Document:

EX-10.30

 Exhibit 10.30 

LEASE AGREEMENT 

THIS LEASE AGREEMENT (“Lease”) is dated as of March 6, 2014 by and between F. Greek Development
having an office at 33 Cotters Lane, East Brunswick, New Jersey 08816 (“Landlord”) and the Tenant named in the Lease Agreement Summary having an address as noted in the Lease Agreement Summary. 

LEASE AGREEMENT SUMMARY 
  

			
	Defined Lease Terms:	  	
		
	Tenant:	  	PharMEDium Services, LLC
		
	Tenant’s representative:	  	Thomas Cosentino, Vice President Supply Chain and Field Operations
		
	Tenant’s address:	  	36 Stults Road, South Brunswick, New Jersey 08810
		
	Building:	  	That building to be constructed to by Landlord, at Landlord’s expense, pursuant to Building plans and specifications to be mutually agreed upon, with an address of 36 Stults Road, South Brunswick, New Jersey 08810 (the
“Building”) containing approximately 65,700 rentable square feet, situated on a portion of that certain real property identified as Lot 12.02 in Block 10 on the tax map of the Township of South Brunswick. The Building is to
be generally as depicted on Schedule A.
		
	Leased Premises:	  	The Land (as defined below) and the Building (as defined above) containing approximately 65,700 rentable square feet, including the exclusive right to the use of the parking areas, walks, drives serving the Building, as will be
shown on final site plan approved by the Township of South Brunswick a copy of which will be attached as Schedule A-1. The number of rentable square feet in the Leased Premises shall be calculated following completion of construction
in accordance with Method A of Industrial Buildings: Standard Methods of Measurement (ANSI/BOMA Z65.2 – 2012). Notwithstanding the foregoing, in no event shall Base Rent be charged on any rentable square footage in excess of 65,700 square
feet.
		
	Land:	  	The real property described in Schedule A-1.
		
	Tenant’s Proportionate Share:	  	100%
		
	Lease Term:	  	Ten (10) years (plus the partial month, if any, in which the Commencement Date occurs) commencing on the Commencement Date and ending midnight on the last day of the calendar month in which the tenth (10th) anniversary of the Commencement Date occurs. The Lease Term shall include the initial term as set forth in the preceding sentence and any applicable Renewal Lease Term. In the event that the
Commencement Date is not the first day of a month, the partial month in which the Commencement Date occurs

			
		  	shall be added to and become a part of the first twelve months of the Term. For purposed of this Lease the “Commencement Date” will be the earlier of (i) in the event that Tenant engages F. Greek
Development to construct all of the Tenant’s interior improvements, the date of issuance of a certificate or temporary or conditional certificate of occupancy for the Building which will allow Tenant to occupy the entire Building for the
conduct of its business and (ii) in the event that Tenant does not engage F. Greek Development to construct all of the Tenant’s interior improvements, the date that is four (4) months following the date the shell for the Building is completed
by Landlord, subject to extension for delay caused by Landlord’s activities in the Building or on the Leased Premises which interfere with Tenant’s construction of the interior improvements. In the event that Tenant determines, in its
reasonable discretion, that Landlord’s activities in the Building or on the Leased Premises are interfering with Tenant’s construction of the interior improvements, Tenant shall give Landlord telephone notice of such determination and
Landlord shall cause such activities to cease within 24 hours. Thereafter the parties shall attempt in good faith to resolve their dispute. If the parties cannot resolve their dispute within two (2) business days, the procedures set forth in
Subparagraph 5(a)(2) of this Lease, as applicable, may be invoked by either party. Tenant does not waive the remedy of injunctive relief. Notwithstanding the foregoing, The provisions of this paragraph are subject and subordinate to the provisions
of Paragraph 2(e) regarding early access for the purpose of construction and installation prior to completion of the shell of the Building, and no delay in construction or installation by Tenant prior to completion of the shell of the Building shall
be the basis for a claim for extension of the Commencement Date pursuant to this paragraph.
		
	Landlord Improvements:	  	The improvements described in Schedule B attached hereto, which shall be performed at Landlord’s sole cost and expense.
		
	 Base Rent:
	  	

 
													
	 Months
	  	Annual
Rate Per
Sq. Ft.	 	  	Annual
Base Rent	 	  	Monthly
Base Rent	 
	 1 – 2
	  	$	6.20	  	  	$	407,340.00	  	  	$	33,945.00	  
	 13 – 24
	  	$	6.36	  	  	$	417,852.00	  	  	$	34,821,00	  
	 25 – 26
	  	$	6.51	  	  	$	427,707.00	  	  	$	35,642.25	  
	 37 – 48
	  	$	6.68	  	  	$	438,876.00	  	  	$	36,573.00	  
	 49 – 60
	  	$	6.84	  	  	$	449,388.00	  	  	$	37,449.00	  
	 61 – 72
	  	$	7.01	  	  	$	460,557.00	  	  	$	38,379.75	  
	 73 – 84
	  	$	7.19	  	  	$	472,383.00	  	  	$	39,365.25	  
	 85 – 96
	  	$	7.37	  	  	$	484,209.00	  	  	$	40,350.75	  
	 97 – 108
	  	$	7.55	  	  	$	496,035.00	  	  	$	41,336.25	  
	 109 – 120
	  	$	7.74	  	  	$	508,518.00	  	  	$	42,376.50	  

  
 2 

							
	Initial Estimated Monthly Additional Rent Payments: (estimates only and subject to adjustment to actual costs and expenses according to the provisions of this Lease)	  	 1. Utilities:

    

2. Operating Expenses/
Repairs & Maint.:

3. Taxes:

4. Insurance:

5  Management Fee

6. Roof Maintenance:

7. Environmental Inspections
	  	To be paid separately in accordance
 with Paragraph 6 herein.

    
 $ TBD/month

$ 5,256.00/month
 $ 273.75/month

NONE
 $1,095.00/month

$ 500.00/annum
	  	     

    
     

($    /sq.ft./annum)
 ($0.96/sq.ft./annum)

($0.05/sq.ft./annum)
     

($0.20/sq.ft./annum)

			
	Initial Estimated Monthly Operating Expense Payments:	  	$6,624.75/month ($1.21/sq.ft./annum)	  	
			
	Initial Monthly Base Rent and Operating Expense Payments:	  	$40,569.75/month	  	
			
	Security Deposit:	  	NONE	  	
			
	Renewal Option:	  	Three (3) renewal options for a Renewal Lease Term each of five (5) years at the then fair market value commencing upon expiration of the then current Lease Term or Renewal Lease Term, as applicable, and subject to the
conditions set forth in Paragraph 35 of this Lease.	  	
			
	Broker:	  	Colliers International as Tenant broker.	  	

							
			
	Addenda:	  	 Schedule A
 Schedule A-1

Schedule B
 Schedule C

Schedule D
 Schedule E

Schedule F
	  	-    Concept Plan for Building and Site Improvements
 -     Legal Description of
Land
 -     Landlord Improvements

-     Landlord’s Subordination and Consent

-     Intentionally Omitted

-     Operating Expense Exclusions

-     Construction Provisions

			
	Tenant’s NAICS Code:	  	3254124	  	

 Neither the preparation nor the delivery of this Lease to Tenant (or its legal counsel) for examination
shall be deemed to be an offer by Landlord to lease the Leased Premises to Tenant. Rather, such preparation and/or delivery shall be merely a part of the negotiations between Landlord and Tenant. The signature of this Lease by Tenant and delivery of
the signed Lease to Landlord shall be deemed to constitute an offer by Tenant to lease the Leased Premises from Landlord upon the terms and conditions contained in such signed Lease, which offer may be accepted or rejected by Landlord in its sole
and absolute discretion. Landlord’s acceptance of Tenant’s offer to lease shall only be by the signature of this Lease by Landlord and delivery of a fully signed Lease to Tenant (or its legal counsel). Landlord shall have no obligation or
liability to Tenant whatsoever until such time as Landlord has signed and delivered a copy of this Lease to Tenant (or its legal counsel) and all conditions precedent to Landlord’s obligations, if any, have been satisfied or waived. 

  
 3 

 WITNESSETH: 

WHEREAS, terms used in this Lease as capitalized defined terms shall have the meanings ascribed to such terms in the Lease Agreement
Summary unless defined herein to the contrary, and 
 WHEREAS, Landlord is the contract purchaser of the Land described in
Schedule A-2 on which the Building is to be situated and located on the Land described in the Lease Agreement Summary, and 

WHEREAS, Landlord intends to lease to Tenant the Leased Premises located within said Building; 

NOW, THEREFORE, in consideration of the rents reserved and the covenants herein, and the parties mutually intending to be legally bound
hereby, Landlord does demise, lease and let unto Tenant; and Tenant does rent and take from Landlord, the Leased Premises, and Landlord and Tenant do hereby covenant and agree as follows: 

1. LEASED PREMISES. 

(a) The Leased Premises shall consist of the Land and the Building (to be constructed and generally as shown on the concept plan
(“Concept Plan”) attached as Schedule A) as described in the Lease Agreement Summary. The Building (which for this purpose shall include the parking lot and other improvements described in Schedule B) is to be
constructed by Landlord, at Landlord’s expense unless otherwise expressly provided herein, in accordance with the Outline Specifications attached to this Lease as Schedule B. Tenant shall have exclusive access to and use of the
walks, drives and parking areas of the Land. Notwithstanding the foregoing, Tenant shall have no rights to the use of or access to the roof of the Building except to the extent required for HVAC maintenance or repair, or, unless expressly provided
herein with regard to signage, to use of the exterior walls of the Building, all of which are reserved to Landlord. 
 (b) In
connection with Tenant’s access to and use of the roof of the Building for the purposes of installation, maintenance, repair and/or replacement of HVAC equipment, Tenant acknowledges and agrees that (i) notwithstanding the provisions of
Paragraph 5A which requires Landlord to maintain, repair and replace the roof of the Building (including, without limitation, the roof structure and roof membrane), Tenant shall be responsible to reimburse Landlord as Additional Rent (in addition to
the payment of the Roof Maintenance Fee) for any reasonable out-of-pocket costs incurred by Landlord in performing any roof repairs or replacements resulting from any act or omission of Tenant or any of Tenant’s contractors in the course of, or
directly arising out of the installation, maintenance or repair of Tenant’s roof mounted HVAC equipment, (ii) the installation of roof mounted HVAC equipment by Tenant shall include installation of walkway pads as required to prevent
damage to the roof membrane, and (iii) all work relating to the installation of Tenant’s HVAC equipment which involves the roof membrane, including, without limitation, any roof penetration(s), shall be performed by a certified roofing
contractor subject to Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed, and shall be performed so as to preserve the effectiveness of the roof warranty. 

2. TERM OF LEASE. 

(a) Landlord and Tenant intend that this Lease shall be binding and effective as of the date set forth above. Notwithstanding the foregoing,
except for performance and payment obligations which by their nature are to be performed prior to the Commencement Date, such as, but not limited to, payment of first month’s rent pursuant to paragraph 5(a), right to early access pursuant to
Paragraph 2(f) and the performance obligations in connection with construction of the Building and other site improvements pursuant to Schedule F, the payment and performance obligations of Tenant and Landlord shall begin as of the
Commencement Date. 

  
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 (b) Landlord leases unto Tenant and Tenant hires the aforementioned Leased Premises for the Lease
Term as set forth in the Lease Agreement Summary and any Renewal Lease Term, if applicable. 
 (c) If Landlord is unable to give possession
of the Leased Premises Delivery Date set forth in paragraph 6 of Schedule F the Tenant shall have the remedies available to it in Paragraph 42 and in Schedule F in addition to any other remedies available to it at law or in equity. 

(d) Within three (3) business days of Tenant taking occupancy, or Landlord tendering possession, of the Leased Premises, Landlord and
Tenant shall execute a Commencement Date Certificate memorializing the commencement date and expiration date of the initial Lease Term subject to standard “punch list” items customary for new construction. 

(e) Notwithstanding the foregoing or any other provision of this Lease to the contrary, this Lease is subject to the condition that the
Building and the common areas be completed in accordance with the Outline Specifications attached as Schedule B. Landlord shall prepare final plans and specifications for the Building (“Final Plans”) which shall
conform substantially to the Outline Specifications and be subject to the approval, in writing, of by Landlord and Tenant, such approval not to be unreasonably withheld, conditioned or delayed, and after such approval the Final Plans shall be deemed
incorporated as part of this Lease by reference and replacing Schedule B. Construction of the Building shall be completed in a timely manner and in substantially as provided in the Final Plans and the Preliminary Construction Schedule
which is part of the Construction Provisions attached to this Lease as Schedule F. 
 (f) Providing that Tenant does not
interfere with the performance of any of Landlord’s contractors, Tenant shall be permitted immediate access to the Leased Premises for the purpose of construction of Tenant specific tenant improvements and the installation of Tenant’s
personal property, including, but not limited to, furniture, fixtures and equipment. During the period of such access by Tenant (i) Tenant releases Landlord for any loss or damage to any of Tenant’s personal property in the Leased
Premises, from any cause whatsoever, including, without limitation, fire or theft and acknowledges its obligation to insure against such loss or damage, and (ii) Tenant shall indemnify and defend Landlord against any and all claims, losses,
expenses or liability(ies) arising from any injury (including death) to any of Tenant’s employees, or Tenant’s contractor’s or subcontractor’s employees, and any property damage occurring during the performance of any of
Tenant’s work at the Leased Premises and (iii) shall carry or cause others to carry liability insurance against any such personal injury or property damage naming Landlord as an additional insured. Notwithstanding anything therein to the
contrary, the foregoing release and indemnification set forth in clauses (i) and (ii) of this Paragraph 2(f) shall not extend to any claims, losses, expenses or liability(ies) (1) arising from occurrences for which Landlord
indemnifies Tenant as provided in Paragraph 8(f) or (2) resulting from the gross negligence of Landlord or its agents, servants, employees or contractors. Tenant’s access shall be without liability for payment of Rent, taxes,
Landlord’s insurance, Operating Expenses (as hereafter defined) or utilities, liability for all of which shall start as of the Commencement Date. In the event that Landlord determines, in its reasonable discretion, that the performance of
Tenant’s work is interfering with Landlord’s contractors, including, without limitation, by reason of labor disharmony, Landlord may give Tenant telephone notice of such determination and Tenant shall cause such work or storage to cease
within 24 hours. Thereafter the parties shall attempt in good faith to resolve their dispute. If the parties cannot resolve their dispute within two business days, the procedures set forth in Section 5(a)(2) of this Lease, as applicable, may be
invoked by either party. 

  
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 3. BASE RENT. 

(a) The annual Base Rent during the Lease Term of this Lease shall as set forth in the Lease Agreement Summary, and during any Renewal Lease
Term shall be as calculated pursuant to Paragraph 35 below, and shall be payable by Tenant in equal monthly installments on or before the first day of each month, in advance. Tenant shall pay the first monthly installment, or portion thereof for an
occupancy of less than one month, on the Commencement Date. Proration of Base Rent for an occupancy of less than one month shall be on the basis of a month of thirty days. 

(b) All Base rent due herein, and all Additional Rent (as defined below), shall be paid in U.S. funds by check drawn on a U.S.
bank at the office of Landlord or at such other place designated by Landlord from time to time, without any prior demand and without any deduction or set-off whatsoever promptly on the dates due. If any check(s) drawn by Tenant are not honored when
presented on more than two (2) occasions in any period of twelve (12) consecutive months, Landlord may, by written notice to Tenant and in addition to any other remedy available to Landlord as provided herein or at law, require that all
future payments of Base Rent and Additional Rent be paid by electronic funds transfer or by bank or certified check. 
 (c) All
other sums payable by Tenant to Landlord under this lease, including, but not limited to Operating Expenses (as defined below), repairs, maintenance, real estate taxes, insurance, roof maintenance and management fees (if any), shall be treated as
additional rent (“Additional Rent” and together with Base Rent, “Rent”) and Landlord shall have the same remedies for non-payment as for non-payment of Base Rent. 

(d) Any Additional Rent which is not billed to Tenant monthly on an estimated basis as set forth in the Lease Agreement Summary and otherwise
as provided in this Lease, shall be due and payable no later than five (5) days of the date of receipt by Tenant of the invoice therefore from Landlord. 

(e) Tenant hereby acknowledges that failure to make timely payment to Landlord of Rent by the date provided in the next sentence will cause
Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. If any Rent is not received by Landlord within ten (10) business days after its due date, then Tenant shall pay to
Landlord a late charge equal to five percent (5%) of such overdue amount, plus costs and reasonable attorneys’ fees, if any, incurred by Landlord to collect amounts due from Tenant. The parties hereby agree that such late charges represent
a fair and reasonable estimate of the cost that Landlord will incur by reason of Tenant’s late payment and not a penalty. Landlord’s acceptance of such late charges shall not constitute a waiver of Tenant’s default with respect to
such overdue amount or estop Landlord from exercising any of the other rights and remedies provided under this Lease or at law. 
 4.
USE. Tenant shall use the Leased Premises for warehousing, pharmaceutical compounding, light manufacturing and offices (and for no other purpose whatsoever) subject to and in accordance in all material respects with all rules,
regulations, laws, ordinances, statutes and requirements of all government authorities, including the fire insurance rating organization and Board of Fire Underwriters, if any, and any similar bodies having jurisdiction over the Leased Premises.
Within ten (10) business days of the date of this Lease Tenant shall submit an application for tenant review or similar zoning approval required by the Township of South Brunswick. In the event that Tenant’s proposed use as described
herein is not permitted or approved, Tenant may terminate this Lease by written notice to Landlord. Tenant’s right to terminate this Lease pursuant to this paragraph 4 shall expire and be null and void if such notice is not given within thirty
(30) days of the date of final determination that Tenant’s proposed use as described herein is not permitted or approved. . Tenant warrants to Landlord that except as may be otherwise expressly provided in this Lease, or previously
disclosed in writing by Tenant as contemplated by paragraph 24, Tenant will not permit any flammable or hazardous materials to enter, be stored, used or remain on the Leased Premises. 

  
 6 

 5. OPERATING EXPENSES AND REPAIRS AND MAINTENANCE. 

(a) (1) Subject to Tenant’s right as provide in Subparagraph 5(b) as provided for herein, in addition to the Base Rent, Tenant
shall pay to Landlord Tenant’s Proportionate Share of all expenses incurred by Landlord in the operation of the Leased Premises and Building (“Operating Expenses”) (including, but not limited to, (i) general repairs
and maintenance, (ii) lawn, tree and shrub replacement and/or maintenance and general landscaping, fertilizing and lawn/landscape maintenance, (iii) snow removal, (iv) utilities not directly metered to Tenant, if any, (v) general
debris and garbage removal (excluding Tenant’s dumpster), (vi) intentionally omitted, (vii) exterior painting of Building, dock plates, staircases and handrails, (viii) intentionally omitted, (ix) sprinkler monitoring
service, maintenance and inspections, (x) maintenance, repairs or replacements of asphalt driveway and concrete curbing, and pothole and other parking lot repairs and maintenance, including, without limitation, re-stripping of the parking
stalls and other asphalt markings, (xi) standby sprinkler charges, if any, (xii) re-caulking of panel joints, (xiii) intentionally omitted, (xiv) the deductible portion of a loss, if any, covered under Landlord’s commercial
property insurance. Operating Expenses exclude: (i) real estate taxes, insurance, roof repair and maintenance and environmental inspections which shall be governed as provided for elsewhere in the Lease, (ii) specific repairs or
alterations requested by Tenant to its Leased Premises which Landlord shall only be obligated to perform in consideration for Tenant’s agreement to pay for such requested repairs or alterations unless Landlord is otherwise responsible for such
repairs or alterations pursuant to this Lease, and (iii) the expenses set forth on Schedule E attached hereto. 

(2) Tenant shall have the right to approve any Operating Expense, or series of Operating Expenses which are related to or the result of
a single cause or circumstance, which exceed $25,000, exclusive of Operating Expenses which are affected by seasonal conditions such as, but not limited to, snow removal. In the event that Landlord and Tenant cannot agree on the need for any such
Operating Expense or series of related Operating Expenses, then at the written request of either Landlord and Tenant, Landlord and Tenant shall select a neutral third party engineer or property manager (“Neutral”). If
Landlord and Tenant cannot agree on the selection of the Neutral then at the request of either Landlord or Tenant the selection shall be made by the Middlesex County office of the American Arbitration Association and such selection shall be binding
on Landlord and Tenant. On the tenth (0th) business day after the selection of the Neutral Landlord and Tenant shall each submit to the Neutral a written statement of its position with regard to the necessity for or desirability of such Operating
Expense or related Operating Expenses, including cost justification, if applicable. If party makes a submission after the tenth business day, the Neutral shall disregard such submission. The Neutral shall, within ten (10) business days of such
submission determine which position is correct and such determination shall be binding on Landlord and Tenant. Notwithstanding the foregoing, (i) emergency repairs or replacements are exempted from the provisions of this subparagraph and
(ii) in the event that Landlord disagrees with the determination of the Neutral Landlord may nonetheless proceed with the implementation of the work related to such Operating Expense or related Operating Expenses but the amount includable in
Operating Expenses to be reimbursed by Tenant shall be limited to $25,000.00. 
 (3) If the electrical, mechanical or other
building systems or any exterior site work such as the parking lot that were originally installed or constructed by Landlord as part of the Landlord Improvements described in Schedule B are replaced by Landlord at a cost in excess of
$15,000 per occurrence shall be fully amortized over the lesser of the depreciable useful life or fifteen (15) years with interest at the rate of PNC Bank prime plus two percent (2%) and one year’s amortization shall be included in
Operating Expenses each year or portion thereof commencing with the year of such replacement and continuing each year or portion thereof thereafter during the Term. 

  
 7 

 (b) Notwithstanding the provision of Subparagraph 5(a), Tenant has the right which it advises
Landlord that it exercises, to provide at Tenant’s expense all operating services that would otherwise be provided by Landlord under Subparagraph 5(a), the Land, excluding the detention pond which shall be provided by Landlord as an Operating
Expense. All service and maintenance standards shall meet the criteria used by F. Greek Development in its reasonable discretion and all service and maintenance providers shall be subject to the approval of Landlord, such approval not to be
unreasonably withheld, conditioned or delayed. Tenant may, at any time and by written notice to Landlord, require Landlord to provide some or all of the operating services listed in Subparagraph 5(a) the expenses of which shall be Operating
Expenses. 
 (c) Tenant shall pay monthly, in advance and on the same day as the Base Rent is due, one-twelfth (1/12th) of the estimated amount of Tenant’s Proportionate Share of the Operating Expenses as determined by Landlord in its reasonable discretion and as set forth in a notice delivered to Tenant
at least thirty (30) days before the expiration of the current calendar year (the “Estimated Proportionate Share”). Failure to timely deliver such statement shall not relieve Tenant of obligation to make such payments.
Within ninety (90) days after the expiration of each calendar year, or as soon thereafter as may be practicable, and within one hundred twenty (120) days after the expiration or other termination of the Lease, or as soon thereafter as may
be practicable, Landlord shall deliver to Tenant a reasonably detailed statement (“True Up Statement”) showing Tenant’s Proportionate Share of the Operating Expenses actually incurred by Landlord during the preceding
year (“Actual Proportionate Share”) and Tenant shall have the right to request reasonable additional documentation with respect thereto and obtain answers to questions regarding such expenses. Landlord’s failure to
deliver the True Up Statement within such 120 days shall not prohibit Landlord from collecting such Operating Expenses in applicable current or future periods. If Landlord fails to deliver a True Up Statement within six (6) months of the end of
a calendar year or the expiration of the Term, Landlord shall be barred from collecting any additional Operating Expenses incurred during the applicable period. If Tenant’s Estimated Proportionate Share during the preceding year exceeds
Tenant’s Actual Proportionate Share as indicated on said statement, Tenant shall be credited the amount of such overpayment against Tenant’s payment of its Estimated Proportionate Share of such Operating Expenses next becoming due or, if
at the end of the Lease Term, Landlord shall remit to Tenant such overpayment, by check, within thirty (30) days after delivery of such statement. If Tenant’s Estimated Proportionate Share during said preceding year was less than
Tenant’s Actual Proportionate Share as indicated on said statement, Tenant shall pay to Landlord the amount of the deficiency within 45 days after delivery by Landlord to Tenant of said statement. At any time and upon reasonable notice,
Landlord may adjust the amount of Tenant’s Estimated Proportionate Share to reflect Landlord’s revised estimate of such expenses for the remainder of the current calendar year and shall make such adjustment if the revised estimate is
lower. Landlord also reserves the right to bill Tenant for other extraordinary Operating Expenses, not contemplated within the Estimated Proportionate Share (“Additional Operating Expenses”) as incurred, and shall provide
Tenant with copies of the backup documentation supporting each such bill, and such Additional Operating Expenses shall be due within thirty (30) days of the date of Tenant’s receipt of such bill from Landlord subject to Tenant’s right
to approve such expenses which exceed the amount set forth in subparagraph 5(a). 
 (d) Landlord shall, as an Operating Expense,
maintain and repair the structural elements of the Building and adjoining physical improvements including but not limited to the parking lot and other improvements described in subparagraph (j)(1). For purposes hereof the term “structural
elements” shall mean: load bearing walls (excluding windows and window frames, overhead and personnel doors and door frames and glass); steel or concrete columns; concrete floors; perimeter foundation and footings; and roof structure (excluding
roof membrane, vents and skylights). Notwithstanding the foregoing, Tenant shall be responsible for the general maintenance of the concrete floors, including, without limitation, keeping the concrete floors free of spills and stains and acknowledges
that concrete floors are subject to cracking. No crack that is less than 1/4 inch wide or that does not result in an uneven floor (one side higher than the other) shall be required to be repaired. 

  
 8 

 Notwithstanding the anything in this subparagraph (d), in the event that any maintenance, repair
or replacement is the result of an occurrence that is covered by any warranty or insurance maintained by Landlord or Tenant, Landlord or Tenant, as applicable, shall only be responsible for the services beyond the warranty, or the deductible or
otherwise uninsured portion of the cost of such maintenance, repair or replacement. 
 (e) Tenant shall have the right to examine and
audit Landlord’s records supporting the True Up Statement during normal business hours, and at Landlord’s office where the records regarding the Operating Expenses are maintained, upon not less than five (5) business day’s
notice. Tenant shall commence its examination and audit within 180 days after receipt of the True Up Statement, shall perform its examination and audit with diligence and continuity and shall complete its examination and audit and deliver a copy of
the report thereof (“Audit Report”) to Landlord within 90 days after beginning the examination and audit. The cost of any such examination and audit shall be paid by Tenant, provided that Landlord shall reimburse Tenant for
the reasonable cost thereof if the Audit Report reveals an overcharge of 5% or more. Landlord shall refund to Tenant any overpayment, or Tenant shall pay to Landlord any underpayment, as applicable, for the calendar year in question within 30 days
after the amount of the overpayment/underpayment has been established by the audit or as provided in this subsection. If Tenant fails to exercise its rights of examination and audit within the 180 day period, the amount of Tenant’s obligations
for Operating Expenses shall be conclusively established as the amount set forth in the applicable True Up Statement. If the results of Tenant’s audit differ from the True Up Statement and Landlord disputes Tenant’s audit, Landlord shall
give Tenant notice of such dispute within 30 days of Landlord’s receipt of the report of the Audit Report and Landlord and Tenant will use reasonable efforts to resolve the dispute. If the dispute is not resolved by Landlord and Tenant within
30 days after Landlord’s notice of dispute, the dispute shall be resolved by a mutually-selected independent certified public accountant with at least ten years experience in the commercial real estate market. In the event Landlord fails to
give Tenant notice that it disputes Tenant’s audit within such 30 day period, the amount of Tenant’s obligation for Operating Expenses shall be conclusively established as the amount set forth in the Audit Report. Any personnel involved in
the examination and audit who are not employees of Tenant shall be required to sign a confidentiality agreement which precludes such person, and any firm with which he/she may be associated, from disclosing any information obtained to any third
parties. 
 (f) In the event that Landlord fails to perform any maintenance or repair which it is obligated to perform under this
Lease, Tenant may give Landlord written notice of such failure. In the event of any emergency after Landlord fails to respond, or if Landlord fails to perform such maintenance or repair within thirty (30) days of its receipt of Tenant’s
such notice in cases of non-emergency, or if the maintenance or repair is of such a nature that it can not be performed, or requires equipment or materials that for reasons beyond Landlord’s control are not available, within thirty
(30) days, then within such time as may be reasonably required but in no event later than ninety (90) days unless delayed by force majeure, Tenant may, but is not obligated to, after not less than ten (10) business days second written
notice to Landlord, perform such maintenance or repair and recover the reasonable cost of such performance from Landlord by legal process. In no event shall Tenant have a right of offset against Rent. 

