANDS AT LAW OR
IN EQUITY, WHETHER KNOWN OR UNKNOWN AT THE TIME OF THIS AGREEMENT, WHICH PURCHASER HAS OR MAY HAVE IN THE FUTURE, ARISING OUT OF THE PHYSICAL, ENVIRONMENTAL, ECONOMIC OR LEGAL CONDITION OF THE PROPERTY, INCLUDING, WITHOUT LIMITATION, ALL CLAIMS IN
TORT OR CONTRACT AND ANY CLAIM FOR INDEMNIFICATION OR CONTRIBUTION ARISING UNDER THE COMPREHENSIVE ENVIRONMENTAL RESPONSE, COMPENSATION, AND LIABILITY ACT (42 U.S.C. SECTION 9601, ET SEQ.) OR ANY SIMILAR FEDERAL, STATE OR LOCAL STATUTE, RULE OR
REGULATION. EXCEPT FOR SELLER’S WARRANTIES, PURCHASER, UPON CLOSING, SHALL BE DEEMED TO HAVE WAIVED, RELINQUISHED AND RELEASED SELLER AND ALL OTHER RELEASEES FROM AND AGAINST ANY AND ALL MATTERS AFFECTING THE PROPERTY. 

 
 THE FOREGOING RELEASE SHALL NOT OPERATE TO RELEASE ANY RELEASEE FROM ANY ACT OF FRAUD BY OR ON BEHALF OF SELLER AND IS
SUBJECT TO THE RIGHT OF ANY RELEASOR TO IMPLEAD ANY RELEASEE WITH RESPECT TO ANY PERSONAL INJURY CLAIMS OF THIRD PARTIES UNRELATED TO ANY RELEASOR MADE WITHIN ONE YEAR AFTER THE CLOSING DATE WHERE THE INJURY OCCURRED OR IS ALLEGED TO HAVE OCCURRED
DURING SELLER’S PERIOD OF OWNERSHIP. 
  
 THE PROVISIONS OF THIS PARAGRAPH 2.5 SHALL
SURVIVE INDEFINITELY ANY CLOSING OR TERMINATION OF THIS AGREEMENT AND SHALL NOT BE MERGED INTO THE CLOSING DOCUMENTS. 
  
  
 ARTICLE 3: TITLE AND SURVEY REVIEW 
  
 3.1  Title
Review.    Promptly after the execution hereof, to the extent such items have not been previously delivered, Seller shall (i) deliver to Purchaser a current as-built ALTA/ACSM for Urban Land title survey, including all items
on Table A thereof, except items 5, 12 and 14 and (ii) cause the Title Company to deliver to Purchaser a current title commitment in form promulgated by the State of Texas for an Owner’s Policy of Title Insurance (“Title
Report”) representing the obligation of Title Company, subject to the requirements therein, to issue to Purchaser, upon the recording of the deed conveying title to the Property from Seller to Purchaser, the payment of the Purchase Price,
and the satisfactions of the
 

 
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requirements therein, an owner’s policy of title insurance, in the amount of the Purchase Price, insuring good and indefeasible fee simple record title to the Property to be in Purchaser
(“Title Policy”). The costs of the survey delivered by Seller pursuant hereto shall be borne entirely by Seller if the transaction closes and by Purchaser if the transaction does not close through no fault of Seller. During the Due
Diligence Period, Purchaser shall review the Title Report; documents and information pertaining to the exceptions to title listed in the Title Report; and the As-built Survey with respect to the Property. 
  
 3.2  Title Objections.    Purchaser may advise Seller in writing and in reasonable detail, not later
than the expiration of the Due Diligence Period, what exceptions, if any, are not acceptable to Purchaser (the “Title Objections”). After receipt of Purchaser’s Title Objections, Seller may give Purchaser notice that Seller
will remove such Title Objections from title (or, if acceptable to Purchaser, in its reasonable judgment, afford the Title Company necessary information or certifications to permit it to insure over such exceptions) or that Seller elects not to
cause such exceptions to be removed or insured over, provided that Seller covenants and agrees to satisfy or cause the Title Company to insure against any lien or claim thereof securing any monetary obligation voluntarily incurred by Seller that is
not the obligation of any tenant or is assumed by Purchaser pursuant to this Agreement or is subject to the prorations and adjustments set forth herein (collectively, the “Monetary Obligations”) If, for any reason, Seller fails to
provide notice to Purchaser by the expiration of the Due Diligence Period that it elects to cure any Title Objection, such failure shall be deemed an election by Seller not to remove such Title Objection. If Seller so notifies or is deemed to have
notified Purchaser that Seller will not remove or insure over any or all of the Title Objections, Purchaser shall have until the expiration of the Due Diligence Period to determine whether (i) to proceed with the purchase and take the Property
subject to such exceptions or (ii) to terminate this Agreement. Purchaser’s failure to timely give Seller notice of termination pursuant to Paragraph 2.4 shall be deemed to be an irrevocable election by Purchaser under clause (i). Except for
the Title Objections that Seller elects in writing agrees to remove as provided above and any Monetary Obligations, the exceptions to title shown by the Title Report, the lien for non-delinquent real estate taxes and assessments, including
assessments by private covenant, matters disclosed by the As-built Survey, and any encumbrance arising from the acts of Buyer or its agents are called the “Permitted Exceptions” in this Agreement. In no event shall Permitted
Exceptions include matters arising subsequent to the effective date of the Title Report and As-built Survey which are not approved by Purchaser, which approval shall not be unreasonably withheld or delayed. During the Due Diligence Review Period,
the Purchaser shall obtain from the Title Company all assurances required by Purchaser with respect to any express coverages or endorsements that the Purchaser may require with respect to this transaction and, except in the case of the Nokia ROFO as
provided in Paragraph 3.3, inclusion of such express coverages or endorsements in the Title Policy to be issued at Closing is not a condition to Purchaser’s obligation to close. 
  
 3.3  Nokia ROFO.    The Leases of the Nokia Buildings contain a right of first offer or refusal (“Nokia ROFO”) in
connection with any sale of such property. Seller will reasonably cooperate with Purchaser and the Title Company to determine whether the Title Company will issue express coverage over any exception to the Nokia ROFO with respect to this
transaction, but without any obligation to incur any liability or expense or to retain any liability with respect thereto. As a condition to Purchaser’s obligation to close, the Title Policy that the Title Company commits to issue at the
Closing must include such coverage. 
  
 3.4  Affidavits.    Seller will
cooperate with the Title Company with respect to issuance of the Title Policy by executing at Closing, as a Closing delivery, a standard gap indemnity and an owner’s affidavit in a form satisfactory to Seller; provided, however, other than with
respect to the gap indemnity, Seller shall not be obligated to retain any liabilities or execute any indemnification agreement for the benefit of Buyer or the Title Company in connection therewith. 

 
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 ARTICLE 4: OPERATIONS AND RISK OF LOSS 
  
 4.1  Ongoing Operations.    During the pendency of this Agreement, Seller shall carry on its business and activities relating to the
Property substantially in the same manner as it did before the Effective Date. 
  
 4.2  Performance
under Leases and Service Contracts.    During the pendency of this Agreement, Seller will perform its material obligations under the Leases and Service Contracts (as defined herein). 
  
 4.3  New Contracts.    During the pendency of this Agreement, Seller will not enter into any contract
that will be an obligation affecting the Property subsequent to the Closing, except contracts entered into in the ordinary course of business that are terminable without cause on 30-days’ notice, without the prior consent of the Purchaser,
which shall not be unreasonably withheld or delayed. 
  
 4.4  Leasing
Arrangements.    During the pendency of this Agreement, Seller shall obtain Purchaser’s consent, which Purchaser shall not unreasonably withhold or delay, before entering into any other Lease, amendment, expansion, or
renewal. Purchaser shall be deemed to have consented to any such Lease, amendment, expansion, or renewal if it has not notified Seller specifying with particularity the matters to which Purchaser reasonably objects, within five days after its
receipt of Seller’s written request for consent, together with a description of the pertinent business terms of the Lease, amendment, expansion, or renewal. 
  
 4.5  Damage or Condemnation.    Risk of loss resulting from any condemnation or eminent domain proceeding which is commenced or has been threatened before the
Closing, and risk of loss to the Property due to fire, flood or any other cause before the Closing, shall remain with Seller. If before the Closing the Property shall be materially damaged, or if the Property or any material portion thereof shall be
subjected to a bona fide threat of condemnation or shall become the subject of any proceedings, judicial, administrative or otherwise, with respect to the taking by eminent domain or condemnation, then Purchaser may terminate this Agreement by
written notice to Seller given within 10 days after Purchaser learns of the damage or taking, in which event the Earnest Money shall be returned to Purchaser. If the Closing Date is within the aforesaid 10-day period, then Closing shall be extended
to the next business day following the end of said 10-day period. If no such election is made, and in any event if the damage is not material, this Agreement shall remain in full force and effect and the purchase contemplated herein, less any
interest taken by eminent domain or condemnation, shall be effected with no further adjustment, and upon the Closing of this purchase, Seller shall assign, transfer and set over to Purchaser all of the right, title and interest of Seller in and to
any awards that have been or that may thereafter be made for such taking, and Seller shall assign, transfer and set over to Purchaser any insurance proceeds that may thereafter be made for such damage or destruction, and Seller shall pay to
purchaser the amount of any deductible. For the purposes of this paragraph, the phrases “material damage” and “materially damaged” means damage, the cost to repair reasonably exceeding 5% of the Purchase Price.

  
 4.6  Punch List Items.    Seller is performing certain post-completion punch
list and other similar work. Promptly upon the execution hereof, Seller will provide Purchaser with a detailed description of any such work that will be unfinished as of the Closing, a list of any contracts for such unfinished work, and an estimated
cost to complete. During the Due Diligence Period, Seller and Purchaser will negotiate in good faith to reach final agreement on a form of escrow agreement (the “Escrow Agreement”) as to the work to be undertaken by Seller and the
amount to be placed in escrow to pay for the cost to complete such work; provided that if the parties are unable to so agree on the form of Escrow Agreement or the amount to be placed in escrow, either party may terminate this Agreement upon written
notice to the other party given on or before the last day of the Due Diligence Period. Pursuant to
 

 
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the Escrow Agreement to be executed by Purchaser, Seller and the Title Company, at Closing, Seller will place in the escrow established thereunder the amount so agreed upon by the parties and
shall thereafter cause such work to be completed. Subject to customary terms and conditions, the Escrow Agreement shall provide for release of the funds for progress payments and upon completion Any exception noted in the tenant’s estoppel
certificate delivered under Paragraph 5.1(d) with respect to uncompleted work that is covered by the agreement reached between Seller and Purchaser under this Paragraph 4.6 shall be deemed to be satisfied for purposes of such Paragraph 5.1(d).

  
  
 ARTICLE 5: CONDITIONS PRECEDENT 
  
 5.1  Purchaser’s Conditions.    Notwithstanding anything in this Agreement to the contrary,
Purchaser’s obligation to purchase the Property shall be subject to and contingent upon the satisfaction or waiver of the following conditions precedent: 
  
 (a)  Inspection.    Purchaser’s inspection and approval, in Purchaser’s sole and absolute discretion, within
the Due Diligence Period, of all physical, environmental, economic and legal matters relating to the Property, pursuant to Paragraph 2.2 above. This condition shall be deemed to have been satisfied if Purchaser fails to exercise its
termination right under Paragraph 2.4. 
  
 (b)  Title.    The willingness of Title Company to issue, upon the sole condition of the payment of its regularly scheduled premium, an owner’s policy of title insurance (the “Title
Policy”), insuring Purchaser in the amount of the Purchase Price that title to the Property is vested of record in Purchaser on the Closing Date subject only to the printed conditions and exceptions of such policy and the Permitted
Exceptions and in accordance with Paragraph 3.3, express coverage over the Nokia ROFO. 
  
 (c)  Performance.    Seller’s performance or tender of performance of all its material obligations under this Agreement and the material truth and accuracy of Seller’s express
representations and warranties in this Agreement as of the Closing Date, subject to Paragraph 9.3(b) below. 
  
 (d)  Tenant Estoppels.    Purchaser acknowledges that it has received estoppel certificates for all Leases consistent with the information in the rent roll delivered with the Property
Information (the “Rent Roll”) and substantially in the form attached hereto as Exhibit C. It shall be a condition to Purchaser’s obligation to close that by the Closing Date Purchaser has received the originals of each
of the estoppel certificates previously delivered to Purchaser. 
  
 (e)  Casualty or
Condemnation.    The Purchaser has not elected to terminate this Agreement pursuant to Paragraph 4.5. 
  
 (f)  Association/Governing Board Estoppels.    An estoppel signed by an authorized representative of any association, governing board, or other entity governing the
Property addressed to Purchaser in form and substance reasonably satisfactory to Purchaser. 
  
 (g)  Escrow Agreement.    Seller and Purchaser agree in writing as to the form and substance of the Escrow Agreement in accordance with Section 4.6 on or before the last day of the Due Diligence
Period. 
  
 (h)  Related Transaction.    Concurrently with the
execution of this Agreement, Purchaser and Carr Development & Construction, L.P. have executed that Purchase and Sale Agreement of even date herewith covering the property known as the Harcourt Building located in Austin, Texas (the
“Related Agreement”). It is a condition precedent to Purchaser’s obligation to close that the Closing occur
 

 
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simultaneously with the closing under the Related Agreement unless such failure is the result of Purchaser’s default under this Agreement or the Related Agreement. 
  
 5.2  Seller Conditions.    Notwithstanding anything in this Agreement to the contrary, Seller’s
obligation to sell the Property shall be subject to and contingent upon the satisfaction or waiver of the following conditions precedent: 
  
 (a)  Inspection.  The satisfaction of the condition set forth in Paragraph 5.1(a) above. 
  
 (b)  Performance.    Purchaser’s performance or tender of performance of all its material obligations under this
Agreement and the material truth and accuracy of Purchaser’s express representations and warranties in this Agreement as of the Closing Date. 
  
 (c)  Escrow Agreement.    Seller and Purchaser agree in writing as to the form and substance of the Escrow Agreement in
accordance with Section 4.6 on or before the last day of the Due Diligence Period. 
  
 (d)  Related Transaction.    It is a condition precedent to Seller’s obligation to close that the Closing occur simultaneously with the closing under the Related Agreement unless such failure
is the result of Seller’s default under this Agreement or the Related Agreement. 
  
 5.3  Failure
or Waiver of Conditions Precedent.    In the event any of the conditions set forth in Paragraphs 5.1 or 5.2 are not fulfilled or waived, the party benefited by such conditions may, by written notice to the other
party, terminate this Agreement, whereupon all rights and obligations hereunder of each party shall be at an end except those that expressly survive any termination. Either party may, at its election, at any time or times on or before the date
specified for the satisfaction of the condition, waive in writing the benefit of any of the conditions set forth in Paragraphs 5.1 and 5.2 above. In the event this Agreement is terminated as a result of any condition set forth in
Paragraph 5.1, Purchaser shall be entitled to a refund of the Earnest Money. In any event, Purchaser’s consent to the close of escrow pursuant to this Agreement shall waive any remaining unfulfilled conditions, and any liability on the
part of Seller for prior breaches of representations and warranties or other obligations of Seller hereunder. 
  
  
 ARTICLE 6: CLOSING 
  
 6.1  Closing.    The consummation of the transaction contemplated herein (“Closing”) shall occur on the Closing Date at the offices of the Escrow Agent through a standard deed and
money escrow established with the Escrow Agent. The parties shall establish the closing escrow and shall complete their closing deliveries (excepting only Purchaser’s delivery of the Purchase Price and the parties execution of the closing
statement) no later than the business day immediately preceding the Closing Date. On the Closing Date, the Purchaser shall deliver into escrow the Purchase Price, and the parties shall instruct the Escrow Agent to close the transaction immediately
upon receipt thereof and make disbursements according to the closing statements executed by the parties. Seller and Purchaser shall promptly execute and deliver to Escrow Agent any separate or additional escrow instructions requested by Escrow Agent
which are consistent with the terms of this Agreement. Any separate or additional instructions shall not modify or amend the provisions of this Agreement unless otherwise expressly set forth by mutual consent of Purchaser and Seller. 

 
 6.2  Seller’s Deliveries in Escrow.    On or before the Closing Date (as the same may
be extended as provided herein), Seller shall deliver in escrow to the Escrow Agent the following: 

 
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 (a)  Deed.    A special
warranty deed (warranting title only against grantor’s acts) (the “Deed”) in the form provided for under the law of the state where the Property is located, or otherwise in conformity with the custom in such jurisdiction and
satisfactory to Seller, executed and acknowledged by Seller, sufficient to vest in Purchaser title as insured by the Title Policy, provided that this delivery obligation shall not impose any additional obligation on Seller to cure any exception or
to retain any liability other than the Monetary Obligations. 
  
 (b)  Assignment of
Leases and Contracts and Bill of Sale.    An Assignment of Leases and Service Contracts and Bill of Sale in the form of Exhibit D attached hereto, executed by Seller; 
  
 (c)  State Law Disclosures.    Such disclosures and reports as are required by
applicable state and local law in connection with the conveyance of real property; 
  
 (d)  FIRPTA.    A Foreign Investment in Real Property Tax Act affidavit executed by Seller; 
  
 (e)  Additional Documents.    Any additional documents or deliveries required to be executed or delivered by Seller hereunder or, subject to the limitation that
Seller shall have no obligation to incur any expense or retain any liability except as expressly provided hereunder, that Escrow Agent or the Title Company may reasonably require for the proper consummation of the transaction contemplated by this
Agreement; 
  
 (f)  Consulting Agreement.    A consulting
agreement in the form of Exhibit F attached hereto, executed by Seller; and 
  
 (g)  Escrow Agreement.    The Escrow Agreement in the form agreed to pursuant hereto, executed by Seller, together with the deposit of the escrowed funds with the Escrow Agent. 

 
 6.3  Purchaser’s Deliveries in Escrow.    On or before the Closing Date, Purchaser
shall deliver in escrow to the Escrow Agent the following: 
  
 (a)  Purchase
Price.    The Purchase Price, less the Earnest Money that is applied to the Purchase Price, plus or minus applicable prorations, deposited by Purchaser with the Escrow Agent in immediate, same-day federal funds wired for
credit into the Escrow Agent’s escrow account; 
  
 (b)  Assignment of Leases and
Contracts and Bill of Sale.    An Assignment of Leases and Contracts and Bill of Sale in form of Exhibit D attached hereto, executed by Purchaser; 
  
 (c)  State Law Disclosures.    Such disclosures and reports as are required by applicable state and local law in
connection with the conveyance of real property; 
  
 (d)  Additional
Documents.    Any additional documents or deliveries required by Purchaser hereunder or that Escrow Agent or the Title Company may reasonably require for the proper consummation of the transaction contemplated by this
Agreement; 
  
 (e)  Consulting Agreement and Consulting
Fee.    The consulting agreement described in Paragraph 6.2(f), executed by Purchaser and the $450,000 consulting fee payable upon execution of the consulting agreement, deposited by Purchaser with the Escrow Agent by wire
transfer of funds into the closing escrow; and 
  
 (f)  Escrow
Agreement.    The Escrow Agreement in the form agreed to pursuant hereto, executed by Purchaser. 