(g) Tenant shall, at its own cost and expense, perform maintenance as may be required during the term of this Lease, and make all repairs and
replacements, to the Leased Premises (including glass windows overhead and personnel doors and door frames and glass but excluding window framing), provided that Landlord shall pay the cost of any repair required as the result of the negligent act
or omission of Landlord, or its employees, agents or contractors while on or in the Leased Premises or arising from a breach of this Lease by Landlord. Tenant shall enter into and maintain throughout the Term

  
 9 

 
a preventive maintenance and service contract providing for regular inspection and maintenance of the HVAC systems by licensed HVAC contractor approved by Landlord, which approval shall not be
unreasonably withheld, conditioned or delayed. Notwithstanding the foregoing, Landlord shall make available to Tenant the benefit of any warrantees issued in connection with the initial construction of the Building and other improvements on the
Land. 
 (h) Tenant covenants and agrees that it shall not cause or permit its use or occupancy to create any waste, damage, disfigurement or
injury to the Leased Premises (other than reasonable wear and tear to painted or covered interior wall surfaces and/or floor coverings) or any overloading of the floors of the Building. 

(i) Tenant expressly covenants and agrees at its sole expense to replace with similar quality glass any broken glass in the windows, doors or
other apertures of the Leased Premises that may become damaged or injured. 
 (j) (1) Subject to Tenant’s option as set forth in
paragraph 5(a)(2) above, Landlord shall maintain, repair and keep free and clear of ice and snow, the driveways and all asphalt parking areas, as well as maintain and repair the loading dock area(s) and the roof and parking areas and the Land,
including, but not limited to, driveways, landscaping and grounds surrounding the Building. The costs incurred by Landlord with regard thereto shall be treated as Operating Expenses as provided for in Paragraph 5(a). 

(2) Tenant shall at its cost and expense, maintain, repair and keep free and clear of ice and snow the sidewalks, steps and approach sidewalks
to the Leased Premises; and Tenant shall further, at its own cost and expense, keep the exterior of the Leased Premises free and clear of paper and other debris so as to keep same in a good and orderly manner as reasonably prescribed by Landlord.
Tenant shall be responsible for its’ own garbage disposal and dumpsters (if any). At the inception of the Lease term, Tenant shall be responsible, at its sole cost and expense, for installing and/ or mounting on the warehouse columns fire
extinguishers (or causing its contractor to do so) as may be required to be installed by the Township of East Brunswick Fire Marshall prior to Landlord’s obtaining a Certificate of Occupancy for Tenant. 

(3) In the event Landlord expends any amounts in fulfilling Tenant’s obligation herein, then Tenant shall pay as additional rent it’s
of such amounts expended as provided in the Lease Agreement Summary page of the Lease. Upon the Commencement Date of the Lease, Tenant shall immediately contact the utility company and put all electric and gas utilities into its own name. 

(k) (1) Landlord agrees to assume the responsibility to maintain the roof membrane of the Leased Premises. Such assumption is expressly
conditioned upon the continued timely payment by Tenant of the Roof Maintenance Fee as set forth in the Lease Agreement Summary of the Lease. The maintenance of the roof membrane shall consist of a combination of inspections and repairs as Landlord
reasonably deems necessary. The roof shall be covered by a warranty as provided in the Outline Specifications. Replacement of the roof membrane shall be undertaken when necessary in Landlord’s reasonable judgment. Tenant shall immediately
notify Landlord in writing of any leaks or damage to the roof membrane and Landlord shall use his best efforts to correct same. However, Landlord assumes no responsibility for any damage to Tenant’s property or any third party’s property
held by Tenant in the Leased Premises for any reason or causes whatsoever except arising from Landlord’s grossly negligent acts or omissions. 

  
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 (2) The above monthly sum for the maintenance of the roof may be increased each year by Landlord
in its sole discretion; however, any such increase shall be limited to two and one-half (2.5%) percent per year of the amount specified in the Lease Agreement Summary. 

(l) Except for a generator to be installed by Tenant, Tenant shall not permit or allow the storage of any its product(s), machinery and
equipment, pallets, unused racking systems or rack components or any other personal property outside of the Building (including the parking of any automobiles, trailers or trucks which are not actively used on a day-to-day basis) and shall promptly
cause all such property to be removed. In the event Tenant does not remove such items after being notified by Landlord within ten (10) calendar days, Tenant shall be deemed to have abandoned such property and Landlord shall cause such items to
be removed at Tenant’s sole cost and expense and Tenant shall promptly reimburse Landlord. 
 6. UTILITIES. Tenant
shall arrange with the utility companies supplying metered or separately charged service to the Building/Leased Premises for an account in the name or Tenant and for direct billing and payment for metered utilities. Tenant shall be responsible for,
and at its own cost and expense, shall pay all utility meter charges, deposits, service charges and charges for the use or consumption of metered or separately charged utilities, including gas, electric, water and sewer. All utilities not separately
metered shall be assessed against Tenant and other tenants sharing same proportionately based on their respective Building Proportionate Shares; provided, however, if Tenant’s or any other tenant’s actual use of any unmetered utility or
any other service is disproportionate to that of other tenants, then the proportionate charges fir such utility or service shall be equitably adjusted based on such actual use. Landlord is not responsible for the failure of utility services unless
resulting from the grossly negligent act or omissions of Landlord. 
 7. TAXES. 

(a) Tenant shall pay as Additional Rent during the term of this Lease, all real estate and personal property taxes assessed against the Leased
Premises (including such added assessment or omitted assessment which may be levied for the year following this Lease) by the municipality in which the Building is located, said obligation to commence and be prorated as of the Commencement Date and
as of the date of termination of this Lease. In addition to the obligation to pay real estate taxes as hereinabove set forth, Tenant shall, during the term of this Lease, pay, as Additional Rent, any levy or assessment for the installation of
improvements and any municipal license fees affecting the Land and/or Building as may be assessed by any governmental agencies, boards or bureaus having jurisdiction thereof which are applicable to any new assessments after the Commencement Date.
Landlord represents that storm sewer, sanitary sewer, fully paved streets and curbs have been or will be installed by Landlord, at its cost and expense, and accepted by the municipality in which the Building is located. If an assessment or
imposition for improvements may be payable in installments at the option of the taxpayer, Landlord will, upon request by Tenant timely made so as to allow Landlord to make exercise such option, elect to pay in installments. In such event, all
installments, including any interest that may be due thereon, as shall be due during the Lease Term of this Lease shall be paid by Tenant before any fine, penalty, interest or cost shall be added thereto and those installments due after the
expiration of this Lease shall be the obligation of Landlord. 
 (b) Intentionally deleted. 

(c) Notwithstanding anything contained herein to the contrary, provided that no Event of Default has occurred and is continuing, Tenant shall
have the right, at Tenant’s expense, to contest the amount or validity of any real estate and personal property taxes assessed against the Land and/or Building (including any added assessment or omitted assessment) on not less than thirty
(30) days prior written notice to Landlord. Landlord shall reasonably cooperate with Tenant in connection with Tenant’s exercise of the rights set forth in this subsection, provided Landlord shall not incur any cost, expense, liability or
risk in connection therewith. 

  
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 8. INSURANCE AND INDEMNIFICATION. 

(a) Landlord shall maintain (i) commercial general liability insurance (ISO Form CG 00 01 or form providing substantially equivalent
coverage in general use from time to time in the State of New Jersey), with a minimum limit of $3,000,000 per occurrence (if minimum coverage may be provided by a primary policy and an umbrella or excess policy), for property damage, bodily and
personal injuries, or deaths of persons occurring in or about the common areas of the Leased Premises, and (ii) commercial property insurance, special form causes of loss, and including business expense with rent loss insurance, (ISO Form CP 10
30 or form providing substantially equivalent coverage in general use from time to time in the state where the Leased Premises is located) covering the full insurable replacement value of the Building in which the Leased Premises is located
(excluding foundations), less a commercially reasonable deductible if Landlord so chooses. Landlord’s insurance may be included in a blanket policy (in which case the cost of such insurance allocable to the Building will be determined by
Landlord based upon the insurer’s cost calculations). Tenant shall also reimburse Landlord for any increased premiums or additional insurance that Landlord reasonably deems necessary as a result of increased risk/exposure arising from
Tenant’s use of the Leased Premises as determined by Landlord’s insurance company or the insurance company or professional risk management department or consultant for a lender holding a mortgage lien on the Leased Premises. 

(b) Tenant, at its expense, shall obtain and maintain in full force the following insurance coverage during the entire Lease Term:
(i) commercial property insurance, special form causes of loss (or equivalent in effect from time to time in the state where the Building/Leased Premises is located) covering the full replacement value of all property and improvements installed
or placed in the Leased Premises by Tenant or for Tenant’s benefit; (ii) worker’s compensation insurance with no less than the minimum limits required by law; (iii) employer’s liability insurance with such limits as required
by law; and (iv) commercial general liability insurance (ISO Form CG 00 01 or form providing substantially equivalent coverage in general use from time to time in the state where the Premises is located). The limits of liability, which shall
expressly state a “per location” aggregate limit, shall be no less than eighty percent (80%) the per location aggregate amount carried by Tenant for the Leased Premises under its then existing policy(ies) but in no event less than
$3,000,000 per occurrence and $5,000,000 aggregate for the Leased Premises for property damage, bodily and personal injuries, or deaths of persons occurring in or about the Leased Premises or arising out of Tenant operations. All liability insurance
policies shall be issued on an “occurrence” basis and not on a “claims made” basis. Landlord may from time to time require reasonable increases in the limits of insurance required by the terms of this Lease provided that such
increased limits do not exceed the limits customarily required by owners/landlords of buildings of similar type to the Building and located in the Middlesex County, NJ area. All liability policies insuring Tenant, including those providing coverage
in excess of the minimum coverage required by this Lease, shall be endorsed to name Landlord and Landlord’s agents, including the property manager (currently F. Greek Development), as additional insured parties, be issued by insurance companies
which are reasonably acceptable to Landlord, not be cancelable unless thirty (30) days prior written notice shall have been given to Landlord, contain a hostile fire endorsement or amended pollution endorsement, and a contractual liability
endorsement. Umbrella or excess policy(ies) shall be “following form.” Evidence of such liability insurance (on ACORD 25 or 25S, ACORD 27 and ACORD 28 forms, as applicable), or at Landlord’s sole option, copies of any policy(ies)
providing coverage, shall be delivered to Landlord by Tenant at least ten (10) days prior to the Commencement Date and at least fifteen (15) days prior to each renewal of said insurance. If Tenant fails to comply with the foregoing
insurance requirements or to deliver to Landlord copies of such policies and evidence of the coverage required herein, in either case 

  
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after 5 days from the date of Tenant’s receipt of written notice from Landlord, then Landlord, in addition to any remedy available pursuant to this Lease or otherwise, may, but shall not be
obligated to, obtain such insurance and Tenant shall pay to Landlord on demand the premium costs thereof, plus an administrative fee of twenty percent (20%) of such cost. Tenant’s coverage may be included in a blanket policy (in which case
the insurance coverage limits applicable to the Leased Premises will be expressly specified and all limits of coverage shall be calculated and made applicable with regard to the Leased Premises only). 

(c) All commercial property and commercial general liability insurance required or maintained by Landlord and Tenant shall include a waiver of
subrogation by the insurers (or permit a waiver or release by insured) of all rights based upon an assignment from its insured, against Landlord or Tenant, their officers, directors, employees, managers, agents, invitees, architects, engineers and
contractors, in connection with any loss or damage thereby insured against. Notwithstanding anything to the contrary contained herein, Tenant hereby releases and waives any claims against Landlord, and its officers, directors, employees, managers,
agents, invitees, architects, engineers and contractors for any loss or damage required to be insured against hereunder (whether by self-insurance, self-insured retention, underinsurance, failure to insure or otherwise), regardless of whether the
negligence or fault of Landlord (or its officers, directors, employees, managers, agents, invitees, architects, engineers or contractors) caused such loss except to the extent covered by Landlord’s indemnification of Tenant as provided in
subparagraph (f) below or Paragraph 24(r). The failure of a party to insure its property shall not void this release and waiver. Landlord hereby releases and waives any claims against Tenant, and its officers, directors, employees, managers,
agents, invitees, architects, engineers and contractors for any loss or damage insured against or required to be insured against hereunder to the extent insurance proceeds are received therefore, regardless of whether the negligence or fault of
Tenant (or its officers, directors, employees, managers, agents, invitees, architects, engineers or contractors) caused such loss; however, Landlord’s release and waiver shall not apply to any deductible amounts up to $10,000.00 maintained by
Landlord under its insurance policy(ies). 
 (d) Intentionally deleted. 

(e) Tenant shall indemnify, hold harmless, and defend Landlord against all claims, losses or liabilities for bodily injury or death, or
personal injury, to any person or for damage to or loss of use of any property (collectively, “Claims”), arising after the Commencement Date (except as provided in Paragraph 2(f) with regard to Tenant’s access to the
Leased Premises) be reason of any occurrence in, on or about the Leased Premises (including the coming and going of employees and/or invitees of Tenant), if caused or contributed to by Tenant or Landlord or the agents, servants, employees, invitees
or contractors of either, or if arising by reason of or relating to any condition respecting the use of the Leased Premises, or the breach of any of Tenant’s obligations under this Lease, except to the extent any such Claims arise from
occurrences for which Landlord indemnifies Tenant as provided in Paragraph 8(f) or Paragraph 24(r). It is the intent of the parties hereto that the indemnity and defense obligations contained in this Paragraph shall not be limited or barred by
reason of, and shall include all Claims resulting from, the negligence (whether alleged to be sole or contributory) on the part of Landlord or Landlord’s agents, servants, employees or contractors, except as may be expressly provided herein to
the contrary. Such indemnification shall include and apply to reasonable attorneys’ fees, investigation costs, and other reasonable costs actually incurred by Landlord. Nothing in this subparagraph shall be construed to invalidate or limit the
waiver of subrogation and release and waiver of subparagraph (c) herein. Tenant shall further indemnify, defend and hold harmless Landlord from and against any and all Claims arising from any breach or default in the performance of any
obligation on Tenant’s part to be performed under the terms of this Lease. This Lease is made on the express conditions that Landlord shall not be liable for, or suffer loss by reason of, injury to person or property, from whatever cause, in
any way connected with the condition, use, occupational safety or occupancy of the Land and/or Building specifically including,  

  
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without limitation, any liability for injury to the person or property of Tenant or Tenant’s agents, except as may be expressly provided in subparagraph (f) or Paragraph 24(r) below or
unless determined by a final judgment or final arbitration order to be the result of Landlord’s sole negligence. Nothing in this subparagraph shall be construed to invalidate or limit the waiver of subrogation and release and waiver of
subparagraph (c) herein. The provisions of this subparagraph are subject to the obligation of Landlord to insure against risk of property damage to the Building and nothing herein shall be construed to shift to Tenant liability for any risk
required to be or actually insured against, other than to the extent of all or part of the deductible portion of any claim as otherwise provided in this Lease. The provisions of this subparagraph shall survive the expiration or termination of this
Lease with respect to any damage, injury, death, breach or default occurring prior to such expiration or termination. 
 (f) Landlord shall
indemnify, hold harmless and defend Tenant from and against any and all Claims incurred by reason of or arising out of any occurrence in, on or about the Leased Premises, to the extent that such injury or damage shall be caused by or arise solely
from the negligence (act or omission) or solely from the willful misconduct of Landlord, its agents, servants, employees or contractors (whether before or after the Commencement Date except for such Claims as are within the scope of the release by
Tenant as provided in Paragraph 2(f)). Such indemnification shall include and apply to reasonable attorneys’ fees, investigation costs, and other reasonable costs actually incurred by Tenant. Nothing in this subparagraph shall be construed to
invalidate or limit the waiver of subrogation and release and waiver of subparagraph (c) herein. The provisions of this subparagraph are subject to the obligation of Tenant to insure against risk of property damage and nothing herein shall be
construed to shift to Landlord liability for any risk required to be or actually insured against. The provisions of this subparagraph shall survive the expiration or termination of this Lease with respect to any damage, injury, death, breach or
default occurring prior to such expiration or termination. 
 (g) As to any matter for which Landlord or Tenant is required to defend and/or
indemnify the other and as to any party required herein to be named as an additional insured, any insurance maintained or provided by the indemnifying party (i) shall be primary and non-contributory in relation to any other insurance maintained
by or available to indemnified party or any additional insured party, which other insurance shall provide excess coverage as to the named insured therein or such other additional insured party, (ii) shall not require the indemnified party or
the additional insured party to tender any claim to its own insurance or to any other insurance available to the indemnified party or the additional insured, and (iii) shall provide that the insurer will not seek contribution from any other
insurance available to the indemnified party or the additional insured. 
 (h) Under no circumstances shall the parties be liable for any
indirect, incidental, special, consequential or punitive damages. In no event shall Landlord be liable for any damage or injury to person or property caused by or resulting from any cause or condition whatsoever which is visible or discernable and a
reasonable person would recognize as presenting a hazard or risk of injury or damage, in any way related to or arising out of any alleged breach of Landlord’s obligations under this Lease, including but not limited to Landlord’s
obligations of repair and maintenance, unless Tenant has given Landlord written notice of such breach and unless and until Landlord has failed to cure same within a reasonable time or the time provided in this Lease. 

9. FIXTURES. 

(a) Tenant is given the right and privilege of installing and removing (without damage to real property) its personal property, furniture,
equipment and fixtures in the Leased Premises during the term of the Lease, it being understood and agreed, however, that in the event of: (i) default by Tenant under the terms and conditions of this Lease; or (ii) if Tenant moves out or
is dispossessed and fails to remove any such property, equipment and fixtures or other property within thirty (30) days after notice of such default 

  
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or removal pursuant to the applicable terms and conditions of this Lease; then and in any such event, the said property, equipment and fixtures or other property shall be deemed, at the option of
Landlord, to be abandoned, (and become Landlord’s property) or in lieu thereof, at Landlord’s option, Landlord may remove such property and charge the reasonable cost and expense of removal and storage to Tenant. 

(b) Anything to the contrary contained herein notwithstanding it is expressly understood and agreed that Tenant may without injury to real
property install, connect and operate equipment as may be deemed necessary by Tenant to conduct its business subject to applicable rules and regulations of governmental agencies, boards and bureaus having jurisdiction thereof; provided, in any
event, that subject to the terms and conditions of this article and article 9(a), the machinery and fixtures belonging to Tenant shall, at all times, be considered and intended to be personal property of Tenant, and not part of the realty, and
subject to removal, by Tenant, provided at the time of such removal that Tenant is not in default pursuant to the terms and conditions of this Lease, and that Tenant, at its own cost and expense, pays for any damage to the Leased Premises caused by
such installation and removal. 
 10. ASSIGNMENT AND SUBLETTING. 

(a) Tenant will not assign this Lease in whole or part, nor sublet all or any part of the Leased Premises, without the prior written
approval of the Landlord, which approval shall not be unreasonably withheld and in the case of an assignment or sublease to a person or entity which is an Affiliate (as defined below) of Tenant or which results from a merger or consolidation with
Tenant, or to any person or entity which acquires all or substantially all the assets of Tenant as a going concern in the business that is being conducted on the Leased Premises, Landlord’s consent shall not be required. In the case of an
assignment, the assignee shall be required to assume all the obligations of Tenant under the Lease by written agreement in form and substance reasonably satisfactory to Landlord. Relevant criteria in determining reasonableness of approval when
required, include, but are not limited to, credit history of a proposed assignee or sub lessee, negative references from prior landlords, concern over the environmental impact of the business on the Leased Premises of such proposed assignee or sub
lessee, and any change or intensification of use of the Leased Premises. Tenant shall promptly after any such assignment or subletting provide notice of such to Landlord. For purposes hereof, “Affiliate” shall mean any
person, entity, firm or corporation which shall be directly or indirectly controlled by, under the control of, or under common control with Tenant, and “control” shall mean the possession, direct or indirect, of the power to direct or
cause the direction of the management and policies of a person, entity, firm or corporation, whether through the ownership of voting securities, by contract or otherwise. In the event Tenant or any Affiliate is a publicly traded corporation, the
sale of stock shall not be deemed to constitute an assignment or transfer of this Lease. Irrespective of any such assignment, Tenant shall remain liable for the full and faithful performance of each and every covenant to be performed by Tenant
hereunder and Tenant shall reimburse Landlord, as additional rent, within thirty (30) days of Landlord’s request for reimbursement, for the reasonable costs and expenses of Landlord in reviewing, negotiating and approving any assignment,
sublease or assumption, including, without limitation, Landlord’s counsel fees. 
 (b) If at any time during the term or
any renewal term, Tenant shall have received a bona fide offer from a prospective subtenant which is not an Affiliate of Tenant with respect to proposed occupancy of any portion of the Leased Premises which Tenant is prepared to accept, Tenant shall
furnish to Landlord a copy of such offer, a proposed form of sublease (“Proposed Sublease”) signed by the prospective subtenant and such information concerning the business and financial condition of the proposed subtenant
sufficient for Landlord to evaluate the request for sublease approval, including, without limitation, information on the factors set forth in subparagraph (a) above with regard to the relevant criteria for Landlord’s reasonable
determination. 

  
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 11. FIRE OR OTHER CASUALTY LOSS. 

(a) In case of damage by fire or other casualty to the Building in which the Leased Premises is located, if the damage is so extensive
as to require substantial reconstruction of the Building, this Lease shall cease at Landlord’s or Tenant’s option and the Rent shall be apportioned as of the time of damage. Substantial reconstruction shall mean (i) damage so
extensive that the cost of restoration shall be 50% or greater than the cost of the demolition of the Building and the erection of a new building of the same size and design of the Building immediately prior to such damage or (ii) Tenant’s
inability or expected inability to operate a material portion of its business at the Leased Premises for a consecutive period of ninety (90) days because Landlord has not substantially completed restoration of the base Building, excluding
restoration of Tenant’s, alterations and excluding delays required for regulatory inspections and approvals. Landlord shall give prompt notice to Tenant (“Damage Notice”) as to whether substantial reconstruction is
required. Notice of intent to terminate this Lease pursuant to this subparagraph may be given by Landlord in the Damage Notice and by Tenant not later that fifteen (15) days of receipt by Tenant of the Damage Notice, TIME BEING OF THE
ESSENCE. 
 (b) In all other cases of damage by fire or other casualty to the Building of which it is a part, Landlord shall
repair (using proceeds of insurance claim) the damage with reasonable dispatch, and if the damage has rendered the Leased Premises untenantable, in whole or in part, there shall be an apportioned abatement of the rent until the damage has been
repaired. In determining what constitutes reasonable dispatch, consideration shall be given to delays caused by strikes, governmental approvals, adjustment of insurance claims and other causes beyond Landlord’s control. 

(c) If the restoration is not completed within six (6) months after the occurrence of the fire or other casualty, Tenant shall have the
right to terminate this Lease by forthwith giving thirty (30) days written notice thereof to Landlord, provided, however, that if Landlord has commenced restoration and completes same within the aforesaid 30 day period, Tenant’s
termination shall be considered null and void and of no effect. 
 (d) Notwithstanding anything contained herein to the contrary, if the
Building is partially destroyed or damaged during the last twenty-four (24) months of the Lease Term of this Lease, Landlord or Tenant may cancel and terminate this Lease, as of the date of occurrence of such damage by giving written notice to
do so within thirty (30) days after the date of occurrence of such damage. 
 12. COMPLIANCE WITH LAWS, RULES AND
REGULATIONS. 
 (a) Landlord represents that to the best of Landlord’s actual acknowledge, as of the date hereof the Land
is, and covenants that on the Commencement Date the Leased Premises without qualification as to Landlord’s actual knowledge will be, in compliance with all laws, rules and requirements of all county, municipal, state, federal and other
applicable governmental authorities in force as of the Commencement Date. Tenant shall, at Tenant’s sole cost and expense, without notice or demand from Landlord, faithfully observe and comply with all laws, rules and requirements of all
county, municipal, state, federal and other applicable governmental authorities, now in force, or which may hereafter be in force, pertaining to Tenant’s occupancy and use of the Leased Premises. Notwithstanding the foregoing, Tenant
acknowledges that Landlord has disclosed that the soils of the Land are contaminated by virtue of historic agricultural use and Landlord covenants and agrees that, as further addressed in Paragraph 24, Landlord will remediate such contamination,
including obtaining a Response Action Outcome from a Licensed Site Remediation Professional and obtaining a Remedial Action Permit, all at Landlord’s sole cost and expense. 

  
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 (b) Tenant’s industry code as set forth in the North America Industrial
Classification System (NAICS) manual is as set forth in the Lease Agreement Summary of this Lease. Tenant will immediately notify Landlord of any changes in this number during the term of this Lease. As further set forth in Paragraph 24, Tenant
agrees to comply with all the requirements of the Industrial Site Recovery Act (“ISRA”) N.J.S.A. 13:1K-6 et seq. in connection with any event or transaction by Tenant that requires ISRA compliance and Landlord agrees
to comply with all of the requirements of ISRA in connection with any event or transaction by Landlord that requires ISRA compliance. In the event that Landlord’s compliance with ISRA discloses contamination caused by or resulting from
Tenant’s use and occupancy, Tenant shall remediate such contamination and otherwise shall comply with the Spill Compensation and Control Act (“Spill Act”) N.J.S.A. 58:10-23 et seq., and all regulations promulgated
in connection therewith regarding any substances or materials placed or used upon the Leased Premises by Tenant, its agents, employees or contractors, as further set forth in Paragraph 24. All references to ISRA and/or the Spill Act in this Lease
shall be deemed to include any predecessor or successor statute(s) to same. 
 (c) That in case Tenant shall fail or neglect to comply
with the aforesaid statutes, ordinances, rules, orders, regulations and requirements or any of them, or in case Tenant shall neglect to maintain the Leased Premises or fail to make any necessary repairs called for in the Lease in any material
respect, then Landlord or Landlord’s agents may after ten (10) days’ written notice, (except, in the case of an emergency, action may be taken immediately) enter Leased Premises and make such repairs, effect such maintenance and
comply with any and all of the said statutes, ordinances, rules, orders, regulations or requirements, at the cost and expense (including experts and reasonable attorney’s fees) of Tenant and in case of Tenant’s failure to pay therefore,
the said cost and expense shall be added to the next month’s rent and be due and payable as such, or Landlord may deduct the same from the balance of any monies remaining with Landlord. The failure by Landlord to take any action hereunder, or
the delay by Landlord in taking any action, shall not place any liability or obligation on Landlord. This provision is in addition to the right of Landlord to terminate this Lease by reason of any default on the part of Tenant. 

13. INSPECTION BY LANDLORD. Tenant agrees that subject to reasonable restrictions applicable to any other visitor the said
Landlord’s agents, and other representatives, shall have the right to enter into and upon Leased Premises, or any part thereof, show same to prospective tenants, purchasers or lenders and upon reasonable advance notice, except in the event of
emergency, at all reasonable hours for the purpose of inspecting the same and for effecting such maintenance and making such repairs or alterations therein as may be necessary for the safety and preservation thereof. Due to the nature of
Tenant’s business, including the use of controlled substances, Tenant may restrict Landlord or any third party from entering certain restricted areas of its Premises at all times. 