 
 10 

 6.4  Closing Statements.    At the Closing, Seller and Purchaser shall deposit with
the Escrow Agent executed closing statements consistent with this Agreement in the form required by the Escrow Agent. 
  
 6.5  Possession.    Seller shall deliver possession of the Property to Purchaser at the Closing. 
  
 6.6  Post-Closing Deliveries.    Immediately after the Closing, Seller shall deliver to the offices of Purchaser’s property manager, to the extent in
Seller’s possession: the original Leases; copies or originals of all contracts, receipts for deposits, and unpaid bills; all keys, if any, used in the operation of the Property; and, if in Seller’s possession or control, any
“as-built” plans and specifications of the Improvements. 
  
 6.7  Notice to
Tenants.    Seller and Purchaser shall execute at Closing, and deliver to each tenant immediately after the Closing, notices regarding the sale in substantially in the form of Exhibit E attached hereto, or such other
form as may be required by applicable state law, and sufficient to relieve Seller from liability for the security deposits, and otherwise in compliance with the notice requirements of the respective Leases. 
  
 6.8  Closing Costs.    At Closing, Purchaser shall pay the cost of extended title coverage (to the
extent available in Texas) and any endorsements to the Title Policy, one-half of any escrow fees and all costs of recording, and any sales, gross receipts, compensating, documentary, excise, transfer, deed or similar taxes and fees imposed in
connection with this transaction. At Closing, Seller shall pay the premium for the basic Title Policy (in Texas the basic policy does not include deletion of the standard survey exception, among other exceptions) and one-half of any escrow fees.
Each party shall pay its own attorneys’ fees. 
  
 6.9  Close of
Escrow.    Upon satisfaction or completion of the foregoing conditions and deliveries, the parties shall direct the Escrow Agent to immediately record and deliver the documents described above to the appropriate parties and
make disbursements according to the closing statements executed by Seller and Purchaser. 
  
 ARTICLE 7: PRORATIONS AND
ADJUSTMENTS 
  
 Prorations and adjustments with respect to the Property shall be made as of the Closing Date as
set forth in this Article 7. 
  
 7.1  Prorations.    If the Purchase
Price is received by the Escrow Agent by noon, Washington, D.C. time, the day of Closing shall belong to Purchaser and all prorations hereinafter provided to be made as of the Closing shall each be made as of the end of the day before the Closing
Date. If the cash portion of the Purchase Price is not so received by Escrow Agent by noon, Washington, D.C. time on the Closing Date, then the day of Closing shall belong to Seller and such proration shall be made as of the end of the day that is
the Closing Date. Subject to the foregoing, in each such proration set forth below, the portion thereof applicable to periods beginning as of the Closing Date shall be credited to Purchaser or charged to Purchaser as applicable and the portion
thereof applicable to periods ending as of the Closing Date shall be credited to Seller or charged to Seller as applicable. 
  
 (a)  Rent.    All accrued rent, including rent for the portion of the month in which the Closing Date falls and other accrued income (and any applicable state or
local tax on rent) under Leases in effect on the Closing Date shall be prorated as of the Closing Date. Rent referenced under the Nokia Lease as “Additional Rent” for capital reserve expenditures, Landlord warranty service and other items,
shall be
 

 
 11 

 
prorated as base rent in accordance with this Paragraph 7.1(a). Any prepaid rents for the period following the Closing Date shall be paid over by Seller to Purchaser. Rent under this
Paragraph 7.1(a) does not include reimbursement for operating expenses that are provided for in Paragraph 7.1(b). 
  
 (b)  Operating Costs.    Seller, as landlord under the Leases, is currently collecting from tenants under the Leases additional rent to cover taxes, insurance, utilities (to the extent not paid
directly by tenants), common area maintenance and other operating costs and expenses (collectively, “Operating Costs”) in connection with the ownership, operation, maintenance and management of the Property. Seller and Purchaser
shall each receive a debit or credit, as the case may be, for the difference between the aggregate tenants’ current account balances for Operating Costs and amount of Operating Costs reimbursable to Seller [that is, Operating Costs that have
been paid by Seller or for which Seller retains the obligation to pay]. Operating Costs for Seller’s period of ownership shall be reasonably estimated by the parties if final bills are not available. Operating Costs that are not payable by
tenants either directly or reimbursable under the Leases shall be prorated between Seller and Purchaser. 
  
 (c)  Taxes and Assessments.    Real estate taxes and assessments imposed by governmental authority and any assessments by private covenant (collectively, “Taxes”) that are not yet
due and payable and that are not reimbursable by tenants under the Leases as Operating Costs shall be prorated as of the Closing Date based upon the most recent ascertainable assessed values and tax rates. Seller shall receive a credit for any taxes
and assessments paid by Seller and applicable to any period after the Closing. 
  
 (d)  Operating Costs and Taxes Payable Directly by Tenants.    There shall be no proration for any Operating Costs or Taxes that under the Leases are paid directly by the Tenant to the applicable
payee. 
  
 (e)  Final Adjustment After Closing.    If final
prorations cannot be made at Closing for any item being prorated under this Paragraph 7.1, then Purchaser and Seller agree to allocate such items on a fair and equitable basis as soon as invoices or bills are available and applicable
reconciliation with tenants have been completed, with final adjustment to be made as soon as reasonably possible after the Closing but no later than 180 days after the Closing, to the effect that income and expenses are received and paid by the
parties on an accrual basis with respect to their period of ownership. Payments in connection with the final adjustment shall be due within 10 days of written notice. Seller and Purchaser shall have reasonable access to, and the right to inspect and
audit, the other’s books to confirm the final prorations. 
  
 7.2  Leasing Commissions and Service
Contracts.    Leasing commissions for renewals, extensions, or expansions under that certain lease commission agreement dated May 19, 1998 between Seller and Cushman & Wakefield of Texas, Inc. shall be the obligation of
Purchaser, and at Closing, Purchaser shall assume such obligations in writing in accordance with such agreements or otherwise in writing satisfactory to Seller. Seller shall be responsible for any leasing commissions relating to the initial term of
the Leases, all of which Seller represents have been paid in full. At Closing, Purchaser will assume in writing the obligations arising from and after the Closing Date under those Service Contracts that are not terminable as of the Closing Date
without notice, expense, or liability to Seller. 
  
 7.3  Tenant
Deposits.    All tenant security deposits actually received by Seller (and interest thereon if required by law or contract to be earned thereon) and not theretofore applied to tenant obligations under the Leases shall be
transferred or credited to Purchaser at Closing or placed in escrow if required by law. As of the Closing, Purchaser shall assume Seller’s obligations related to tenant security deposits. 

 
 12 

  
 7.4  Utility Deposits.    Purchaser shall be
responsible for making any deposits required with utility companies. 
  
 7.5  Sale
Commissions.    Seller and Purchaser represent and warrant each to the other that they have not dealt with any real estate broker, sales person or finder in connection with this transaction other than the Brokers. If this
transaction is closed, Seller shall pay the Brokers in accordance with their separate agreements. The Brokers are independent contractors and are not authorized to make any agreement or representation on behalf of either party. Except as expressly
set forth above with respect to the Brokers, if any claim is made for broker’s or finder’s fees or commissions in connection with the negotiation, execution or consummation of this Agreement or the transactions contemplated hereby, each
party shall defend, indemnify and hold harmless the other party from and against any such claim based upon any purported or actual statement, representation or agreement of such indemnifying party. 
  
 ARTICLE 8: REPRESENTATIONS AND WARRANTIES 
  
 8.1  Seller’s Representations and Warranties.    As a material inducement to Purchaser to execute this Agreement and consummate this transaction, each named
Seller with respect to itself and the portion of the Property it owns, represents and warrants to Purchaser that: 
  
 (a)  Organization and Authority.    Seller has been duly organized and is validly existing as a Delaware limited partnership, in good standing in the State of Delaware and is qualified to do
business in the state in which the Property is located. Seller has the full right and authority and has obtained any and all consents required to enter into this Agreement and to consummate or cause to be consummated the transactions contemplated
hereby. This Agreement has been, and all of the documents to be delivered by Seller at the Closing will be, authorized and properly executed and constitutes, or will constitute, as appropriate, the valid and binding obligation of Seller, enforceable
in accordance with their terms. 
  
 (b)  Conflicts and Pending
Action.    Subject only to the Nokia ROFO, to Seller’s knowledge, there is no agreement binding on Seller which is in conflict with this Agreement. There is no action or proceeding pending or, to Seller’s knowledge,
threatened against Seller or the Property, including condemnation proceedings, which challenges or impairs Seller’s ability to execute or perform its obligations under this Agreement. 
  
 (c)  Leases.    With respect to those Leases, if any, for which no estoppel certificate is obtained in connection with
this Agreement, the copies of such Leases provided or made available to Purchaser pursuant to Paragraph 2.1 are true, correct and complete in all material respects; and the information set forth in the Rent Roll provided with the Property
Information is accurate as of the date thereof in all material respects. Seller’s representation in this Paragraph 8.1(c) shall be void and no claim shall be actionable or enforceable with respect to any Lease to the extent such matters
are covered in the tenant estoppel certificates obtained pursuant to Paragraph 5.1(d). 
  
 (d)  Service Contracts.    The list of service contracts affecting the Property (“Service Contracts”) delivered or made available to Purchaser as part of the Property Information
is true, correct, and complete as of the date of its delivery in all material respects. Neither Seller nor, to Seller’s knowledge, any other party is in material default under any Service Contract. 
  
 (e)  Compliance with Law, Licenses and Permits.    To Seller’s knowledge, Seller
is not in actual receipt of and has not received any written notice, addressed specifically to Seller and sent by any governmental authority or agency having jurisdiction over the Property, that the Property or its use is in
 

 
 13 

 
material violation of any law, ordinance, or regulation or in material non-compliance with any certificate of occupancy, license or permit. 
  

(f)  Work Under Any Directive.    To Seller’s knowledge, Seller is not in actual receipt of and has not
received any written notice or request of any municipal department, insurance company or board of fire underwriters (or organization exercising functions similar thereto), or mortgagee directed to Seller and requesting the performance of any work or
alteration to the Property which has not been complied with. 
  
 (g)  Bankruptcy.    Seller is “solvent as said term is defined by bankruptcy law” and has not made a general assignment for the benefit of creditors nor been adjudicated a bankrupt or
insolvent, nor has a receiver, liquidator, or trustee for any of Seller’s properties (including the Property) been appointed or a petition filed by or against Seller for bankruptcy, reorganization, or arrangement pursuant to the Federal
Bankruptcy Act or any similar Federal or state statute, or any proceeding instituted for the dissolution or liquidation of Seller. 
  
 (h)  Seller Not a Foreign Person.    Seller is not a “foreign person” which would subject Purchaser to the withholding tax provisions of Section 1445 of
the Internal Revenue Code of 1986, as amended. 
  
 (i)  Hazardous
Substances.    To Seller’s knowledge, the environmental reports listed in or delivered with the Property Information are all of such reports that Seller has caused to be prepared on its behalf in connection with its
acquisition and ownership of the Property, and to Seller’s knowledge, Seller is not in actual receipt of and has not received any written notice or request addressed specifically to Seller and sent by any governmental authority or agency with
respect to any investigation, administrative order, consent order and agreement, litigation, or settlement with respect to Hazardous Substances on the Property. “Hazardous Substances” means any substance, material, waste, pollutant
or contaminant listed or defined as hazardous or toxic under the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. Section 9601, et. seq., the Resource Conservation and Recovery Act, as
amended, 42 U.S.C. Section 6901 et. seq., any other so-called “super-fund” or “super-lien” laws, and the rules and regulations promulgated pursuant to these acts, and all state, regional, county, municipal and other
local laws, regulations, ordinances, rules or orders that are equivalent or similar to the federal laws recited above. 
  
 Subject to the limitations set forth in Paragraph 9.3, Seller shall be liable to Purchaser for any actual, direct loss, cost, damage, liability or expense incurred or suffered by Purchaser due to or arising out of the breach of any
representation or warranty contained in this Paragraph 8.1. “Seller’s knowledge” as used in this Agreement means the current actual knowledge of Bill Vanderstraaten and Chris Hendricks, officers of CarrAmerica Realty Corporation,
without any duty of inquiry or investigation. Seller represents and warrants that Messrs. Vanderstraaten and Hendricks are the persons having principal responsibility with Seller and CarrAmerica Realty Corporation for the development, management,
operation, and leasing of the Property. 
  
 8.2  Purchaser’s Representations and
Warranties.    As a material inducement to Seller to execute this Agreement and consummate this transaction, Purchaser represents and warrants to Seller that: 
  
 (a)  Organization and Authority.    Purchaser has been duly organized and is validly existing as a Georgia corporation,
in good standing in the State of Georgia and will on or before the Closing Date be qualified to do business in the state in which the Property is located. Purchaser has the full right and authority and has obtained any and all consents required to
enter into this Agreement and to consummate or cause to be consummated the transactions contemplated hereby. This Agreement has been, and all of
 

 
 14 

 
the documents to be delivered by Purchaser at the Closing will be, authorized and properly executed and constitutes, or will constitute, as appropriate, the valid and binding obligation of
Purchaser, enforceable in accordance with their terms. 
  
 (b)  Conflicts and Pending
Action.    To Purchaser’s knowledge, there is no agreement binding on Purchaser which is in conflict with this Agreement. There is no action or proceeding pending or, to Purchaser’s knowledge, threatened against
Purchaser which challenges or impairs Purchaser’s ability to execute or perform its obligations under this Agreement. 
  
 (c)  ERISA.    Purchaser does not hold the assets of any employee benefit plan within the meaning of 29 CFR 2501.3-101(a)(2). 
  
 ARTICLE 9: DEFAULT AND DAMAGES 
  
 9.1  Default by Purchaser.    If Purchaser shall default in its obligation to purchase the Property pursuant to this Agreement, Purchaser agrees that Seller shall have the right to have the Escrow
Agent deliver the Earnest Money to Seller as liquidated damages to recompense Seller for time spent, labor and services performed, and the loss of its bargain. Purchaser and Seller agree that it would be impracticable or extremely difficult to affix
damages if Purchaser so defaults and that the Earnest Money, together with the interest thereon, represents a reasonable estimate of Seller’s damages. Seller agrees to accept the Earnest Money as Seller’s total damages and relief hereunder
if Purchaser defaults in its obligation to close hereunder. If Purchaser does so default, this Agreement shall be terminated and Purchaser shall have no further right, title, or interest in or to the Property. 
  
 9.2  Default by Seller.    If Seller defaults in its obligation to sell and convey the Property to
Purchaser pursuant to this Agreement, Purchaser shall be entitled to the return by the Escrow Agent to Purchaser of the Earnest Money, and Purchaser’s sole remedy shall be to elect one of the following: (a) to terminate this Agreement, or (b)
to bring a suit for specific performance provided that any suit for specific performance must be brought within 90 days of Seller’s default, to the extent permitted by law, Purchaser waiving the right to bring suit at any later date. Purchaser
hereby waives any other rights or remedies. This Agreement confers no present right, title or interest in the Property to Purchaser and Purchaser agrees not to file a lis pendens or other similar notice against the Property except in connection
with, and after, the filing of a suit for specific performance. Notwithstanding the foregoing, should Seller cause a specific performance action to be ineffective by virtue of any further conveyance or encumbrance of the Property, or any portion
thereof, Purchaser shall be entitled to bring a suit for its reasonable out-of-pocket damages in an amount not to exceed $95,000 in the aggregate. 
  
 9.3  Limitations. 
  
 (a)  Limitation Period.    Seller’s covenants, indemnities, warranties and representations contained in this Agreement and in any document executed by Seller pursuant to this Agreement shall
survive Purchaser’s purchase of the Property only for a period commencing on the Closing Date and ending one year after the Closing Date (the “Limitation Period”). Seller’s liability for breach of any such covenant,
indemnity, representation or warranty with respect to the Property shall be limited to claims in excess of $18,000 (aggregate for all breaches), and Seller’s aggregate liability for claims arising out of such covenants, indemnities,
representations and warranties with respect to the Property shall not exceed $750,000 (aggregate for all breaches). Any claim by Purchaser of any alleged breach of such covenants, indemnities, warranties or representations must be asserted with
reasonable specificity by written notice delivered to Seller before the expiration of the Limitation Period, and any obligation of Seller with respect to any breach of any such covenant, indemnity, representation or warranty shall automatically
terminate
 

 
 15 

 
unless such notice is timely given, time being of the essence, within the Limitation Period. The Limitation Period and the termination of Seller’s liability shall apply to known as well as
unknown breaches of such covenants, indemnities, warranties or representations. Purchaser’s waiver and release set forth in Paragraph 2.5 shall apply fully to liabilities under such covenants, indemnitees, representations and warranties
and is hereby incorporated by this reference. Purchaser specifically acknowledges that such limitation of liability represents a material element of the consideration to Seller. The limitation as to Seller’s liability in this Paragraph
9.3(a) does not apply to Seller’s liability with respect to prorations and adjustments under Article 7 or to Paragraph 7.5. 
  
 (b)  Disclosure.    Notwithstanding any contrary provision of this Agreement, if Seller becomes aware during the
pendency of this Agreement prior to Closing of any matters which make any of their representations or warranties untrue in any material respect, Seller shall promptly disclose such matters to Purchaser in writing. In the event that Seller so
discloses any matters which make any of Seller’s representations and warranties untrue in any material respect, or in the event that Purchaser otherwise becomes aware during the pendency of this Agreement prior to Closing of any matters which
make any of Seller’s representations or warranties untrue in any material respect, Seller shall bear no liability for such matters other than Monetary Obligations, but Purchaser shall have the right to elect in writing on or before the Closing
Date, (i) to waive such matters and complete the purchase of the Property without reduction of the Purchase Price in accordance with the terms of this Agreement, or (ii) as to any such matters disclosed or of which Purchaser otherwise becomes aware
following the expiration of the Due Diligence Period, to terminate this Agreement. 
  
 ARTICLE 10: EARNEST MONEY
PROVISIONS 
  
 10.1  Investment and Use of Funds.    The Escrow Agent shall
invest the Earnest Money in government insured interest-bearing accounts satisfactory to Purchaser and Seller, shall not commingle the Earnest Money with any funds of the Escrow Agent or others, and shall promptly provide Purchaser and Seller with
confirmation of the investments made. If the Closing under this Agreement occurs, the Escrow Agent shall apply the Earnest Money to the Purchase Price on the Closing Date. 
  
 10.2  Termination.    Except as otherwise expressly provided herein, upon not less than five business days’ prior written notice
to the Escrow Agent and the other party, Escrow Agent shall deliver the Earnest Money to the party requesting the same; provided, however, that if the other party shall, within said five-business day period, deliver to the requesting party and the
Escrow Agent a written notice that it disputes the claim to the Earnest Money, Escrow Agent shall retain the Earnest Money until it receives written instructions executed by both Seller and Purchaser as to the disposition and disbursement of the
Earnest Money, or until ordered by final court order, decree or judgment, which is not subject to appeal, to deliver the Earnest Money to a particular party, in which event the Earnest Money shall be delivered in accordance with such notice,
instruction, order, decree or judgment. 
  
 10.3  Interpleader.    Seller and
Purchaser mutually agree that in the event of any controversy regarding the Earnest Money, unless mutual written instructions are received by the Escrow Agent directing the Earnest Money’s disposition, the Escrow Agent shall not take any
action, but instead shall await the disposition of any proceeding relating to the Earnest Money or, at the Escrow Agent’s option, the Escrow Agent may interplead all parties and deposit the Earnest Money with a court of competent jurisdiction
in which event the Escrow Agent may recover all of its court costs and reasonable attorneys’ fees. Seller or Purchaser, whichever loses in any such interpleader action, shall be solely obligated to pay such costs and fees of the Escrow Agent,
as well as the reasonable attorneys’ fees of the prevailing party in accordance with the other provisions of this Agreement. 

 
 16 

  
 10.4  Liability of Escrow Agent.    The
parties acknowledge that the Escrow Agent is acting solely as a stakeholder at their request and for their convenience, that the Escrow Agent shall not be deemed to be the agent of either of the parties, and that the Escrow Agent shall not be liable
to either of the parties for any action or omission on its part taken or made in good faith, and not in disregard of this Agreement, but shall be liable for its negligent acts and for any loss, cost or expense incurred by Seller or Purchaser
resulting from the Escrow Agent’s mistake of law respecting the Escrow Agent’s scope or nature of its duties. Seller and Purchaser shall jointly and severally indemnify and hold the Escrow Agent harmless from and against all costs, claims
and expenses, including reasonable attorneys’ fees, incurred in connection with the performance of the Escrow Agent’s duties hereunder, except with respect to actions or omissions taken or made by the Escrow Agent in bad faith, in
disregard of this Agreement or involving negligence on the part of the Escrow Agent. 
  
 ARTICLE 11: MISCELLANEOUS

  
 11.1  Parties Bound.    Except for an assignment pursuant to
Paragraph 11.14, neither party may assign this Agreement without the prior written consent of the other, and any such prohibited assignment shall be void. Subject to the foregoing, this Agreement shall be binding upon and inure to the benefit
of the respective legal representatives, successors, assigns, heirs, and devisees of the parties. Notwithstanding the foregoing, Purchaser may assign its rights hereunder to Wells Operating Partnership, L.P., Wells Real Estate Fund XIII, L.P. or a
joint venture which includes either of them, without the consent of Seller; provided that Purchaser shall not thereby be relieved of its obligations hereunder and the assignee shall assume in writing all of Purchaser’s obligations hereunder.

  
 11.2  Press Release.    Until the Closing, neither Seller nor Purchaser will
release or cause or permit to be released any press notices, or publicity (oral or written) or advertising promotion relating to, or otherwise announce or disclose or cause or permit to be announced or disclosed, in any manner whatsoever, the terms,
conditions or substance of this Agreement without first obtaining the written consent of the other party. The foregoing shall not preclude either party from discussing the substance or any relevant details of such transactions with any of its
attorneys, accountants, professional consultants, lenders, partners, investors, investor representatives, or any prospective lender, partner or investor, as the case may be, or prevent either party hereto, from complying with laws, rules,
regulations and court orders, including without limitation, governmental regulatory, disclosure, tax and reporting requirements. In addition to any other remedies available to a party, each party shall have the right to seek equitable relief,
including without limitation in junctive relief or specific performance, against the other party in order to enforce the provisions of this Paragraph 11.2. 
  
 11.3  Headings.    The article and paragraph headings of this Agreement are for convenience only and in no way limit or enlarge the
scope or meaning of the language hereof. 
  
 11.4  Invalidity and Waiver.    If
any portion of this Agreement is held invalid or inoperative, then so far as is reasonable and possible the remainder of this Agreement shall be deemed valid and operative, and effect shall be given to the intent manifested by the portion held
invalid or inoperative. The failure by either party to enforce against the other any term or provision of this Agreement shall not be deemed to be a waiver of such party’s right to enforce against the other party the same or any other such term
or provision in the future. 
  
 11.5  Governing Law.    This Agreement shall, in
all respects, be governed, construed, applied, and enforced in accordance with the law of the state in which the Property is located. 

 
 17 

  
 11.6  No Third Party Beneficiary.    This
Agreement is not intended to give or confer any benefits, rights, privileges, claims, actions, or remedies to any person or entity as a third party beneficiary, decree, or otherwise. 
  
 11.7  Entirety and Amendments.    This Agreement embodies the entire agreement between the parties and supersedes all prior agreements
and understandings relating to the Property except for any confidentiality agreement binding on Purchaser, which shall not be superseded by this Agreement. This Agreement may be amended or supplemented only by an instrument in writing executed by
the party against whom enforcement is sought. 
  
 11.8  Time.    Time is of the
essence in the performance of this Agreement. 
  
 11.9  Attorneys’
Fees.    Should either party employ attorneys to enforce any of the provisions hereof, the party against whom any final judgment is entered agrees to pay the prevailing party all reasonable costs, charges, and expenses,
including attorneys’ fees, expended or incurred in connection therewith. 
  
 11.10  Notices.    All notices required or permitted hereunder shall be in writing and shall be served on the parties at the addresses set forth in Paragraph 1.1. Any such notices shall be
either (a) sent by overnight delivery using a nationally recognized overnight courier, in which case notice shall be deemed delivered one business day after deposit with such courier, (b) sent by facsimile, with written confirmation by overnight or
first class mail, in which case notice shall be deemed delivered upon receipt of confirmation of transmission of such facsimile notice, or (c) sent by personal delivery, in which case notice shall be deemed delivered upon receipt. Any notice sent by
facsimile or personal delivery and delivered after 5:00 p.m., Washington, D.C. time, shall be deemed received on the next business day. A party’s address may be changed by written notice to the other party; provided, however, that no notice of
a change of address shall be effective until actual receipt of such notice. Copies of notices are for informational purposes only, and a failure to give or receive copies of any notice shall not be deemed a failure to give notice. 

 
 11.11  Construction.    The parties acknowledge that the parties and their counsel have
reviewed and revised this Agreement and that the normal rule of construction—to the effect that any ambiguities are to be resolved against the drafting party—shall not be employed in the interpretation of this Agreement or any exhibits or
amendments hereto. 
  
 11.12  Calculation of Time Periods.    Unless otherwise
specified, in computing any period of time described herein, the day of the act or event after which the designated period of time begins to run is not to be included and the last day of the period so computed is to be included, unless such last day
is a Saturday, Sunday or legal holiday for national banks in the location where the Property is located, in which event the period shall run until the end of the next day which is neither a Saturday, Sunday, or legal holiday. The last day of any
period of time described herein shall be deemed to end at 5:00 p.m., Washington, D.C. time. 
  
 11.13  Execution in Counterparts.    This Agreement may be executed in any number of counterparts, each of which shall be deemed to be an original, and all of such counterparts shall constitute
one Agreement. To facilitate execution of this Agreement, the parties may execute and exchange by telephone facsimile counterparts of the signature pages. 
  
 11.14  Section 1031 Exchange.    Seller may consummate the sale of the Property as part of a so-called like kind exchange (the “Exchange”) pursuant
to § 1031 of the Internal Revenue Code of 1986, as amended (the “Code”). Purchaser shall reasonably cooperate with Seller to effect such Exchange,
 

 
 18 

 
provided that (i) Seller shall effect the Exchange through an assignment of its rights under this Agreement to a qualified intermediary (to facilitate any Exchange, and solely for such purpose,
Seller may so assign the rights and obligations under this Agreement); (ii) Purchaser shall not be required to take an assignment of the purchase agreement for the replacement property, be required to acquire or hold title to any real property for
purposes of consummating the Exchange or be required to expend any additional costs or expenses to effect the Exchange; and (iii) Purchaser shall not by this agreement or acquiescence to the Exchange be responsible for compliance with or be deemed
to have warranted to Seller that the Exchange in fact complies with § 1031 of the Code. 
  
 11.15  WAIVER OF JURY TRIAL.    TO THE EXTENT PERMITTED BY APPLICABLE LAW, THE PARTIES HEREBY WAIVE ANY RIGHT TO TRIAL BY JURY IN ANY LEGAL PROCEEDING ARISING OUT OF OR RELATING TO THIS
AGREEMENT OR THE TRANSACTIONS CONTEMPLATED HEREBY. 
  
 [Signature Page Follows] 

 
 19 

  
 SIGNATURE PAGE TO 
 PURCHASE AND SALE AGREEMENT 
 BY AND BETWEEN CARRAMERICA REALTY, L.P. 
 AND 
 WELLS OPERATING PARTNERSHIP, L.P. 
  
 IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the Effective Date. 
  
 
	 CARRAMERICA REALTY, L.P.,
 a
Delaware limited partnership
  
 By: CarrAmerica Realty GP Holdings, Inc.,
         a Delaware corporation, its general partner
 
	 
	 By:
 	 	 /S/    KAREN B.
DORIGAN        
 
	 	
	

	 Name:
 	 	 Karen B. Dorigan
 
	 	
	

	 Title:
 	 	 Executive Vice President
 
	 	
	

	  	 	 “Seller”
 

 
  
 
	 WELLS OPERATING PARTNERSHIP, L.P.,
 a Delaware limited partnership
  
 By: Wells Real Estate Investment Trust,
Inc.,
         Maryland corporation, its general partner
 
	 
	 By:
 	 	 /S/    DOUGLAS P.
WILLIAMS        
 
	 	
	

	 Name:
 	 	 Douglas P. Williams
 
	 	
	

	 Title:
 	 	 Executive Vice President
 
	 	
	

	  	 	 “Purchaser”
 

 

 
 20 

  
 JOINDER OF ESCROW AGENT 
  
 Escrow Agent has executed this Agreement in order to confirm that Escrow Agent has received and shall hold the Earnest Money in escrow, shall disburse the Earnest Money
pursuant to the provisions of Article 10 hereof, and will execute and act as escrowee under the Escrow Agreement as aforesaid. 
  
 
	  	 	  	 	  	 	 CHICAGO TITLE INSURANCE COMPANY
 
	 
	  	 	  	 	  	 	 By:
 	 	 /S/    KAY
STARKEY        
 
	 	 	 	 	 	 	 	
	

	  	 	  	 	  	 	 Name:
 	 	 Kay Starkey
 
	 	 	 	 	 	 	 	
	

	 Date:
 	 	 7/22/02
 	 	  	 	 Title:
 	 	 Commercial Escrow Officer
 
	 	
	
	 	 	 	 	
	

	  	 	  	 	  	 	  	 	 “Escrow Agent”
 

 

 
 21 

  
 EXHIBITS 
  
 
	 
	 A —
 	 	 Legal Description
 
	 
	 B —
 	 	 Property Information
 
	 
	 C —
 	 	 Tenant Estoppel Form
 
	 
	 D —
 	 	 Assignment of Leases and Contracts and Bill of Sale
 
	 
	 E —
 	 	 Notice to Tenants
 
	 
	 F —
 	 	 Consulting Agreement
 

 

  
 EXHIBIT A 
  
 LEGAL DESCRIPTION 
  
 The real property
described in Commitment for Title Insurance No. 44-903-80-000576708 issued by Chicago Title Insurance Company on June 3, 2002 and having an effective date of May 16, 2002. 

 
 A-1 

  
 EXHIBIT B 
  
 PROPERTY INFORMATION 
  
 Due Diligence Items—Nokia Building

  
 
	 
	 1.
 	  	 Leases from Nokia, Inc. dated October 22, 1999, October 14, 1998 and July 17, 1998. First Amendment dated September
29, 2000
 
	 
	 2.
 	  	 Guaranties from Nokia Corporation, dated October 22, 1999, October 14, 1998 and July 17, 1998
 
	 
	 3.
 	  	 Property financial statements (Calendar years 1999, 2000, 2001 and 2002 through May 31)
 
	 
	 4.
 	  	 Property general ledger statements (Calendar years 2000, 2001 and 2002 through May 31)
 
	 
	 5.
 	  	 Aged Receivable Reports, dated December 31, 2002 and May 31, 2002
 
	 
	 6.
 	  	 Property Budget Calendar Year 2002
 
	 
	 7.
 	  	 Property Budget Variance Reports, dated January 31, 2002 and May 31, 2002
 
	 
	 8.
 	  	 Certificate of Insurance for Nokia, Inc. provided by Marsh USA, valid date February 1, 2002
 
	 
	 9.
 	  	 Zoning Ordinance, letter dated May 27, 1997
 
	 
	 10.
 	  	 Property Tax Values and Rates, Irving, TX
 
	 
	 11
 	  	 Phase I Environmental Site Assessment, Mission Geoscience, Inc. July 18, 1997
 
	 
	 12.
 	  	 Subsurface Exploration Report, Terracon Consultants, Inc. July 17, 1997
 
	 
	 13.
 	  	 ADA Compliance Surveys, Accessibility Express, August 14, 2000, September 14, 2000 and June 20, 2001

	 
	 14.
 	  	 As-built Plans, Good Fulton and Farrell (hard copy and CD_ROM)
 
	 
	 15.
 	  	 Operating and Maintenance Manuals—HVAC equipment and controls, fire protection systems, elevator

	 
	 16.
 	  	 Warranties—Core/shell, HVAC equipment, roofing, fire/safety, parking lot, contractor
 
	 
	 17.
 	  	 Building permits and Inspection reports (including Fire Marshall inspections)
 
	 
	 18.
 	  	 Certificates of Occupancy—Building and Tenant Space
 
	 
	 19.
 	  	 Commission Agreements
 
	 
	 20.
 	  	 Photo disk
 
	 
	 21.
 	  	 Boundary sketch
 
	 
	 22.
 	  	 Architect’s verification of building measurements
 
	 
	 23.
 	  	 Rent Rolls—May 31, 2002
 
	 
	 24.
 	  	 Tenant Ledger(s)—May 31, 2002
 
	 
	 25.
 	  	 Tenant Correspondence and History files
 
	 
	 26.
 	  	 HVAC Submittals
 
	 
	 27.
 	  	 General contractor specifications
 

 

 
 B-1Lease Agmt for Bldg No. 1 of Nokia Dallas Bldgs

 EXHIBIT 10.80 
  
 LEASE AGREEMENT 
 FOR BUILDING NO. 1 OF THE NOKIA DALLAS BUILDINGS 

 
 
 Lease 
  
 THE COMMONS OF LAS COLINAS 
 BUILDING I

 IRVING, TEXAS 
  
 
 
 Between 
  
 NOKIA INC. 
 a Delaware corporation 
 (Tenant) 
  
 and 
  
 CARRAMERICA REALTY, L.P., 
 a Delaware limited partnership 
 (Landlord) 
  

  
 LEASE 
  
 THIS LEASE (the “Lease”) is made as of this              day of October, 1998 between
CarrAmerica Realty, L.P., a Delaware limited partnership (the “Landlord”) and the Tenant as named in the Schedule below. The term “Project” means the three (3) building complex including
Building I (the “Building”) known as “The Commons of Las Colinas” and the land (the “Land”) located along Connection Drive and S.H. 114, Irving, Texas described on Appendix A-1.
“Premises” means that part of the Project leased to Tenant described in the Schedule and outlined on Appendix A. 
  
 The following schedule (the “Schedule”) is an integral part of this Lease. Terms defined in this Schedule shall have the same meaning throughout the Lease. 

 
 SCHEDULE 
  

	 	1.
	 
	Tenant: NOKIA INC. 
 

  

	 	2.
	 
	Premises: Covering all nine (9) stories in the Building, as more particularly shown on the Plans 
 

  

	 	3.
	 
	Rentable Square Feet of the Premises: 228,196, subject to final verification upon completion of the Building 
 

 

	 	4.
	 
	Tenant’s Proportionate Share: 41.49% based upon a total of 550,000 rentable square feet in the Project, subject to verification upon completion of
the Building by each of Tenant’s and Landlord’s architect pursuant to Paragraph 15 of the Work Agreement attached hereto as Appendix C). 
 

  

	 	5.
	 
	Security Deposit: None. 
 

  

	 	6.
	 
	Tenant’s Real Estate Broker for this Lease: Cushman & Wakefield of Texas, Inc. 
 

  

	 	7.
	 
	Landlord’s Real Estate Broker for this Lease: None. 
 

  

	 	8.
	 
	Tenant Improvements, if any: See the Work Agreement attached hereto as Appendix C. 
 

  

	 	9.
	 
	Commencement Date: For Floors 3 and 4: May 1, 1999; for Floors 5 and 6: May 14, 1999; for Floor 7: May 25, 1999; for Floors 1 and 2: July 6, 1999; for
Floor 8: June 15, 1999; and for Floor 9: July 1, 1999 but if the Premises are subject to new construction pursuant to Appendix C, the earlier to occur of (i) the date Tenant occupies the applicable portion of the Premises, or (ii) the Completion
Date, as defined therein, if it is later; Landlord and Tenant shall execute a Commencement Date Confirmation substantially in the form of Appendix E promptly following the Commencement Date which shall, among other matters, conclusively establish
the square footage of the Premises and the Building. 
 

  

	 	10.
	 
	Termination Date/Term: Ten (10) years after the Commencement Date, or if the Commencement Date is not the first day of a month, then on the last day of
the month in which the tenth (10th) anniversary of the Commencement Date occurred. 
 

  

	 	11.
	 
	Guarantor: Nokia Corporation. 
 

  

	 	12.
	 
	Expense Stop: $6.00/rentable square feet. 
 

  

	 	13.
	 
	Base Rent: * 
 

  
 
	 Period
 
	  	 Annual
 Base
Rent
 
	  	 Monthly
 Base
Rent
 

	 Years 1-5
 	  	 $
 	 23.65/square foot
 	  	 $
 	 449,736
 
	 Years 6-10
 	  	 $
 	 25.35/square foot
 	  	 $
 	 482,064
 

 
 

	*
	 
	subject to increase pursuant to the terms of the Work Agreement (Appendix C). 
 