14. RIGHT OF RE-ENTRY. If the Leased Premises, or any part thereof, shall become vacant due to Tenant’s removal or
failure to pay rent and other charges payable hereunder during the said term after notice and an opportunity to cure as provided in this Lease, or should Tenant be evicted by summary proceedings or otherwise, Landlord or Landlord’s
representatives may re-enter the same, either by force or otherwise, without being liable to prosecution therefore; and relet the Leased Premises as the Agent of Tenant and receive rent thereof; applying the same, first to the payment of such
expenses as Landlord may incur in reentering, and then to the payment of the rent due by these presents. Tenant, however, shall continue to remain liable for any deficiency. 

15. DEFAULT. 

(a) It shall be an event of default under this Lease, if (i) the Leased Premises shall be deserted or vacated due to Tenant’s
removal, (ii) if Tenant fails to make payment of Rent or other monetary obligations hereunder to be paid for by Tenant, or any part thereof as herein specified and such failure shall continue uncured for a period of ten (10) days after
written notice from Landlord to Tenant, 

  
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(iii) Tenant defaults in the prompt and full performance of any of the provisions of this Lease (except those set forth in Subparagraph 15(a) hereof) and such failure shall continue for a
period of thirty (30) days after written notice from Landlord to Tenant (or if such performance is of such a nature that it cannot reasonably be cured within thirty (30) day, then provided that Tenant commences bona fide efforts to
cure within said thirty (30) day period (and notifies Landlord, in writing of such fact including a description of the efforts being made to cure) and continues such efforts with continuity and diligence then the thirty (30) day period for
cure shall be extended for up to an additional sixty (60) days, or (iv) Tenant shall file a petition in bankruptcy or arrangement, or be adjudicated a bankrupt or make an assignment for the benefit of creditors or take advantage of any
insolvency act, or any involuntary petition or similar pleading is filed in any court under any Paragraph of any state or federal bankruptcy act seeking to declare Tenant bankrupt or seeking a plan of reorganization for Tenant and such petition or
pleading is not removed within thirty (30) days after its filing; 
 (b) Upon any such event of default, Landlord may, with or
without any further demand or notice whatsoever, pursue any one or more of the following remedies: (i) Landlord shall have the right, at its election, to cancel and terminate this Lease and dispossess Tenant; or, (ii) Landlord shall have
the right without terminating or canceling this Lease to declare all amounts and rents due under this Lease for the remainder of the existing term (or any applicable extension or renewal thereof) to be immediately due and payable, and thereupon all
rents and other charges due hereunder to the end of the initial term or any renewal term, if applicable, shall be accelerated; (iii) Landlord may elect to enter and repossess the Leased Premises and relet the Leased Premises for Tenant’s
account, holding Tenant liable in damages for all expenses incurred in any such reletting (including without limitation advertising expenses, brokerage commissions, attorney’s fees, and repairs, replacements, alterations and improvements) and
for any difference between the amount of rent received from such reletting and that due and payable under the terms of this Lease; or (iv) Landlord may enter upon the Leased Premises and do whatever Tenant is obligated to do under the terms of
this Lease (and Tenant agrees to reimburse Landlord on demand for any expenses which Landlord may incur in effecting compliance with Tenant’s obligations under this Lease and Tenant further agrees that Landlord shall not be liable for any
damages resulting to Tenant from such action). All such remedies of Landlord shall be cumulative, and in addition, Landlord may pursue any other remedies that may be permitted by law or in equity. Forbearance by Landlord to enforce one or more of
the remedies herein provided upon an event of default shall not be deemed or construed to constitute a waiver of such default. Tenant hereby waives the right to receipt of any “notice to quit,” “demand for possession” or any
other written notice other than as expressly required to be given by Landlord under the terms of this Lease. 
 (c) In the event of a default
by Tenant, Landlord shall make commercially reasonable efforts to mitigate damages. Notwithstanding the foregoing, Landlord (i) shall not be required to prefer the Leased Premises over any other vacant space which Landlord may have,
(ii) shall be deemed to be commercially reasonable in considering the relative economic benefit of preferring other space over the Leased Premises, (iii) shall not be required to advertise the Leased Premises to any greater extent than it
advertises any other available space, and (iv) shall have no greater obligation with regard to its efforts to mitigate damages than the efforts made by Tenant itself to mitigate damages prior to or after default by Tenant. 

(d) If Tenant’s effort to cure involves contesting any statute, rule or regulations or decision of any applicable federal, state, county
or municipal government, Landlord’s right to terminate this Lease shall be suspended during the period of such contest, or action to cure, so long as Tenant prosecutes its objections or otherwise moves promptly; and provided further, that
Tenant hereby covenants and agrees, at its own cost and expense, to provide a bond or surety satisfactory to Landlord and to indemnify and defend Landlord against any civil fine or judgment, as a result of any violation by Tenant of any federal,
state, county or municipal regulation as aforementioned which Tenant shall contest. Notwithstanding the 

  
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foregoing, if such contest by Tenant shall expose the Leased Premises or Landlord to criminal fine or prosecution, or threatens a lien on ay property of Landlord or a forfeiture of title to the
Leased Premises, Landlord may immediately pursue any and all remedies available under this Lease, at law or in equity. 
 16.
NOTICES. All notices required or permitted to be given to Landlord or to Tenant shall be given by certified mail, return receipt requested, or by recognized overnight courier which obtains a signed delivery receipt, addressed to
Landlord at 33 Cotters Lane, East Brunswick, New Jersey 08816, and to Tenant at the Leased Premises, and/or such other place as Landlord or Tenant shall designate in writing. Notices may be given by an attorney on behalf of a party. 

17. NO WAIVER. Failure of either party to insist upon the strict performance of any provisions or to exercise any option
or enforce any rules and regulations shall not be construed as a waiver for the future of any such provision, rule or option. No provision of this Lease shall be deemed to have been waived unless such waiver be in writing signed by the party to be
charged with the waiver. The receipt by Landlord of Rent with knowledge of the breach of any provision of this Lease shall not be deemed a waiver of such breach. No payment by Tenant or receipt by Landlord of a lesser amount than due shall be deemed
to be other than on account of the earliest Rent then unpaid nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or
payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease or at law. 

18. LIABILITY OF TENANT FOR DEFICIENCY. In the event that the relation of Landlord and Tenant may cease or terminate by
reason of the re-entry of Landlord under the terms and conditions contained in this Lease or by the ejectment of Tenant by summary proceedings or otherwise, or after the abandonment of the premises by Tenant, it is hereby agreed that Tenant shall
remain liable to pay in monthly payments the Rent which accrues subsequent to the re-entry by Landlord, and Tenant expressly agrees to pay as damages for the breach of the covenants herein contained the difference between the Rent reserved and the
Rent collected and received (after deducting costs and expenses), if any, by Landlord, during the remainder of the unexpired term, and such difference or deficiency between the Rent reserved herein and the Rent collected, if any, shall become due
and payable in monthly payments during the remainder of the unexpired term, as the amounts of such difference or deficiency shall from time to time be ascertained. Landlord shall use commercially reasonable efforts to mitigate its damages in the
event of any breach of this Lease by Tenant as expressly provided and subject to the exceptions set forth in paragraph 15(c) above. 

19. RIGHT OF TENANT TO MAKE ALTERATIONS AND IMPROVEMENTS. 

(a) Tenant may not make alterations, additions or improvements (for purposes of this Section 19
“Improvements”) to the Building which require any governmental approval or permit, including, without limitation, site plan approval or a building, plumbing or electrical permit, without the written consent of Landlord.
Landlord’s consent shall not be unreasonably withheld for non-structural Improvements which do not, in Landlord’s reasonable opinion, materially and adversely affect the value of the Building. Improvements not requiring governmental
approval or permits may be made on notice to Landlord accompanied by plans and specifications, if applicable, and Landlord shall have ten (10) business days within which to advise Tenant that Landlord believes that such Improvements materially
and adversely affects the value of the Building. If Landlord and Tenant cannot in good faith discussion resolve the issue with two (2) business days, the procedures set forth in Subparagraph 5(a)(2) of this Lease may be invoked by either party.
Cosmetic improvements, such as interior painting and replacement of floor coverings shall not require notice to or approval of Landlord. In the case of Improvements which require governmental approvals or permits, Landlord will cooperate at
Tenant’s expense with all  

  
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requested applications for such permits and approvals. Landlord shall endeavor to issue consent or disapproval in cases where consent is required within thirty (30) days of receipt of the
later of (i) written request for same from Tenant which request is accompanied by plans and specifications or (ii) such other information regarding such proposed Improvements as may reasonably be requested by Landlord. Such Improvements
shall be in made conformity with applicable governmental and insurance company requirements and at the end of the term of this Lease shall (at the sole option of Landlord, if requested by Tenant to be exercised at the time Landlord’s consent is
given) either be removed by Tenant or remain as property of the Landlord. In the event Landlord requires that Improvements be removed Tenant shall place the Building in the same condition as prior to such Improvements (reasonable wear and tear
excepted) and may condition its approval on Tenant posting financial security to assure removal and restoration. Cosmetic or decorative Improvements not requiring a permit are permitted on notice to Landlord but without consent. Notwithstanding the
foregoing, Landlord’s consent to an expansion of the parking lot shall not be withheld provided that (i) the plans for such expansion comply with all other provisions of this subparagraph, (ii) the specifications for the improvement
of such parking area expansion are equal to or better than the specifications for the original parking area improvements, and (iii) any contractor(s) for the parking lot expansion shall be subject to Landlord’s approval which approval
shall not be unreasonably withheld, conditioned or delayed. Upon completion of any Improvements, cosmetic Improvements excluded, Tenant shall deliver to Landlord as-built plans for such Improvement in CADD format. 

Landlord acknowledges that Tenant intends to make non-structural interior improvements to the Leased Premises and the installation of an
emergency generator as required for the operation of Tenant’s business, all at Tenant’s sole cost and expense. At the request of Tenant and at no out of pocket cost to Landlord, Landlord shall cooperate with Tenant’s efforts to obtain
municipal approvals as reasonably required. Landlord hereby consents to, and shall make provision in the Final Plans for, the an emergency generator and related day tank to be installed by Tenant as part of Tenant’s improvements. 

(b) Nothing herein contained shall be construed as consent on the part of Landlord to subject the estate of Landlord to any lien or liability
under the Construction Lien Law of the State of New Jersey, it being expressly understood that Landlord’s estate shall not be subject to any such lien or liability. Tenant shall have no power or right to do any act or make any contract that may
create or be the basis for any lien, mortgage or other encumbrance upon the estate of Landlord. 
 20. NON-LIABILITY OF
LANDLORD. It is expressly understood and agreed that from and after the Commencement Date Tenant assumes all risk of damage to its property and the property of any third parties occurring in or on the Leased Premises. Tenant agrees that
except for a breach of Landlord’s obligations under this Lease, including but not limited to Landlord’s obligations of repair and maintenance not being performed by Tenant pursuant to Subparagraph 5(b), neither Landlord, nor, as may be
applicable, any of its shareholders, directors, officers, members, managers, partners, employees, agents or attorneys, shall be liable for any damage or injury to person or property caused by or resulting from steam, electricity, gas, water, rain,
ice or snow, or any leak or flow from or into any part of said Building, or from any damage or injury resulting or arising from any other cause or happening whatsoever other than the gross negligence of Landlord or its employees or contractors, nor
liable for any damage caused by other tenants, if any, or person(s) in, upon or about the Land and/or Building. 
 21.
HOLDOVER. If Tenant remains in the Leased Premises beyond the expiration date of this Lease, as it may have been extended or renewed, such holding over in itself shall not constitute a renewal or extension of the Lease Term of this
Lease, but in such event shall constitute a tenancy “at will” at a rental of one and a half times the rental value of the Leased Premises which the parties agree shall be deemed to be the monthly Base Rent in effect during the final month
prior to said expiration date, plus payment of all Additional Rent. 

  
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 22. QUIET ENJOYMENT. Upon payment by Tenant of the rents herein provided,
and upon the observance and performance of all the covenants, terms and conditions on Tenant’s part to be observed and performed, Tenant shall peaceably and quietly hold and enjoy the Leased Premises for the Lease Term hereby demised without
hindrance or interruption by Landlord or any other person or persons lawfully or equitably claiming by, through or under Landlord, subject, nevertheless, to the terms and conditions of this Lease. 

23. RESERVATION OF EASEMENT. Landlord reserves the right to grant easements for utilities and easements to public or
quasi-public entities. Landlord reserves the right, on not less than two (2) business days telephone notice to Tenant, to enter on the Land on which the Leased Premises is located during normal business hours in order to install, at
Landlord’s own cost and expense, driveways, storm drains, sewers and/or utility lines or other improvements as may be required or desired by Landlord. Landlord covenants to use reasonable efforts so that the foregoing work, easements and/or
improvements shall not unreasonably interfere with the normal operation of Tenant’s business. No such easement shall materially interfere with the operations of Tenant other than temporarily during periods of construction. Landlord may not
grant easements for a cell tower or antenna or a billboard or any other above grade structure without Tenant’s prior written consent which may be withheld in Tenant’s sole discretion. 

24. ENVIRONMENTAL LAWS. 

(a) Definitions. As used herein, the following terms shall have the following meanings: 

(i) “Hazardous Material” includes any pollutant, dangerous substance, toxic substances, any hazardous chemical,
hazardous substance, hazardous pollutant, hazardous waste or any similar term as defined in or pursuant to the Comprehensive Environmental Response Compensation and Liability Act of 1980, 42 U.S.C. 9601 et seq.,
(“CERCLA”); the Industrial Site Recovery Act, N.J.S.A. 13:1K-6 et seq., (“ISRA”); the New Jersey Spill Compensation and Control Act, N.J.S.A. 58:10-23.11 et seq.,
(“Spill Act”); the Solid Waste Management Act, N.J.S.A. 13:1E-1 et seq. (“SWMA”); the Resource Conservation and Recovery Act, 42 U.S.C. 6901 et seq.
(“RCRA”); the New Jersey Underground Storage of Hazardous Substances Act, N.J.S.A. 58:10A-21 et seq. (“USTA”); the Clean Air Act, 42 U.S.C. Paragraph 7401 et seq.,
(“CAA”); the Air Pollution Control Act, N.J.S.A. 26:2C-1 et seq., (“APCA”); the New Jersey Water Pollution Control Act, N.J.S.A. 58:10A-1 et seq.
(“WPCA”); and any rules or regulations promulgated thereunder or in any other applicable federal, state or local law, rule or regulation dealing with environmental protection. It is understood and agreed that the provisions
contained in this lease shall be applicable notwithstanding whether any substance shall not have been deemed to be a hazardous material at the time of its use or Release but shall thereafter be deemed to be a Hazardous Material. 

(ii) “Release” means spilling, leaking, disposing, pumping, pouring, discharging, emitting, emptying, ejecting,
depositing, injecting, leaching, escaping, or dumping however defined, and whether intentional or unintentional, of any Hazardous Material. 

(iii) “Notice” means any written summons, citation, directive, order, claim, litigation, investigation,
proceeding, judgment, letter or other communication, written or oral, from the New Jersey Department of Environmental Protection (“NJDEP”), the United States Environmental Protection Agency (“USEPA”),
the United States Occupational Safety and Health Administration (“OSHA”) or other federal, state or local agency or authority, or any other entity or any individual, concerning any act or omission resulting or which may
result in the Releasing of Hazardous Materials into the waters or onto the lands of the State of New Jersey, or into waters outside the jurisdiction of the State of New Jersey, or into the environment. 

  
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 (iv) “Environmental Laws” means any and all present or future
laws, statutes, ordinances, regulations and executive orders, federal and state and local in any way related to the protection of human health or the environment including but not limited to (i) CERCLA; (ii) RCRA; (iii) ISRA;
(iv) Spill Act; (v) USTA; (vi) WPCA; (vii) APCA; (viii) SWMA; and (ix) CAA. For purposes of Environmental Laws, to the extent authorized by law, Tenant is and shall be deemed to be the responsible party, including
without limitation, the “owner” and “operator” of Tenant’s “facility” and the “owner” of all Hazardous Materials brought on the Leased Premises by Tenant, its agents, employees, contractors or invitees,
and the wastes, by-products, or residues generated, resulting, or produced therefrom. 
 (b) (i) Except for Hazardous Material
contained in products used by Tenant for ordinary cleaning and office purposes, and except for Hazardous Material contained in or to be used in products by Tenant in the ordinary course of its business as disclosed to Landlord in writing prior to
the commencement of such use, Tenant shall not permit or cause any party to bring any Hazardous Material upon the Leased Premises, or transport, store, use, generate, manufacture, dispose, or release any Hazardous Material on or from the Leased
Premises, without Landlord’s prior written consent. Tenant, at its sole cost and expense, shall operate its business on the Leased Premises in strict compliance with all Environmental Laws and all requirements of this Lease. Tenant shall
complete and certify to disclosure statements as requested by Landlord from time to time relating to Tenant’s transportation, storage, use, generation, manufacture, or release of Hazardous Materials on the Leased Premises, and Tenant shall
promptly deliver to Landlord a copy of any notice of violation relating to the Leased Premises of any Environmental Laws. 
 (ii) Tenant
agrees and acknowledges in the event that Tenant stores chemicals or any other products or materials, whether for its own use or for other parties, except for Landlord, which chemicals or other products or materials become hazardous waste
(including, without limitation, outdated inventory, damaged containers or packaging, off spec determination) Tenant shall be the party with primarily responsibility for fulfilling all “generator responsibilities” for regulatory compliance
on behalf of all parties (i.e., Tenant, and/or the owner of such chemicals, products or other materials). Such “generator responsibilities” shall include, but not be limited to, the requirement to provide warehouse personnel with hazardous
waste training, ensure waste labeling and storage requirements are met and comply with contingency plan rules. 
 (c) Except as otherwise set
forth herein, Tenant, at its own cost and expense, agrees to comply with all applicable Environmental Laws which are applicable to Tenant’s operations at the Leased Premises. Tenant further agrees to make any required submissions to and provide
any information required by any governmental authority in accordance with Tenant’s obligations as set forth in this Paragraph 24. 
 (d)
Tenant, at its sole cost and expense, shall remove all Hazardous Materials stored by Tenant, its assignees, subtenants, agents, employees, contractors or invitees at the Leased Premises, in a manner and to a level which complies with all applicable
Environmental Laws. Tenant shall perform such work before Tenant’s right to possession of the Leased Premises terminates or expires. If Tenant fails to perform such work before Tenant’s right to possession terminates or expires, Landlord
may at its discretion after advance written notice to Tenant, and without waiving any other remedy available under this Lease or at law or equity (including without limitation an action to compel Tenant to perform such work), perform such work at
Tenant’s cost. Tenant shall pay all costs incurred by Landlord in performing such work within ten (10) days after Landlord’s request therefore. Such work performed by Landlord is on behalf of Tenant and Tenant remains the owner,
generator, operator, transporter, and/or arranger of the Hazardous Materials for purposes of Environmental Laws. 

  
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 (e) Tenant, at its sole cost and expense, shall remove all Hazardous Materials, if any, that have
been disposed of or otherwise released by Tenant, its assignees, subtenants, agents, employees, contractors or invitees onto the Leased Premises, in a manner and to a level which complies with all applicable Environmental Laws and, unless agreed to
by Landlord, does not limit any future uses of Leased Premises or require the recording of any deed restriction or notice regarding the Leased Premises, beyond those limitations and/or restrictions that may already exist at or in connection with the
Leased Premises. Tenant shall perform such work at any time during the period of the Lease upon written request by Landlord or, in the absence of a specific request by Landlord, before Tenant’s right to possession of the Leased Premises
terminates or expires, if possible. If Tenant is unable, despite diligent efforts, to complete such work before Tenant’s right to possession terminates or expires, Landlord shall grant access to Tenant to complete such work in accordance with
the terms and conditions of an appropriate Access Agreement to be negotiated in good faith by Landlord and Tenant. 
 (f) If Tenant’s
operations in the Leased Premises now or hereafter constitute an “Industrial Establishment” as that term is defined in ISRA then prior to (i) closing operations or transferring ownership or operations of Tenant at the Leased Premises
(as defined under ISRA), (ii) the expiration or sooner termination of the lease, (iii) any assignment of the lease or any subletting of any portion of the Leased Premises, or (iv) any other event caused by Tenant occurs which may
trigger ISRA; Tenant shall at its own cost and expense, comply with all requirements of ISRA pertaining thereto. Should it be determined that a clean-up plan be prepared and that clean-up be undertaken because of any spills or discharges of
Hazardous Materials or wastes at the Leased Premises, which occur during the term of this lease other than through the acts of omissions of Landlord or Landlord’s agent, Tenant shall, at Tenant’s own expense, prepare and submit and carry
out the required plans and post the required financial assurances. Without limitation of the foregoing, Tenant’s obligations shall include (i) the proper filing, with the NJDEP, of an initial notice under N.J.S.A. 13:1K-9(a) and
(ii) the performance of all remediation and other requirements of ISRA, including without limitation all requirements of N.J.S.A. 13:1K-9(b) through and including (1). If Tenant is unable, despite diligent efforts, to complete such work before
Tenant’s right to possession terminates or expires, Landlord shall grant access to Tenant to complete such work in accordance with the terms and conditions of an appropriate Access Agreement to be negotiated in good faith by Landlord and
Tenant. 
 (g) If the requirements of ISRA are triggered during the term of the Lease due to any actions by Landlord, including but not
limited to the sale of the Land, then Landlord shall, at its sole cost and expense, comply with all requirements of ISRA pertaining thereto, except that should it be determined that a clean-up plan be prepared and that clean-up be undertaken because
of any spills or discharges of Hazardous Materials or wastes at the Leased Premises, which occur during the term of this Lease other than through the acts of omissions of Landlord or Landlord’s agent, Tenant shall, at Tenant’s own expense,
prepare and submit and carry out the required plans. If Tenant is unable, despite diligent efforts, to complete such remediation work before Tenant’s right to possession terminates or expires, Landlord shall grant access to Tenant to complete
such work in accordance with the terms and conditions of an appropriate Access Agreement to be negotiated in good faith by Landlord and Tenant. 

(h) In connection with its performance of any required remediation activities pursuant to ISRA as set forth in subparagraphs (f) and
(g) above, Tenant shall be required to complete such remediation in a manner and to a level which complies with applicable Environmental Laws and, unless agreed to by Landlord, does not limit any future uses of Leased Premises or require the
recording of any deed restriction or notice regarding the Leased Premises, beyond those limitations and/or restrictions that may already exist at or in connection with the Leased Premises. 

(i) The parties acknowledge and agree that any assignee or subtenant of Tenant shall be deemed to have, and by entering into such assignment or
sublease, and/or by entering into possession of the Leased Premises, does hereby acknowledge that they shall be the party responsible, jointly and severally with Tenant, under the provisions of this lease. 

  
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 (j) In the event that Tenant is not obligated to comply with the requirements of ISRA then prior
to the cessation of Tenant’s operations at the Leased Premises, the expiration or sooner termination of the lease or any subletting of any portion of the Leased Premises, Tenant shall, at Tenant’s expense (i) provide evidence
satisfactory to Landlord that the proposed cessation of operations, expiration, termination, assignment or subletting shall not be subject to the requirements of ISRA and if Landlord has reasonable cause to belief that there may have been a release
or violation of Environmental Laws, undertake Preliminary Site Assessment and Site Investigation, as those terms are defined in ISRA, and if there is indication that a Release of a Hazardous Substance has occurred at, on, or from the Leased
Premises, an appropriate report shall be filed with the applicable governmental agencies and Tenant shall remediate the spill or discharge in accordance with applicable Environmental Laws as provided in subparagraphs (f), (g) and
(h) above. 
 (k) In the event of Tenant’s failure to comply in full with the foregoing provisions, Landlord may, at its option and
after thirty (30) days advance written notice to Tenant, perform any and all of Tenant’s obligations as aforesaid and all reasonable costs and expenses incurred by Landlord in the exercise of this right shall be paid by Tenant. Such costs
and expenses include but are not limited to state agency fees, engineering fees, cleanup costs, filing fees and suretyship expenses. 
 (l)
Tenant shall promptly provide Landlord with copies of all correspondence, reports, notices, orders, findings, declarations and other materials pertinent to Tenant’s compliance and the NJDEP’s requirements under ISRA as they are issued or
received by Tenant. 
 (m) Tenant shall indemnify, defend, and hold Landlord harmless from and against any and all losses (including, without
limitation, diminution in value of the Land and/or Building and loss of rental income from the Building), claims, demands, actions, suits, damages, expenses (including, without limitation, remediation, removal, repair, corrective action, or cleanup
expenses), and costs (including, without limitation, reasonable attorneys’ fees, consultant fees or expert fees) which are brought or recoverable against, or suffered or incurred by Landlord as a result of any release of Hazardous Materials
(excluding those present on the Land prior to the Commencement Date or arising from the actions or omissions of Landlord or its invitees) or any breach of the requirements under this Paragraph 24 by Tenant, its agents, employees, contractors,
subtenants, assignees or invitees, regardless of whether Tenant had knowledge of such noncompliance. Landlord shall indemnify, defend, and hold Tenant harmless from and against any and all losses, claims, demands, actions, suits, damages, expenses
(including, without limitation, remediation, removal, repair, corrective action, or cleanup expenses), and costs (including, without limitation, reasonable attorneys’ fees, consultant fees or expert fees) which are brought or recoverable
against, or suffered or incurred by Tenant as a result of any release of Hazardous Materials by Landlord or present in the Building or on the Land on the Commencement Date, regardless of whether Landlord had knowledge of such noncompliance. Neither
party shall be liable to the other for special or consequential damages. 
 (n) Landlord may, as an Operating Expense, have an environmental
consultant appointed to conduct an environmental survey and inspection annually (or more often, if Landlord has a reasonable belief that there has been a discharge or spill or other violation of Environmental Law) so that any environmental
violations may be discovered and corrected in the quickest time possible. Tenant shall have the right to designate an alternate consultant to complete any such environmental survey, provided, however, that Landlord must approve said consultant in
writing, which approval shall not be unreasonably withheld, conditioned or delayed. Access to the Leased Premises shall be granted to Landlord upon Landlord’s prior notice to Tenant and at such times so as to minimize, so far as may be
reasonable under 

  
 24 

 
the circumstances, any disturbance to Tenant’s operations. Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights that Landlord holds
against Tenant. The fee for any environmental inspection performed by a consultant engaged by Landlord shall not exceed $500.00 per inspection and one inspection per year provided that no violation of Environmental Law has occurred. Tenant shall
promptly notify Landlord of any communication or report that Tenant makes to any governmental authority regarding any possible violation of Environmental Laws or release or threat of release of any Hazardous Materials onto or from the Leased
Premises. Tenant shall, within five (5) days of receipt thereof, provide Landlord with a copy of any documents or correspondence received from any governmental agency or other party relating to a possible violation of Environmental Laws or
claim or liability associated with the release or threat of release of any Hazardous Materials onto or from the Leased Premises. 
 (o) If
applicable, prior to termination of the lease of the Leased Premises it shall be the obligation of Tenant to deactivate any identification number, permit, license, etc. issued by the USEPA, the NJDEP or any other federal, state or local entity
dealing with the generation, treatment, storage or disposal of regulated/hazardous or solid waste and comply with any concomitant notification requirements pursuant to RCRA, the Spill Act, the SWMA and any rules or regulations promulgated thereunder
or in any other applicable federal, state or local law, rule or regulation dealing with hazardous waste, solid waste and/or environmental protection. 

(p) In the event there shall be filed a lien against the Land and/or Leased Premises arising out of a claim(s) by the NJDEP pursuant to the
provisions of the Spill Act or by the USEPA pursuant to the provisions of CERCLA for which Tenant is responsible as provide in this Lease, Tenant shall immediately either: (i) pay the claim and remove the lien from the Leased Premises; or
(ii) furnish a bond, cash receipt or other security satisfactory to Landlord sufficient to discharge the claim out of which the lien arises. 