  
 1.  LEASE AGREEMENT.    On the terms stated in this Lease, Landlord leases the Premises to Tenant,
and Tenant leases the Premises from Landlord, for the Term beginning on the
 

 
 1 

 
Commencement Date and ending on the Termination Date unless extended or sooner terminated pursuant to this Lease. 
  
 2.  RENT. 
  
 A.  Types of Rent.    Tenant shall pay the following Rent in the form of a check to Landlord at the following address (if the address or wire transfer information
is not available at the time of execution of this Lease, Landlord shall subsequently provide them to Tenant by notice sent in accordance with this Lease): 
  
 CarrAmerica Realty, L.P. 
 t/a Commons of Las Colinas 
 P.O. Box              
 Atlanta, GA 30384-             
  
 or by
wire transfer as follows: 
  
 NationsBank, N.A. (South) 
 ABA Number 061-000-052 
 Account Number
             
  
 or in such other manner as Landlord may notify Tenant
reasonably in advance of the applicable payment due date: 
  
 (1)   Base Rent in
monthly installments in advance, the first monthly installment payable upon the Commencement Date and thereafter on or before the first day of each month of the Term in the amount set forth on the Schedule. It is understood that Base Rent for the
first year of the Term shall be calculated and paid to reflect the fact that the Premises will become available for occupancy in increments and that there will be a different Commencement Date for each increment of the Premises. 

 
 (2)   Operating Cost Share Rent in an amount equal to the Tenant’s Proportionate Share of
the excess of Operating Costs for the applicable fiscal year of the Lease (the “Excess Operating Costs”) over the product of the Expense Stop times the Rentable Square Feet of the Premises (the “Base Operating
Costs”), paid monthly in advance in an estimated amount. Definitions of Operating Costs and Tenant’s Proportionate Share, and the method for billing and payment of Operating Cost Share Rent are set forth in Sections 2B, 2C and
2D. 
  
 The Controllable Operating Cost Share Rent (defined below) applicable to the second fiscal
year of the Lease shall be the lesser of (i) Tenant’s Proportionate Share of Controllable Operating Costs during the second fiscal year, or (ii) the sum of Tenant’s Proportionate Share of Controllable Operating Costs for the first fiscal
year, plus 4% (such sum is the “Cap Amount”). 
  
 The Controllable Operating
Cost Share Rent applicable to each fiscal year thereafter shall be the lesser of (i) Tenant’s Proportionate Share of Controllable Operating Costs during the applicable fiscal year, or (ii) the sum of the Cap Amount for the immediately preceding
fiscal year, plus 4%. 
  
 “Controllable Operating Cost Share Rent” shall be
an amount equal to Tenant’s Proportionate Share of Controllable Operating Costs. “Controllable Operating Costs” means all Operating Costs other than costs related to Taxes (as defined below) insurance, collectively
bargained union wages, electricity and other utilities (herein, “Non-Controllable Operating Costs”). There shall be no cap on Non-Controllable Operating Costs. 
  
 Assume, for example, Controllable Operating Cost Share Rent for the first fiscal year of $100.00. In the second fiscal year, Controllable Operating Cost
Share Rent would
 

 
 2 

 
be the lesser of (i) Tenant’s Proportionate Share of Controllable Operating Costs for the second fiscal year, or (ii) $104.00 ($100.00 plus 4%, which would be the Cap Amount). In the third
year, Controllable Operating Cost Share Rent would be the lesser of (i) Tenant’s Proportionate Share of Controllable Operating Costs for the third fiscal year, or (ii) $108.16 ($104.00 plus 4%, which becomes the Cap Amount for the following
year). 
  
 (3)  Electrical Cost Share Rent in an amount equal to the sum of (a) all
electricity used by the Premises; plus (b) Tenant’s Proportionate Share of all electricity used by the Project (“Electrical Costs”). Electrical Costs exclude any electricity charges attributable to any tenantable areas
(i.e., those areas either leased or being held for lease by Landlord) and any charges paid directly by Tenant to the electric utility company pursuant to a contract between such parties. Such amount shall be payable monthly in advance in an
estimated amount. The method of billing and payment of Electrical Cost Share Rent is set forth in Sections 2B and 2D. 
  
 (4)  Additional Rent in the amount of all costs, expenses, liabilities, and amounts which Tenant is required to pay under this Lease, excluding Base Rent, Operating Cost Share Rent and Electrical Cost Share
Rent, but including any interest for late payment of any item of Rent. 
  
 (5)  Rent
as used in this Lease means Base Rent, Operating Cost Share Rent, Electrical Cost Share Rent and Additional Rent. Tenant’s agreement to pay Rent is an independent covenant, with no right of setoff, deduction or counterclaim of any kind.

  
 B.  Payment of Operating Cost Share Rent and Electrical Cost Share Rent.

  
 (1)  Payment of Estimated Operating Cost Share Rent and Electrical Cost Share
Rent.    Landlord shall estimate the Operating Costs and Electrical Costs (please see clause A.(4) above for limits on definition of Electrical Costs and clause B.(4) below for “true-up” provisions) of the Project
by April 1 of each fiscal year, or as soon as reasonably possible thereafter. Landlord may revise these estimates whenever it obtains more accurate information, such as the final real estate tax assessment or tax rate for the Project. 

 
 Within thirty (30) days after receiving the original or revised estimate from Landlord setting forth (a) an
estimate of Operating Costs for a particular fiscal year, (b) the Base Operating Costs, and (c) the resulting estimate of Excess Operating Costs for such fiscal year, Tenant shall pay Landlord one-twelfth (1/12th) of Tenant’s Proportionate
Share of the estimated Excess Operating Costs, multiplied by the number of months that have elapsed in the applicable fiscal year to the date of such payment including the current month, minus payments previously made by Tenant for the months
elapsed. On the first day of each month thereafter, Tenant shall pay Landlord one-twelfth (1/12th) of Tenant’s Proportionate Share of this estimate, until a new estimate becomes applicable. 
  

Within thirty (30) days after receiving the original or revised estimate setting forth an estimate of Tenant’s Proportionate Share of Electrical
Costs for a particular fiscal year, Tenant shall pay Landlord one-twelfth (1/12th) of the estimated Tenant’s Proportionate Share of Electrical Costs, multiplied by the number of months that have elapsed in the applicable fiscal year to the date
of payment, including the current month, minus payments previously made by Tenant for the months elapsed. On the first day of each month thereafter, Tenant shall pay Landlord one-twelfth (1/12th) of Tenant’s Proportionate Share of such
estimate, until a new estimate becomes available. 
  
 (2)  Correction of Operating Cost
Share Rent.    Landlord shall deliver to Tenant a report for the previous fiscal year (the “Operating Cost Report”) by May 15 of each year, or as soon as reasonably possible thereafter, setting forth
(a) the actual Operating Costs incurred, (b) the Base Operating Costs, (c) the amount of Operating Cost Share Rent due from Tenant, and (d) the amount of Operating Cost Share Rent paid by Tenant. Within thirty (30) days after such delivery, Tenant
shall pay to Landlord the amount due
 

 
 3 

 
minus the amount paid. If the amount paid exceeds the amount due, Landlord shall apply the excess to Tenant’s payments of Operating Cost Share Rent next coming due and, if such excess has
not been fully applied within six (6) months, then against other Rent, next becoming due. Notwithstanding the foregoing, all sums owed by Landlord to Tenant pursuant to the preceding sentence shall be fully applied or paid prior to the end of the
calendar year in which such overpayment occurs. If this Lease has been terminated prior to such determination, such excess will be promptly paid to Tenant. 
  
 (3)  Correction of Electrical Cost Share Rent.    Landlord shall deliver to Tenant a report for the previous fiscal
year (the “Electrical Cost Report”) by May 15 of each year, or as soon as reasonably possible thereafter, setting forth (a) the actual Electrical Costs, (b) the amount of Electrical Cost Share Rent due from Tenant, and (c)
the amount of Electrical Cost Share Rent paid by Tenant. Within thirty (30) days after such delivery, Tenant shall pay to Landlord the amount due from Tenant minus the amount paid by Tenant. If the amount paid exceeds the amount due, Landlord shall
apply any excess as a credit against Tenant’s payments of Electrical Cost Share Rent next coming due and, if such excess has not been fully applied within six (6) months, then against other Rent next coming due. Notwithstanding the foregoing,
all sums owed by Landlord to Tenant pursuant to the preceding sentence shall be fully applied or paid prior to the end of the calendar year in which such overpayment occurs. If this Lease has been terminated prior to such determination, such excess
will be promptly paid to Tenant. 
  
 C.  Definitions. 
  
 (1)  Included Operating Costs.    “Operating Costs” means any
expenses, costs and disbursements of any kind other than Electrical Costs, paid or incurred by Landlord in connection with the management, maintenance, operation, insurance, repair and other related activities in connection with any part of the
Project and of the personal property, fixtures, machinery, equipment, systems and apparatus used in connection therewith, including the cost of providing those services required to be furnished by Landlord under this Lease and Taxes (as defined
below). Operating Costs shall also include an annual capital reserve equal to the product of $0.15 times the Rentable Square Feet of the Premises (the “Capital Reserve Amount”). 
  
 If the Project is not fully occupied during any portion of any fiscal year, Landlord may adjust in a manner equitable to
Tenant and the other tenants in the Project (an “Equitable Adjustment”) Operating Costs to equal what would have been incurred by Landlord had the Project been fully occupied. This Equitable Adjustment shall apply only to
Operating Costs which are variable and therefore increase as occupancy of the Project increases. Landlord may incorporate the Equitable Adjustment in its estimates of Operating Costs. 
  
 (2)  Excluded Operating Costs.    Operating Costs shall not include: 
  
 (a)   costs of alterations of tenant premises; 
  
 (b) costs of capital improvements other than the Capital Reserve Amount; 
  
 (c) interest and principal payments on mortgages or any other debt costs, or rental payments on any ground lease of the Project; 
  
 (d) real estate brokers’ leasing commissions; 
  
 (e) legal fees, space planner fees and advertising expenses incurred with regard to leasing the Project or portions thereof; 
  
 (f) any cost or expenditure for which Landlord is reimbursed, by insurance proceeds or otherwise, except by Operating
Cost Share Rent; 

 
 4 

  
 (g)  the cost of any service furnished to any office
tenant of the Project which Landlord does not make available to Tenant; 
  
 (h)  depreciation; 
  
 (i)  franchise or income taxes imposed
upon Landlord, except to the extent imposed in lieu of all or any part of Taxes; 
  
 (j)  costs of correcting defects in construction of the Project(as opposed to the cost of normal repair, maintenance and replacement expected with the construction materials and equipment installed in the Project in light
of their specifications); 
  
 (k)  legal and auditing fees which are for the benefit of
Landlord such as collecting delinquent rents, preparing tax returns and other financial statements; 
  
 (l)  the wages of any employee for services not related directly to the management, maintenance, operation and repair of the Project; 
  
 (m)  fines, penalties and interest; 
  
 (n)  any ground lease rental; 
  
 (o)  depreciation, amortization and interest payments (except as provided herein and except on materials, tools, supplies and vendor-type equipment purchased by Landlord to enable Landlord to supply services Landlord might
otherwise contract for with a third party) where such depreciation, amortization and interest payments would otherwise have been included in the charge for such third party’s services, all as determined in accordance with GAAP, consistently
applied, and when depreciation or amortization is permitted or required, the item shall be amortized over its reasonably anticipated useful life; 
  
 (p)  costs incurred by Landlord due to the violation by Landlord or any tenant of the terms and conditions of any lease of space in the Project;

  
 (q)  overhead and profit increment paid to Landlord or to subsidiaries or affiliates
of Landlord for goods and/or services in the Project to the extent same exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis; 
  
 (r)  any compensation paid to clerks, attendants or other persons in commercial concessions operated by Landlord or in the parking garage of the
Project and/or all fees paid to any parking facility operator (on or off site) (provided, however, if Landlord provides such parking free of charge to Tenant, these expenses may be included as Operating Costs); 
  
 (s)  advertising and promotional expenditures; 
  
 (t)  electric power costs for which any tenant directly contracts with the local public service company; 
  
 (u)  tax penalties to the extent incurred as a result of Landlord’s negligence, inability or unwillingness
to make payments and/or to file any income tax or informational returns when due; 
  
 (v)  costs arising from the presence of asbestos in or about the Project; and 

 
 5 

  
 (w)  costs arising from Landlord’s charitable or
political contributions. 
  
 (x)  any expense associated with the initial construction or
maintenance of other portions of the Project, until such other portions of the Project are occupied by tenants paying rent and operating expenses to Landlord. 
  
 (3)  Taxes.    “Taxes” means any and all taxes, assessments and charges of any kind, general or
special (except as set forth below), ordinary or extraordinary, levied against the Project, which Landlord shall pay or become obligated to pay in connection with the ownership, leasing, renting, management, use, occupancy, control or operation of
the Project or of the personal property, fixtures, machinery, equipment, systems and apparatus used in connection therewith. Taxes shall include real estate taxes, personal property taxes, sewer rents, water rents, special or general assessments
(other than special assessments made by taxing authorities for roads, sewers or similar improvements related to a “business park”), transit taxes, ad valorem taxes, and any tax which may in the future be levied on the rents hereunder or on
the interest of Landlord under this Lease (the “Rent Tax”). Taxes shall also include all reasonable fees and other reasonable costs and expenses paid by Landlord in reviewing any tax and in seeking a refund or reduction of
any Taxes, whether or not the Landlord is ultimately successful. Landlord agrees to use all commercially reasonable efforts to insure that Taxes do not exceed the amount per rentable square foot of comparable buildings within The Commons of Las
Colinas area. If Landlord elects not to protest Taxes, Tenant may deliver written notice to Landlord requesting that Landlord protest Taxes. If Landlord fails to file such protest within thirty (30) days following Landlord’s receipt of
Tenant’s notice then Tenant may, at Tenant’s cost, file such protest on Landlord’s behalf and with Landlord’s cooperation, but such cooperation will not obligate Landlord to incur any tax protest costs. If Tenant files such
protest and Taxes are increased from that proposed prior to such protest, Tenant must promptly pay to Landlord an amount equal to the increased Taxes for the current and all future years, all as calculated in a manner reasonably acceptable to
Landlord. 
  
 For any year, the amount to be included in Taxes (a) from taxes or assessments payable
in installments, shall be the amount of the installments (with any interest) due and payable during such year, and (b) from all other Taxes, shall at Landlord’s election be the amount accrued, assessed, or otherwise imposed for such year or the
amount due and payable in such year. Any refund or other adjustment to any Taxes by the taxing authority, shall apply during the year in which the adjustment is made. 
  
 Taxes shall exclude any net income (except Rent Tax), capital, stock, succession, transfer, franchise, gift, estate or inheritance tax, except to the extent
that such tax shall be imposed in lieu of any portion of Taxes. Taxes shall also exclude any governmental or business park special assessments (such as for roads and sewers). 
  
 (4)  Lease Year.    “Lease Year” means each consecutive twelve-month period beginning with the
Commencement Date, except that if the Commencement Date is not the first day of a calendar month, then the first Lease Year shall be the period from the Commencement Date through the final day of the twelve months after the first day of the
following month, and each subsequent Lease Year shall be the twelve months following the prior Lease Year. 
  
 (5)  Fiscal Year.    “Fiscal Year” means the calendar year, except that the first fiscal year and the last fiscal year of the Term may be a partial calendar year.

  
 D.  Computation of Base Rent and Rent Adjustments. 
  
 (1)  Prorations.    If this Lease begins on a day other than the first day of a
month, the Base Rent, Operating Cost Share Rent, Electrical Cost Share Rent, shall be prorated for such partial month based on the actual number of days in such month. If this Lease begins on a day other than the first day, or ends on a day other
than the last day, of
 

 
 6 

 
the fiscal year, Operating Cost Share Rent and Electrical Cost Share Rent, shall be prorated for the applicable fiscal year. 
  
 (2)  Default Interest.    Any sum due from Tenant to Landlord not paid when due shall bear interest from the date due
until paid at the lesser of the maximum rate permitted by applicable law or the then Prime Rate (as hereinafter defined) plus five percent (5%) per annum. 
  
 (3)  Rent Adjustments.    The square footage of the Premises and the Building set forth in the Commencement Date
Confirmation, when executed will be conclusively deemed to be the actual square footage thereof, without regard to any subsequent remeasurement of the Premises or the Building. If any Operating Cost paid in one fiscal year relates to more than one
fiscal year, Landlord may proportionately allocate such Operating Cost among the related fiscal years. 
  
 (4) Books and Records.    Landlord shall maintain books and records reflecting the Operating Costs, Taxes and Electrical Cost in accordance with sound accounting and management practices. Tenant and
its certified public accountant shall have the right to inspect Landlord’s records at Landlord’s office upon at least seventy-two (72) hours’ prior notice during normal business hours during (a) the eighteen (18) months following the
respective delivery of the Operating Cost Report or the Electrical Cost Report relating to the first two (2) Lease Years or (b) six (6) months following the respective delivery of the Operating Cost Report or the Electrical Cost Report relating to
subsequent Lease Years. Tenant’s facilities management consultant may join Tenant’s certified public accountant in Tenant’s inspection of Landlord’s records. The results of any such inspection shall be kept strictly confidential
by Tenant and its agents, and Tenant and its certified public accountant must agree, in their contract for such services, to such confidentiality restrictions and shall specifically agree that the results shall not be made available to any other
tenant of the Building. Unless Tenant sends to Landlord any written exception to either such report within the said eighteen (18) months or six (6) months period (as the case may be), such report shall be deemed final and accepted by Tenant. Tenant
shall pay the amount shown on both reports in the manner prescribed in this Lease, whether or not Tenant takes any such written exception, without any prejudice to such exception. If Tenant makes a timely exception, Landlord shall select and cause
an independent certified public accountant, reasonably acceptable to Tenant, with at least ten (10) years of experience in auditing the books and records of commercial office projects to issue a final and conclusive resolution of Tenant’s
exception. The cost of such certification shall be borne equally by Tenant and Landlord. 
  
 (5)  Miscellaneous.    So long as Tenant is in default of any monetary obligation under this Lease after the expiration of any applicable cure period, Tenant shall not be entitled to any refund of
any amount from Landlord but when such default is cured Tenant will receive such refund. If this Lease is terminated for any reason prior to the annual determination of Operating Cost Share Rent or Electrical Cost Rent, either party shall pay the
full amount due to the other within thirty (30) days after Landlord’s notice to Tenant of the amount when it is determined. Landlord may commingle any payments made with respect to Operating Cost Share Rent or Electrical Cost Rent, without
payment of interest. 
  