(q) In addition to all other rights and remedies available to Landlord under this Lease or otherwise, Landlord may, in the event of a breach of
the requirements of this Paragraph 24 that is not cured within thirty (30) days following notice of such breach by Landlord, require Tenant to provide financial assurance (such as insurance, escrow of funds or third party guarantee) in an
amount and form satisfactory to Landlord. The requirements of this Paragraph 24 are in addition to and not in lieu of any other provision in the Lease. 

(r) Notwithstanding the foregoing provisions, Tenant is not, and shall not be deemed, responsible for any environmental contamination,
violations of Environmental Laws, or other environmental conditions that exist at or on the Leased Premises prior to the Commencement Date, whether known or unknown (“Preexisting Environmental Conditions”). The parties
acknowledge and agree that Landlord shall be solely responsible for any and all Preexisting Environmental Conditions, and for all claims, liabilities, costs, expenses and/or other requirements associated with any and all Preexisting Environmental
Conditions. Without limiting the foregoing in any way, Landlord further acknowledges and agrees that it shall be solely responsible for the completion of all remedial work outlined in the Remedial Action Work Plan to be prepared by Landlord’s
Licensed Site Remediation Profession, including but not limited to obtaining a Response Action Outcome (“RAO”) and Remedial Action Permit (“RAP”) in connection with this work. Further, while the parties acknowledge that Tenant
will be required to be named as a co-permittee on the RAP, Landlord shall be solely responsible for compliance with, and all costs and expenses associated with the requirements of the RAP, including but not limited to the posting of any financial
assurance/obligation). Landlord shall indemnify, defend, and hold Tenant harmless from and against any and all losses, claims, demands, actions, suits, damages, expenses (including, without limitation, remediation, removal, repair, corrective
action, or cleanup expenses), and costs (including, without limitation, reasonable attorneys’ fees, consultant fees or expert fees) associated with or in any way related to Preexisting Environmental Conditions, including but not limited to the
RAP. 

  
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 (s) In the event that Tenant is unable, despite diligent efforts, to complete such remediation
work before Tenant’s right to possession terminates or expires, the Access Agreement to be negotiated in good faith by Landlord and Tenant shall provide, among other things, that (i) in the exercise of its right of access Tenant shall use
its best efforts not to disturb or interfere with the operations of any future occupant of the Leased Premises and (ii) in the event that the activities of Tenant prevent Landlord from reletting the Leased Premises to others Tenant shall pay to
Landlord the reasonable rental value of the Leased Premises during such period that Landlord cannot relet the Leased Premises. 
 (t) The
obligations of Tenant and Landlord under this Paragraph 24 shall survive any termination of this Lease. 
 25.
SUBORDINATION. 
 (a) Subordination of Lease—This Lease and the term and estate hereby granted are and shall be
subject and subordinate to the lien of all mortgages which may now or at any time hereafter affect all or any portion of the Land or Building or Landlord’s interest therein, and to all renewals, modifications, consolidations, replacements and
extensions thereof. The foregoing provisions for the subordination of this Lease shall be conditioned on Landlord’s delivery to Tenant for signature a Subordination, Non-Disturbance and Attornment Agreement, providing that so long as Tenant is
not in default under the terms of this Lease, the leasehold estate of Tenant created hereby and Tenant’s peaceful and quiet possession of the Leased Premises shall be undisturbed by any foreclosure so long as Tenant continues to comply with the
terms of this Lease. Such agreement may also provide that Tenant shall attorn to such mortgagee if such holder succeeds to the interest of Landlord in the Leased Premises, Leased Premises or any part or parts thereof by foreclosure proceedings or as
a result of any conveyance in lieu of foreclosure proceedings and contain such other provisions requested or required by lender but shall be in form reasonably acceptable to Tenant, Landlord and the lender. 

(b) Subordination of Landlord’s Lien—Upon request by Tenant from time to time Landlord will execute and deliver to Tenant a
subordination in favor of a lender or lessor of any lien rights Landlord may have against Tenant’s personal property or leased personal property at the Leased Premises, such subordination to be substantially in the form of Landlord’s
Subordination and Consent indicated as in the Paragraph entitled “Addenda” on the Lease Agreement Summary of this Lease, subject to such modifications as may be agreed to between Landlord and the applicable lender or lessor. Tenant shall
pay to Landlord, within 30 days of Landlord’s request, and as Additional Rent, the fees and disbursements of Landlord’s counsel incurred in connection with the preparation and negotiation of such Landlord’s Subordination and Consent.

 26. STATEMENTS BY LANDLORD AND TENANT. 

(a) Landlord and Tenant each agree that at any time after the Commencement Date and from time to time upon not less than ten
(10) days’ prior written request from the other, to immediately execute, acknowledge and deliver a written statement in the form reasonably requested by any actual or proposed mortgagee or prospective purchaser of the Leased Premises, or
approved sublessee or assignee, lender, lessor or prospective purchaser of Tenant’s business, and, if requested, under oath, certifying facts related to this Lease, including, without limitation, that the Lease is unmodified and in full force
and effect (or if there have been modifications or exceptions, that the same is in full force and effect as modified or excepted, and stating the modifications and exceptions, if any), the date to which the rental and other charges have been paid in
advance, if any, and any other factual matters regarding Tenant and, 

  
 26 

 
to the best of Tenant’s knowledge, regarding Landlord, which may be reasonably required, it being intended that any such statement delivered pursuant to this paragraph may be relied upon by
a third party. Tenant shall not be entitled to more than two (2) such statements from Landlord in any period of twelve (12) consecutive months. The requesting party shall reimburse the other party, within thirty (30) days of request
for reimbursement, for its reasonable out of pocket costs and expenses in connection with the review, negotiation and execution of any such statement, including, without limitation, reasonable counsel fees and disbursements. 

The parties acknowledge that if a party fails to provide such statement within such time the cost to and damages that may be incurred by the
party requesting the statement will be difficult to ascertain and prove. Accordingly, the parties agree that if such failure continues beyond five (5) business days after receipt of a second request for such statement, the requesting
party’s non-exclusive but sole remedies for such failure shall be (i) to seek an order for specific performance or affirmative injunction and (ii) that the delinquent party shall be liable to the requesting party for liquidated
damages in the amount of $500.00 per day for each day or portion thereof of the first ten (10) calendar days of such failure, which amount shall double every ten (10) calendar days (or portion thereof), e.g., $1,000.00 per day for the 11th
to 20th calendar days; $2,000.00 per day for the 21st to 30th calendar days, etc. 
 (b) If any lender with which Landlord has negotiated or
may negotiate financing for the property on which the Leased Premises is located, and if any lender with which Tenant has negotiated or may negotiate leasehold financing, shall require an immaterial change or changes in this Lease (such as, but not
limited to, requiring copies of default notices to be sent to lender or providing lender with an opportunity to cure a default) as a condition or one of the conditions of its approval of this Lease for such financing, Tenant or Landlord, as
applicable, shall in good faith negotiate and sign within thirty (30) days after notice from the other, an amendment to this Lease accomplishing the change or changes which are stated by Landlord or Tenant to be required in connection with
approval of this Lease for purposes of such financing. In the event such lender requests a change which is not immaterial, including but not limited to a change which would limit or reduce any material right or increase any financial or performance
obligation of Tenant, or, if applicable, of Landlord (for example changing the size of the Leased Premises, the permitted uses of the Leased Premises, the Lease Term, renewal rights, events of default by Landlord or Tenant, Base Rent or Additional
Rent, rights of Tenant or, if applicable, Landlord, to consent or approval or to withhold consent or approval, or negotiated express limitations on any right of Landlord or Tenant, if applicable, to alter or improve the Leased Premises), Tenant or
Landlord shall not be required to sign an amendment to this Lease including any such change or changes which are not immaterial. Neither Tenant nor Landlord shall be required to agree to any change which similarly situated tenants or landlords agree
is a material term. If the parties cannot agree with respect to the matters covered by this paragraph, the remedies set forth in subparagraph 5(a)(2) may be invoked by provided that party invoking such remedies pays the entire cost of such
proceedings other than the expense of the other party’s counsel. 
 (c) Upon Tenant’s accepting the Leased Premises and entering
possession, pursuant to the terms and conditions hereof, Tenant covenants and agrees that it will furnish to Landlord a statement that it accepts the Leased Premises, subject to normal “punch list” items, the terms and conditions of the
Lease as herein contained and confirming the Commencement Date hereof 
 (d) In the event that Landlord desires to sell the Premises, or to
refinance the mortgage placed on the Premises in connection with the construction of the Building, at the request of Landlord Tenant will cooperate with Landlord to provide whatever data, including financial statements, may be reasonably required by
any prospective mortgagee or prospective purchaser of the Premises. Landlord and Tenant agree that Tenant may request (i) a confidentiality agreement from any such prospective mortgagee or prospective purchaser and (ii) Tenant may attempt
to satisfy the requirements of such prospective mortgagee or prospective purchaser by facilitating communications between Tenant’s bank and the prospective mortgagee or prospective purchaser or its prospective lender. 

  
 27 

 27. SURRENDER OF LEASED PREMISES. 

(a) Upon the expiration or earlier termination of the Lease Term of this Lease, Tenant shall quit and surrender to Landlord the Leased
Premises constructed by Landlord as provided in Schedule B in compliance with all governmental regulations as mentioned herein, broom clean and in good order, in the same condition as of the Commencement Date excepting ordinary wear
and tear and damage by insured casualty. Tenant shall repair any damage done by the installation or removal of its personal property or other installations as directed by Landlord. Further, Tenant shall remove (i) all its signage from the walls
and doors of the Building and/or Leased Premises and shall restore such walls or doors to the condition they were in prior to the installation of Tenant’s signage (ii) all cable and/or wiring abandoned or to be abandoned by Tenant within
the Leased Premises as necessary to comply with current code, rule or regulation, (iii) all debris from the Leased Premises and Leased Premises including the cleaning up of the dumpster area(s) and loading dock areas, and (iv) all
dumpsters or garbage containers. 
 (b) Unless sooner terminated, during the last six (6) months of the Term Landlord will
inspect the Leased Premises and advise Tenant of the work required to place the Leased Premises in condition for surrender pursuant to the terms of this Paragraph 27. Landlord’s advice shall be subject to circumstances or events occurring
between the date of the inspection and the date of surrender, as to which Landlord reserves all rights. 
 (c) If Tenant fails to surrender
the Leased Premises as required by this Paragraph 27, Landlord may make any repairs or take other actions so as to perform the obligations of Tenant and the costs and expenses shall be reimbursed to Landlord by Tenant upon demand. Additionally, if
as a result of the fact that Tenant does not surrender on the Leased Premises in the condition required by this Paragraph 27, work is required to be performed, whether by Tenant or Landlord, in or about the Leased Premises following the expiration
or earlier termination of the Term, Tenant shall be deemed to be a holdover tenant and shall be liable to Landlord for payment of holdover rent as provided in Paragraph 21 of this Lease. 

(d) Tenant’s obligations under this Paragraph shall survive the expiration or earlier termination of this Lease. 

28. CONDEMNATION. If the whole or any part of the Leased Premises shall be acquired or condemned by eminent domain for
any public or quasi-public use or purpose, then the term of this Lease shall, at the option of Landlord, cease and terminate as of the date of title vesting in such proceedings and all rentals shall be paid up to that date and Tenant shall have no
claim against Landlord nor the condemning authority for the value of any unexpired term of this Lease. Tenant shall be entitled to seek whatever separate award it may be entitled to under applicable law for its fixtures, equipment and moving
expenses and any other claim allowed by applicable law, provided that no such award or claim shall have the effect of reducing or otherwise limiting Landlord’s claim. 

29. MEMORANDUM OF LEASE. Tenant shall not record this Lease, but if either party should desire to record a short form
Memorandum of Lease setting forth only the parties, the Leased Premises and the term, and renewal or option rights, such Memorandum of Lease shall be executed, acknowledged and delivered by both parties upon notice from either party and may be
recorded at the expense of the party desiring such recording. 
 30. SECURITY. Intentionally Omitted. 

  
 28 

 31. EXCUSABLE DELAYS. Following the Commencement Date, neither party shall
not be liable to the other and shall not be in default under this Lease by reason of delays in performance under any covenant or condition of this Lease which are beyond the control of such party if said delay is caused by present or future
government regulations, restrictions, strikes and lockouts, shortages, unavailability of materials or labor, weather conditions, or for any other reason, whether similar or not. Excluded from the scope and operation of this Paragraph 31 are
Tenant’s obligations for payment of Base Rent, Additional Rent and other monetary obligations of Tenant hereunder. 
 32.
BROKERS COMMISSION. Each of Landlord and Tenant represents to the other that it has not dealt with any broker in connection with this transaction other than the Broker identified in the Lease Agreement Summary of this Lease
(“Broker”). Landlord agrees to pay Brokers as provided in a separate agreement or agreements. In the event that any other broker or third party claims a commission or other compensation based on alleged facts which if
established would constitute a breach of the foregoing representation, then the party which may have breached will defend and indemnify and hold harmless the other from and against any claims, costs, expenses, damages, judgments or liabilities,
including attorney fees and court costs, incurred in connection with such claim. 
 33. FEES AND EXPENSES.

 (a) In case suit shall be brought for recovery of possession of the Leased Premises, for the recovery of Rent or any other amount due
under the provisions of this Lease, or because of the breach of any other covenant herein contained on the part of either party to be kept or performed, and a breach shall be established, the party determined to have breached shall pay to the
non-breaching party, all expenses incurred therefore, including, without limitation, reasonable attorney fees and fees of expert witnesses. 

(b) In the event Tenant shall fail to pay any rent or other sums due, and such failure shall continue for thirty (30) days, then, in
addition to Landlord’s rights herein, interest shall accrue thereon at the rate of 18% per annum from the thirty-first day after due date to the date of payment. 

34. REPRESENTATIONS BY LANDLORD. 

Landlord warrants that Landlord (or an assignee to which this agreement to purchase the Land and this Lease are assigned) will have good and
marketable title to the Land on the Commencement Date and that as of the Commencement Date the Leased Premises will comply with applicable zoning and building codes. 

Tenant acknowledges that (i) issuance of a Certificate (or Temporary or Conditional Certificate) of Occupancy shall be conclusive evidence
that the Leased Premises complies with applicable zoning and building codes, (ii) the taking of possession of the Leased Premises by Tenant following issuance of a Certificate (or Temporary or Conditional Certificate) of Occupancy shall be
conclusive evidence that the Leased Premises were in good and satisfactory condition at the time such possession was so taken, except as to (a) any items noted in a Temporary or Conditional Certificate of Occupancy, and (b) latent defects
and “punch list” items. Notwithstanding the foregoing, Landlord hereby warrants that the Building (shell and base building systems) shall be free from defects in material and workmanship and such warranty shall survive the Commencement
Date for a period of one year. 
 Neither Landlord nor Landlord’s agents have made any representations or promises with respect to the
physical condition of the Leased Premises, Land, Building or Leased Premises, the Rents, expenses of operation or any other matter or thing affecting or related to the Leased Premises except as herein expressly set forth and no rights, easements or
licenses are acquired by Tenant by implication or otherwise except as expressly set forth in the provisions of this Lease. Excluded from the scope and operation of this subparagraph is the confidentiality agreement previously signed by Landlord and
delivered to Tenant. 

  
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 All understandings and agreements heretofore made between the parties hereto are merged in this
Lease, which alone fully and completely expresses the agreement between Landlord and Tenant and any executory agreement hereafter made shall be ineffective to change, modify, discharge or effect an abandonment of it in whole or in part, unless such
executory agreement is in writing and signed by the party against whom enforcement of the change, modification, discharge or abandonment is sought. 

35. OPTION TO RENEW. 

(a) Renewal Option. (i) Tenant is hereby given the option to renew this Lease for the number and length of the
Renewal Lease Terms described in the Lease Agreement Summary upon all the terms and conditions herein, except that the amount of the monthly rent due and payable during any applicable Renewal Lease Term shall be calculated in the manner hereinafter
set forth and the number of Renewal Options, if applicable, shall be reduced by one on each exercise; and provided that (a) written notice of the exercise of option is sent to Landlord at least nine (9) months and not more than twelve
(12) months prior to the expiration of the Lease Term or then applicable Renewal Lease Term; (b) that Tenant shall not be in default under the terms of this Lease at the time that the option is exercised or as of the commencement of the
applicable Renewal Lease Term; and (c) failure to exercise any Renewal Option shall be deemed a waiver of any additional Renewal Options. 

(ii) The fixed annual Base Rent payable for each month during such renewal terms shall be one hundred (100%) percent of the then
prevailing fair market rental value (the “Prevailing Rental Rate”), at the commencement of each such renewal term, for renewal of a lease of space in a building of equivalent quality, size, utility and location, in the Leased
Premises then “AS IS” condition, with the length of the renewal and the then credit standing of Tenant to be taken into account, based on a willing, comparable and non-equity tenant, a willing landlord, and an
arm’s length negotiation. The calculation of the Prevailing Rental Rate shall also be adjusted to take into account such factors as might influence a renewal for a similar term, such as, but not limited to, refit or refurbishment allowances,
rent concessions, caps on expenses, pass-through’s, escalations, and agreed upon incentives based upon a set percentage, indices, or other recognized methods. Landlord shall notify Tenant not more than thirty (30) days after receipt of
Tenant’s renewal notice of Landlord’s determination of the Prevailing Rental Rate. Tenant shall, within thirty (30) days after receipt of Landlord’s notice, notify Landlord in writing whether Tenant accepts or rejects
Landlord’s determination of the Prevailing Rental Rate. If Tenant accepts Landlord’s determination of the Prevailing Rental Rate, then, on or before the commencement date of the renewal term, Landlord and Tenant shall execute an amendment
to this Lease extending the Term on the same terms provided in this Lease, except as follows: 
 (1) Base Rent shall be adjusted to
the Prevailing Rental Rate; 
 (2) Landlord shall lease to Tenant the Leased Premises in its then-current condition, and Landlord shall not
provide to Tenant any allowances (e.g., moving allowance, construction allowance, and the like) or other tenant inducements, unless expressly agreed to by Landlord, in writing, as part of the determination of the Prevailing Rental Rate. 

If Tenant timely rejects Landlord’s determination of Prevailing Rental Rate, Landlord and Tenant shall use good faith efforts to agree on
the Prevailing Rental Rate. If Landlord and Tenant are unable to agree upon a Prevailing Rental Rate within thirty (30) days after Tenant’s receipt of Landlord’s determination, then Landlord and Tenant shall, within forty five
(45) days of Tenant’s receipt of Landlord’s determination, each simultaneously submit to the other in writing its good faith estimate of the 

  
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Prevailing Rental Rate. If the higher of said estimates is not more than one hundred five percent (105%) of the lower of such estimates, the Prevailing Rental Rate in question shall be
deemed to be the average of the submitted rates. If otherwise, within fifteen (15) days thereafter, Tenant may either terminate this Lease effective as of the then scheduled expiration of the term of this Lease term (assuming no renewal) or
elect to establish the Prevailing Rental Rate by appraisal. If either party elects to establish the Prevailing Rental Rate by appraisal, the appraisal shall be conducted by a mutually agreeable real estate appraiser who shall be a MAI with not less
than ten (10) years’ experience in industrial leasing in the East Brunswick area. If the parties are unable to agree on an appraiser within seven (7) days of the election to establish the Prevailing Rental Rate by appraisal, then each
party shall appoint its own appraiser with the above qualifications and each appraiser shall determine Prevailing Rental Rate and submit a written report of its opinion which shall be exchanged by the parties within thirty (30) days. If the
higher of said appraisals is not more than one hundred five percent (105%) of the lower of such appraisals, the Prevailing Rental Rate in question shall be deemed to be the average of the two appraisals. If otherwise, the two appraisers so
appointed shall appoint a third appraiser of similar qualifications who shall determine Prevailing Rental Rate within thirty (30) days of his/her appointment. If the third appraisal is between 100% and 110% of the higher of the two prior
appraisals, or if the third appraisal is between 100% and 110% of the lower of the two prior appraisals, then Prevailing Rental Rate shall be the average of such third appraisal and the closer of such prior appraisals. If otherwise, the Prevailing
Rental Rate shall be as determined by the third appraiser, but in no event shall be higher than or lower than either of the first two (2) appraisals. Each party shall pay the costs of its appointed appraiser and 50% of the cost of the third
appraiser. 
 (b) Tenant’s rights to renew and/or to purchase under this Paragraph 35 shall terminate if (i) this Lease or
Tenant’s right to possession of the Leased Premises is terminated or (ii) Tenant fails to timely exercise its option under this Paragraph 35, time being of the essence with respect to Tenant’s exercise thereof. 

36. TENANT’S REMEDIES. Anything in this Lease to the contrary notwithstanding, Tenant agrees that it shall look
solely to the estate of Landlord in the Leased Premises subject to prior rights of any mortgagee of the Leased Premises or any part thereof, for the collection of any judgment (or other judicial process) requiring the payment of money by Landlord in
the event of any default or breach by Landlord with respect to any of the terms, covenants and conditions of this Lease to be observed and/or performed by Landlord, and no other assets of Landlord (or of any shareholder, director, officer, member,
manager or partner, as applicable) shall be subject to levy, execution or other procedures for the satisfaction of Tenant’s remedies. In the event Landlord transfers this Lease, or sells the Leased Premises, then upon such transfer Landlord
will be released from all liability and obligations hereunder accruing after the date of such transfer providing this Lease is assumed by the new owner. 

37. OFAC COMPLIANCE. 

(a) Landlord and Tenant each represents and warrants to the other that (a) it and each person or entity owning an interest in it,
is (i) not currently identified on the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Assets Control, Department of the Treasury (“OFAC”) and/or on any other similar list
maintained by OFAC pursuant to any authorizing statute, executive order or regulation (collectively, the “List”), and (ii) not a person or entity with whom a citizen of the United States is prohibited to engage in
transactions by any trade embargo, economic sanction, or other prohibition of United States law, regulation, or Executive Order of the President of the United States, (b) none of its funds or other assets constitute property of, or are
beneficially owned, directly or indirectly, by any Embargoed Person (as hereinafter defined), (c) no Embargoed Person has any interest of any nature whatsoever in it (whether directly or indirectly), (d) none of its funds have been derived
from any unlawful activity with the result that the investment in it is prohibited by law or that the Lease is  

  
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in violation of law, and (e) it has implemented procedures, and will consistently apply those procedures, to ensure the foregoing representations and warranties remain true and correct
at all times. The term “Embargoed Person” means any person, entity or government subject to trade restrictions under U.S. law, including but not limited to, the International Emergency Economic Powers Act, 50 U.S.C.
§1701 et seq., The Trading with the Enemy Act, 50 U.S.C. App. 1 et seq., and any Executive Orders or regulations promulgated thereunder with the result that the investment in Tenant is prohibited by law or
Tenant is in violation of law. 
 (b) Tenant covenants and agrees (a) to comply with all requirements of law relating to money
laundering, anti-terrorism, trade embargos and economic sanctions, now or hereafter in effect, (b) to immediately notify Landlord in writing if any of the representations, warranties or covenants set forth in this paragraph or the preceding
paragraph are no longer true or have been breached or if Tenant has a reasonable basis to believe that they may no longer be true or have been breached, (c) not to use funds from any “Prohibited Person” (as such term is defined in the
September 24, 2001 Executive Order Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism) to make any payment due to Landlord under the Lease and (d) at the request of Landlord, to
provide such information as may be requested by Landlord to determine Tenant’s compliance with the terms hereof. 
 (c) Landlord and
Tenant hereby acknowledge and agree that inclusion on the List at any time during the Lease Term of this shall be a material default of the Lease. Notwithstanding anything herein to the contrary, Tenant shall not permit the Leased Premises or any
portion thereof to be used or occupied by any person or entity on the List or by any Embargoed Person (on a permanent, temporary or transient basis), and any such use or occupancy of the Leased Premises by any such person or entity shall be a
material default of the Lease. 
 38. TENANT’S OBLIGATION REGARDING NOTICE OF NEED FOR REPAIRS. Tenant acknowledges
that Landlord is not regularly present at the Land and/or Building, and that as a result Tenant and its employees are in a better position to be aware of the need for any repair or service that may be an obligation of Landlord pursuant to the terms
of this Lease. Accordingly, promptly upon acquiring knowledge of the need for any repair or any service to the Land and/or Building (including, without limitation, walks, drives and parking areas) which the Landlord is obligated to make, including,
without limiting the generality of the foregoing, any service that within the definition of an Operating Expense or to be provided under the provisions of Subparagraphs 5(a), 5(g) or 5(h), Tenant shall give telephonic and written notice of the need
for such repair or service, or any fact or condition that evidences or indicates the need for same, to Landlord or Landlord’s property manager. 

39. BIND AND INURE. THIS LEASE SHALL BE OF NO FORCE OR EFFECT WHATSOEVER UNLESS AND UNTIL IT SHALL HAVE BEEN
EXECUTED BY LANDLORD AND TENANT AND A FULLY EXECUTED COPY DELIVERED TO TENANT. THE DELIVERY OF THIS LEASE TO TENANT UNSIGNED BY LANDLORD SHALL NOT CONSTITUTE AN OFFER, BUT RATHER THE SOLICITATION OF AN OFFER FROM TENANT, WHICH LANDLORD MAY ACCEPT OR
REJECT, LANDLORD’S FAILURE TO RESPOND, OR DELAY IN RESPONDING, AFTER THE DELIVERY TO LANDLORD OF THIS LEASE SIGNED BY TENANT SHALL NOT IN ANY WAY BE CONSTRUED TO CONSTITUTE AN ACCEPTANCE OF AN OFFER BY TENANT When fully signed by
Landlord and Tenant the terms, covenants and conditions of this Lease shall be binding upon and inure to the benefit of each of the parties hereto, their respective successors and permitted assigns. 

  
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 40. SIGNAGE; FLAGPOLES. Tenant may, at Tenant sole cost and expense,
(i) install place a sign identifying Tenant on the exterior wall of the Building, (ii) install a monument sign identifying Tenant and (iii) install three (3) flagpoles, all subject to requirements of applicable law as to type,
size and location. Tenant shall be responsible to comply with all applicable local, state and federal laws, ordinances and codes and to obtain all required permits and approvals for the installation and removal of such signs and flagpoles. Landlord,
at no out of pocket cost to Landlord, shall cooperate with Tenant as reasonably required in connection with obtaining such approvals, including, without limitation, signing such applications or affidavits as may be reasonably required. If Tenant
provides the required information to Landlord in a timely manner Landlord will include the type and location of signage and flagpoles in Landlord’s application to the Township of South Brunswick for site plan approval for the construction of
the Building. Tenant shall, at Tenant’s sole cost and expense, maintain any such sign and the flagpoles in good condition and repair at all times and remove any signage installed on the exterior facade of the Building at the expiration or
sooner termination of this Lease and restore the exterior facade of the Building to as near as possible its original condition, ordinary wear and tear excepted. The monument sign and flagpoles shall be deemed Tenant alterations and may be removed,
together with any related lighting, if applicable, and provided that Tenant shall restore the Land and repair any damage resulting from such removal and shall comply with the provisions of Paragraph 19 in connection with both the installation and
removal of such alterations. 
 41. LEASE AGREEMENT SUMMARY. The terms of the Lease Agreement Summary are
incorporated herein and made a part by reference. 
 42. CONTINGENCY. Tenant acknowledges that Landlord has
advised Tenant that Landlord has not yet acquired title to the Land or received required approvals for the construction of the Building. Landlord and Tenant have agreed to a schedule (“Construction Timeline”) for design of
the Building, required governmental approvals and construction of the Landlord Improvements as set forth in Schedule B. The Construction Timeline is identified as “Preliminary Schedule 03/05/14” and is incorporated as part of
Schedule F. In the event that Landlord exceeds any date in the Construction Timeline by more than six (6) weeks for any reason other than a delay caused by Tenant or its contractors, including, without limitation, Tenant’s
failure to meet any date required of it in the Construction Timeline, either party may terminate this Lease by written notice to the other. In the event that neither party exercises a right to terminate, the remedies set forth in Schedule
F for delay beyond the Outside Completion Date for any reason other than other than a delay caused by Tenant or its contractors or force majeure shall remain applicable. In the event of delay due to a delay caused by Tenant or its
contractors, the dates set forth in the Construction Timeline shall be extended day for day or portion thereof of such delay. If Landlord’s failure to meet the dates of the Construction Timeline is due to the fault or willful act of Landlord
such failure shall constitute a breach of this Lease by Landlord giving rise, subject to the limitation of Paragraph 44, to a claim by Tenant for damages. 