 3.  PREPARATION AND CONDITION OF PREMISES; POSSESSION AND SURRENDER
OF PREMISES. 
  
 A.  Condition of
Premises.    Landlord shall, at Landlord’s expense, cause the Premises to be completed in a good and workman-like manner in accordance with the terms and provisions of the Work Agreement attached as Appendix C.

  
 B.  Tenant’s Possession.    Tenant’s taking
possession of any portion of the Premises shall be conclusive evidence that the Premises was in good order, repair and condition, except for punch list items, if any, identified by Tenant to Landlord by written notice delivered to Landlord
 

 
 7 

 
no later than 30 days following substantial completion of the Initial Improvements and, for a period of two (2) years following the Commencement Date or the period any applicable warranty is in
effect, whichever is later, any latent defects in the Premises. If Landlord authorizes Tenant to take possession of any part of the Premises prior to the Commencement Date for purposes of doing business, all terms of this Lease shall apply to such
pre-Term possession, including Base Rent at the rate set forth for the First Lease Year in the Schedule prorated for any partial month. 
  
 C.  Maintenance.    Throughout the Term, Tenant shall maintain the Premises in their condition as of the Completion Date, loss or damage caused by the elements,
ordinary wear, and fire and other casualty excepted, and at the termination of this Lease, or Tenant’s right to possession, Tenant shall return the Premises to Landlord in broom-clean condition. To the extent Tenant fails to perform either
obligation, Landlord may, but need not, restore the Premises to such condition and Tenant shall pay the cost thereof. 
  
 D.  Landlord Certification.    Landlord hereby certifies to Tenant that as of the Commencement Date the Base Building Work will have been designed and built to (1) comply with then
applicable Governmental Requirements and then current customary interpretations of any applicable disability access laws (assuming customary office use and not any particular use of Tenant). Landlord shall be responsible for any corrective work
arising from the Texas statutory requirement to have an inspection of the Premises and Building one (1) year after completion of construction, pursuant to Texas Civil Statutes, Article 9102 et. seq., with respect to the Base Building Work and the
Leasehold Work resulting from Landlord’s failure to perform same pursuant to the plans and specifications for the Leasehold Work. Tenant shall be responsible for preparing the plans and specifications for the Leasehold Work in compliance with
applicable Governmental Requirements. In the event the Leasehold Work does not comply with applicable Governmental Requirements as a result of such plans and specifications not being in such compliance, then Tenant shall bear the cost of any such
corrective work. If during the Term of this Lease, any change in Governmental Requirements requires retrofit work in the Premises to maintain compliance, Tenant shall bear the cost of such work. 
  

Landlord hereby further certifies to Tenant that the Premises will be free of any latent defects for a period of two (2) years following the Commencement Date or the
period any applicable warranty is in effect, whichever is later. 
  
 4.  PROJECT
SERVICES. 
  
 Landlord shall, at Landlord’s cost and expense (subject to Paragraph 2 hereof),
furnish services as follows: 
  
 A.  Heating and Air
Conditioning.    During the normal business hours of 8:00 a.m. to 6:00 p.m., Monday through Friday, and 8:00 a.m. to 1:00 p.m. on Saturday, Landlord shall furnish (i) air conditioning (by way of the primary heating,
ventilating and air conditioning systems of the Building) within the limits and ranges set forth on the Plans and the work letter, and (ii) heat within the limits and ranges set forth on the Plans and the work letter. Landlord’s obligations
hereunder shall be diminished to the extent that Tenant adversely affects the temperature maintained by the heating and air conditioning system by operating its equipment and to the extent that Landlord’s efforts to fulfill its obligations are
hindered by the failure or inadequacy of the secondary heating, ventilating and air conditioning systems for which Tenant hereby assumes, at Tenant’s sole cost, the maintenance obligations therefor. If Tenant installs such equipment, Landlord
may install supplementary air conditioning units in the Premises, and Tenant shall pay to Landlord upon demand as Additional Rent the cost of installation, operation and maintenance thereof. 
  
 Landlord shall furnish heating and air conditioning after business hours if Tenant provides Landlord reasonable prior notice, and pays Landlord all then
current charges for such additional heating or air conditioning. Such charges shall be calculated based on the additional depreciation cost related to operating the heating and air conditioning systems beyond the standard hours required to be
operated under this Section 4.A. 

 
 8 

  
 B.  Elevators.    Landlord
shall provide passenger elevator service to Tenant. Landlord shall, at no cost to Tenant, provide freight access at such times as Tenant shall reasonably require, and subject to such restrictions, as Landlord may reasonably require. 

 
 C.  Electricity.    Landlord shall provide sufficient electricity to
accommodate Tenant ‘s requirements for the Premises as indicated by the Leasehold Engineers pursuant to Paragraph 2 of the Work Agreement. The Building has been designed with the electrical capacity set forth in the Plans, which shall provide
up to 8 watts per rentable square foot of demand load at the electrical panel in each floor of the Premises (exclusive of power required for heating, air conditioning and lighting). Tenant shall not install or operate in the Premises any
electrically operated equipment or other machinery which would exceed the electrical capacity provided in the Base Building Work without obtaining the prior written consent of Landlord. Tenant shall pay the Electrical Cost Share Rent set forth in
Section 2A(3) above. 
  
 Tenant shall have the right, at Tenant’s expense, at any time during
the term of this Lease to contract directly with the local electric utility company or to install emergency power equipment. Tenant shall be responsible for the repair of any damage to the Premises caused by the installation or maintenance of such
equipment. The cost of furnishing electricity to the Building, to the extent not represented by Tenant’s directly contracting with such local utility company, shall be included within the Electrical Costs as defined in Section 2 above.

  
 D.  Water.    Landlord shall furnish hot and cold tap water
for drinking and toilet purposes. Tenant shall pay Landlord for water furnished for any other purpose as Additional Rent at rates fixed by Landlord. Tenant shall not permit water to be wasted. 
  

E.  Janitorial Service.    Landlord shall furnish janitorial service in accordance with the standards set forth on
Appendix H. In the event Tenant determines that such janitorial service is unsatisfactory, in Tenant’s reasonable judgment, Tenant shall deliver written notice to Landlord specifying in detail the manner in which such service is deemed
deficient. If the deficiencies are not, in Tenant’s reasonable judgment, substantially corrected during the next succeeding sixty (60) days, then Tenant may deliver a further notice directing Landlord to terminate the contract for the
applicable contractor providing such service to the Premises, subject to and in accordance with the termination provisions of such contract. Landlord shall cause such janitorial service contract that Tenant has the right to cause the termination of
pursuant hereto to be terminable on not more than sixty (60) days prior notice. If Tenant delivers such notice of termination, Landlord shall terminate such contract. Promptly thereafter, Landlord shall enter into a new contract for the janitorial
service with a contractor mutually agreeable to Landlord and Tenant. 
  
 The foregoing,
notwithstanding Tenant shall have the right, upon no less than ninety (90) days prior written notice to Landlord, to elect not to receive the janitorial services provided by Landlord and to provide such services itself with respect to the Premises.
If Tenant elects to provide such cleaning services to the Premises (i) such change shall be implemented upon expiration of Landlord’s then current cleaning contract for the Premises, such cleaning contract to have a term not in excess of one
(1) year, (ii) Tenant shall comply with reasonable procedures established by Landlord with respect to Tenant’s cleaning activities, including security procedures, (iii) Tenant shall perform such cleaning services with personnel employed by
Tenant or its affiliates, and not an unrelated third party contractor, and (iv) the costs of the nighttime cleaning contract shall no longer be an Operating Cost, such adjustment to be applied from and after the date on which Tenant assumes such
responsibility for cleaning the Premises (such adjustment to be pro-rated for the year in which Tenant assumes such responsibility). 
  
 F.  Security Service.    Tenant shall provide security service for the Building in a manner and to the extent deemed appropriate by Tenant. 
  
 G.  Parking.    Landlord shall grant and provide certain parking rights to Tenant as
described below: 

 
 9 

  
 The construction documents for the Building contemplate a total
of approximately 869 parking spaces, with 380 surface spaces and 489 spaces located in the parking structure. Tenant shall have the right to use such spaces subject to the reservation of 105 spaces for the tenant(s) of Building II upon its
completion. The parking spaces allocated to Building I will be 304 surface spaces and 484 spaces located in the parking structure. Tenant acknowledges that the entrances for both the parking structure and the surface parking shall serve both the
Building and Building II upon completion of the latter. 
  
 H.  Access.    Tenant shall have access to the Premises at all times during the Term of this Lease. 
  
 I.  Interruption of Services.    If any of the Building equipment or machinery (other than such Building equipment or
machinery for which Tenant has assumed the responsibility to maintain) ceases to function properly for any cause Landlord shall use reasonable diligence to repair the same promptly. Landlord’s inability to furnish, to any extent, the Project
services set forth in this Section 4, or any cessation thereof resulting from any causes, including any entry for repairs pursuant to this Lease, and any renovation, redecoration or rehabilitation of any area of the Building shall not render
Landlord liable for damages, except for Landlord’s gross negligence or willful misconduct, to either person or property or for interruption or loss to Tenant’s business, nor be construed as an eviction of Tenant, nor work an abatement of
any portion of rent, nor relieve Tenant from fulfillment of any covenant or agreement hereof. However, in the event that an interruption of the Project services set forth in this Section 4 (other than those services which Tenant has assumed the
responsibility to maintain) causes the Premises to be untenantable for a period of at least ten (10) consecutive days (or, as to air conditioning service during the months of June to August, five (5) consecutive days), monthly Rent shall be
thereafter abated proportionately. Landlord shall use reasonable efforts to minimize any interference with Tenant’s business operations in performing any repairs, renovations, redecoration or rehabilitation pursuant to this Lease. 

 
 J.  Contractors.    Tenant shall have the right at any time and from time
to time to request that Landlord use certain contractors to furnish and perform the following services: janitorial, exterior landscaping, pest control, elevator maintenance, waste disposal, fire protection, security and window cleaning. Landlord
shall use the contractors requested by Tenant unless the cost thereof is materially higher than that charged by competitors or the quality of the services performed is materially inferior, in the good faith judgment of Landlord. Landlord will
cooperate with Tenant to provide acceptable levels of such services for which Landlord is responsible to provide hereunder. 
  
 5.  ALTERATIONS AND REPAIRS. 
  
 A.  
Landlord’s Consent and Conditions. 
  
 Tenant shall not make any improvements or
alterations to the Premises (the “Work”) without in each instance submitting plans and specifications for the Work to Landlord and obtaining Landlord’s prior written consent (such consent not to be unreasonably withheld) unless
(a) the cost thereof is less than $25,000, (b) such Work does not impact the base structural components or, in Landlord’s reasonable opinion, adversely affects the mechanical, electrical or plumbing systems of the Building, (c) such Work will
not materially adversely impact any other tenant’s premises, and (d) such Work does not involve changes to the exterior appearance of the Premises. Tenant shall, except as to the Initial Improvements, pay Landlord’s reasonable
out-of-pocket costs incurred for review of the plans and all other items submitted by Tenant. Landlord will be deemed to be acting reasonably in withholding its consent for any Work which (a) materially impacts the base structural components or, in
Landlord’s reasonable opinion, adversely affects systems of the Building, (b) materially adversely impacts any other tenant’s premises, or (c) involves material changes to the exterior appearance of the Premises. The Work does not include
merely decorative alterations such as painting, carpeting, floor covering, furniture movement, cabling and computer and telephone installation to the extent same do not impact base structural systems or, in Landlord’s reasonable opinion,
adversely affect the systems of the Building. 

 
 10 

  
 Tenant, shall except as to the Initial Improvements, reimburse
Landlord for reasonable out-of-pocket costs incurred for review of the plans and all other items submitted by Tenant. Tenant shall pay for the cost of all Work. All Work shall become the property of Landlord upon its installation, except for
Tenant’s Trade Fixtures and for items which Landlord requires Tenant to remove at Tenant’s cost at the termination of the Lease pursuant to Section 3E. As used herein, “Trade Fixtures” shall mean any equipment or
furnishings customarily considered in a technology—based business office or in the telecommunications industry generally to be the property of the tenant, including in particular any built-in computer equipment, video conferencing facilities,
audiovisual facilities, any other built-in communications equipment, and antenna or satellite equipment installed on the roof or elsewhere, and any special climate control equipment installed to protect file servers (except to the extent removal of
same would adversely affect the Building systems) or other telecommunications equipment, but excluding any millwork or hardware not heretofore specified. 
  
 The following requirements shall apply to all Work: 
  
 (1)  Prior to commencement, Tenant shall furnish to Landlord building permits, and certificates of insurance reasonably satisfactory to Landlord. 
  
 (2)  Tenant shall perform all Work so as to maintain cooperation among other contractors serving the Project and
shall take all reasonable measures so as to avoid interference with other work to be performed or services to be rendered in the Project. 
  
 (3)  The Work shall be performed in a good and workmanlike manner, meeting the standard for construction and quality of materials in the Building, and shall comply with all insurance
requirements and all applicable governmental laws, ordinances and regulations (“Governmental Requirements”). 
  
 (4)  Tenant shall perform all Work so as to minimize or prevent disruption to other tenants, and Tenant shall comply with all reasonable requests of Landlord in response to complaints from
other tenants. 
  
 (5)  Tenant shall perform all Work in compliance with Landlord’s
“Policies, Rules and Procedures for Construction Projects” in effect at the time the Work is performed (a copy of which is attached hereto as Appendix J and made a part hereof). 
  

(6)  Tenant shall permit Landlord to supervise all Work. Landlord may charge a supervisory fee not to exceed five percent (5%) of labor,
material, and all other costs of the Work, if Landlord’s employees or contractors perform the Work. The foregoing does not apply to Work which does not require Landlord’s prior consent nor to the Initial Improvements. 

 
 (7)  Upon completion, Tenant shall furnish Landlord with contractor’s affidavits and full and
final statutory waivers of liens, as-built plans and specifications, and receipted bills covering all labor and materials, and all other close-out documentation required in Landlord’s “Policies, Rules and Procedures for Construction
Projects”. 
  
 B.  Damage to Systems.    If any part of
the mechanical, electrical or other systems in the Premises shall be damaged, Tenant shall promptly notify Landlord, and Landlord shall repair such damage. Landlord may also at any reasonable time make any repairs or alterations which Landlord deems
necessary for the safety or protection of the Project, or which Landlord is required to make by any court or pursuant to any Governmental Requirement and, if Landlord fails to do so, Tenant may pursue its self-help and offset rights under Section 22
below. Tenant shall at its expense make all other repairs necessary to keep the Premises, and Tenant’s fixtures and personal property, in good order, condition and repair; to the extent Tenant fails to do so (after expiration of all applicable
notice and cure periods), Landlord may make such repairs itself. The cost of any repairs made by Landlord on account of Tenant’s default, or on account of the
 

 
 11 

 
mis-use or neglect by Tenant or its invitees, contractors or agents anywhere in the Project, shall become Additional Rent payable by Tenant on demand. 
  
 C.  No Liens.    Tenant has no authority to cause or permit any lien or
encumbrance of any kind to affect Landlord’s interest in the Project; any such lien or encumbrance shall attach to Tenant’s interest only. If any mechanic’s lien shall be filed or claim of lien made for work or materials furnished to
Tenant, then Tenant shall at its expense within thirty (30) days thereafter either discharge or contest the lien or claim. If Tenant contests the lien or claim, then Tenant shall (i) within such thirty (30) day period, provide Landlord adequate
security for the lien or claim, (ii) contest the lien or claim using reasonable efforts by appropriate proceedings that operate to stay its enforcement, and (iii) pay promptly any final adverse judgment entered in any such proceeding. If Tenant does
not comply with these requirements (after expiration of all applicable notice and cure periods), Landlord may discharge the lien or claim, and the amount paid, as well as reasonable attorney’s fees and other expenses incurred by Landlord, shall
become Additional Rent payable by Tenant on demand. 
  
 D.  Ownership of
Improvements.    All Work as defined in this Section 5, partitions, hardware, equipment, machinery and all other improvements and all fixtures except Trade Fixtures, constructed in the Premises by either Landlord or Tenant,
(i) shall, except as set forth in Section 5E below, become Landlord’s property upon installation without compensation to Tenant, unless Landlord consents otherwise in writing, and (ii) shall, except as set forth in Subsection 5E below, be
surrendered to Landlord with the Premises at the termination of the Lease or of Tenant’s right to possession. 
  
 E.  Removal at Termination.    Upon the termination of this Lease or Tenant’s right of possession Tenant shall remove (and repair any damage caused by such removal) from the Project,
its Trade Fixtures, telecommunications and computer equipment, furniture, moveable equipment and other personal property, together with any other non-standard office installations designated by Landlord at the time of Tenant’s installation
(e.g., stairwells, safes, etc.). Any standard office installations (i.e., walls, attached bookcases, attached credenzas, built-in reception desks, etc.) attached to the Premises must remain in the Premises. Tenant shall not be required to remove any
cabling or wiring located within the risers and raceways used for such telecommunications and computer equipment. If Tenant does not timely remove such property, then Tenant shall be conclusively presumed to have, at Landlord’s election (i)
conveyed such property to Landlord without compensation or (ii) abandoned such property, and Landlord may dispose of or store any part thereof in any manner at Tenant’s sole cost, without waiving Landlord’s right to claim from Tenant all
expenses arising out of Tenant’s failure to remove the property, and without liability to Tenant or any other person. Landlord shall have no duty to be a bailee of any such personal property. If Landlord elects abandonment, Tenant shall pay to
Landlord, upon demand, any expenses incurred for disposition. 
  
 F.  Rooftop
Communications Systems.    Tenant may at its sole cost install, maintain, and from time to time replace a communications systems (a “RCS”) on the roof of the Building, provided that Tenant shall obtain
Landlord’s, and (to the extent required by applicable restrictive covenants affecting the Building) The Las Colinas Association’s, prior reasonable approval of the proposed size, weight and location of the RCS and method for installing the
RCS on the roof, and that Tenant will at its sole cost comply with all Governmental Requirements and the conditions of any bond or warranty maintained by Landlord on the roof. Landlord may supervise any roof penetration. Tenant shall repair any
damage to the Building caused by Tenant’s installation, maintenance, replacement, use or removal of the RCS. The RCS shall remain the property of Tenant, and Tenant may remove the RCS at its cost at any time during the Term. Tenant shall remove
the RCS at its cost upon expiration or termination of the Lease. Tenant shall protect, defend, indemnify and hold harmless Landlord from and against claims, damages, liabilities, costs and expenses of every kind and nature, including attorneys’
fees, incurred by or asserted against Landlord arising out of Tenant’s installation, maintenance, replacement, use or removal of the RCS. Tenant shall have the right to install and maintain other equipment on the roof of the Building, subject
to Landlord’s aesthetic and structural guidelines. 