43. (a) Landlord shall deliver to Tenant copies of the report of the Remedial Investigation and the Remedial Action Work Plan
prepared by Landlord’s Licensed Site Remediation Professional (“LSRP”) and shall use its commercially reasonable efforts to have the LSRP provide a “reliance letter” to Tenant giving Tenant the right to rely on
the Remedial Investigation report. Landlord shall deliver to Tenant a copy of the LSRP’s Remedial Action Outcome which Tenant acknowledges will not be available until after the Commencement Date. 

(b) Landlord will, at no out of pocket cost to Landlord, cooperate with Tenant in Tenant’s efforts to obtain a policy of leasehold title
insurance and will provide such certifications or affidavits as may be reasonable and customary to Tenant’s title insurance underwriter, in form and substance reasonably acceptable to Landlord and Landlord’s counsel. 

  
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 44. CONFIDENTIALITY. Tenant and Landlord acknowledge that the content of
this Lease and the attachments thereto are confidential information. Tenant and Landlord shall use reasonable efforts to keep and maintain the confidentiality and shall not disclose the contents of this Lease to any person, entity or tenant of
Landlord other than (i) employees who require access to information in or about the Lease in the ordinary course of performing their jobs for Landlord or Tenant, (ii) financial, legal, or space planning consultants, (iii) contractors,
subcontractors, suppliers and/or other consultants engaged with respect to the Premises or the Building, (iv) current or prospective lenders, (v) prospective purchasers of the Lease Premises, (vi) governmental agencies and/or taxing
authorities, (vii) as required for the enforcement of rights and obligations pursuant to the Lease, (viii) licensed appraisers performing an appraisal of the Leased Premises, or (ix) otherwise as required by applicable law. Landlord
and Tenant expressly agree that neither party shall make any press release or other public announcement regarding the execution or terms of this Lease without the express written permission of the other party. 

45. LIMIT ON DAMAGES. In no event shall either party be liable to the other for special or consequential damages.

 Balance of Page Intentionally Blank - Signatures on Following Page 

  
 34 

 46. COUNTERPARTS; FACSIMILE OR E-MAIL SIGNATURES. This Lease may be executed
in any number of counterparts, each of which shall be deemed to be an original and all of which shall be deemed to be one and the same instrument. This Lease may be signed by the respective parties on separate pages, and may be delivered on separate
signature pages intended to be attached to the Lease, and when the signatures of all parties are attached the Lease will be deemed fully executed. Signatures may be delivered by facsimile or other electronic transmission and may be delivered on
separate signature pages intended to be affixed to the Lease. Any party delivering a signature by facsimile or other electronic transmission (i) agrees that any signature so delivered shall be deemed an original signature for all purposes,
(ii) acknowledges awareness of the fact that other parties to this Lease, and third parties who may examine this Lease, including, without limitation, a court or arbitrator, will rely on such signature and (iii) hereby waives any defenses
to the enforcement of the terms of this Lease based the form or delivery of such signature. 
 IN WITNESS WHEREOF, the parties
caused this Lease to be signed by their proper and duly authorized officers, members, managers or partners, as applicable, as of the day and year first above written. 

 

			
	F. GREEK DEVELOPMENT
	(“LANDLORD”)
		
	By:	 	 /s/ Elliot M. Kosoffsky

		 	Name: Elliot M. Kosoffsky.
		 	Title: Chief Operating Officer
	
	PharMEDium Services, LLC
	(“TENANT”)
		
	By:	 	 /s/ Thomas Cosentino    3-6-14

		 	Name: Thomas Cosentino
		 	Title: V.P. Operations and Supply Chain

  
 35 

 Schedule A 

(Concept Plan – see attached drawing) 

  
 36 

 

 

  
 37 

 Schedule A-1 

Legal Description 
 Lot 12.02,
Block 10 
 Township of South Brunswick 
 Middlesex County, New
Jersey 
 Beginning at point on the new southerly sideline of Stults Road (being 33’ from centerline), said point being South 17°09’00”
West a distance of 3.00 feet from a concrete monument found on the old sideline of said Stults Road and in common with the northwesterly most corner of Lot 19, Block 10 (n/f Forsgate Farms, Inc.) and running; thence 

 

	 	1.	Departing said sideline of Stults Road, South 17°09’00” West a distance of 662.02 feet to a point marked by capped iron pin found (0.2’ north, 0.2’ west); thence 

 

	 	2.	North 73°10’00” West a distance of 391.18 feet to a point; thence 

  

	 	3.	North 16°50’00” East a distance of 662.01 feet to a point marked by a concrete monument set on the said new southerly sideline of Stults Road; thence 

 

	 	4.	Along said new sideline, South 73°10’00” East a distance of 394.84 feet to the Point and Place of Beginning. 

Containing 260,176 square feet and/or 597 Acres more or less. 

  
 38 

 Schedule B 

F Greek Development 

OUTLINE SPECIFICATIONS 

FOR 
 PharMEDium Services
LLC 
 WAREHOUSE AND OFFICE FACILITY 

LOCATED 
 36 Stults Road

 SOUTH BRUNSWICK TOWNSHIP 

NEW JERSEY 
 65,700 SQ.
FT. INCLUDING 
 OFFICES by TENANT 
  

					
		 		 	 DATED: November 18, 2013
  

Rev’d Jan 22, 2014
  

Rev’d Feb 25, 2014
  

Rev’d March 03, 2014
  

Rev’d March 05, 2014

  
 39 

	1.	SCOPE 

 Work includes design and construction of a 65,700 square foot warehouse building

  

	2.	APPLICABLE CODES 

 All work and design shall comply with the codes of South Brunswick,
New Jersey and all other agencies having jurisdiction. 
  

	3.	SITE WORK – UTILITIES 

 All on-site building utilities including sewers, water,
storm drainage, electric, gas etc. 
 02/25: Shell Specification Add #1: Upgrades to site plan will follow based on approved redesigned
concept sketch. 
 03/03: Asphalt paving will be installed as per Civil Engineer’s design including aggregate sub base as required.
03/05: Tenant to review and approve. 
  

	4.	CONCRETE FLOORS – WAREHOUSE 

 Concrete floors shall be 6” thick, 4,000 p.s.i.
concrete fiber mesh reinforced. The floor shall be placed over a six inch stone sub-base. Floors shall be troweled to a smooth finish and cured, dust proofed and hardened with “Eucosil” and “Diamond Hard” floor sealer, as
manufactured by Euclid Chemical Company(or equal) . All necessary expansion joints and construction joints will be included. Caulking of floor joints using Polyurea (or equal) and a vapor barrier is included. 

02/25: Shell Specification Add #2: Upgrade in floor specification required for freezer and vault floors. 

02/25: Shell Specification Deduct #3: Where floor is noted by tenant to receive Stonehard flooring joints will not be filled. (clean rooms and
lab, etc.) 03/03: Deduct will also include deduct for hardener at these locations. 
  

	5.	BUILDING HEIGHT AND BAY SIZE 

 Warehouse shall be 32’-0” clear height to the
underside of structural steel as measured at the first column line from the OH Doors. Bay size shall be 54-0” x 50’-0” (typical). Framing system shall be designed using steel columns, truss joist, bar joist and metal deck. 

02/25: Shell Specification Add #4: Increase roof loads to provide for additional loads needed by tenant. 

 

	6.	ROOF AND SHEET METAL 

 The roof shall be Class I construction in accordance with the
latest edition of Factory Mutual Loss Prevention Data Bulletin. The roof shall be 60 mil fully adhered EPDM over isocyanurate insulation (3.5 inch) to give R=20 insulating value, 22 ga.. white painted steel deck, spot-welded to steel joists. 

  
 40 

 03/03: Shell Specification Add: #21: Tenant and landlord may agree on an upgraded R value for
roof after consulting with HVAC consultant regarding energy use vs. initial cost for additional insulation. 
 The roof insulation shall be
mechanically fastened throughout. 
 Ownership to provide a 20 year Red Shield NDL warrantee on roof from Firestone (the manufacturer) 

Gravel stop (.040) and exterior aluminum leaders (0.32) shall be installed. 

Expansion joints as needed shall be installed. 

02/25: Shell Specification Add #5: Walk pads for roof top equipment based on tenant layout to be provided. Additional curbs and rail flashing
beyond the 6 20 ton RTU curbs that were included. 
  

	7.	EXTERIOR WALL CONSTRUCTION – 

  

	 	A.	Exterior walls will be 9-1/2” thick insulated reinforced concrete tilt-up panels. Exterior of panels will be painted with “Texcote” manufactured by Textured Coatings of America, or equal, and color
selection by Tenant. Concrete wall panels shall be insulated with foil coated ridged insulation board (2.0 inch) to provide R= 13. 

02/25: Shell Specification Add #6: Upgrade to sandwich tilt panels in lieu of panel with exposed insulation. Credit for exposed insulation will
be included as an offset in cost of upgrade. 
  

	8.	GLASS & GLAZING 

 Aluminum and glass office windows, including entrance doors.

 Materials 
  

	 	A.	Window framing shall be equal to Kawneer, Style 451 curtain wall with 2” x 4-1/2” aluminum (thermally broken) tubes. 

  

	 	B.	Entrance doors to be equal to Kawneer, Style 190 narrow line doors complete with standard hardware (offset pivot hinges), aluminum threshold and paddle latch lock. 

02/25: Shell Specification Add #7: Rear storefront double exterior personnel doors. 

 

	 	C.	Glass to be 1” insulated tinted plate glass. 

  

	 	D.	Aluminum shall be Alloy 6063-T-5 with anodized finish. 

  

	 	E.	A total of 500 sq. ft. of aluminum and glass for the main office area has been included. 

02/25: Shell Specification Add #8: Additional windows as per elevation to be approved by tenant. 03/03: Original plan included main entrance
and (10) 5’ x 4’ windows. Main entrance will be similar to 121 Ridge Road 45° glazing. 

  
 41 

	9.	OFFICE FIT UP 

 To be constructed by Tenant. 

 

	10.	OVERHEAD DOORS 

 A total of eight (8) 8’-6” x 10’-0” insulated
overhead, mechanically operated doors with 3 inch tracks are to be included. 
 03/03: Shell Specification Add: #22: 6 doors
03/05: 7 doors to have one vision panel at middle of door. 
 One (1) 14’-0” x 12’-0” insulated drive-in door with 3
inch tracks is included it will be chain operated. 03/03: Door width may be reduced in size at tenant’s request. 
 Doors to be factory
painted baked-on enamel – white. 
 Overhead doors to be vertical lift. The drive-in door will be high lift. 

 

	11.	DOCK LEVELERS 

 Six (6) truck dock doors are to be equipped with Fairborn Model
#LMP68 (or equal) adjustable dock boards, capacity 30,000 pounds including dock bumpers. 
 (6) Dock seals, Fairborn Model #1400 (or equal),
are also included at each dock door. 
 02/25: Shell Specification Deduct #9: Prior quantity of levelers and seals was 8. Credit will be
provided for the 2 levelers and seals deleted. 
  

	12.	CANOPIES 

 Drive in door, trash and main doors will be equipped with 4’ deep Alcan
(or equal) aluminum canopies. 
 02/25: Shell Specification Deduct or Add #10: Credit or Add will be provided for the difference in the new
LF of canopy canopies vs. the continuous canopy over the 8 doors previously specified. 03/05: The new canopies will be installed over the trash doors, drive in door, employee entrance, driver’s door, electrical room and fire
pump room. 
 Recessed entrance 45° similar to 121 Ridge Road building. 

 

	13.	CONCRETE APRON/CONCRETE RAMP 

 Exterior concrete (7 inch thick) apron, 60’-0”
deep as shown on the site plan. One (1) concrete ramp for fork trucks and entrance sidewalk (or ramp) installed to meet ADA compliance at the office is included. 03/03: Aggregate sub base to be provided under dock apron as required by Civil
Engineer’s design. 03/05: Tenant to review and approve. 
  

	18.	HARDWARE 

 All hardware shall be master-keyed cylinder type locks. Overhead doors shall
be equipped with padlock attachment hardware. 
 02/25: Shell Specification Deduct / Add #11: All hardware supply costs will be
credited to tenant. Tenant will furnish and install hardware. 03/03: Deduct to be provided for reduction in quantity of doors in final design plan vs. original design plan. Upgraded hardware will now be provided and installed by landlord as
per specifications to be provided by tenant. Vision panel to be provided at driver’s door. 

  
 42 

	19.	PAINTING 

  

	 	A.	All exposed metal doors and woodwork (no wood work in LL scope of work) will be primed and given two (2) coats of an oil base paint. 

 

	 	B.	omitted 

  

	 	C.	All structural steel shall receive one coat of primer. 

  

	 	D.	All metal overhead doors to receive factory baked-on finish coat, inside and outside. Color to be white. 

  

	 	E.	All miscellaneous exterior iron (stairs, railing, etc.) will receive two (2) coats of exterior paint. 

  

	 	F.	Striping in automobile areas will be provided as required by town on site plan 

  

	 	G.	The interior warehouse walls covered with white foil coated metal as described item #7 above 

03/05: This is deleted as part of Shell Specification Add #6. Interior of walls will be plain concrete finish. Interior walls may be painted as
part of tenant improvements. 
  

	 	H.	The exterior precast panels will be painted with “Texcote”, (or equal -color by Tenant). 

  

	20.	PLUMBING 

  

	 	A.	Sanitary Drainage 

 New 6 inch sanitary line from the existing street sewer to 5 feet
inside the proposed office area is included. This sewer line shall be installed as low as practical to allow for the maximum future extension within the facility of a gravity line. 

02/25: Shell Specification Add #12: Install underground sanitary sewer per tenant plan. No cleanouts in clean rooms. 

 

	 	B.	Plumbing Fixtures 

 All plumbing work included in Tenant office work 

 

	21.	SPRINKLER SYSTEM 

 The warehouse and office will be equipped with a wet pipe single
source automatic sprinkler system supplied by the existing mains in the city streets. Sprinkler heads to be above bottom cord of roof joints in the warehouse. 

The sprinkler system to be an ESFR (early suppression, fast response) system designed with a K-Factor
of 17 and a temperature rating of 165°F heads – 75 lb. end head pressure. 

  
 43 

 System to include electric fire pump, jockey pump and associated controllers. 

Ownership will provide an allowance to install an electric monitoring system that can be expanded to meet all of the tenants additional needs
for both security and sprinkler flow monitoring as part of the base building. 
 02/25: Shell Specification Clarification #13: Provide
“T” fitting in lieu of “90” at end of risers so tenant can add tenant improvement risers. 
  

	22.	ELECTRIC 

  

	 	A.	Provide a three-phase panel in the building to handle the lighting, heating, air-conditioning and outlet electrical requirements. In addition, power will be made available for the tenant’s office and plant power
needs at the main disconnect panel. A 480/277 volt, 1,200 amp 3-phase service for the building is included. 

 02/25: Shell
Specification Add #14: Two spare conduits for future possible power company service upgrade. 
  

	 	B.	Omitted 

  

	 	C.	60 Total warehouse fixtures to be industrial type, high bay T-5 6 lamp fluorescent fixtures with no motion sensors, installed to the underside of the roof deck. Lighting intensity in warehouse to be designed
for 15 20 foot candles delivered to a point five feet off the floor based on a general lighting layout. 03/05:-as per tenant’s request, 30 foot candles minimum. 

02/25: Shell Specification Clarification #15: There will be a credit or add for difference in final quantity and the 60 included. 

 

	 	D.	Provide one 115 volt outlet at each truck door 

 02/25: Shell Specification Deduct #16: No
outlets at dock doors in shell. These will be done as part of tenant improvements. 
  

	 	E.	Provide outside lighting for parking area mounted on building. Site lighting to be mounted on building. All outside lighting to be controlled by clock timers or electric eye. 

 

	 	F.	Telephone service to be coordinated between Tenant and the telephone company. 

  

	 	G.	Omitted 

  

	 	H.	Zero (0) swingable docklights, “Phoenix” type or equal, will be installed at each of the truck doors. 

02/25: Shell Specification Deduct #17: Credit will be provided for the prior quantity of 8 dock lights. 

  
 44 

	 	I.	Two (2) exterior pole mounted light fixtures are also included in the front auto parking area. The remaining parking and travel lanes shall be lighted using wall mounted lighting fixtures. 

02/25: Shell Specification Add #18: Additional light poles will be added with the change to the site plan. 

 

	23.	HEATING, VENTILATING AND AIR-CONDITIONING 

 Warehouse shall be heated by use of
industrial roof-mounted, gas-fired Cambridge (or equal) heaters. Heaters shall be equipped with directional nozzles for proper air distribution. The heaters shall have the capacity to maintain 65° F with outside conditions at 0° F. 

The warehouse shall be air conditioned (we have assumed that we would use 6 – 20 ton roof mounted HVAC units) to maintain 68°F to
72°F during summer conditions. 
 Fans on the warehouse heaters shall be wired for summer operating without heat. 

Provide night setbacks on all heating equipment. 

02/25: Shell Specification Deduct #19: The HVAC above will be deleted in it’s entirety and all HVAC will be part of the tenant
improvements. 03/03: Credit to include supply and install HVAC, gas piping, and electrical feeds to the units. Will not include upgrade in electrical service size, service size will remain 1,200 amps. 

The office area shall be heated and air-conditioned with rooftop gas heat/electric A/C units by Tenant. 

Ventilation 
  

	 	a)	All ventilation shall conform to state and local codes and will be installed as part of tenant improvements as per Shell Specification Deduct #19. 

 

	24.	PAVING 

 As shown on the approved site plan drawings. (Provide on-site automobile parking
for one hundred (100) cars as shown on the attached concept plan. 
  

	25.	CONCRETE WALKS 

 As shown on the approved site plan drawings. 

 

	26.	STORM DRAINAGE SYSTEM 

 As shown on the approved site plan drawings. 

 

	27.	Misc 

 An allowance of $20,000 to install security fencing included. 

02/25: Shell Specification Deduct #20: Credit will be provided to tenant to provide their own fencing as part of their tenant improvements.

  
 45 

 Schedule C 

LANDLORD’S SUBORDINATION AND CONSENT 
  

							
	Landlord:	  	F. Greek Development	  	Secured Party:	  	
	Notice Address:	  	c/o F. Greek Development	  	Notice Address:	  	
		  	33 Cotters Lane	  		  	
		  	East Brunswick, NJ 08816	  		  	
	Real Property:	  	36 Stults Road	  	Tenant:	  	
		  	South Brunswick, NJ	  	PharMEDium	  	
		  		  	Services, LLC	  	
		  		  	Lease Dated:	  	February         , 2014
		  		  	As Amended:	  	

 WHEREAS, Landlord named above (“Landlord”) is the owner of certain real property
described above and has leased all or a portion of such real property (“Leased Premises”) to Tenant named above (“Tenant”); and 

WHEREAS, Tenant has applied to the secured party named above (“Secured Party”) for, or obtained from the Secured
Party, either, (i) a lease of equipment to be located at the Leased Premises, or (ii) a loan in connection with which Tenant has or will grant a security interest in Tenants personal property some or all of which is located at the Leased
Premises; and 
 WHEREAS, Secured Party is willing to enter into such transaction with Tenant only upon the condition that
Landlord subordinate, as to Secured Party, any present or future claims or rights Landlord may have or acquire with respect to the personal property of Tenant located at the Leased Premises in which Secured Party will have an interest (as more
particularly listed on the attached Exhibit A and herein called the “Personal Property”); and 
 WHEREAS,
Landlord is willing to so subordinate such claims and rights so long as Secured Party gives certain assurances to Landlord relating to the Personal Property. 

NOW THEREFORE, for value received and intending to be legally bound, Landlord and Secured Party hereby agree as follows: 

1. Any and all claims against, or rights of lien on, any of the Personal Property which Landlord now has or may hereafter acquire (other than claims against
Tenant as Tenant of the Leased Premises), including but not limited to the right to levy, distrain, execute or sell the Personal Property for unpaid rent or to satisfy a judgment, shall be, and are hereby made, subordinate to the security or
ownership interest of Secured Party in and to the Personal Property. 
 2. Landlord will endeavor to give at least five (5) business days prior
written notice to Secured Party of Tenant’s default under the terms of the Lease, of the termination of the Lease and/or of the eviction of Tenant (herein called “Secured Party Notice”). Landlord will allow Secured Party a
reasonable time within which to remove the Personal Property from the Leased Premises, provided, however, that provided that Secured Party has lawful unrestricted access to the Leased Premises, Secured Party shall be liable for and shall pay
to Landlord the Base Rent and other charges (collectively “Rent”) due from Tenant as provided in the Lease for that period of time between (a) the later of (y) the date of Secured Party’s receipt of the Secured Party
Notice or (z) the date of Secured Party’s receipt of notice of termination of the Lease or the eviction of Tenant, and (b) the date the Secured Party completes the removal of the Personal Property. Such Rent shall be payable in
advance to and including the end of each calendar month or portion thereof during which any of the Personal Property remains at the Leased 

  
 46 

 
Premises, subject to same being pro-rated on a per diem basis and subject to reimbursement by Landlord, if applicable, if removal of the Personal Property occurs before the end of the month. In
no event shall Secured Party be liable for payment of Rent accruing prior to its receipt of the Secured Party Notice or termination of the Lease or eviction of Tenant and the unrestricted access to the Leased Premises or otherwise be deemed to be
assuming the obligation of Tenant under the Lease. In no event shall the Personal Property remain on the Leased Premises for longer than sixty (60) days after the date of Secured Party’s receipt of the Secured Party Notice. Landlord’s
failure to give the Secured Party Notice shall not invalidate or otherwise adversely affect Landlord’s right to terminate the Lease or evict Tenant. Notwithstanding the foregoing, the aforesaid sixty (60) day period for removal of the
Personal Property shall be extended, subject to Secured Party’s payment to Landlord of the Base Rent and other charges in a timely manner as set forth above, for up to an additional thirty (30 ) days to allow Secured Party to move for relief
from the automatic stay preventing exercise of its rights to remove the Personal Property by virtue of any bankruptcy or similar proceeding filed against or by Tenant. Any other extension of the aforesaid sixty (60) day period shall be allowed
only with the written consent of Landlord. 
 Landlord’s agreement to allow Secured Party a reasonable time to remove the Personal
Property is expressly conditioned on Secured Party’s payment to Landlord as provided above and shall not be deemed to limit Landlord’s rights as set forth in Paragraph 4 below in the event that Secured Party does not remove the Personal
Property or advise Landlord of its intention to do so and make payment to Landlord of Rent as provided above or its abandonment and release of the Personal Property as provided below. 

3. Secured Party may exercise its rights against Tenant and remove the Personal Property from the Leased Premises provided that (i) Secured Party shall
give Landlord not less than three (3) business days advance notice of such removal, (ii) any and all damage caused to the Leased Premises by reason of the removal of the Personal Property shall be promptly repaired by Secured Party at no
cost or expense to, and to the reasonable satisfaction of, Landlord, or the Secured Party shall be liable to Landlord for the cost of same, (iii) Secured Party shall remove all of the Personal Property, and (iv) Secured Party shall
indemnify, defend and hold Landlord harmless from any and all claims and/or damages arising out of any loss of or injury to any person or property occurring in, on or about the Leased Premises which was caused by the negligence or willful misconduct
of Secured Party or its agents, employees or invitees. 
 4. Until all sums due to the Secured Party from Tenant have been paid, Secured Party shall not be
deemed to have abandoned or released the Personal Property, except as expressly provided by Secured Party by written notice to Landlord. Notwithstanding the foregoing, if Secured Party does not, within ten (10) business days after the later of
(i) the date of Secured Party’s receipt of the Secured Party Notice or (ii) the date of Secured Party’s receipt of notice of termination of the Lease or the eviction of Tenant, either (a) remove all of the Personal Property
located at the Leased Premises pursuant to this Agreement or advise Landlord that it intends to remove all of the Personal Property located at the Leased Premises and to pay the Rent as provided in Paragraph 2 above, or (b) advise Landlord in
writing that it abandons or releases its interest in all of the Personal Property located at the Leased Premises, then in either such event Landlord may, but shall not be required to, elect that Landlord’s subordination of its claims against,
or rights of lien on, the Personal Property located at the Leased Premises shall be null and void ab initio and of no force or effect. Upon Landlord advising Secured Party of such election (y) Landlord shall thereupon be free to file in the
name of Secured Party a UCC partial termination or partial release with regard only to the Personal Property located at the Leased Premises and thereafter to dispose of such Personal Property in any manner that Landlord sees fit and to recoup from
the proceeds of such disposition, if any, any reasonable costs incurred by Landlord in removing the Personal Property from the Leased Premises, any reasonable costs and expenses or moving and/or storage of the Personal Property and any accrued
charges due to Landlord from Tenant, and (z) Secured Party shall indemnify Landlord and any purchaser of the Personal Property from and against any cost, expense, claim or liability, 

  
 47 

 
including reasonable counsel fees and court and expert witness costs, arising out of attempts by Secured Party, or any successor or assignee of Secured Party, to exercise any rights or remedies
it may have against, or to recover possession of or compensation for, the Personal Property after Secured Party’s receipt of Landlord’s notice of its election as provided above. Landlord shall have no liability to the Secured Party for any
damage to or loss of the Personal Property or any diminution in the value thereof which may be attributable to any such removal and/or storage or by virtue of the sale thereof whether at public or private sale. Secured Party’s advice to
Landlord of its intention to remove such Personal Property shall in no way alter the rights and/or obligations of Landlord and/or Secured Party pursuant to Paragraph 2 above. 

5. All notices which are required or suffered to be given hereunder shall be in writing and shall be sent by United States first class certified mail, return
receipt requested, or by a nationally recognized overnight courier, provided that such courier obtains and makes available to its customers written evidence of delivery, addressed to Landlord or Secured Party, as applicable, at their addresses as
set forth above or at such other place as either party may from time to time designate in a written notice to the other. Notice shall be deemed to be given upon receipt, provided, however, that in the event the parties shall refuse to accept
delivery, the notice shall nevertheless be deemed to be given upon the date of refusal to accept delivery, and further provided, however, that if the postal service is unable to deliver said certified mail the notice shall nevertheless be deemed to
be given as of the date of the second notice of attempted delivery. Notwithstanding the foregoing, a notice of change of address shall not be effective until received. Notices may be given by an attorney on behalf of a party. 

6. This Landlord’s Subordination and Consent shall be binding upon and inure to the benefit of the parties and their successors and assigns only and will
in no way affect Landlord’s rights as to Tenant or any other party or create any third party beneficiary rights. 
 7. The internal laws of the state in
which the Leased Premises is located shall govern the validity, interpretation and enforcement of the terms of this Landlord’s Subordination and Consent and any action or proceeding relating to this Landlord’s Subordination and Consent
shall be instituted and litigated only in such state, the parties hereby agreeing to the jurisdiction of any state of federal court located in such state and with jurisdiction over the county in which the Leased Premises is located. THE PARTIES
HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO A TRIAL BY JURY IN ANY ACTION OR PROCEEDING RELATING TO THIS LANDLORD’S SUBORDINATION. AND CONSENT LANDLORD AND SECURED PARTY, RESPECTIVELY, EACH REPRESENT THAT IT HAS REVIEWED THIS JURY TRIAL WAIVER AND
THAT IT KNOWINGLY AND VOLUNTARILY WAIVES ITS RIGHTS TO A JURY TRIAL FOLLOWING CONSULTATION WITH LEGAL COUNSEL OF ITS CHOICE. 
 8. This
Landlord’s Subordination and Consent shall not be binding upon Landlord until (i) signed by both Secured Party and Landlord and (ii) a fully signed copy is delivered to Landlord. If not signed by Secured Party and returned to Landlord
within thirty (30) days of the date below, this Landlord’s Subordination and Consent shall be null and void and of no force or effect. 