 
 12 

  
 G.  Conduits.    Except as
set forth herein, Tenant has the right to use existing or construct, at Tenant’s cost, new conduits into and through the Building and the right, at its cost, to install cables, equipment and other related telecommunications facilities required
for Tenant’s network into and through the Building, subject to Landlord’s approval, not to be unreasonably withheld. Landlord shall construct as part of the Base Building Work set forth in the Work Agreement an underground conduit
connecting the Building and Building III having dimensions specified by Tenant [provided, however, that Tenant shall reimburse Landlord for the cost of such conduit in excess of Thirty Thousand Dollars ($30,000.00)]. 
  
 H.  Additional Tenant Obligations.    Notwithstanding anything in the Lease to the
contrary, Landlord shall not be responsible for providing any service that Tenant has undertaken, or subsequently undertakes, to furnish in lieu of Landlord and Tenant shall be responsible, at Tenant’s sole cost, for the maintenance of any
equipment and/or systems used to furnish such services. In particular, Tenant shall be responsible, at Tenant’s sole cost, for the maintenance and level of service of the emergency generator, the secondary heating, ventilating and air
conditioning distribution system, and the Building and parking garage security systems. 
  
 6.  USE OF PREMISES.    Tenant shall use the Premises only for general office purposes and any other office-related uses typical or ancillary to technology-based businesses,
as long as such uses are permitted by applicable zoning regulations. Tenant shall not allow any hazardous use of the Premises which will increase the cost of coverage of Landlord’s insurance on the Project. The Project is currently zoned to
permit office use and Landlord agrees not to change the zoning to prohibit such use. Tenant shall not allow any inflammable or explosive liquids or materials to be kept on the Premises (other than commonly used janitorial supplies and supplies
customarily used in the operation of business offices). Tenant shall not allow any use of the Premises which would cause the value or utility of any part of the Premises to diminish or would interfere with any other Tenant or with the operation of
the Project by Landlord. Tenant shall not permit any nuisance or waste upon the Premises, or allow any offensive noise or odor in or around the Premises. 
  
 7.  GOVERNMENTAL REQUIREMENTS AND BUILDING RULES.    Tenant shall comply with all Governmental Requirements applying to its use of the
Premises. Tenant shall also comply with all reasonable rules established for the Project from time to time by Landlord. The present rules and regulations are contained in Appendix B. Failure by another tenant to comply with the rules or failure by
Landlord to enforce them shall not relieve Tenant of its obligation to comply with the rules or make Landlord responsible to Tenant in any way. Landlord shall use reasonable efforts to apply the rules and regulations uniformly and in a
non-discriminatory manner with respect to Tenant and tenants in the Building under leases containing rules and regulations similar to this Lease. In the event of alterations and repairs performed by Tenant, Tenant shall comply with the provisions of
Section 5 of this Lease and such other rules as Landlord may reasonably require. In the event of any conflict, inconsistency or ambiguity between the terms of this Lease and the terms of Appendix B, the terms of this Lease shall govern and control.

  
 Landlord shall construct and operate the Project in accordance with environmentally sound management principles,
including the principles of the International Chamber of Commerce Business Charter on Sustainable Development. 
  
 8.  WAIVER OF CLAIMS; INDEMNIFICATION; INSURANCE. 
  
 A.  Waiver of Claims.    To the extent permitted by law, Tenant waives any claims it may have against Landlord or its officers, directors, employees or agents for business interruption or damage
to property sustained by Tenant as the result of any act or omission of Landlord to the extent covered by insurance or to the extent same could have been covered by insurance to the extent such party failed to maintain the insurance described below.

  
 To the extent permitted by law, Landlord waives any claims it may have against Tenant or its
officers, directors, employees or agents for loss of rents (other than Rent) or damage to property sustained by Landlord as the result of any act or omission of Tenant to the extent
 

 
 13 

 
covered by insurance or to the extent same could have been covered by insurance to the extent such party failed to maintain the insurance described below. 
  
 Landlord and Tenant mutually waive all rights of subrogation. 
  
 The terms and provisions of this Section 8A shall survive the termination of this Lease. 
  
 B.  Indemnification.    Tenant shall indemnify, defend and hold harmless Landlord and its officers, directors,
employees and agents against any claim by any third party for injury to any person or damage to or loss of any property occurring in the Project and arising from the use of the Premises or from any other act or omission or negligence of Tenant or
any of Tenant’s employees or agents. Tenant’s obligations under this section shall survive the termination of this Lease. 
  
 Landlord shall indemnify, defend and hold harmless Tenant and its officers, directors, employees and agents against any claim by any third party for damage to person or Premises or from any other act
or omission or negligence of Landlord or any of Landlord’s employees or agents. Landlord’s obligations under this section shall survive the termination of this Lease. 
  
 C.  Tenant’s Insurance.    Tenant shall maintain insurance as follows, with such other terms, coverages and
insurers, as Landlord shall reasonably require from time to time: 
  
 (1)  Commercial
General Liability Insurance, with (a) Contractual Liability including the indemnification provisions contained in this Lease, (b) a severability of interest endorsement, (c) limits of not less than Two Million Dollars ($2,000,000) combined single
limit per occurrence and not less than Two Million Dollars ($2,000,000) in the aggregate for bodily injury, sickness or death, and property damage, and umbrella coverage of not less than Five Million Dollars ($5,000,000). 
  
 (2)  Property Insurance against “All Risks” of physical loss covering the replacement cost of all
improvements, fixtures and personal property. Tenant waives all rights of subrogation, and Tenant’s property insurance shall include a waiver of subrogation in favor of Landlord. 
  
 (3)  (Unless Tenant elects to self-insure this risk or otherwise comply with applicable law in this subject matter), Workers’ compensation or
similar insurance in form and amounts required by law, and Employer’s Liability with not less than the following limits: 
  
 
	 Each Accident
 	  	 $500,000
 
	 Disease—Policy Limit
 	  	 $500,000
 
	 Disease—Each Employee
 	  	 $500,000
 

 
  
 Such insurance shall contain a waiver of
subrogation provision in favor of Landlord and its agents and may be under a blanket policy as long as the Premises and Landlord are specifically listed therein in a manner reasonably acceptable to Landlord. 
  
 Landlord, and if any, Landlord’s building manager or agent and ground lessor shall be named as additional insureds as
respects to insurance required of the Tenant in Section 8C(1). The company or companies writing any insurance which Tenant is required to maintain under this Lease, as well as the form of such insurance, shall at all times be subject to
Landlord’s approval, and any such company shall be licensed to do business in the state in which the Building is located. Such insurance companies shall have a A.M. Best rating of A VI or better. 
  
 Tenant shall cause any contractor of Tenant performing work on the Premises to maintain insurance as follows, with such
other terms, coverages and insurers, as Landlord shall reasonably require from time to time: 

 
 14 

  
 (1)  Commercial General Liability Insurance, including
contractor’s liability coverage, contractual liability coverage, completed operations coverage, broad form property damage endorsement, and contractor’s protective liability coverage, to afford protection with limits, for each occurrence,
of not less than One Million Dollars ($1,000,000) with respect to personal injury, death or property damage. 
  
 (2)  Workers’ compensation or similar insurance in form and amounts required by law, and Employer’s Liability with not less than the following limits: 
  
 
	 Each Accident
 	  	 $500,000
 
	 Disease—Policy Limit
 	  	 $500,000
 
	 Disease—Each Employee
 	  	 $500,000
 

 
  
 Such insurance shall contain a waiver of
subrogation provision in favor of Landlord and its agents. 
  
 Tenant’s contractor’s
insurance shall be primary and not contributory to that carried by Tenant, Landlord, their agents or mortgagees. Tenant and Landlord, and if any, Landlord’s building manager or agent, mortgagee or ground lessor shall be named as additional
insured on Tenant’s contractor’s insurance policies. 
  
 D.  Insurance
Certificates.    Tenant shall deliver to Landlord certificates evidencing all required insurance no later than five (5) days prior to the Commencement Date and each renewal date. Each certificate will provide for thirty (30)
days prior written notice of cancellation to Landlord and Tenant. 
  
 E.  Landlord’s Insurance.    Landlord shall maintain “All-Risk” property insurance at replacement cost, including loss of rents, on the Building, and Commercial General Liability
insurance policies covering the common areas of the Building, each with such terms, coverages and conditions as are normally carried by reasonably prudent owners of properties similar to the Project. With respect to property insurance, Landlord and
Tenant mutually waive all rights of subrogation, and the respective “All-Risk” coverage property insurance policies carried by Landlord and Tenant shall contain enforceable waiver of subrogation endorsements. 
  
 9.  FIRE AND OTHER CASUALTY. 
  
 A.  Termination.    If a fire or other casualty causes substantial damage to the Building or the Premises, Landlord
shall engage a registered architect qualified, competent and experienced in performing this function, to certify within one (1) month of the casualty to both Landlord and Tenant the amount of time needed to restore the Building and the Premises to
tenantability, using standard working methods. If the time needed exceeds twelve (12) months from the beginning of the restoration, or two (2) months therefrom if the restoration would begin during the last twelve (12) months of the Lease, then in
the case of the Premises, either Landlord or Tenant may terminate this Lease, and in the case of the Building, Landlord may terminate this Lease, by notice to the other party within ten (10) days after the notifying party’s receipt of the
architect’s certificate. The termination shall be effective thirty (30) days from the date of the notice and Rent shall be paid by Tenant to that date, with an abatement for any portion of the space which has been untenantable after the
casualty. 
  
 B.  Restoration.    If a casualty causes damage to
the Building or the Premises but this Lease is not terminated for any reason, then Landlord shall obtain the applicable insurance proceeds and diligently restore the Building and the Premises subject to current Governmental Requirements. Tenant
shall replace its damaged improvements, personal property and fixtures. Rent shall be abated on a per diem basis during the restoration for any portion of the Premises which is untenantable. Any subordination, non-disturbance and attornment
agreement subsequently entered into with Tenant shall require the application of insurance proceeds to restoration of the Premises and the Building. 

 
 15 

  
 10.  EMINENT
DOMAIN.    If a part of the Project is taken by eminent domain or deed in lieu thereof which is so substantial that the Premises cannot reasonably be used by Tenant for the operation of its business, then either
party may terminate this Lease effective as of the date of the taking. If any substantial portion of the Project is taken without affecting the Premises, then Landlord may terminate this Lease as of the date of such taking. As used herein,
“substantial portion” shall mean a taking of more than forty percent (40%) of the Land or more than thirty percent (30%) of the rentable area of the remainder of the Project. Rent shall abate from the date of the taking in proportion to
any part of the Premises taken. The entire award for a taking of any kind shall be paid to Landlord. Tenant may pursue a separate award for its trade fixtures and moving expenses in connection with the taking, but only if such recovery does not
reduce the award payable to Landlord. Notwithstanding the foregoing, if applicable law prohibits Tenant from pursuing such separate award, then Tenant may make a claim for its Trade Fixtures and moving expenses in conjunction with Landlord’s
claim so long as Landlord and Tenant can readily identify and separate their respective portions of the award granted under such combined claim. All obligations accrued to the date of the taking shall be performed by each party. 

 
 11.  RIGHTS RESERVED TO LANDLORD. 
  
 Landlord may exercise at any time any of the following rights respecting the operation of the Project without liability to the Tenant of any kind: 
  
 A.  Signs.    To install and maintain any signs on the exterior and in the interior
of the Building, and to approve, at its sole discretion, prior to installation, any of Tenant’s signs in the Premises visible from the common areas or the exterior of the Building; provided, however, that as long as Tenant occupies the entire
Building, Landlord’s approval of signs in the Premises shall not be required, and further provided, that as long as Tenant occupies at least 100,000 square feet in the Building, Tenant will have the exclusive right to place its name and
corporate logo on the Building at a mutually agreeable location. Notwithstanding the foregoing, if Landlord commences construction of the Expansion Building and Landlord and Tenant have not entered into a lease agreement whereby Tenant will lease
all of the rentable square feet in the Expansion Building, Landlord shall have the right to require Tenant to alter its exterior signage to comply with Landlord’s then signage criteria for the Project. The Plans will include specifications for
the location and design of Tenant’s signage. Landlord agrees to diligently pursue, at Tenant’s cost, all reasonable avenues to obtain maximum signage rights from all applicable governmental authorities. 
  
 B.  Window Treatments.    To approve, at its discretion (except as otherwise set
forth in Paragraph 7), prior to installation, any shades, blinds, ventilators or window treatments of any kind, as well as any lighting within the Premises that may be visible from the exterior of the Building or any interior common area.

  
 C.  Keys.    Subject to subparagraph D below, to retain and
use at any time passkeys to enter the Premises or any door within the Premises. Subject to subparagraph D below, Tenant shall not alter or add any lock or bolt. 
  
 D.  Access.    To have access to inspect the Premises (subject to 24 hours advance authorization except in cases of
emergency), and to perform its obligations, or make repairs, alterations, additions or improvements, as permitted by this Lease upon reasonable prior notice to Tenant, during normal business hours and with minimal interference with Tenant’s
business operations. A representative of Tenant may, at Tenant’s option, be present during any such access. If Tenant complies with all of the requirements set forth in this Section, Tenant may provide its own locks to an area or areas within
the Premises (the “Secured Areas”). At least ten (10) days prior to the creation of any Secured Area, Tenant shall notify Landlord of the exact location of such Secured Area and the name of the representative of Tenant to be
contacted and the manner of contact to avoid a forcible entry. Tenant need not furnish Landlord with keys to the Secured Areas. Upon the termination of this Lease, Tenant shall surrender all keys to Landlord. Landlord shall have no obligation to
provide janitorial service to the Secured Areas. If Landlord determines in its reasonable discretion that a suspected fire or flood or other emergency in the Building requires Landlord to gain access to any Secured Area, Landlord may
 

 
 16 

 
forcibly enter. Landlord shall make a reasonable effort to contact Tenant to secure access, but Landlord shall not be obligated to contact Tenant. 
  
 E.  Preparation for Reoccupancy.    To decorate, remodel, repair, alter or otherwise
prepare the Premises for reoccupancy at any time following Tenant’s default (after the expiration of any applicable notice and cure period and Landlord’s exercise of its right to terminate this Lease or Tenant’s possession), without
relieving Tenant of any obligation to pay Rent. 
  
 F.  Heavy
Articles.    To approve the weight, size, placement and time and manner of movement within the Building of any safe, central filing system or other heavy article of Tenant’s property. Tenant shall move its property
entirely at its own risk. The Building has been designed with the floor load capacity referred to on the Plans. 
  
 G.  Show Premises.    To show the Premises to prospective purchasers, tenants (only during the last 6 months of the Term), brokers, lenders, investors, rating agencies or others at any
reasonable time, provided that Landlord gives prior notice to Tenant and does not unreasonably interfere with Tenant’s use of the Premises. Tenant may, at Tenant’s option, have a representative present during any such showing.

  
 H.  Relocation of Tenant.    [Intentionally Deleted].

  
 I.  Use of Lockbox.    To designate a lockbox collection
agent for collections of amounts due Landlord. The date of payment of Rent or other sums shall be the date Rent is deposited in such lockbox. However, if Tenant is in default and this Lease has been terminated Landlord may reject any payment for all
purposes as of the date of receipt or actual collection by mailing to Tenant within 21 days after such receipt or collection a check equal to the amount sent by Tenant. 
  
 J.  Repairs and Alterations.    To make repairs or alterations to the Project and in doing so transport any required
material through the Premises, to close entrances, doors, corridors, elevators and other facilities in the Project, to open any ceiling in the Premises, or to temporarily suspend services or use of common areas in the Building provided that any such
repairs do not unreasonably interfere with Tenant’s use of the Premises. Landlord may perform any such repairs or alterations during ordinary business hours, except that Tenant may require any Work in the Premises to be done after business
hours if Tenant pays Landlord for overtime and any other expenses incurred. Landlord may do or permit any work on any nearby building, land, street, alley or way. Landlord shall use reasonable efforts to minimize interference with Tenant’s
business operations in the course of performing such work. 
  
 K.  Landlord’s
Agents.    If Tenant is in default under this Lease, possession of Tenant’s funds or negotiation of Tenant’s negotiable instrument by any of Landlord’s agents shall not waive any breach by Tenant or any
remedies of Landlord under this Lease. 
  
 L.  Building
Services.    To install, use and maintain through the Premises, pipes, conduits, wires and ducts serving the Building, provided that such installation, use and maintenance does not unreasonably interfere with Tenant’s
use of the Premises. 
  
 M.  Other Actions.    To take any other
action which Landlord deems reasonable in connection with the operation, maintenance or preservation of the Building. 
  
 12.  TENANT’S DEFAULT. 
  
 Any of the following shall
constitute a default by Tenant: 
  
 A.  Rent Default.    Tenant
fails to pay any Rent when due, and such failure continues for five (5) days following the date of Landlord’s written notice to Tenant; 
  
 B.  Other Performance Default.    Tenant fails to perform any other obligation to Landlord under this Lease, and such failure continues for thirty (30) days after
written notice
 

 
 17 

 
from Landlord, except that if Tenant begins to cure its failure within the thirty (30) day period but cannot reasonably complete its cure within such period, then, so long as Tenant continues to
diligently attempt to cure its failure, the thirty (30) day period shall be extended to one hundred twenty (120) days, or such lesser period as is reasonably necessary to complete the cure; 
  
 C.  Credit Default.    One of the following credit defaults occurs: 
  
 (1)  Tenant commences any proceeding under any law relating to bankruptcy, insolvency, reorganization or relief
of debts, or seeks appointment of a receiver, trustee, custodian or other similar official for the Tenant or for any substantial part of its property, or any such proceeding is commenced against Tenant and either remains undismissed for a period of
thirty days or results in the entry of an order for relief against Tenant which is not fully stayed within ninety (90) days after entry; 
  
 (2)  Tenant becomes insolvent or bankrupt, does not generally pay its debts as they become due, or admits in writing its inability to pay its debts, or makes a general assignment for the
benefit of creditors; 
  
 (3)  Any third party obtains a levy or attachment under process
of law against Tenant’s leasehold interest and Tenant fails to have same removed within ninety (90) days. 
  
 13.  LANDLORD REMEDIES. 
  
 A.  Termination of Lease or Possession.    If Tenant defaults, Landlord may elect by notice to Tenant either to terminate this Lease or to terminate Tenant’s possession of the Premises
without terminating this Lease. In either case, Tenant shall immediately vacate the Premises and deliver possession to Landlord, and Landlord may repossess the Premises and may, at Tenant’s sole cost, remove any of Tenant’s signs and any
of its other property, without relinquishing its right to receive Rent or any other right against Tenant. If Landlord desires to terminate this Lease as to any non-monetary default, Landlord agrees that notice of termination as to any non-monetary
default will only be effective if Tenant fails to cure same within three (3) days following the date of Landlord’s notice. 
  
 B.  Lease Termination Damages.    If Landlord terminates the Lease, Tenant shall pay to Landlord all Rent due on or before the date of termination, plus the
aggregate Rent that would have been payable from the date of termination through the Termination Date, reduced by the rental value of the Premises calculated as of the date of termination for the same period, taking into account reletting expenses
and market concessions, both discounted to present value at the prime rate per annum then published as such in The Wall Street Journal or, if not in existence, such other newspaper having a national circulation (the “Prime
Rate”). 
  
 C.  Possession Termination Damages.    If
Landlord terminates Tenant’s right to possession without terminating the Lease and Landlord takes possession of the Premises itself, Landlord may relet any part of the Premises for such Rent, for such time, and upon such terms as Landlord in
its sole discretion shall determine, without any obligation to do so prior to renting other vacant areas in the Building. Any proceeds from reletting the Premises shall first be applied to the expenses of reletting, including redecoration, repair,
alteration, advertising, brokerage, legal, and other reasonably necessary expenses. If the reletting proceeds after payment of expenses are insufficient to pay the full amount of Rent under this Lease, Tenant shall pay such deficiency to Landlord
monthly upon demand as it becomes due. Any excess proceeds shall be retained by Landlord. 
  
 D.  Intentionally Deleted. 
  
 E.  Landlord’s Remedies
Cumulative.    All of Landlord’s remedies under this Lease shall be in addition to all other remedies Landlord may have at law or in equity. Waiver by Landlord of any breach of any obligation by Tenant shall be effective
only if it is in writing, and shall not be deemed a waiver of any other breach, or any subsequent breach of the
 

 
 18 

 
same obligation. Landlord’s acceptance of payment by Tenant shall not constitute a waiver of any breach by Tenant, and if the acceptance occurs after Landlord’s notice to Tenant, or
termination of the Lease or of Tenant’s right to possession, the acceptance shall not affect such notice or termination. Acceptance of payment by Landlord after commencement of a legal proceeding or final judgment shall not affect such
proceeding or judgment. Landlord may advance such monies and take such other actions for Tenant’s account as reasonably may be required to cure or mitigate any default by Tenant. Tenant shall immediately reimburse Landlord for any such advance,
and such sums shall bear interest at the default interest rate until paid. 
  
 F.  WAIVER OF TRIAL BY JURY.    EACH PARTY WAIVES TRIAL BY JURY IN THE EVENT OF ANY LEGAL PROCEEDING BROUGHT BY THE OTHER IN CONNECTION WITH THIS LEASE. EACH PARTY SHALL BRING ANY
ACTION AGAINST THE OTHER IN CONNECTION WITH THIS LEASE IN A FEDERAL OR STATE COURT LOCATED IN DALLAS COUNTY, TEXAS, CONSENTS TO THE JURISDICTION OF SUCH COURTS, AND WAIVES ANY RIGHT TO HAVE ANY PROCEEDING TRANSFERRED FROM SUCH COURTS ON THE GROUND
OF IMPROPER VENUE OR INCONVENIENT FORUM. 
  
 G.  Litigation
Costs.    Tenant shall pay Landlord’s reasonable attorneys’ fees and other costs in enforcing this Lease, whether or not suit is filed. In the event of any litigation concerning this Lease, the non-prevailing party
will reimburse the prevailing party’s reasonable attorneys’ fees, reasonable disbursements and court costs. 
  
 H.  Reletting.    Tenant acknowledges that Landlord has entered into this Lease in reliance upon, among other matters, Tenant’s agreement and continuing obligation to pay all Rent
due throughout the Term. As a result, Tenant hereby knowingly and voluntarily waives, after advice of competent counsel, any duty of Landlord (and any affirmative defense based upon such duty) following any default to relet the Premises or otherwise
mitigate Landlord’s damages arising from such default. If such waiver is not effective under then applicable law or Landlord otherwise elects, at Landlord’s sole option, to attempt to relet all or any part of the Premises, Tenant agrees
that Landlord has no obligation to: (i) relet the Premises prior to leasing any other space within the Building; (ii) relet the Premises (A) at a rental rate or otherwise on terms below market, as then determined by Landlord in its sole discretion;
(B) to any entity not satisfying Landlord’s then standard financial credit risk criteria; (C) for a use (1) not consistent with Tenant’s use prior to default; (2) which would violate then applicable law or any restrictive covenant or other
lease affecting the Building; (3) which would impose a greater burden upon the Building’s parking, HVAC or other facilities; and/or (4) which would involve any use of Hazardous Substances; (iii) divide the Premises, install new demising walls
or otherwise reconfigure the Premises to make same more marketable; (iv) pay any leasing or other commissions arising from such reletting, unless Tenant unconditionally delivers Landlord, in good and sufficient funds, the full amount thereof in
advance; (v) pay, and/or grant any allowance for, tenant finish or other costs associated with any new lease, even though same may be amortized over the applicable lease term, unless Tenant unconditionally delivers Landlord, in good and sufficient
funds, the full amount thereof in advance; and/or (vi) relet the Premises, if to do so, Landlord would be required to alter other portions of the Building, make ADA-type modifications or otherwise install or replace any sprinkler, security, safety,
HVAC or other Building operating systems. Tenant further acknowledges that if Tenant, notwithstanding Tenant’s waiver above, raises Landlord’s mitigation as an affirmative defense to a claim made by Landlord prior to any actual reentry of
the Premises by Landlord then, in such event, Tenant will be deemed to have automatically waived, and released and discharged Landlord from and against, any and all other claims and defenses to the payment of Rent. 
  
 14.  SURRENDER.    Upon termination of this Lease or Tenant’s right to
possession, Tenant shall return the Premises to Landlord in good order and condition, ordinary wear and casualty damage excepted. If Landlord requires Tenant to remove any alterations, then Tenant shall remove the alterations in a good and
workmanlike manner and restore the Premises to its condition prior to their installation. In the event that Tenant does not exercise its option to renew the Term of this Lease as set forth in Appendix F, then Tenant shall restore the first floor
lobby of the Premises to the original design thereof prepared by Landlord, if and to the extent Tenant
 

 
 19 

 
has modified the lobby from such original design. Such restoration shall be made at Tenant’s cost and expense. 
  
 15.  HOLDOVER.    If Tenant retains possession of any part of the Premises after the Term, Tenant shall become a
month-to-month tenant for the entire Premises upon all of the terms of this Lease as might be applicable to such month-to-month tenancy, except that Tenant shall pay all of Base Rent, Operating Cost Share Rent and Tax Share Rent at one hundred
thirty-five percent (135%) of the rate in effect immediately prior to such holdover, computed on a monthly basis for each full or partial month Tenant remains in possession, as liquidated damages for Tenant’s holdover. No acceptance of Rent or
other payments by Landlord under these holdover provisions shall operate as a waiver of Landlord’s right to regain possession or any other of Landlord’s remedies. 
  
 16.  SUBORDINATION TO GROUND LEASES AND MORTGAGES. 
  
 A.  Subordination.    This Lease shall be subordinate to any future ground lease or mortgage respecting the Project,
and any amendments to such ground lease or mortgage, at the election of the ground lessor or mortgagee as the case may be, effected by notice to Tenant in the manner provided in this Lease. The subordination shall be effective upon such notice, but
at the request of Landlord or ground lessor or mortgagee, Tenant shall within ten (10) days of the request, execute and deliver to the requesting party any reasonable documents provided to evidence the subordination. Any mortgagee has the right, at
its option, to subordinate its mortgage to the terms of this Lease, without notice to, nor the consent of, Tenant. There are no existing mortgages or ground leases affecting the Project. As a condition to Tenant’s agreement to subordinate
Tenant’s interest in this Lease to any future mortgage or ground lease, the mortgagee or ground lessor, as applicable, must deliver to Tenant a non-disturbance agreement reasonably acceptable to Tenant, providing that so long as Tenant is not
in default under this Lease after the expiration of any applicable notice and cure periods, Tenant may remain in possession of the Premises under the terms of this Lease, even if the ground lessor should terminate the ground lease or if the
mortgagee or its successor should acquire Landlord’s title to the Project. 
  
 B.  Termination of Ground Lease or Foreclosure of Mortgage.    If any ground lease is terminated or mortgage foreclosed or deed in lieu of foreclosure given and the ground lessor, mortgagee, or
purchaser at a foreclosure sale shall thereby become the owner of the Project, Tenant shall attorn to such ground lessor or mortgagee or purchaser without any deduction or setoff by Tenant, and this Lease shall continue in effect as a direct lease
between Tenant and such ground lessor, mortgagee or purchaser. The ground lessor or mortgagee or purchaser shall be liable as Landlord only during the time such ground lessor or mortgagee or purchaser is the owner of the Project. At the request of
Landlord, ground lessor or mortgagee, Tenant shall execute and deliver within ten (10) days of the request any document furnished by the requesting party to evidence Tenant’s agreement to attorn. 
  
 C.  Security Deposit.    Any ground lessor or mortgagee shall be responsible for the
return of any security deposit by Tenant, if any, only to the extent the security deposit is received by such ground lessor or mortgagee. 
  
 D.  Notice and Right to Cure.    The Project is subject to any ground lease and mortgage identified with name and address of ground lessor or mortgagee in Appendix
D to this Lease (as the same may be amended from time to time by written notice to Tenant). Tenant agrees to send by registered or certified mail to any ground lessor or mortgagee identified either in such Appendix or in any later notice from
Landlord to Tenant a copy of any notice of default sent by Tenant to Landlord. If Landlord fails to cure such default within the required time period under this Lease, but ground lessor or mortgagee begins to cure within ten (10) days after such
period and proceeds diligently to complete such cure, then ground lessor or mortgagee shall have such additional time as is necessary to complete such cure, including any time necessary to obtain possession if possession is necessary to cure, and
Tenant shall not begin to enforce its remedies so long as the cure is being diligently pursued. 

 
 20 

  
 E.  Definitions.    As used
in this Section 16, “mortgage” shall include “deed of trust” and/or “trust deed” and “mortgagee” shall include “beneficiary” and/or “trustee”, “mortgagee” shall include the
mortgagee of any ground lessee, and “ground lessor”, “mortgagee”, and “purchaser at a foreclosure sale” shall include, in each case, all of its successors and assigns, however remote. 
  
 17.  ASSIGNMENT AND SUBLEASE. 
  
 A.  In General.    Tenant shall not, without the prior consent of Landlord in each case, (i) make or allow any
assignment or transfer, by operation of law or otherwise, of any part of Tenant’s interest in this Lease, (ii) grant or allow any lien or encumbrance, by operation of law or otherwise, upon any part of Tenant’s interest in this Lease,
(iii) sublet any part of the Premises, or (iv) permit anyone other than Tenant and its employees to occupy any part of the Premises. Tenant shall remain primarily liable for all of its obligations under this Lease, notwithstanding any assignment,
subletting or transfer under this Section 17 or otherwise. No consent granted by Landlord shall be deemed to be a consent to any subsequent assignment or transfer, lien or encumbrance, sublease or occupancy. Tenant shall pay all of Landlord’s
attorneys’ fees and other expenses incurred in connection with any consent requested by Tenant or in reviewing any proposed assignment or subletting. Any assignment or transfer, grant of lien or encumbrance, or sublease or occupancy without
Landlord’s prior written consent shall be void. Except in the case of an assignment permitted under Section 17F below, if Tenant shall assign this Lease or sublet the Premises in its entirety any rights of Tenant to renew this Lease, extend the
Term or to lease additional space in the Project shall be extinguished thereby and will not be transferred to the assignee or subtenant, all such rights being personal to the Tenant named herein. 
  

B.  Landlord’s Consent.    Landlord will not unreasonably withhold or delay its consent to any proposed
assignment or subletting. It shall be reasonable for Landlord to withhold its consent to any assignment or sublease if (i) Tenant is in monetary default or material non-monetary default under this Lease after the expiration of all applicable cure
periods, (ii) the proposed assignee or sublessee is a tenant in the Project or an affiliate of such a tenant or a party that Landlord is then actively involved in negotiations as a prospective tenant in the Project, (iii) the financial
responsibility, nature of business, and character of the proposed assignee or subtenant are not all reasonably satisfactory to Landlord, (iv) in the reasonable judgment of Landlord the purpose for which the assignee or subtenant intends to use the
Premises (or a portion thereof) is not in keeping with Landlord’s standards for the Building or are in violation of the terms of this Lease or any other leases in the Project, or (v) the proposed assignee or subtenant is a government entity.
The foregoing shall not exclude any other reasonable basis for Landlord to withhold its consent. 
  
 C.  Procedure.    Tenant shall notify Landlord of any proposed assignment or sublease at least ten (10) business days prior to its proposed effective date. The notice shall include the name
and address of the proposed assignee or subtenant, its corporate affiliates in the case of a corporation and its partners in a case of a partnership, an execution copy of the proposed assignment or sublease, and sufficient information to permit
Landlord to determine the financial responsibility and character of the proposed assignee or subtenant. As a condition to any effective assignment of this Lease, the assignee shall execute and deliver in form reasonably satisfactory to Landlord at
least five (5) business days prior to the effective date of the assignment, an assumption of all of the obligations of Tenant under this Lease. As a condition to any effective sublease, subtenant shall execute and deliver in form reasonably
satisfactory to Landlord at least five (5) business days prior to the effective date of the sublease, an agreement to comply with all of Tenant’s obligations under this Lease, and at Landlord’s option, an agreement (except for the economic
obligations which subtenant will undertake directly to Tenant) to attorn to Landlord (and if Landlord requests such attornment, Landlord must recognize such subtenant) under the terms of the sublease in the event this Lease terminates before the
sublease expires. 
  
 D.  Change of Management or
Ownership.    Any direct or indirect change in 50% or more of the ownership interest in Tenant shall constitute an assignment of this Lease. 

 
 21 

  
 E.  Excess Payments.    If
Tenant shall assign this Lease or sublet any part of the Premises, except under Clause F. below, for consideration in excess of the pro-rata portion of Rent applicable to the space subject to the assignment or sublet, less any actual out-of-pocket
costs incurred by Tenant, and payable to non-affiliated third parties, in connection therewith (i.e., brokerage commissions, tenant finish costs, legal fees, advertising costs, work allowances, free rent and marketing expenses, all of which must be
amortized over the applicable lease term), then Tenant shall pay to Landlord as Additional Rent seventy percent (70%) of any such excess immediately upon receipt. 
  
 F.  Related Entity.    If Landlord has not elected to terminate this Lease or Tenant’s right to possession in
accordance with Section 13 of this Lease following a default by Tenant, Tenant may assign this Lease to (i) an entity into which Tenant is merged or consolidated or to an entity to which substantially all of Tenant’s assets are transferred
through a public offering on a recognized exchange, or (ii) any entity controlling, controlled by or under common control with a Tenant, without first obtaining Landlord’s written consent, if Tenant notifies Landlord at least ten (10) business
days prior to the proposed transaction, providing information reasonably satisfactory to Landlord in order to determine the relationship with Tenant. Nokia, Inc. or, if applicable, its successor by merger, consolidation, public offering or
otherwise, will at all times remain primarily liable under this Lease, as amended from time to time, following any such transfer. 
  
 18.  CONVEYANCE BY LANDLORD.    If Landlord shall at any time transfer its interest in the Project or this Lease, Landlord shall be released of any obligations occurring after
such transfer (as long as Landlord’s successor assumes such liability), except the obligation to return to Tenant any security deposit not delivered to its transferee, and Tenant shall look solely to Landlord’s successors for performance
of such obligations. This Lease shall not be affected by any such transfer. 
  
 19.  ESTOPPEL
CERTIFICATE.    Each party shall, as soon as reasonably practical but in no event beyond twenty (20) days of receiving a request from the other party accompanied by the form of certificate requested together with
all proposed exhibits or schedules attached, execute, acknowledge in recordable form, and deliver to the other party or its designee a certificate stating, subject to a specific statement of any applicable exceptions, that the Lease as amended to
date is in full force and effect, that the Tenant is paying Rent and other charges on a current basis, and that to the best of the knowledge of the certifying party, the other party has committed no uncured defaults and has no offsets or claims. The
certifying party may also be required to state the date of commencement of payment of Rent, the Commencement Date, the Termination Date, the Base Rent, the current Operating Cost Share Rent, Tax Share Rent and Electrical Cost Share Rent estimates,
the status of any improvements required to be completed by Landlord, the amount of any security deposit, and such other matters as may be reasonably requested. 
  
 20.  SECURITY DEPOSIT.    [Intentionally Deleted.] 
  
 21.  FORCE MAJEURE.    Neither party shall be in default under this Lease to the extent such party is unable to perform any of its obligations
on account of any strike or labor problem, energy shortage, governmental pre-emption or prescription, national emergency, or any other cause of any kind beyond the reasonable control of such party (“Force Majeure”). This paragraph
does not, however, apply to any monetary obligations under this Lease, including Tenant’s obligation to pay Rent and insure the Premises or Landlord’s obligations under Section 8E of this Lease. 
  
 22.  LANDLORD’S DEFAULT.    If Landlord fails to perform its obligations
under this Lease and such failure continues for a period of thirty (30) days following the date of Tenant’s written notice to Landlord specifying such default (or such longer period as may be reasonably necessary to cure such default, as long
as Landlord continues to exercise reasonable efforts to cure same) then in such event Tenant may perform same. In such event Landlord will reimburse Tenant for all third party costs actually incurred by Tenant to cure such default and, if Landlord
fails to pay same within thirty (30) days following the date of Tenant’s notice
 

 
 22 

 
specifying such costs and including copies of all relevant invoices therefor, then Tenant may offset same against Rent next becoming due thereafter, but in no event will the amount of any offset
in any month exceed ten percent (10%) of the amount otherwise due to Landlord for such month. In no event, however, will Tenant have any right to terminate this Lease for any default by Landlord. Tenant may act sooner in the event of an emergency
involving imminent risk of death, personal injury and property damage as long as Tenant has first taken reasonable measures to notify Landlord, and, once the emergency has come under control, permits Landlord to control any remaining corrective
measures. 
  