9. This Landlord’s Subordination and Consent may be executed in any number of counterparts, each of which shall be deemed to be an original and all of
which shall be deemed to be one and the same instrument. This Landlord’s Subordination and Consent may be signed by the respective parties on separate pages and when the signatures of all parties are attached the Landlord’s Subordination
and Consent will be deemed fully executed. Signatures may be delivered by facsimile or other electronic transmission and any signatures so delivered shall be deemed original signatures for all purposes and by any party examining this Landlord’s
Subordination and Consent and any court. 

  
 48 

 IN WITNESS WHEREOF, the parties have caused this Landlord’s Subordination and Consent
to be signed by their duly authorized partners, members or officers, as applicable, as of this         day of
                    , 20    . 
  

			
	LANDLORD:
		
	By:	 	  

		 	Frank A. Greek, Jr., Authorized Signature

  

			
	SECURED PARTY:
	 By:
	 	  

	
*                         
                                         
                             

	
                         
                                         
                               

	*	Type or print the name and title of the person signing for Secured Party. 

 Rev. 11/2008 

  
 49 

 Schedule D 

INTENTIONALLY OMITTED 

  
 50 

 SCHEDULE E 

OPERATING EXPENSE EXCLUSIONS 
 The
following shall be excluded from the Operating Expenses of the Building for the purposes of determining Additional Rent: 
  

	1.	Costs of repairs, replacements or other work occasioned by fire, windstorm or other casualty, or the exercise by governmental authorities of the right of eminent domain, except for the amount of the deductible
portion of Landlord’s property insurance. 

  

	2.	Leasing commissions, attorney’s fees, costs, disbursements and other expenses incurred by Landlord or its agents in connection with this Lease. 

 

	3.	Costs of correcting defects, including any allowances for same, in the construction of the Building (including latent defects) or equipment used therein supplied by Landlord (or the replacement of defective
equipment), any associated parking area, or other improvements, or in the equipment used therein for a period of one (1) year from the Commencement Date or for such longer period as is covered by any applicable warranty such as the roof
warranty. 

  

	4.	Depreciation, other “non-cash” expense items. 

  

	5.	Costs or expenses (including fines, penalties and legal fees) incurred due to the violation by Landlord, its employees, agents and/or contractors, of any valid, applicable laws, rules, regulations and codes in
effect as of the Commencement Date of any federal, state, county, municipal or other governmental authority having jurisdiction over the Building, it being intended that each party shall be responsible for the costs resulting from its own violation
of such laws, rules, regulations and codes as same shall pertain to the Building. 

  

	6.	Penalties for late payment, including, with limitation, taxes, equipment leases, etc. 

  

	7.	Intentionally omitted 

  

	8.	Payments in respect of overhead and/or profit to any subsidiary or Affiliate (hereinafter defined) of Landlord, or to any other party, as a result of a non competitive selection process for services on or to the
Building and/or the Land, or for goods, supplies or other materials, to the extent that the costs of such services, goods, supplies and/or materials exceed the costs that would have been paid had the services, goods, supplies or materials been
provided by parties unaffiliated with Landlord, or by third parties, of similar skill, competence and experience, on a competitive basis. 

  

	9.	Payments of principal, finance charges or interest on debt or amortization on any mortgage, deed of trust of other debt, and rental payments (or increases in same) under any ground or underlying lease or leases
(except to the extent the same may be made to pay or reimburse, or may be measured by, real estate taxes.) 

  

	10.	Taxes payable by Landlord other than real estate taxes payable with respect to Landlord’s ownership of the Building and/or the Land. 

 

	11.	Costs of Landlord’s general overhead and general administrative expenses (individual, partnership or corporate, as the case may be), which costs would not be chargeable to Operating Expenses of the Building
in accordance with generally accepted real estate accounting principles. 

  
 51 

	12.	Intentionally omitted 

  

	13.	Rentals and other related expenses, if any, incurred in leasing air conditioning systems, elevators or other equipment ordinarily considered to be of a capital nature, except equipment which is used in providing
janitorial services and which is not affixed to the Building. 

  

	14.	Costs incurred in installing, operating, maintaining and owning any specialty items or services not normally installed, operated and maintained in buildings comparable to the Building and not necessary for
Landlord’s operation, repair and maintenance of, and the providing of required services for, the Building and/or any associated parking facilities, including, but not limited to, an observatory, beacon(s), broadcasting facilities (other than
the Building’s music system, and life support and security systems), luncheon club, athletic or recreational club, helicopter pad, child care center, kiosks, promotions, displays, etc. 

 

	15.	Advertising and promotional expenses. 

  

	16.	Intentionally omitted 

  

	17.	Costs or expenses for sculpture, paintings or other works of art, including costs incurred with respect to the purchase, ownership, leasing, showing, promotion, repair and/or maintenance of the same.

  

	18.	Costs for which Landlord is compensated through or reimbursed by insurance. 

  

	19.	Costs of correcting or repairing defects in the Building and/or equipment or the replacement of defective equipment to the extent such costs are covered by warranties of manufacturers, suppliers or contractors,
or are otherwise borne by parties other than Landlord. 

  

	20.	Intentionally omitted 

  

	21.	Contributions to operating expense reserves. 

  

	22.	First-time costs of materials, spare parts, tools and equipment used in the operating, maintenance, cleaning, repair, landscaping and security of the Building, including the initial construction thereof.

  

	23.	Intentionally omitted 

  

	24.	Initial costs of interior and exterior landscaping. 

  

	25.	Contributions to charitable organizations. 

  

	26.	Any fee in the nature of a “management fee”, it being understand that Tenant is not paying a management fee of any type other. 

  
 52 

 SCHEDULE F 

Construction Provisions 

1. Preliminary Construction Plans. 

Landlord will obtain, prior to starting construction of the Building, approval of the site plan for the improvements to be constructed on the Land
(“Site Plan”) and all permits required by any applicable governmental authority having jurisdiction over the Property (collectively, “Pre-Construction Approvals”). The proposed Site Plan shall be
consistent with the Concept Plan attached as Schedule A. Landlord shall provide a copy of the proposed Site Plan to Tenant for review and comment not less than five (5) Business Days prior to the anticipated date of filing of the
application for the Pre-Construction Approvals. Landlord has no reason to believe that the Pre-Construction Approvals and a permanent certificate of occupancy will not be issued in the ordinary course of business. Landlord shall cause the
improvements shown on the Site Plan and described in Schedule B (“Improvements”) to be constructed and substantially completed in a good and workmanlike manner substantially in accordance with the Final Construction
Plans (as defined below), subject to all applicable Laws, and free from material defects in design, workmanship and materials. 
 Landlord
shall use commercially reasonable efforts to prosecute the application(s) for Pre-Construction Approvals and building permits necessary to construct the Improvements in accordance with the schedule (“Preliminary Schedule”)
attached hereto. Subject to Tenant Delay or Force Majeure Delay (both as defined herein), if the Pre-Construction Approvals and building permits necessary to construct the Improvements are not obtained on or before December 31, 2014
(“Outside Approval Date”), then Tenant may terminate this Lease on written notice to Landlord, whereupon this Agreement shall terminate and the parties shall have no further rights or liabilities hereunder. In the event that
Tenant does not serve such notice within five (5) business days of the Outside Approval Date, Tenant shall be deemed to have waived its right to terminate the Lease as provided in this paragraph. 

Landlord shall use commercially reasonable efforts substantially to complete the Improvements in accordance with the Preliminary Schedule set forth
below (as same may be amended from time to time with consent of Tenant). Landlord estimates having substantially completed the Improvements on or before the date that is eight and one-half (8.5) months after the date of Landlord’s
obtaining the Pre-Construction Approvals and building permits necessary to construct the Improvements (“Construction Target Date”). Subject to Tenant Delay or Force Majeure Delay (both as defined herein), if the Landlord does
not substantially complete the Improvements as set forth herein on or before the date that is sixty three (63) weeks after the Construction Target Date (the “Outside Completion Date”), then Tenant shall be entitled to
two (2) days of free Base Rent for each day of delay beyond the Outside Completion Date. 
 A “Tenant Delay” as used herein shall mean
a material delay of the Preliminary Schedule caused by Tenant or Tenant’s professionals or counsel, through no fault of Landlord, but only after Landlord has delivered written notice to Tenant specifying in detail the action or actions taken by
Tenant that Landlord believes to be a Tenant Delay and Tenant has failed to rectify such situation within three (3) business days after the date of Tenant’s receipt of such notice. 

A “Force Majeure Delay” as used herein shall mean a delay of the Preliminary Schedule due to strikes, riots, acts of God, shortages of labor or
materials, war, civil unrest, fire, power failure, material changes in governmental laws and regulations after the date of the Agreement, unusual adverse weather related construction delays, unavoidable casualty, or other causes which are beyond
Landlord’s reasonable control, but only after Landlord has delivered written notice to Tenant specifying in detail the nature of the Force Majeure Delay and the expected duration of such delay. 

  
 53 

 2. Final Construction Drawings. 

Landlord shall contract with F. Greek Development (the “Greek”), to prepare plans and specifications for the construction of the
Building and the development of the interior of the Leased Premises (“Project”) as shown in the Site Plan and the Outline Specifications attached to the Lease as Schedule B (collectively the “Preliminary
Plans”). 
 Landlord will agree to cause Greek to incorporate the items of the Preliminary Plans into a set of
construction drawings (“Construction Drawings”) for the Building. Landlord shall deliver the Construction Drawings to Tenant on or before three (3) months from the date of this Lease (“Plan Delivery
Date”). Within five (5) Business Days of its receipt of the Construction Drawings, Tenant shall either (i) approve the Construction Drawings, (ii) provide comments to the Construction Drawings specifying how they are
incomplete and/or inconsistent with the Preliminary Plans, or (iii) elect to revise the Preliminary Plans to better suit Tenant’s needs or to reduce the cost of the Improvements, in any such event by written notice to Landlord. If Tenant
elects option (ii), Landlord shall make revisions to the Construction Drawings. Upon completion of the changes, Landlord shall resubmit the drawings to Tenant for review and Tenant shall again have five (5) Business Days for review and comment.
If Tenant elects option (ii) or (iii), (A) Landlord and Greek shall review the changes requested and Landlord shall notify Tenant in writing of any change in the cost of the Project within five (5) Business Days, and any extension of
the Estimated Delivery Date which results from Tenant’s request for changes (Tenant acknowledges that the latter shall constitute a component of Tenant Delays), and (B) Tenant shall confirm its requested changes with Landlord within five
(5) Business Days following Tenant’s receipt of the estimated change in the cost of work and any extension of the Estimated Delivery Date (a failure to confirm such changes within the time period herein specified shall be deemed a Tenant
withdrawal of such request). If Tenant confirms the changes as provided herein, Landlord shall promptly deliver to Tenant the revised Construction Drawings incorporating Tenant’s requested changes. If Landlord fails to deliver the Construction
Drawings to Tenant on or before the Plan Delivery Date, or revised Construction Drawings pursuant to options (ii) or (iii) above within the times provided above, Tenant’s obligation to respond thereto shall be extended on a day-to-day
basis until Landlord delivers the Construction Drawings to Tenant and such days of delays shall not be Tenant Delays. Any delay by Tenant in approving or providing comments to or electing to revise the Construction Drawings or approving the
Construction Drawings on or before the dates set forth above shall constitute a Tenant Delay. The Construction Drawings as approved by Tenant and Landlord in accordance with this provision shall be substituted as Schedule B to this Lease, and
shall, as modified or revised pursuant to any Change Orders (as hereinafter defined), be collectively referred to herein as the “Final Construction Plans”. Notwithstanding anything to the contrary stated herein, to the extent
Tenant provides comments to the draft Construction Drawings in accordance with this Paragraph 2 that deviate in any material respect from the Preliminary Plans, such comments shall be deemed “Change Orders” and any resulting increased
costs associated with such Change Orders shall be at Tenant’s sole cost and expense in accordance with Paragraph 4 herein. 

3. Authorized Representatives. 

Tenant and Landlord shall each appoint one or more individuals in writing to whom any item requiring Tenant or Landlord’s consent under this Work
Letter shall be submitted for approval (respectively, the “Tenant Authorized Individual(s)” and the “Landlord Authorized Individual(s)”). Signed authorization from any one of such Tenant Authorized
Individuals shall be binding on Tenant and signed authorization from any one of such Landlord Authorized Individuals shall be binding on Landlord. The appointment of the Tenant Authorized Individual(s) and the Landlord Authorized Individual(s) shall
be in writing and may from time to time be replaced and or supplemented by written notice to the other party. The Tenant Authorized Individual(s) initially appointed to provide consent on behalf of Tenant under this Work Letter shall be Thomas
Cosentino, Vice President Supply Chain and Field Operations. The Landlord Authorized Individual(s) initially appointed to provide consent on behalf of Landlord under this Work Letter shall be Matt Schlindwein, Development Manager.

  
 54 

 4. Change Orders. 

If, prior to the Delivery Date, Tenant desires changes to the Final Construction Plans, Tenant shall make written request to Landlord to make such
changes. Within five (5) Business Days of Landlord’s receipt of Tenant’s request for changes to the Final Construction Plans, Greek and the Landlord will review the changes requested and Landlord shall notify Tenant in writing
(“Change Order”) of any increase or decrease in the cost of the Project, and any extension of the date estimated as the Delivery Date stated on the Development Schedule (the “Estimated Delivery Date”)
which results from Tenant’s request for changes (Tenant acknowledges that the latter shall constitute a component of Tenant Delays). Tenant shall notify Landlord within three (3) Business Days following its receipt of the Change Order of
its approval or rejection of the Change Order. If Tenant rejects the Change Order, the Change Orders shall be deemed withdrawn unless the rejection notice includes requested changes. If changes are requested the process shall continue as though it
were a new request for Change Orders. Notwithstanding the foregoing, Change Orders shall not be permitted if the proposed change (i) adversely affects the structural components or systems of the Building; (ii) violates any legal
requirements, zoning or restrictive covenants, or (iii) would adversely affect the value of the Building in Landlord’s reasonable determination. Any and all costs, fees and expenses incurred by Landlord to change the Final Construction
Plans and to incorporate the changes to the Project contemplated under the Change Order shall be at Tenant’s sole cost and expense, except Tenant shall not be liable for any construction overruns that are not directly tied to a Tenant change
request. The cost of Change Orders shall be the sum of: (x) the actual cost incurred by the Landlord for the Change Order; (y) actual increase in costs of liability insurance, builders risk insurance and bonds (if any) resulting from such
Change Order, and (z) Landlord and Greek general conditions and overhead of ten percent (10%) of the total of (x) and (y). Tenant shall pay for the cumulative cost of any Change Order, which payment shall be made when work on the
applicable Change Order progresses. 
 5. Early Access. 

Subject to Paragraph 2(e) of the Lease Landlord will afford Tenant, at Tenant’s sole risk, access to the Leased Premises prior to the Delivery Date for
the purpose of inspection, construction of Tenant specific tenant improvements, measuring and installing or arranging for the installation of fixtures and equipment, but only to the extent that such activity proceeds without interfering with
Landlord’s agents, contractors, subcontractors, and their respective employees. By giving Tenant access to the Leased Premises prior to the Delivery Date, Landlord assumes no responsibility whatsoever for injury to persons entering the Leased
Premises, or damage to property brought in, or upon, the Leased Premises, nor shall Landlord be entitled to any rent or additional rent by reason of such access. Tenant shall indemnify, defend and hold Landlord harmless from and against any and all
losses, costs, expenses, claims and damages arising out of or in any way related to the negligence or willful misconduct of Tenant or Tenant’s employees, agents, contractors or licensees during any such early entry. 

6. Warranty Obligations. 
 Upon the
Delivery Date Landlord shall deliver the Leased Premises to Tenant clean and free of debris. Landlord hereby warrants to Tenant as follows, collectively referred to as “Landlord’s Warranty Obligations”: 

  
 55 

	 	a.	all material and equipment incorporated into the Improvements will be free from any and all claims, liens and security interests of any third parties other than the holder of a first mortgage lien, and the Leased
Premises shall be free from Hazardous Substances; 

  

	 	b.	the Building and the Land will conform in all material respects to the requirements of the Final Construction Plans and final approved site plan and all applicable laws, codes, rules and regulations; and

  

	 	c.	the materials used in the Building and/or incorporated therein will be new and of good quality and free from material defects (whether latent or patent) for a period of at least one (1) year from the Commencement
Date. 

  

	 	d.	Landlord shall provide training on use and operation of all equipment on or before the Commencement Date. 

  

	 	e.	Landlord shall obtain a warranty from the contractor(s), if more than one, that the Improvements have been constructed in accordance with the Final Construction Plans, in a good and workmanlike manner, free of material
defects for a period of one (1) year from the Delivery Date; and typical manufacturer’s warranties for the roof (15 years), HVAC (5 years) and other building systems. 

 

	 	f.	Subject to the conditions set forth below in this Paragraph 6, if a material non-compliance with this warranty exists as of the Commencement Date, Landlord shall, except as otherwise provided in this Lease, promptly
after receipt of written notice from Tenant setting forth with specificity the nature and extent of such material non-compliance, rectify the same at no additional cost or expense to Tenant and in such a manner and at times which do not unreasonably
interfere with Tenant’s use of the Leased Premises for its intended use. 

 Preliminary Schedule 03/05/14

 Improvements (Building Shell) 
  

					
	1.	  	Assume lease execution to be	  	“day one”
			
	2.	  	Tenant approval of: fence details and location, gate details, generator details and pad size, flag pole and sign details, spare conduit layouts, upgraded lighting locations, drive in ramp location, bay spacing	  	“day one”
			
	3.	  	Tenant approval of: elevations of building and building mounted signage if any	  	1 week after #1
			
	4.	  	Tenant approval of: layout of upgraded roof loads including sizes and dimensions of roof top units, location of floor upgrade areas for vault and freezers, layout of under slab piping for tenant improvements, layout of areas to
receive stonehard floors	  	4 weeks after #1
			
	5.	  	Civil drawings for governmental site approval	  	10 weeks after #2
			
	6.	  	Confirm actual pricing of tenant upgrades to shell specifications	  	8 weeks after #4

  
 56 

					
			
	7.	  	 Base building drawings for tenant approval
 (FOR
INFORMATION ONLY—NOT ON CRITICAL PATH)
	  	12 weeks after #4
			
	8.	  	Government site entitlements	  	14 weeks after #5
			
	9.	  	Site “pad ready”	  	12 weeks after #8
			
	10.	  	Building “substantially complete”	  	22 weeks after #9
	
	Office Fit Up – Tenant’s Improvement (For Reference Only)
			
	11.	  	Tenant improvement concept plan and scope 100%	  	19 weeks after #1
			
	12.	  	 Tenant improvement design
 (80% design
completed after 12 weeks)
	  	16 weeks after #11
			
	13.	  	Tenant improvement pricing & agree on cost	  	8 weeks after #12
			
	14.	  	 Tenant “fit-up
 (*early access to Tenant
4 weeks prior to “building substantially complete”)
	  	18 weeks *
			
	15.	  	Punchlist	  	4 weeks after #14

  
 57EX-10.31.1

 Exhibit 10.31.1 

This Lease, dated the 3rd day of June 1999, between HELLER, ALPER, ROBERTS, VOLK – EDISON, a New Jersey general partnership having an
office at 205 Mill Road, Edison, New Jersey 08837 (hereinafter designated as “Landlord”), and JOSHEN PAPER AND PACKAGING COMPANY, an Ohio corporation having an office at 5808 Grant Avenue, Cuyahoga Heights, Ohio 44105 (hereinafter
designated as “Tenant”). 
 W I T N E S S E T H: 

FOR AND IN CONSIDERATION of the mutual covenants and agreements herein contained and other good and valuable consideration, the receipt
and sufficiency of which is hereby acknowledged, the parties hereto do hereby covenant and agree as follows: 
 ARTICLE
I—DEMISE and PREMISES 
 Section 1.01. Demise and Premises. Landlord does hereby demise and lease to Tenant and Tenant
does hereby take and hire from Landlord a portion of all that certain tract or parcel of land, together with the building and improvements (the building and improvements being leased to Tenant hereunder collectively hereinafter designated as the
“Building”) erected thereon by Landlord, as provided herein, situate, lying and being in the Township of Edison, County of Middlesex, State of New Jersey and shown on the plan(s) designated Exhibit A, annexed hereto and made a part hereof,
the lands aforesaid being more particularly described on Exhibit B annexed hereto and made a part hereof, together with the fixtures and equipment therein and the appurtenances now or hereafter belonging or pertaining thereto (all referred to
hereinafter as the “Demised Premises” or the “Premises”). 
 TO HAVE AND TO HOLD for the Term and at the rents as
herein provided, subject to the terms, covenants and conditions herein contained which each of the parties hereto expressly covenants and agrees to keep, perform and observe. 

ARTICLE II—TERM and COMMENCEMENT 

Section 2.01. Term and Commencement. 

(a) Term. The term of this Lease is five (5) years (“Term”). 

(b) Commencement of Term. The Term shall commence on July 1, 1999 (hereinafter designated as “Commencement Date”)
and shall terminate at 5:00 P.M. (prevailing time) on June 30 , 2004. 

 (c) Commencement Date Agreement. Within ten (10) days after the request of
either party, Landlord and Tenant shall execute, acknowledge and deliver to each other duplicate originals of an agreement, in recordable form, setting forth the Commencement Date. 

Section 2.02. Right of Renewal. Provided this Lease is not in default, the Tenant is granted a right of renewal of this Lease as
follows: At the option of the Tenant, the Term of this Lease may be extended for two (2) renewal period(s) of three (3) years and two (2) years respectively, each by written notice to the Landlord at least six (6) months prior to
the expiration of the Term, or any renewal Term thereof, as the case may be. Upon valid exercise of any such rights of renewal, the terms of this Lease shall remain in full force and effect except that Basic Rent shall be as stipulated in
Section 5.03 and the Term shall include the exercised renewal term. 
 ARTICLE III—PLANS 

Section 3.01. Plans. The parties hereto have approved plans of the Building (hereinafter called “Plans”) prepared by
Abraham Hertzberg, Consulting Engineer, P.C (hereinafter called “Architect”) and attached hereto as Exhibit A. 
 It is to
be noted that the Demised Premises consist of a portion of the one-story building which encloses a total area of 202,705 square feet (including 868 square feet of Mezzanine area). The portion of said building demised by said Lease as shown on the
Plans comprises 97,194 square feet. 
 The Demised Premises also include the land under the portion of the building aforesaid, as well as
land outside of the building area within the “Lease Line” as shown on Exhibit A. The Demised Premises are more particularly described in Exhibit B. 

Section 3.02. Work Prior or Subsequent to Commencement. Prior to or subsequent to the Commencement Date, Landlord represents that
it will perform certain “Work To Be Performed By Landlord” as specifically set forth on Exhibit A. Landlord shall perform such work in an expeditious manner and there shall be no reduction in Basic Rent or additional rent pending the
completion of said work. 
 ARTICLE IV—LANDLORD’S COVENANTS 

Section 4.01. No Waiver by Tenant. No act of Tenant, including the taking possession of the Demised Premises, shall constitute a
waiver by Tenant of any of Landlord’s obligations respecting the Building or to correct any defects in materials or workmanship as provided in this Lease. 

  
 2 

 Section 4.02. Landlord’s Covenants Regarding Construction. Landlord represents,
warrants and covenants that on the Commencement Date: 
 (i) The Building will be structurally safe and sound and that all parts
thereof and all mechanical equipment therein (except such as may be installed by Tenant) will be in good working order; 
 (ii) Liability of
the Landlord as to the foregoing (i) shall be limited in time and to the extent set forth in Section 10.01; and 
 (iii) All
utilities serving the Demised Premises will have been installed and paid for. 
 ARTICLE V—RENT and PAYMENT 

Section 5.01. Rent During Term. Landlord reserves and Tenant covenants to pay to Landlord during the Term of this Lease without
demand or notice, and without any setoff or deduction, a net basic rental (herein called “Basic Rent”) in advance on the first day of each and every month, as follows: 

7/1/99 – 6/30/2004         $370,309.14/yr         payable
        $30,859.10/mo 
 Section 5.02. Payment of Rent. The Basic Rent and all
additional rents and moneys payable to Landlord under this Lease shall be paid at the above address of Landlord or at such other address or to any entity Landlord transfers the management of the real property leased hereunder to as may be specified
by Landlord from time to time by notice given to Tenant. 
 Section 5.03. Rent During Renewal Term(s). In the event the
Tenant shall exercise the option(s) to renew this Lease for any of the renewal periods provided for in Section 2.02, the annual Basic Rent during each renewal period shall be adjusted for the applicable term thereof by multiplying $370,309.14
by the “Index Change” hereinafter defined, provided, however, that the Basic Rent during the renewal period(s) shall not be less than the Basic Rent paid upon expiration of the immediately preceding period. 

Section 5.04. The first monthly installment of Basic Rent shall be due and payable by Tenant on the Commencement Date. Subsequent
monthly installments of Basic Rent shall be due and payable by Tenant on or before the first day of each month following the Commencement Date and continuing thereafter until the expiration of the Term. Basic Rent for the Fractional Month, if any,
shall be prorated and shall be due and payable by Tenant on the first day of the month following the month in which the Commencement Date occurs. 

  
 3 

 Upon the execution of this Lease, Tenant shall pay to Landlord a deposit in the amount of the
first monthly installment of Basic Rent which deposit shall be held by Landlord as additional security for Tenant’s performance of this Lease and applied by Landlord against the first monthly installment of Basic Rent due on the Commencement
Date. 
 ARTICLE VI—TAXES and IMPOSITIONS 

Section 6.01. Real Estate Taxes. Tenant shall pay to Landlord, as additional rent, its pro rata share of real estate taxes and
assessments levied or assessed against the property of which the Demised Premises forms a part (hereinafter “Landlord’s Property”) and all those real estate taxes and assessments levied or assessed against the Demised Premises or any
part thereof applicable to the period of time Tenant leases the Demised Premises, whether payable during the Term of the Lease, or subsequent to the expiration of this Lease. This obligation shall include those real estate taxes and assessments
presently in effect, as well as those enacted in the future. 
 Tenant acknowledges that Real Estate Taxes are currently payable to
the local assessing authority on a quarterly basis and that such tax bills represent payment of Real Estate Taxes applicable to the quarter in which the bill is issued. 

Such payment as to all real estate taxes or assessments levied or assessed against Landlord’s Property or the Demised Premises or any
part thereof, shall be made by Tenant to Landlord within ten (10) days after Tenant’s receipt of an invoice or statement from Landlord setting forth the amount of such taxes or assessments and Tenant’s pro rata share thereof. Such
invoice or statement shall include a copy of the Real Estate Tax bill or assessment for which Tenant is responsible. 
 The real estate
taxes and assessments aforesaid shall be apportioned by Landlord among tenants or users of Landlord’s Property, including Landlord, to arrive at Tenant’s pro rata share of real estate taxes and assessments. The computation of Tenant’s
pro rata share of taxes on land and buildings shall be made by multiplying the real estate taxes or assessments levied against the Landlord on Landlord’s Property of which the Demised Premises forms a part by a fraction the numerator of which
is the number of square feet of building premises demised to Tenant and the denominator of which is the total number of square feet in the building assessed by the taxing authorities. In the calculation of the total number of square feet of building
premises demised to Tenant, finished space, i.e. offices, including toilet areas, shall be weighted in determination of the numerator in the fraction described in this subsection by doubling the square footage devoted to such finished space. 

  
 4 

 To the extent that Tenant shall be liable for the payment of other taxes under this Article VI
which may be assessed against Landlord or for which Landlord may become liable by reason of its estate or interest in the Demised Premises, Tenant shall pay its pro rata share thereof in accordance with the above. 

Tenant’s pro rata share on the Commencement Date shall be 50.20%. 

Section 6.02. Other Taxes and Payment Thereof. In addition to the pro rata taxes and assessments described in Section 6.01,
Tenant shall pay pro rata in accordance with Section 6.01 for each and every item of expense in the nature of a tax or charge or assessment for which Landlord is or shall become liable by reason of its estate or interest in the Demised
Premises, or any part thereof, including, without limiting the generality thereof, all personal property taxes, gross receipts taxes, use and occupancy taxes, and excise taxes levied or assessed against Landlord or Tenant by reason of the use,
occupancy or any other activity by the Tenant in connection with the Demised Premises or any part thereof, or which may be levied or assessed or imposed upon any rents or rental income, as such, payable to Landlord or payable to Tenant from any
subtenant in connection with the Demised Premises or any part thereof. There is expressly included among Tenant’s obligations with respect to taxes and assessments as set forth in this Article any tax which may be levied against Landlord
enacted as part of tax reform legislation in lieu of taxes presently levied against real estate or any portion thereof. 

Section 6.03. Certain Taxes Not Payable by Tenant. Tenant shall not be required to pay any of the following taxes or governmental
impositions which shall be levied or imposed against Landlord by any governmental authority: 
 (i) Any estate, inheritance,
devolution, succession, transfer, legacy or gift tax which may be imposed upon or with respect to any transfer of Landlord’s interest in the Demised Premises; 

(ii) Any capital stock tax or other tax imposed against Landlord for the privilege of doing business; 

(iii) Any income tax levied upon or against the profits of the Landlord from all sources. 

Section 6.04. Apportionment During First and Last Year of Term. Any bill for real estate taxes and assessments (including
installments pursuant to Section 6.05 below) which includes a period of time within the Term and a period of time prior to the commencement of the Term or a period of time after the expiration of the Term shall be apportioned between Landlord
and Tenant so that Tenant shall only be responsible for that portion of the bill that covers real estate taxes or assessments assessed for the period of time within the Term. Accordingly, Tenant shall remain responsible for any and all such bills
issued after the Term of this Lease that are applicable to the period of time within the Lease Term. 

  
 5 

 Section 6.05. Assessments Payable in Installments. Landlord agrees to exercise its
option, if applicable, to pay any assessments levied by any governmental or municipal agency or authority (other than periodic real estate tax payments covered by Section 6.01 above) in annual installments. 

Tenant shall pay the first installment within ten (10) days of its receipt of an invoice for same. Subsequent installments shall be paid
by Tenant to Landlord annually, from the date of payment of the first installment paid, or at least five (5) days before the last day on which each such installment may be paid without penalty or interest, whichever comes first. 

Section 6.06. Contest. In the event Landlord contests any assessment for taxes or assessments by the taxing authorities of the
Township of Edison Tenant agrees that Tenant will reimburse Landlord for its pro rata share of all costs of such appeal. 

Section 6.07. Alternate Method of Payment of Taxes. At the request of Tenant or Landlord, Landlord shall prepare an estimate of
Real Estate Taxes and/or Fire Service Billing applicable to the current calendar year (whether payable in that year or later) and shall give notice to Tenant of the monthly payment to be made to Landlord. The first monthly payment shall be due
within ten (10) days of Tenant’s receipt of Landlord’s notice. Subsequent payments shall thereafter be due and payable simultaneously with the payment of Basic Rent. 

The parties further agree that each year Landlord shall submit to Tenant a statement, with copies of actual bills, setting forth the amount of
Real Estate Taxes and/or Fire Service Billing applicable to the current year or the previous year, as applicable. Such statement shall include either an Invoice for additional monies due or a reimbursment to Tenant as appropriate. Payment of the
aforesaid Invoice shall be made by Tenant to Landlord within ten (10) days of Tenant’s receipt of same. Such statement shall be accompanied by a revised estimate of the monthly payment due for the then current calendar year (or a portion
thereof if this Lease shall be terminated during such calendar year). 
 ARTICLE VII—INSURANCE 

Section 7.01. Coverage and Amount. Tenant covenants and agrees to pay to Landlord, as additional rent, during the Term of this
Lease its pro rata share, to be calculated as hereinafter provided, of premiums for insurance to be procured by Landlord, insuring Landlord, the coverage to be as follows: 

  
 6 

 (i) Insurance on the Building and building equipment, fixtures and appurtenances,
against all loss and damage including, but not limited to, coverage by an insurance policy with agreed amount endorsement and replacement cost endorsement, in an amount no less than One Hundred percent (100%) of the full replacement value
thereof (exclusive of cost of excavation and land) from time to time; 
 (ii) Rent insurance covering the risks described in
(i) above in the amount equal to the Basic Rent and additional rent payable; 
 (iii) If and when obtainable and
generally carried on buildings of the type to be leased hereunder, war risks and nuclear damage, as well as flood and earthquake insurance for the full replacement value of the Demised Premises if such insurance is required by any institutional
first mortgagee of the Premises; 
 (iv) Any additional insurance coverages as may be reasonably required from time to time,
by Landlord, in the exercise of its reasonable judgement, or by any institutional first mortgagee of the Premises; and 
 (v)
Commercial general liability insurance for claims arising out of the ownership, operation and control of the Demised Premises as to liability of Landlord in limits of not less than Five Million Dollars ($5,000,000.00) combined single limit arising
out of one occurrence. The Landlord may insure his liability under his Blanket Comprehensive General Liability Policy, Umbrella Liability Policy, and Environmental Impairment Liability Policy, and the Tenant will reimburse the Landlord for the
Tenant’s pro rata share of the premium. 
 Section 7.02. Tenant’s Pro Rata Share of Insurance Premiums. Tenant’s
pro rata share of insurance premiums shall be calculated in accordance with Section 6.01 of Article VI. In addition to the premiums to be paid as aforesaid by Tenant, in the event of loss to the Demised Premises as a result of an insured
casualty, any deductible amount on the policy coverage in question shall be paid by Tenant. In the event of a loss to the Demised Premises and any other portion of the Building of which the Demised Premises is a part, any deductible amount on the
policy coverage in question shall be paid by Tenant to the extent of the proportion which the damage to the Demised Premises bears to the total damage to the Building. 

Section 7.03. Method of Payment of Pro Rata Insurance Premiums. Landlord shall furnish to Tenant statements with calculations of
the actual Premiums paid by the Landlord for the coverage aforesaid, and the pro rata share thereof which is Tenant’s responsibility under the Lease. Tenant will pay to Landlord, as additional rent, its pro rata share of such Premiums, plus a
15% handling charge, within ten (10) days of Tenant’s receipt of said statement. 

  
 7 

 Section 7.04. Insurance Procured by Tenant. 

(a) Tenant covenants and agrees to provide on or before the earlier of (i) the Commencement Date; or (ii) Tenant’s, or any third
party acting on behalf of Tenant, entering upon the Demised Premises for any purpose; and to keep in force during the Term and Renewal Term, if any, commercial general liability insurance relating to the Demised Premises and its appurtenances on an
occurrence basis, including but not limited to contractual liability in connection with Tenant’s indemnity of Landlord herein, with minimum limits of liability in the amount of $5,000,000.00 in respect of bodily injury or death and/or property
damage combined. 
 (b) Tenant covenants and agrees to provide insurance coverage for any and all trade fixtures and personal property
(including, but not limited to, any furniture, machinery, goods, products or supplies) of Tenant, which Tenant may have upon or within the Demised Premises. Landlord shall not be responsible to insure any of Tenant’s trade fixtures or personal
property. 
 (c) The aforesaid liability insurance coverage shall be issued in the name of Tenant naming Landlord, and any entity Landlord
transfers the management of the real property leased hereunder to, as additional insureds and shall be written by one or more responsible insurance companies satisfactory to Landlord, in form satisfactory to Landlord; all such insurance may be
carried under a blanket policy covering the Premises or any other of Tenant’s facilities. The minimum limits of such insurance shall in no way limit or diminish Tenant’s liability pursuant to Article XX hereto. Tenant shall deliver to
Landlord a certificate of insurance to show compliance with its obligations hereunder on or before the earlier of (i) the Commencement Date; or (ii) Tenant’s entering upon the Demised Premises for any purpose and thereafter at least
thirty (30) days prior to the expiration of each policy, together with satisfactory evidence of the payment of premiums thereof. 

Section 7.05. Limits of All Insurance. The limits of all insurance contemplated in this Lease shall be subject to change at any
time and from time to time after the Commencement Date as the Landlord, in the exercise of its reasonable judgement, or mortgagee may deem same necessary for adequate protection. 

Section 7.06. Fire Insurance Premiums and Requirements. Tenant agrees, at its own cost and expense, to comply with all
requirements of the insurance carriers providing the insurance coverage in force pursuant to the provisions hereof and to the applicable sections of the “National Fire Codes” as published by the National Fire Protection Association. If, at
any time, and from time to time, as a result of or in connection with any failure by Tenant to comply with the foregoing sentence or any act or omission or commission by Tenant, its employees, agents, contractors or licensees, or as a result of or
in connection with the use to which the Premises are put (notwithstanding that such use may be for the purposes herein permitted or that such use may have been  

  
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consented to by Landlord) the fire insurance premium(s) applicable to the Premises, or the Building in which same are located, or to any other premises in said Building (including rent insurance
relating thereto) shall be increased as a result of such act, use, or occupancy; Tenant agrees it will pay to Landlord on demand as additional rent such portion of the premiums for all fire insurance policies in force with respect to the premises of
the Landlord of which the Demised Premises are a part (including rent insurance relating thereto) as shall be attributable to such act, use or occupancy. 

Section 7.07. Waiver of Subrogation. Landlord shalt not be liable for any damage by fire or other peril insured against in the
coverage afforded by an “all risk” policy of insurance or in the insurance required to be provided by Tenant under Section 7.04(b) above (whether or not such coverage is in effect), no matter how caused, it being understood that the
Tenant will look solely to its insurer for reimbursement. 
 Tenant shall not be liable for any damage by fire or other peril
includable in the coverage afforded by an “all risk” policy required to be provided by Landlord under Section 7.01(i) above (whether or not such coverage is in effect), no matter how caused, it being understood that the Landlord will
look solely to its insurer for reimbursement. 
 Each party, as applicable, shall obtain a waiver of subrogation endorsement if necessary to
permit the waiver of subrogation and mutual release as set forth herein in connection with any applicable insurance policy carried by it. Any waiver of either party’s rights against the other as contained in this Section shall be ineffective if
such waiver of subrogation endorsement is not be obtained by both parties. 
 ARTICLE VIII—CONSTRUCTION OR OTHER WORK 

Section 8.01. Conditions as to Repairs, Alterations or Other Work. Whenever any repairs, alterations, changes or other work in,
on, to or about the Premises shall be made by either Landlord or Tenant as provided in this Lease: 
 (i) The work
shall be done in a good and workmanlike manner and in compliance with all applicable laws, ordinances and codes, and all applicable governmental rules, regulations and requirements, and in accordance with the standards, if any, of the Board of Fire
Underwriters, or other organizations exercising the functions of a board of fire underwriters whose jurisdiction includes the Demised Premises; 

(ii) All materials and workmanship shall be of good quality, and in case of repairs, restoration, changes, additions,
alterations or improvements, shall be at least equal to the original and consistent with the original construction as to design, appearance, function and wearability; 

  
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 (iii) All said work shall be paid for as promptly as is practicable and
consistent with good business practices under the then existing circumstances; 
 (iv) Such work shall be done as promptly as
is possible and practicable under the existing circumstances; 
 (v) The commercial general liability insurance provided for
in Section 7.04 shall be extended by Tenant, if necessary, to apply to the work being done, and evidence thereof shall be delivered to the Landlord prior to the commencement of such work. Tenant’s failure to have such insurance extended or
its failure to provide such certificate shall in no way limit or diminish Tenant’s liability pursuant to Article XX below; 

In the case of Tenant(s) contractor(s) performing such work, Tenant’s contractor(s) shall carry commercial general
liability insurance relating to the work being done on an occurrence basis, with minimum limits of liability in the amount of 51,000,000.00 in respect of bodily injury or death and/or property damage combined; evidence thereof shall be obtained by
Tenant prior to the commencement of such work. The aforesaid liability insurance shall be issued in the name of Tenant’s contractor(s) naming Tenant and Landlord as additional insureds and shall be written by one or more responsible insurance
companies. The minimum insurance limits of Tenant’s contractor(s), or such contractor(s) failure to obtain or retain such insurance, shall in no way limit or diminish Tenant’s liability pursuant to Article XX below; 

(vi) The party doing or having work done shall carry or cause its contractors, if any, to carry worker’s compensation
insurance as required by law in connection with such work, and evidence thereof shall be delivered to the other party prior to the commencement of such work; 

(vii) Title to all buildings, building fixtures and improvements erected and installed by Tenant (but not Tenant’s trade
fixtures, however the same may be attached to the realty) shall become the property of Landlord upon the expiration or earlier termination of this Lease; 

(viii) The contractor or the party performing the work shall obtain an official certificate of occupancy or an amended
certificate of occupancy upon completion of the work in each instance if under local practice such certificates of occupancy are issued or required in connection with such work. The party performing the work shall also obtain the certificate from
the Board of Fire Underwriters, or other organization exercising the same functions, whose jurisdiction includes the Demised Premises in each instance, certifying that the electrical work has been properly completed whenever the work done involves
any electrical work for which such a certificate is issued under local practice. If, 

  
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under local practice, official certificates of occupancy are not issued or required by a governmental officer or department, or if the Board of Fire Underwriters, or other such organization does
not issue certificates on proper completion of electrical work, this covenant shall be satisfied upon issuance of such certifications by an architect or engineer licensed in the state in which the Demised Premises is located; and 

(ix) Landlord agrees to join in the applications for all permits and authorizations whenever necessary. 

ARTICLE IX—MECHANIC’S LIENS 

Section 9.01. Mechanic’s Liens Prohibited. Tenant shall not suffer any mechanic’s lien to be filed against the Demised
Premises by reason of work, labor, services or materials performed or furnished to Tenant or to anyone holding the Demised Premises, or any part thereof, through or under Tenant. If any mechanic’s lien or any notice of intention to file a
mechanic’s lien shall at any time be filed against the Demised Premises, (unless the labor or materials were actually performed for or furnished to Landlord in connection with its obligations under this Lease) Tenant shall at Tenant’s
cost, within fourteen (14) days after knowledge or notice of the filing of any mechanic’s lien cause the same to be removed or discharged of record by payment, bond, order of a court of competent jurisdiction, or otherwise. 

Section 9.02. Landlord’s Remedy for Tenant’s Breach. If Tenant shall fail to remove or discharge any mechanic’s
lien or any notice of intention to file a mechanic’s lien within the prescribed time, then in addition to any other right or remedy of Landlord, Landlord may, at its option, procure the removal or discharge of same by payment or bond or
otherwise. Any amount paid by Landlord for such purpose, together with all legal and other expenses of Landlord in procuring the removal or discharge of such lien or notice of intention and together with interest thereon at the Lease Interest Rate
(as hereinafter defined) shall be and become due and payable by Tenant to Landlord as additional rent, and in the event of Tenant’s failure to pay therefor within fifteen (15) days after demand, the same shall be added to and be due and
payable with the next month’s rent. 
 Section 9.03. Non-Consent of Landlord to Filing of Liens. Nothing contained
in this Lease shall be construed as a consent on the part of Landlord to subject Landlord’s estate in the Demised Premises to any lien or liability arising out of Tenant’s use or occupancy of the Premises. 

  
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 ARTICLE X—REPAIRS and MAINTENANCE 

Section 10.01. (a) Landlord’s Covenants. Landlord at its sole cost and expense shall remedy all defects in workmanship
and materials in the Demised Premises, evidence of which shall appear or be discovered within twelve (12) months after the Commencement Date. Landlord shall not be liable under this Section however unless Tenant shall give Landlord notice
specifying such defects or the need for remedying them on or before the last day of the twelfth month of the Term. 
 (b)
Structural Components. In addition Landlord at its sole cost and expense shall remedy all defects in workmanship and materials in the Demised Premises with respect to the Structural Components of the Building, evidence of which shall appear
or be discovered within thirty-six (36) months after the Commencement Date, and shall repair all damage to the Demised Premises caused thereby. For the purpose of this paragraph, this term Structural Components shall be limited to the
structural steel framing including roof framing, the foundations, and the masonry perimeter walls (excluding all windows, plate glass, and doors). Landlord shall not be liable under this Section however unless Tenant shall give Landlord notice
specifying such defects or the need for remedying them on or before the last day of the thirty-sixth (36th) month of the Term. 

(c) Alterations by Tenant. Notwithstanding any of the above, if Tenant shall make any changes or alterations, structural or
otherwise, to any portion of the Building, Landlord’s obligations under this Section 10.01 shall not thereafter extend to any portion of the Building affected by such change or alteration. 

(d) Limited Liability of Landlord. Landlord’s liability under the provisions of this Article X is limited to repair or
correction of the defect or condition to be rectified, and Landlord shall not be liable for any loss or damage, direct or consequential. Landlord shall not be required to make any repairs caused by Tenant’s abuse or misuse, or lack of routine
maintenance, of the Demised Premises. 
 Section 10.02. Tenant’s Obligations. Except for items which are the
obligation of Landlord under Section 10.01 hereof, Tenant, for and during the Term of this Lease, at Tenant’s sole cost and expense, assumes all responsibility and obligation for the physical condition of the Demised Premises and shall:

 (a) Keep and maintain in good repair, as well as paint and decorate, the exterior and interior of the Demised Premises
including, but not limited to, all structural repairs, roof, floor, doors, windows, dock levelors, heating, ventilating and air conditioning systems, electrical system, sprinkler system and plumbing facilities. Damage to party walls shall be
repaired by Tenant if the cause of the damage is initiated on the Demised Premises. 

  
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 Notwithstanding anything herein to the contrary, Tenant shall not be required to
install a new roof membrane on the building, unless such new roof membrane is required as result of any action by Tenant or Tenant’s abuse of the roof membrane. 

(b) Keep and maintain the Demised Premises in a clean and sanitary condition free from rubbish, flammable or other
objectionable materials. 
 (c) Perform all normal routine adjustments and maintenance on all equipment, including but not
limited to filter changes, cleaning and lubrication of heating, ventilating and air conditioning systems. 
 (d) Repair or
replace as required, all mechanical and working parts used in connection with doors, windows, dock levelors, the heating, air conditioning, electrical, plumbing and sprinkler and other systems. 

(e) Keep, maintain and repair all drainage facilities including drainage pipes, ditches and detention areas, as well as the
lawns, shrubbery, driveways and parking areas, including the keeping of the driveways, sidewalks and steps and parking areas free and clear of ice and snow. 

(f) Comply with all present and future applicable Federal, State and local laws, ordinances and codes and all applicable rules,
regulations and requirements, including without limitations, those relating to environmental protection and the requirement set forth in the applicable sections of the “National Fire Codes” as published by the National Fire Protection
Association; and pay any and all costs of compliance and all fines and penalties imposed upon Landlord, or consequential damages incurred, by reason of any violations thereof. 

Section 10.03. Landlord’s Remedy for Tenant’s Breach. In the event Tenant shall fail or neglect to comply with the
aforesaid statutes, ordinances, rules, orders, regulations and requirements referred to in this Article X, or any of them, or in the event Tenant shall fail or neglect to make any repairs required of it, then Landlord or Landlord’s agents may,
after compliance with the notice requirements set forth in Article XIII hereof, enter in and upon the Demised Premises to make an inspection and make said repairs and comply with any and all said statutes, ordinances, rules, orders, regulations or
requirements, at the cost and expense of Tenant, and in the event of Tenant’s failure to pay therefor within fifteen (15) days after demand the said cost and expense shall be added to the next month’s rent and be due and payable as
additional rent. This provision is in addition to the right of the Landlord to terminate this Lease by reason of any default on the part of Tenant, and Landlord’s remedies provided in Article XXI. 

  
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 ARTICLE XI—FIRE, DAMAGE and DESTRUCTION 

Section 11.01. Notice of Casualty, Continuation of Lease, Restoration. In the event of the total destruction of the Building or
the Demised Premises by fire or otherwise during the Term created hereby or prior thereto, or in the event of such partial destruction thereof: (a) Tenant shall immediately notify Landlord in writing thereof; (b) upon receipt of said
notice Landlord shall have its Architect make a full and comprehensive report on the damage of the Premises and/or Building, and ascertain the number of days to complete the repair of the Building or Premises. Unless such damages can, in the opinion
of Landlord’s Architect, be repaired within one hundred twenty (120) days after its occurrence, this Lease and the Term hereby created shall cease and become null and void from the date of such damage or destruction, and Tenant shall upon
written notice from Landlord, then immediately surrender the Demised Premises and all interest therein to Landlord, and Tenant shall pay Basic Rent and any additional rent within said Term only to the time of such damage or destruction. 

If, however, in such Architect’s opinion, the damage aforesaid can be repaired within one hundred twenty (120) days from the
occurrence thereof, Landlord shall repair or rebuild the Demised Premises with all reasonable speed, and this Lease shall continue in full force and effect, but there shall be an abatement of Basic Rent and any additional rent to the extent of
insurance payments received from rent insurance. 
 Section 11.02. Statutory Conditions. Tenant hereby expressly waives the
benefit of N.J.S.A. 46:8-6 and 46:8-7. Tenant agrees that it will not be relieved of the obligation to pay basic net rent or any additional rent in case of damage to or destruction of the Demised Premises except as specifically provided in this
Lease. 
 ARTICLE XII—EMINENT DOMAIN 

Section 12.01. Total Taking. In the event that any public authority or agency holding the power of eminent domain under applicable
law shall at any time during the term of this Lease condemn or acquire title in lieu of condemnation of substantially all of the Demised Premises, this Lease and the Term hereby created shall terminate and expire as of the date upon which title
shall vest in such authority, and Tenant shall pay Basic Rent and any additional rent only to the time of such vesting of title. 

Section 12.02. Partial Taking. If there shall be only a partial taking or condemnation as aforesaid which shall not substantially
prevent Tenant’s use of the Demised Premises for purposes of its business, this Lease shall thereafter continue as to the untaken part and Tenant shall be entitled to a reduction in the Basic Rent in such proportion and in such manner us shall
be fair and equitable, and if the parties hereto cannot agree thereto the dispute shall be settled by arbitration as set forth in this Lease. 

  
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 Section 12.03. Restoration by Landlord. If there shall be a partial taking and this
Lease shall continue as to the remaining balance of the Demised Premises, Landlord, at its own expense and as promptly as practicable, shall restore the remaining building and land as nearly as may be practicable to their former condition.

 Section 12.04. Award to Landlord. Landlord reserves the exclusive right to negotiate with the condemning authority with
respect to any proposed award, and all damages and compensation paid for the taking under the power of eminent domain, whether for the whole or a part of the Demised Premises shall belong to and be the property of Landlord, except that Landlord
consents to efforts by Tenant separately to seek additional compensation from the condemning authority for the loss of depreciated value of leasehold improvements installed by Tenant resulting from the taking, provided always, that Tenant hereby
releases and disclaims any interest or right whatsoever in the award or compensation offered or paid by the condemning authority to the Landlord for the loss of the fee. There is expressly excluded from any right of compensation to the Tenant and
the Tenant expressly waives, any claim against the condemning authority for dimunition in the value of the leasehold. 

Section 12.05. Notwithstanding any of the paragraphs above pertaining to eminent domain, there is expressly reserved to the Tenant
the right to recover against the condemning authority for its actual reasonable expenses in moving its business from the Demised Premises and its actual direct losses in tangible personal property by virtue of the taking, all as contemplated in the
Relocation Assistance Act (R.S. 20:4-1 et seq), and rules and regulations adopted by the Department of Community Affairs of the State of New Jersey pursuant to the legislation aforesaid, and applicable regulations of the State Department of
Transportation contemplated in the said Relocation Assistance Act. 
 ARTICLE XIII—NOTICES 

Section 13.01. Notices. Every notice required or permitted under this Lease shall, unless otherwise specifically provided herein,
be given in writing and shall be sent by United States Certified Mail, return receipt requested, addressed by the party giving, making or sending the same to the Landlord at the address first above given, and to the Tenant at the Demised Premises or
to such other address as either party may designate from time to time by a notice given to the other party. Notice shall be deemed to be given upon receipt, provided, however, that in the event a party shall refuse to accept delivery of said
Certified Mail, the notice shall nevertheless be deemed to be given upon the date of refusal to accept delivery and further provided that if the postal service is unable to deliver said Certified Mail the notice shall nevertheless be deemed to be
given as of the date of the Postal Service’s second notice of attempted delivery. Notwithstanding the above, a notice of change of address shall not be effective until received. 

  
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 Landlord may, at its option, substitute for service by United States First Class Certified Mail,
service by Federal Express or similar overnight courier, provided that such courier obtains and makes available to its customers evidence of delivery. Notice given via such courier shall be deemed to be given upon receipt. 

ARTICLE XIV—MEMORANDUM of LEASE 

Section 14.01. Memorandum of Lease. Tenant shall not record this Lease, but if either party should desire to record a short form
Memorandum of Lease setting forth only the parties, the Demised Premises and the Term, such Memorandum of Lease shall be executed, acknowledged and delivered by both parties upon notice from either party. 

ARTICLE XV—USE 

Section 15.01. Use. The Demised Premises shall be used and occupied by Tenant as an office, warehouse and distribution facility
for non-hazardous and non-caustic products. 
 This shall not be construed to restrict the Tenant’s use of the Demised Premises
for any lawful purposes in connection with its business, provided that such uses shall be in accordance with all applicable laws and do not damage the Building. Tenant shall not have the right to use the Demised Premises for the manufacturing,
processing, transferring or piping of any liquid or storage of any hazardous materials. 
 ARTICLE XVI—ASSIGNMENT, SUBLETTING, ETC.

 Section 16.01. Assignment, Subletting, Etc. Tenant shall not sell, assign, mortgage, pledge, or, in any manner, transfer
or encumber this Lease or any estate or interest hereunder (hereinafter designated as Assignment), or sublet the Demised Premises or any part thereof without the previous written consent of the Landlord; provided, however, with respect to a
corporation into which Tenant shall have been merged or consolidated or which shall have purchased all or substantially all of the assets of Tenant, such previous written consent by Landlord shall not be necessary. In the event of any Assignment of
this Lease or subletting of the Demised Premises, Tenant, nevertheless, shall remain primarily liable for the payment of the Basic Rent and all additional rents, and the performance of Tenant’s other covenants and obligations under this Lease
including any amendments thereto. In the event of an Assignment of this Lease, the assignee shall assume, by written recordable instrument reasonably satisfactory to Landlord, the due performance of all of Tenant’s obligations under this Lease.
A true copy of such Assignment and the original assumption agreement or the sublease, as the case may be, shall be delivered to Landlord within ten (10) days of the effective date thereof. No Assignment shall be valid or effective in the
absence of such assumption. 

  
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 No consent to any Assignment of this Lease or subletting of any or all of the Demised Premises
shall be deemed or be construed as a consent by Landlord to any further or additional Assignment or subletting. Notwithstanding anything hereinabove contained to the contrary, Landlord’s consent shall not be unreasonably withheld provided that
(i) Tenant is not in default hereunder (without regard to whether a notice of default has been served pursuant to Section 21.01); (ii) Tenant shall provide Landlord with access to the Demised Premises for inspection and testing
thereof; (iii) the use by the proposed assignee or subtenant does not, in Landlord’s sole discretion, adversely affect the Demised Premises by virtue of environmentally related factors or lessen the present or future value of the Premises;
and (iv) does not increase risk or endanger the Building or the occupants thereof. 
 Notwithstanding anything contained herein to the
contrary, Landlord may refuse to permit Tenant to assign this Lease or sublet to a third party any portion of the Demised Premises if Landlord agrees to sublet back the Demised Premises from Tenant under the same terms and conditions as set forth in
this Lease and for the remaining Term of this Lease. 
 ARTICLE XVII—WARRANTY of TITLE 

Section 17.01. Warranty of Title. Landlord covenants, represents and warrants that Landlord on the Commencement Date will be the
sole and absolute owner of the fee title to the Demised Premises and has the right to execute this Lease, and that on the Commencement Date there will be no liens affecting the Demised Premises, or any covenants, easements or restrictions adversely
affecting Tenant’s use of the Demised Premises except as set forth in Exhibit B. Such exceptions are herein referred to as Permitted Encumbrances. 