 23.  NOTICES.    All notices, consents,
approvals and similar communications to be given by one party to the other under this Lease, shall be given in writing, mailed or personally delivered or sent by legible facsimile (with answer back confirmation) as follows: 
  
 A.  Landlord.    To Landlord as follows: 
  
 CarrAmerica Realty, L.P. 
 c/o CarrAmerica
Realty Corporation 
 14901 Quorum Drive, Suite 100 
 Dallas, Texas 75240 
 Attn: William H. Vanderstraaten 
 Facsimile: (972) 404-2201 
  
 with a copy to: 
  

CarrAmerica Realty Corporation 
 1850 K Street, N.W., Suite 500

 Washington, D.C. 20006 
 Attn: Lease Administration

 Facsimile: (202) 729-1120 
  
 or to such
other person at such other address as Landlord may designate by notice to Tenant. 
  
 B.  Tenant.    To Tenant as follows: 
  
 Nokia Inc.

 6000 Connection Drive 
 Irving, Texas 75039 

Attn: Facility Manager 
 Facsimile: (972) 894-5019 

 
 with a copy to: 
  
 Nokia Inc. 
 6000 Connection Drive 
 Irving, Texas 75039 
 Attn: Chief Legal Officer 
 Facsimile: (972) 894-5811 
  
 or to such other person at such other address as Tenant may designate by notice to Landlord.

  
 Mailed notices shall be sent by United States certified mail, or by a reputable national overnight courier
service, postage prepaid. Mailed notices shall be deemed to have been given on the date of first attempted delivery. Notices sent by facsimile shall be deemed given on the date of transmission with confirmed answer back. 
  
 24.  QUIET POSSESSION.    Tenant shall enjoy peaceful and quiet possession of
the Premises against any party claiming through Landlord. 

 
 23 

  
 25.  REAL ESTATE
BROKER.    Each party represents to the other that such party has not dealt with any real estate broker with respect to this Lease except for any broker(s) listed in the Schedule, and no other broker is in any way
entitled to any broker’s fee or other payment in connection with this Lease. Landlord agrees to pay any commissions owed to the brokers identified in such Schedule pursuant to a separate written agreement with such brokers. Each party shall
indemnify and defend the other against any claims by any other broker or third party for any payment of any kind in connection with this Lease attributable to the acts of such party. 
  
 26.  MISCELLANEOUS. 
  
 A.  Successors and Assigns.    Subject to the limits on Tenant’s assignment contained in Section 17, the provisions of this Lease shall be binding upon and
inure to the benefit of all successors and assigns of Landlord and Tenant. 
  
 B.  Date
Payments Are Due.    Except for Base Rent, estimated payments of Additional Rent and other payments to be made by Tenant under this Lease which are due upon demand, Tenant shall pay to Landlord any amount for which Landlord
renders a statement of account within thirty (30) days of Tenant’s receipt of Landlord’s statement. 
  
 C.  Meaning of “Landlord”, “Re-Entry, “including” and “Affiliate”.    The term “Landlord” means only the owner of the Project and the lessor’s
interest in this Lease from time to time. The words “re-entry” and “re-enter” are not restricted to their technical legal meaning. The words “including” and similar words shall mean “without limitation.” The
word “affiliate” shall mean a person or entity controlling, controlled by or under common control with the applicable entity. “Control” shall mean the power directly or indirectly, by contract or otherwise, to direct the
management and policies of the applicable entity. 
  
 D.  Time of the
Essence.    Time is of the essence of each provision of this Lease. 
  
 E.  No Option.    This document shall not be effective for any purpose until it has been executed and delivered by both parties; execution and delivery by one party shall not create any option or
other right in the other party. 
  
 F.  Severability.    The
unenforceability of any provision of this Lease shall not affect any other provision. 
  
 G.  Governing Law.    This Lease shall be governed in all respects by the laws of the state in which the Project is located, without regard to the principles of conflicts of laws. 

 
 H.  Lease Modification.    Tenant agrees to modify this Lease in any way
reasonably requested by a mortgagee which does not cause increased expense or obligation to Tenant or otherwise adversely affect Tenant’s interests under this Lease. 
  
 I.  No Oral Modification.    No modification of this Lease shall be effective unless it is a written modification
signed by both parties. 
  
 J.  Landlord’s Right to
Cure.    If Landlord breaches any of its obligations under this Lease, Tenant shall notify Landlord in writing and shall take no action respecting such breach so long as Landlord immediately begins to cure the breach and
diligently pursues such cure to its completion. Landlord may cure any default by Tenant; any expenses incurred shall become Additional Rent due from Tenant on demand by Landlord. 
  
 K.  Captions.    The captions used in this Lease shall have no effect on the construction of this Lease. 

 
 L.  Authority.    Landlord and Tenant each represents to the other that it
has full power and authority to execute and perform this Lease. 

 
 24 

  
 M.  Landlord’s Enforcement of
Remedies.    Landlord may enforce any of its remedies under this Lease either in its own name or through an agent. 
  
 N.  Entire Agreement.    This Lease, together with all Appendices, constitutes the entire agreement between the parties. No representations or agreements of any
kind have been made by either party which are not contained in this Lease. 
  
 O.  Landlord’s Title.    Landlord’s title shall always be paramount to the interest of the Tenant, and nothing in this Lease shall empower Tenant to do anything which might in any way
impair Landlord’s title. 
  
 P.  Light and Air
Rights.    Landlord does not grant in this Lease any rights to light and air in connection with Project. Landlord reserves to itself, the Land, the Building below the improved floor of each floor of the Premises, the Building
above the ceiling of each floor of the Premises, the exterior of the Premises and the areas on the same floor outside the Premises, along with the areas within the Premises required for the installation and repair of utility lines and other items
required to serve other tenants of the Building. 
  
 Q.  Singular and
Plural.    Wherever appropriate in this Lease, a singular term shall be construed to mean the plural where necessary, and a plural term the singular. For example, if at any time two parties shall constitute Landlord or
Tenant, then the relevant term shall refer to both parties together. 
  
 R.  Recording
by Tenant.    Neither party shall record this Lease or any portion thereof in any public records. However, Tenant shall have the right to record a memorandum of this Lease in a form approved by Landlord in the appropriate
public records of Dallas County, Texas. 
  
 S.  Exclusivity.    Landlord does not grant to Tenant in this Lease any exclusive right except the right to occupy its Premises. 
  
 T.  No Construction Against Drafting Party.    The rule of construction that ambiguities are resolved against the
drafting party shall not apply to this Lease. 
  
 U.  Survival.    All obligations of Landlord and Tenant under this Lease which the terms of this Lease contemplate the performance of same following the termination hereof shall survive the
termination of this Lease. 
  
 V.  Rent Not Based on
Income.    No rent or other payment in respect of the Premises shall be based in any way upon net income or profits from the Premises. Tenant may not enter into or permit any sublease or license or other agreement in
connection with the Premises which provides for a rental or other payment based on net income or profit. 
  
 W.  Building Manager and Service Providers.    Landlord may perform any of its obligations under this Lease through its employees or third parties hired by the Landlord. 
  
 X.  Late Charge and Interest on Late Payments.    Without limiting the provisions of
Section 12A, if Tenant fails to pay any installment of Rent or other charge to be paid by Tenant pursuant to this Lease when same becomes due and payable, then Tenant shall pay a late charge equal to two percent (2%) of the amount due if not paid by
the due date, or, if not paid within five (5) business days following written notice, then five percent (5%) of the amount due. In addition, interest shall be paid by Tenant to Landlord on any late payments of Rent made after five (5) business days
from the date due at the rate provided in Section 2D(2) from the date due until paid. Such late charge and interest shall constitute additional Rent due and payable by Tenant to Landlord upon the date of payment of the delinquent payment referenced
above. 
  
 27.  UNRELATED BUSINESS INCOME.    If Landlord
is advised by its counsel at any time that any part of the payments by Tenant to Landlord under this Lease may be characterized as unrelated business income under the United States Internal Revenue Code and its regulations, then Tenant shall enter
into any amendment proposed by Landlord to avoid such
 

 
 25 

 
income, so long as the amendment does not require Tenant to make more payments or accept fewer services from Landlord, than this Lease provides and is otherwise in form reasonably acceptable to
Tenant. 
  
 28.  HAZARDOUS SUBSTANCES.    Landlord
certifies to Tenant that, to Landlord’s current actual knowledge, there are no Hazardous Substances located at the Project, except as disclosed in that certain environmental report dated July 18, 1997 prepared by Mission GeoSciences, Inc. (a
copy of which has heretofore been delivered to Tenant) or Hazardous Substances customarily used in the operation of comparable office buildings (e.g., janitorial supplies). Landlord will remove or cause to be removed any Hazardous Substances which
are found on the Premises, the Project or the Land. Tenant shall not be responsible for the cost of such removal unless Tenant caused such Hazardous Substances to be present on the Premises, the Project or the Land, as the case may be. Landlord will
indemnify and hold Tenant harmless from and against any damages or expenses incurred by Tenant as a result of the presence of such Hazardous Substances not caused by Tenant. Landlord shall take all measures, consistent with those taken by the owners
of other office buildings similar and within proximity to the Project, to prohibit other tenants from disposing of Hazardous Substances. Tenant shall not cause or permit any Hazardous Substances to be brought upon, produced, stored, used, discharged
or disposed of in or near the Project unless Landlord has consented to such storage or use in its sole discretion. Tenant has no responsibility for any Hazardous Substances brought upon, produced, stored, used, discharged or disposed of in or near
the Project, except by Tenant or its employees, agents and affiliates. “Hazardous Substances” include those hazardous substances described in the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as
amended, 42 U.S.C. Section 9601 et seq., the Resource Conservation and Recovery Act, as amended, 42 U.S.C. Section 6901 et seq., any other applicable federal, state or local law, and the regulations adopted under these laws. If any governmental
agency shall require testing for Hazardous Substances in the Premises or if any lender shall do so based upon verifiable evidence of Hazardous Substance contamination caused by Tenant, Tenant shall pay for such testing. 
  
 29.  EXCULPATION.    Landlord shall have no personal liability under this Lease;
its liability shall be limited to its interest in the Project and shall not extend to any other property or assets of the Landlord. In no event shall any officer, director, employee, agent, shareholder, partner, member or beneficiary of Landlord be
personally liable for any of Landlord’s obligations hereunder. 
  
 30.  WAIVER OF
CONSUMER RIGHTS.    EACH PARTY ACKNOWLEDGES THAT IT IS A “BUSINESS CONSUMER” FOR PURPOSES OF THE TEXAS DECEPTIVE TRADE PRACTICES ACT, BUT SHOULD SUCH DETERMINATION BE HELD OTHERWISE BY A FINAL JUDGMENT OF
A COURT OF COMPETENT JURISDICTION THE FOLLOWING SHALL APPLY: EACH PARTY WAIVES ALL OF ITS RIGHTS UNDER THE DECEPTIVE TRADE PRACTICES—CONSUMER PROTECTION ACT, SECTION 17.41 ET SEQ., BUSINESS AND COMMERCE CODE, A LAW THAT GIVES CONSUMERS SPECIAL
RIGHTS AND PROTECTIONS. AFTER CONSULTATION WITH AN ATTORNEY OF EACH PARTY’S OWN SELECTION, SUCH PARTY VOLUNTARILY CONSENTS TO THE FOREGOING WAIVER. 
  
 31.  MUNICIPAL INCENTIVES.    Landlord shall reasonably cooperate with Tenant in connection with any renegotiation or transfer of any tax or
other forms of concessions which have been granted to Tenant by the City of Irving, Texas. Tenant shall reimburse Landlord for any out-of-pocket costs and expenses incurred by Landlord in connection therewith, including Landlord’s reasonable
attorney’s fees. 
  
 32.  SECURITY SYSTEMS.    Subject
to Landlord’s reasonable approval of the plans and specifications therefor, Tenant shall install within the Building and parking garage a card key or similar system, card readers, camera surveillance, security desk, garage entrance gates and
related components and accessories. Landlord’s share of the cost of installing such systems shall not exceed Seventy-Five Thousand and No/100 Dollars ($75,000.00) (the “Security Allowance”). The portion of the cost in excess of
the Security Allowance, if any, shall be borne by Tenant. 

 
 26 

  
 33.  LANDSCAPE
PLAN.    Landlord shall install and maintain landscaping around the Building pursuant to a landscape plan to be agreed upon by Landlord and Tenant, which shall have a Base Building Cost component of $275,000.

  
 34.  SIGNAGE.    Landlord shall provide the
maximum amount of exterior signage on the Building and monument signage on State Highway 114, State Highway 161, Royal Lane and Connection Drive permitted by applicable law. Tenant’s name shall be exclusively shown on all such signage except
for the signs at the Royal Lane entrance to The Commons of Las Colinas and the signs identifying Building II thereof. Landlord’s share of the cost of providing such signage shall not exceed Seventy Five Thousand and No/100 Dollars ($75,000.00)
(the “Sign Allowance”). The portion of the cost in excess of the Sign Allowance, if any, shall be borne by Tenant. In the event that Tenant fully leases all of the Buildings in the Project, Landlord shall negotiate in good faith
with Tenant with respect to the installation, location and content of a monument sign for the Project. 
  
 35.  AMENITIES.    Tenant shall also have the exclusive right to install amenities such as a cafeteria or delicatessen, a fitness facility, a sauna suite and conference
center as part of Tenant’s improvements. Landlord shall provide the standard base building components for such amenities (except for the sauna and conference room) stubbed to the kitchen and fitness facility areas of the Premises. 

 
 36.  ADDRESS OF BUILDING.    Landlord will use reasonable efforts to
cause the address of the Building to be designated as being on Connection Drive. Tenant shall reasonably cooperate with Landlord in such efforts. If Tenant exercises its expansion option as set forth in Appendix G hereto, Landlord shall also cause
the names of Building I and Building III to be changed to Nokia House 4 and Nokia House 2, respectively or a roman numbering system shall be used alternatively, at Tenant’s election. 
  
 37.  LEASEHOLD TITLE POLICY.    Tenant shall have the right to obtain, at Tenant’s cost, a policy of title
insurance insuring Tenant’s leasehold interest in the Premises. Landlord shall reasonably cooperate with Tenant in obtaining such policy, provided, however, that Landlord shall not be obligated to incur any expense in connection therewith.

  
 38.  CONFIDENTIALITY.    Landlord and Tenant each agree
that prior to disclosing any information contained in this Lease or publicizing it in any way (except for disclosures to attorney’s, accountants, architects, brokers, consultants, construction lenders, investors and the like on a “need to
know” basis), it will secure the prior written consent of the other party (which consent will not be unreasonably withheld or delayed). 
  
 39.  NO CONSEQUENTIAL DAMAGES.    Neither party shall have the right to seek consequential damages against the other with respect to any breach
of such party’s obligations under this Lease. 
  
 40.  NAME OF
PROJECT.    Landlord agrees that during the Term of this Lease, Landlord shall not change the name of the Project to a name which includes the name of any of the following companies: Alcatel, Ericsson, Motorola,
Nextel, Nortel, Philips, Qualcomm, Samsung, Siemens, and Sony. 
  
 41.  SEPARATE TAX
PARCELS.    Landlord shall use reasonable efforts to cause the land and improvements associated with each of the three (3) buildings comprising the Project to be designated as separate tax parcels by the pertinent
taxing authorities. 
  
 42.  MAINTENANCE OF
PROJECT.    Landlord shall have no obligation to fund the entire Capital Reserve Amount by any date during the Term. However, Landlord agrees that the Project shall be operated and maintained in a first-class
manner and condition during the Term and shall expend portions of the Capital Reserve Amount from time to time during the Term in order to comply with such obligations. 
  
 43.  GUARANTY.     

 
 27 

  
 Upon execution of this Lease, Tenant agrees to furnish to Landlord a guaranty of
this Lease executed by Nokia Corporation, in the form, and containing the provisions, set forth on Appendix J, as security for Tenant’s obligations hereunder. In the event that Tenant is unable to furnish such guaranty upon execution of this
Lease, Tenant shall either (i) furnish a letter of credit in the form of Appendix K to that certain Lease Agreement between Landlord and Tenant covering Building III (Nokia House 2) (the “Original Lease”) or (ii) amend such letter of
credit issued for the Original Lease in a manner satisfactory to Landlord to additionally secure Tenant’s obligations under this Lease which shall remain in effect until such time as Tenant furnishes the guaranty described herein, which shall
in no event be later than December 1, 1998. 
  
 44.  STORAGE
AREA.    Tenant shall have the right to use certain areas of the roof of the Building for storage purposes, subject to Landlord’s prior written consent and Tenant’s indemnity of Landlord for any loss,
cost, damage, claim or expense resulting from such storage activity. 
  
 45.  ADA.    Landlord acknowledges that the Building must comply with certain provisions of the Americans with Disabilities Act of 1990 and certain regulations and guidelines
issued by authorized agencies with respect thereto, all as amended from time to time (the “ADA”) and the Texas accessibility standards and all regulations and guidelines issued by authorized agencies with respect thereto, all as amended
from time to time (“TAS”) [the ADA and TAS being collectively, the “ADA/TAS”], Landlord agrees that the responsibility for compliance with the ADA/TAS shall be borne by Landlord (including any corrective work arising from the
Texas statutory requirement to have an inspection of the Building and Premises one (1) year after completion of the construction with respect to the Base Building Work and Landlord’s failure to perform the Leasehold Work pursuant to the plans
and specifications therefor. Tenant shall be responsible for preparing the plans and specifications for the Leasehold Work in compliance with ADA/TAS and performing any corrective work required thereby as a result of such non-compliance. The
allocation of responsibility for ADA/TAS compliance between Landlord and Tenant, and the obligations of Landlord and Tenant established by such allocations shall supersede any other provisions of the Lease that may contradict or otherwise differ
from the requirements of this Section 45. 
  
 46.  LEGAL
DESCRIPTION.    Landlord and Tenant agree to amend the legal description of the Project set forth in Appendix A-1 from time to time as necessary to correct any inaccuracies contained therein or to reflect any
changes resulting from re-platting or other causes. 

 
 28 

  
 IN WITNESS WHEREOF, the parties hereto have executed this Lease. 

 
 
	 LANDLORD:
  
 CARRAMERICA REALTY, L.P.,
 a Delaware limited partnership
 
	 
	 By:
 	 	 CarrAmerica Realty GP Holdings, Inc.,
 its general partner
 
	  
 By:
 	 	  
 /s/    BRIAN K.
FIELDS        
 

	  	 	 Print Name:  Brian K. Fields
 Print Title:  Chief
Financial Officer
 

 
  
  
 
	 TENANT:
  
 NOKIA, INC.,
 a Delaware corporation
 
	 
	 By:
 	 	 /s/    [ILLEGIBLE]        
 

	  	 	 Print Name:  [ILLEGIBLE]
 Print Title:  Senior Vice
President
 

 

 
 29

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