ARTICLE XVIII—SUBORDINATION 

Section 18.01. Subordination to Mortgages. At the option of the Landlord, this Lease shall either be: 

(a) Subject and subordinate to all mortgages which may now or hereafter affect the Demised Premises, and to all renewals,
modifications, consolidations, replacements or extensions thereof; or 

  
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 (b) Paramount in priority as an encumbrance against the Demised Premises with
respect to the lien of any mortgage which may now or hereafter affect the Demised Premises and to all renewals, modifications, consolidations, replacements and extensions thereof. 

Section 18.02. Subordination, Non-Disturbance and Attornment Agreement. Tenant agrees, upon written request from Landlord, to
execute with Landlord and the holder of any mortgage on the Building, a Subordination, Non-Disturbance and Attornment Agreement substantially in the form annexed hereto as Exhibit D. Landlord agrees, upon written request from Tenant, to use all
reasonable efforts to have the holder of any mortgage on the Building execute a Subordination, Non-Disturbance and Attornment Agreement substantially in the form annexed hereto as Exhibit D. In the event any such mortgagee imposes a fee for its
review, execution and recording of said Subordination, Non-Disturbance and Attornment Agreement, and said Agreement is being executed at Tenant’s request, Tenant agrees that it shall pay to Landlord, as additional rent, the amount of said fee
within ten (10) days of Landlord delivering a fully executed copy of said Agreement to Tenant. 
 Landlord represents that
Principal Mutual’s current fee for it review, execution and recording of said Subordination, Non-Disturbance and Attornment Agreement is $500.00. 

Section 18.03. Tenant’s Certificate. Tenant further agrees, upon the request of Landlord, to certify by written instruments
duly executed and acknowledged to any mortgagee or purchaser, or any proposed mortgage lender, or purchaser, that this Lease is in full force and effect or, if not, in what respect it is not; that this Lease has not been modified, or to the extent
to which it has been modified; that there are no existing defaults hereunder to the best of the knowledge of the party so certifying, or specifying the defaults, if any; and any additional statements of fact that may be requested or required from
time to time by any mortgagee or purchaser, or any proposed mortgage lender or purchaser. Any such certification shall be without prejudice as between the Landlord and Tenant, it being agreed that any document required hereunder shall not be used in
any litigation between Landlord and Tenant. 
 Section 18.04. Landlord’s Certificate. Landlord further agrees, upon
the request of Tenant, to certify by written instruments duly executed and acknowledged, that this Lease is in full force and effect or, if not, in what respect it is not; that this Lease has not been modified, or to the extent to which it has been
modified; that there are no existing defaults hereunder to the best of the knowledge of the party so certifying, or specifying the defaults, if any; and any additional statements of fact that may be requested or required from time to time by any
mortgagee or purchaser, or any proposed mortgage lender or purchaser. Any such certification shall be without prejudice as between the Landlord and Tenant, it being agreed that any document required hereunder shall not be used in any litigation
between Landlord and Tenant. 

  
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 ARTICLE XIX—QUIET ENJOYMENT 

Section 19.01. Quiet Enjoyment. Tenant, upon payment of the Basic Rent and all additional rents and all sums herein reserved and
due, and upon the due performance of all of the terms, covenants and conditions herein contained on the Tenant’s part to be kept and performed, shall and may at all times during the Term hereby granted peaceably and quietly enjoy the Demised
Premises, subject, however, to the terms of this Lease. 
 ARTICLE XX—INDEMNIFICATION 

Section 20.01. Indemnification of Landlord. Tenant agrees to indemnify and save Landlord harmless from and against all liability,
and all loss, cost and expense, including reasonable attorneys’ fees, arising out of Tenant’s operation, maintenance, management and control of the Premises or in connection with (a) any loss, injury or damage whatsoever caused by
Tenant, its employees or agents, (b) any breach of this Lease by Tenant, (c) any act or omission of Tenant occurring in, on, or about the Premises or on the sidewalks adjoining the same, or (d) any contest or proceeding brought by
Tenant as provided for herein. However, notwithstanding anything herein contained to the contrary, Tenant shall not be obligated or required hereunder, to hold harmless or indemnify Landlord from or against any liability, loss, cost, expense, or
claim to the extent arising from any act, omission or negligence of Landlord or its agents, servants, employees or contractors. The provisions of this Section 20.01 shall survive the expiration or earlier termination of this Lease. This
Section 20.01 is not intended to abrogate the provisions regarding waiver of subrogation by the parties to this Lease. 

ARTICLE XXI—DEFAULTS and REMEDIES 

Section 21.01. Tenant’s Defaults. If Tenant defaults (a) in the payment of Basic Rent or any additional rent and fails
to cure the default within ten (10) days after receipt of notice specifying the default, or (b) in compliance with or in the performance of any of the other covenants or conditions of this Lease, and fails to cure the same within thirty
(30) days after the receipt of notice specifying the default, or within such additional period of time beyond said thirty (30) days as shall be required by reason of strikes, lockouts, acts of God, governmental restrictions or
prohibitions, or other causes beyond Tenant’s control, whether similar or dissimilar to the foregoing or within such additional time as shall be required due to Tenant’s inability to complete the required cure, provided Tenant has promptly
commence the action(s) needed to cure the default and is diligently pursuing its completion (each of which notices specifying a default is referred to in this Lease as “FIRST NOTICE”), then at the expiration of said ten (10) days in
the case of a default described in (a), at the expiration of said thirty (30) days (or longer period as  

  
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aforesaid) in the case of a default described in (b), Landlord may (x) cancel and terminate this Lease on not less than five (5) days notice (hereinafter called “SECOND
NOTICE”) to Tenant, and on the date specified in the Second Notice the term of this Lease shall terminate and expire, and Tenant shall then quit and surrender the Premises to Landlord, but Tenant shall remain liable as hereinafter provided
and/or (y) at any time thereafter re-enter and resume possession of the Premises by summary proceedings, and action in ejectment or by force or otherwise and dispossess or remove Tenant and other occupants and their effects and hold the
Premises as if this Lease had not been made; and Tenant waives the service of any additional notice of intention to re-enter or to institute legal proceedings to that end. Any and all payments made by Tenant to correct a default described in
(a) above shall be made by Certified Check or Federal Funds. 
 Section 21.02. Landlord’s Remedies. If this Lease
shall be terminated or if Landlord shall be entitled to re-enter the Demised Premises and dispossess or remove Tenant under the provisions of Section 21.01, the Landlord, or Landlord’s agents or servants, may immediately or at any time
thereafter re-enter the Demised Premises and remove therefrom the Tenant, its agents, employees, servants, licensees, and any subtenants and other persons, firms or corporations, and all or any of its or their property therefrom, either by summary
dispossess proceedings or by any suitable action or proceeding at law or by force or otherwise, without being liable to indictment, prosecution or damages therefor, and repossess and enjoy said Premises together with all additions, alterations and
improvements thereto. 
 Section 21.03. Landlord’s Damages. In case of such termination, re-entry, or dispossess or
removal by summary proceedings or otherwise, the annual rent and all other charges required to be paid by the Tenant hereunder shall thereupon become due and be paid up to the time of such termination, re-entry, or dispossess or removal, and the
Tenant shall also pay to the Landlord all reasonable expenses which the Landlord may then or thereafter incur for necessary legal expenses, attorneys’ fees, brokerage commissions, and all other necessary costs paid or incurred by the Landlord
for restoring the Demised Premises to good order and condition and for altering and otherwise preparing the same for re-letting. The Landlord may, at any time and from time to time, re-let the Demised Premises, in whole or part, either in its own
name or as agent of the Tenant, for a term or terms which, at the Landlord’s option, may be for the remainder of the then current Term of this Lease, or for any longer or shorter period, and (unless the statute or rule of law which governs the
proceedings in which such damages are to be proved, limits or shall limit the amount of such claim capable of being so proved and allowed, in which case the Landlord shall be entitled to prove as and for liquidated damages and have allowed an amount
equal to the maximum allowed by or under any such statute or rule of law) the Tenant shall be obligated to, and shall pay to the Landlord as damages, upon demand, and the Landlord shall be entitled to recover of and from the Tenant, at the election
of the Landlord, either: 

  
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 (a) liquidated damages, in an amount which, at the time of such termination, re-entry or
dispossess or removal by the Landlord, as the case may be, is equal to the excess, if any, of the then present value of the installments of annual rent reserved hereunder, for the period which would otherwise have constituted the unexpired portion
of the then current Term of this Lease, over the then present value of the market rental value of the Demised Premises for such unexpired portion of the then current Term of this Lease, discounted at the rate of six percent (6%) per annum; or

 (b) damages (payable in monthly installments, in advance, on the first day of each calendar month following such termination, re-entry or
dispossess, and continuing until the date originally fixed herein for the expiration of the then current Term of this Lease) in any amount or amounts equal to the excess, if any, of the sums of the aggregate expenses paid by the Landlord during the
month immediately preceding such calendar month for all such items as, by the terms of this Lease, are required to be paid by the Tenant, plus an amount equal to the amount of the installment of annual rent which would have been payable by the
Tenant hereunder in respect to such calendar month, had this Lease and the Demised Term not been so terminated, and had the Landlord not so re-entered, over the sum of rents, if any, collected by or accruing to the Landlord in respect to such
calendar month pursuant to such re-letting or any holding over by any subtenants of the Tenant, plus the amount of the rental value of any portion of the Demised Premises occupied by the Landlord or any agent of the Landlord. Any suit for any month
shall not prejudice in any way the rights of the Landlord to collect the deficiency for any subsequent month by a similar proceeding. The Landlord, at its option and at its expense, may make such alterations, repairs and/or decorations in the
Demised Premises as in its reasonable judgment the Landlord considers advisable and necessary, and the making of such alterations, repairs and/or decorations shall not operate or be construed to release the Tenant from liability hereunder. The
Landlord shall in no event be liable in any way whatsoever for failure to re-let the Demised Premises, or in the event that the Demised Premises are re-let, for failure to collect rent thereof under such re-letting; and in no event shall the Tenant
be entitled to receive any excess of such annual rents over the sums payable by the Tenant to the Landlord hereunder but such excess shall be credited to the unpaid rentals due hereunder, and to the expenses of re-letting and preparing for
re-letting as provided in this Section 21.03. Suit or suits for the recovery of such damages, or any installments thereof, may be brought by the Landlord from time to time at its election, and nothing herein contained shall be deemed to require
the Landlord to postpone suit until the date when the Term of this Lease would have expired if it has not been terminated under the provisions of this Lease, or under any provision of law, or had the Landlord not re-entered into or upon the Demised
Premises. 
 Section 21.04. Waiver of Redemption. Tenant hereby waives all rights of redemption to which Tenant or any person
claiming under Tenant might be entitled, after an abandonment of the Premises, or after a surrender and acceptance of the Premises and the Tenant’s leasehold estate, or after a dispossession of Tenant from the Demised Premises, or after a
termination of this Lease, or after a judgment against Tenant in action in an ejectment, or after the issuance of a final order or warrant of dispossess in a summary proceeding, or any other proceeding or action authorized by any rule of law or
statute now or hereafter in force or effect. 

  
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 ARTICLE XXII—BANKRUPTCY 

Section 22.01. Bankruptcy, Insolvency, Etc. If the Tenant shall have applied or consented to the appointment of a custodian,
receiver, trustee or liquidator, or other court appointed fiduciary of all or a substantial part of its property; or a custodian shall have been appointed with or without the consent of the Tenant; or Tenant is generally not paying its debts as they
become due by means of available assets and the fair use of credit; or has made a general assignment for the benefit of creditors; or has committed an act of bankruptcy, or has filed a voluntary petition in bankruptcy, or a petition or an answer
seeking reorganization or an arrangement with creditors or seeking to take advantage of any insolvency law, or an answer admitting the material allegations of a petition in any bankruptcy, reorganization or insolvency proceeding; or has taken
corporate action for the purpose of effecting any of the foregoing, or if within thirty (30) days after the commencement of any proceeding against the Tenant seeking any reorganization, rehabilitation, arrangement, composition, readjustment,
liquidation, dissolution or similar relief under the present or any future federal bankruptcy code or any present or future applicable federal, state or other statute or law, such proceeding shall not have been dismissed; or if, within thirty
(30) days after entry of an Order for Relief under the present Bankruptcy Code, or similar order under future similar legislation, or the appointment of any trustee, receiver, custodian, liquidator, or other court appointed fiduciary of the
Tenant (without the consent or acquiescence of such party), or of all or any substantial part of its property or any of the leased Premises, such order or appointment shall not have been vacated or stayed on appeal or otherwise or if, within thirty
(30) days after the expiration of any such stay, such order or appointment shall not have been vacated, the occurrence of any one of such contingencies shall be deemed to constitute and shall be construed as a repudiation by Tenant of
Tenant’s obligations hereunder and shall cause this Lease ipso facto to be cancelled and terminated, without thereby releasing Tenant; and upon such termination Landlord shall have the immediate right to re-enter the Demised Premises and
to remove all persons and property therefrom and this Lease shall not be treated as an asset of the Tenant’s estate and neither the Tenant nor anyone claiming by, through or under Tenant by virtue of any law or any order of any Court shall be
entitled to the possession of the Demised Premises or to remain in the possession thereof. Upon the termination of this Lease, as aforesaid, Landlord shall have the right to retain as partial damages, and not as a penalty, any prepaid rents and any
security deposited by Tenant hereunder and Landlord shall also be entitled to exercise such rights and remedies to recover from Tenant as damages such amounts as are specified in Article XXI hereof, unless any statute or rule of law 

  
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governing the proceedings in which such damages are to be proved shall lawfully limit the amount of such claims capable of being so proved, in which case Landlord shall be entitled to recover, as
and for liquidated damages, the maximum amount which may be allowed under any such statute or rule of law. As used in this Article XXII, the term “Tenant” shall be deemed to include Tenant and its successors and assigns and the guarantor
of the Tenant’s obligations under this Lease, if any. 
 ARTICLE XXIII—CHANGES, ALTERATIONS 

Section 23.01. Changes or Alterations. If Landlord shall have first consented thereto in writing, Tenant may make structural and
nonstructural changes, alterations, additions and improvements to the Demised Premises, Landlord’s reasonable consent shall be granted if the proposed work does not: 

(a) Impair the structural soundness of the Building; 

(b) Lessen the present and future value of the Building or improvement; 

(c) Change the type of use from a general warehouse to a specialty type of building with a limited resale or re-letting market; or 

(d) Increase risk, endanger the Building or occupants in the Building, or create or increase risk of contamination. 

If Landlord requests, Tenant shall deliver to Landlord assurance, reasonably satisfactory to Landlord, of Tenant’s financial ability to
complete and pay for such changes, alterations, additions or improvements, and restorations thereof. In any event, however, Tenant may, without Landlord’s consent, make nonstructural changes, alterations, additions and improvements costing in
each case less than $10,000.00 (hereinafter called Minor Alterations). Tenant shall give written notice to Landlord of each change, alteration, addition and improvement costing more than $10,000.00 and obtain Landlord’s consent as provided
herein. In the event, however, that as the result of any changes, alterations, additions and improvements made by Tenant with or without Landlord’s consent, the Building or any other part of the Demised Premises is damaged thereby, Tenant, at
Tenant’s sole cost, shall be obligated and responsible to repair said damage forthwith and restore the Building or Demised Premises to the condition they were in just prior to the damage. Landlord shall have no obligation to make any repairs
with respect to any changes, alterations, additions, and improvements made by Tenant. Tenant need not obtain or furnish Landlord any certificate of completion or otherwise (unless required by law) with respect to Minor Alterations. Landlord reserves
the right to require Tenant to restore the Premises to the original condition as nearly as may be practical, upon the expiration or sooner termination of this Lease. 

  
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 Landlord acknowledges that it shall not require Tenant to remove any of the Work To Be Performed
By Landlord or the Special Tenant Improvements or restore any portion of the Demised Premises modified as a result of same. 
 ARTICLE
XXIV—END OF TERM 
 Section 24.01. End of Term. 

(a) Condition of the Demised Premises. Tenant shall, on the last day of the Term, or upon its earlier termination, peaceably and
quietly surrender and deliver up to Landlord the Demised Premises broom clean, including all buildings, alterations, rebuildings, replacements, changes or additions placed by Tenant thereon (except as expressly provided to the contrary in
Section 23.01), with all equipment in or appurtenant thereto, in as good condition and repair as when delivered to Tenant; subject, however, to reasonable wear and tear. Reasonable wear and tear shall not be deemed to include damage to the
Demised Premises; broken items or equipment; or anything rendered dysfunctional as a result of Tenant’s abuse or misuse or Tenant’s lack of routine maintenance, repair or replacement as required under Article VIII, Article X or elsewhere
in this Lease. Notwithstanding the above, Tenant shall not be responsible to repair damage or destruction by any of the risks covered by insurance required under Section 7.01 of this Lease, or a taking by eminent domain, if this Lease is
terminated by reason of such damage or destruction, or such taking. 
 (b) Removal of Trade Fixtures. Notwithstanding
anything to the contrary contained in this Lease, and provided Tenant is not in default hereunder beyond any grace period to cure same, Tenant may remove all trade fixtures installed or paid for by it, however affixed to the realty. If any trade
fixtures or personal property are not removed by the end or earlier termination of the Term, they shall be deemed abandoned if Landlord shall so elect, and if Landlord shall not so elect, it may cause the removal and storage of same at Tenant’s
risk and expense, but if the Term ends by reason of a condemnation or destruction of all or part of the Premises, Tenant shall have a reasonable time to effect such removal without being deemed to abandon said property. Tenant, at Tenant’s
cost, shall repair any damage caused to the Demised Premises by reason of such removal. All obligations of Tenant under this paragraph shall survive the termination of this Lease. 

(c) Completion of Repairs. Any repair or restoration required to be performed by Tenant in order for Tenant to comply with its
obligations under this Section 24.01 shall be completed on or before thirty (30) days prior to the end of the Term, or any applicable Renewal Term, or earlier termination of this Lease (“End of Term”). On or about thirty
(30) days prior to the End of Term, representatives of Landlord and Tenant shall inspect the Demised Premises to determine what repair or restoration remains to be 

  
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completed, if any. If Tenant has not completed said repair or restoration within the time set forth above Landlord shall promptly advise Tenant of such fact and shall specify the work which has
not been completed. Notwithstanding any other provisions of this Lease, Tenant’s failure to complete such repair or restoration by no later than fifteen (15) days prior to the End of Term shall, without further notice, constitute an
uncured event of default hereunder. Landlord shall have the right to inspect the Demised Premises to determine whether Tenant has completed such work within the time periods provided herein. During the last thirty (30) days prior to the End of
Term, Landlord shall be permitted access to the Demised Premises for the purpose of performing such work as Landlord may desire, in which event Landlord shall use reasonable efforts not to interfere with Tenant’s activities at the Demised
Premises. 
 Section 24.02. Landlord’s Right to Inspect and Exhibit Signs. Tenant shall permit Landlord or its agents to
enter the Demised Premises during business hours on not less than 48 hours prior notice for the purpose of inspecting or showing the Demised Premises to persons wishing to purchase the same and, at any time within one year prior to the expiration of
the Term, to persons wishing to rent same; and Tenant shall, within one year prior to the expiration of the Term, permit the usual notice of “To Let”, “For Rent” and “For Sale” to be placed at reasonable locations on
the Demised Premises and to remain thereon without hindrance and molestation. 
 ARTICLE XXV—ARBITRATION 

Section 25.01. Method of Arbitrating Disputes; Disputes to be Arbitrated. All disagreements, controversies and disputes (other
than with regard to the payment of the Basic Rent and additional rent) between the parties arising out of or related to interpretation, performance, validity or enforcement of any of the provisions of this Lease shall be resolved by arbitration
pursuant to the Rules of Commercial Arbitration of the American Arbitration Association. Such arbitration proceedings to be held in the State in which the Demised Premises are located, at the offices of the American Arbitration Association located
in the city nearest to the Demised Premises. The parties intend that the scope of matters to be arbitrable is all inclusive, and submission to arbitration is intended to constitute the exclusive remedy available to the parties. The award to the
arbitrators shall be binding and conclusive upon the parties and may be entered as a final judgment in any court of competent jurisdiction. The submission to arbitration as contemplated herein and completion of proceedings in arbitration by award of
the arbitrators shall be a condition precedent to the right of either party to commence an action with respect to any of such matters in any other court or forum. The parties agree that any arbitration proceeding shall be conducted before a panel of
three (3) arbitrators. 

  
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 Section 25.02. No Abatement in Rent Pending Arbitration; Limited Right of Offset After
Award. The parties expressly agree that during the pendency of any arbitration proceeding and until such dispute shall have been resolved thereby, Tenant shall continue to pay the Basic Rent and any additional rent stipulated herein without any
abatement or deduction. If the dispute as resolved by the Arbitrators results in an award to Tenant, and Landlord does not promptly satisfy the said award in accordance with the terms thereof, then Tenant shall have the right to offset said award
against the Basic Rent to become due hereunder; provided, however, that the right of offset is expressly limited to exclude from any right of offset that portion of the Basic Rent necessary to satisfy (i) the mortgage obligations of the
Landlord as Mortgagor, to the extent such obligations are set forth in the provisions of the Note and Mortgage; and (ii) in addition to the amount required under (i) above, such amounts as then may be required to satisfy the obligations of
the Landlord in the operation of the Demised Premises under the provisions of this Lease. 
 ARTICLE XXVI—GENERAL PROVISIONS

 Section 26.01. No Waste. The Tenant covenants not to do or suffer any waste or damage, or injury to any building or
improvement now or hereafter on the Demised Premises, or the fixtures and equipment thereof, or permit or suffer any overloading of the floors thereof. 

Section 26.02. Landlord’s Liability. If Landlord shall breach any of the provisions hereof, Landlord shall only be liable to
Tenant for monetary damages and Landlord’s liability shall in no event exceed the Landlord’s interest in the Demised Premises as of the date of Landlord’s breach; and Tenant expressly agrees that any judgment or award which it may
obtain against Landlord shall be recoverable and satisfied solely out of the right, title and interest of Landlord in the Demised Premises and Tenant shall have no rights of lien or levy against any other property of Landlord, nor shall any other
property or assets of the Landlord be subject to levy, execution or other enforcement proceedings for the collection of any such sums or satisfaction of any such judgment or award. 

Section 26.03. Partial Invalidity. If any term or provision of this Lease or the application thereof to any party or circumstances
shall to any extent be invalid or unenforceable, the remainder of this Lease or the application of such term or provision to parties or circumstances other than those to which it is held invalid or unenforceable, shall not be affected thereby, and
each term and provision of this Lease shall be valid and enforced to the fullest extent permitted by law. 
 Section 26.04.
No Waiver. One or more waivers by either party of the obligation of the other to perform any covenant or condition shall not be construed as a waiver of a subsequent breach of the same or any other covenant or condition. 

  
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 The receipt of rent by the Landlord, with knowledge of any breach of this Lease by the Tenant or
of any default on the part of the Tenant in the observance or performance of any of the conditions or covenants of this Lease shall not be deemed to be a waiver of any provision of this Lease. Neither the payment by Tenant of a lesser amount than
the installments of Basic Rent, additional rent or of any sums due hereunder, nor any endorsement or statement on any check or in any letter accompanying a check for payment of Basic Rent, additional rent or other sums payable hereunder, shall be
deemed to create an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such rent or other sums or to pursue any other remedy available to Landlord. Neither the
acceptance of the keys nor any other act or thing done by the Landlord or any agent or employee during the Term herein demised shall be deemed to be an acceptance of a surrender of said Premises, excepting only an agreement, in writing, signed by
the Landlord accepting or agreeing to accept such a surrender. 
 Section 26.05. Number and Gender. Wherever herein the singular
number is used, the same shall include the plural and the masculine gender shall include the feminine and neuter genders. 

Section 26.06. Successors and Assigns. The terms, covenants and conditions herein contained shall be binding upon and inure to the
benefit of the respective parties and their successors and assigns. 
 Section 26.07. Article and Marginal Headings. The
article and marginal headings herein are intended for convenience in finding the subject matters, are not to be used in determining the intent of the parties to this Lease. 

Section 26.08. Entire Agreement. This instrument contains the entire and only agreement between the parties, and no oral
statements or representations or prior written matter not contained in this instrument shall have any force or effect. This Lease shall not be modified in any way or terminated except by a writing executed by both parties. 

Section 26.09. Obligations also Covenants. Whenever in this Lease any words of obligation or duty are used, such words or
expressions shall have the same force and effect as though made in the form of covenants. 
 Section 26.10. Cost of
Performing Obligations. The respective obligations of the parties to keep, perform and observe any terms, covenants or conditions of this Lease shall be at the sole cost and expense of the party so obligated. 

Section 26.11. Remedies Cumulative. The specified remedies to which the Landlord or Tenant may resort under the Terms of this
Lease are cumulative and are not intended to be exclusive of any other remedies or means of redress to which the Landlord or Tenant may be lawfully entitled in case of any breach or threatened breach of any provision of this Lease. 

  
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 Section 26.12. Holding Over. If Tenant holds over after the expiration or earlier
termination of this Lease, and if Tenant is not otherwise in default hereunder, such holding over shall not be deemed to create an extension of the Term, but such occupancy shall be deemed to create a month-to-month tenancy at a rental rate of 150%
of the then current Basic Rent, and on the same terms and conditions as are in effect on the date of said expiration or earlier termination. 

Section 26.13. Utilities. 

(a) Utility Lines. Landlord shall be responsible for bringing all utilities and utility services to the Building and connecting
them to the interior lines installed in the Demised Premises. 
 (b) Utility Charges. Tenant shall undertake and be
responsible for having all utilities metered in its name in the Demised Premises and agrees to pay all charges for same directly to the respective utility companies. Such utilities include gas, water, sewer, electricity, heat, power, telephone or
other communication service or other utility or service used, rendered or supplied to Tenant at the Demised Premises throughout the demised Term. 

(c) Sprinkler and Security Monitoring Service. Tenant shall install a Sprinkler Monitoring Service and a Security Monitoring
Service (including a low temperature sensor) with associated key box as required, with respect to the Demised Premises, all at Tenant’s own cost and expense, and subject to all provisions of this Lease pertaining to construction and alterations
in Articles VIII and XXIII. 
 (d) Common Utilities. Tenant acknowledges that portions of the water line, sanitary sewer
and storm sewer and electric and gas utility lines serving the Demised Premises are used in common with other tenants of the Building of which the Demised Premises forms a part (“Common Utilities”). The operation, maintenance and repair of
the Common Utilities shall be performed by Landlord and the costs thereof shall be charged pro rata to the tenants using the Common Utilities. 

Tenant further acknowledges that portions of the sprinkler system servicing the Demised Premises are used in common with other tenants of the
Building of which the Demised Premises forms a part (“Sprinkler System”). Landlord will inspect, service and maintain the Sprinkler System, including the risers, valves and piping. All costs relating to the inspection, service and
maintenance of the Sprinkler System, including the costs of any required governmental inspections, permits or approval, will be charged pro rata to the tenants using the Sprinkler System. 

  
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 Tenant shall pay to Landlord, as additional rent, its pro rata share of the costs of inspection,
servicing, operation, maintenance and repair of the Common Utilities and the Sprinkler System, plus a 15% handling charge, such share to be calculated in accordance with the formula set forth in Section 6.01, except that the denominator shall
be the number of square feet affected by the particular inspection, servicing, operation, maintenance and repair being performed. Such additional rent shall be paid to Landlord within ten (10) days of Tenant’s receipt of Landlord’s
invoice for such additional rent. 
 The parties further agree that Landlord at his sole cost and expense, shall have the right, at any
time, to cause the Sprinkler System for the Demised Premises to be separated. Upon completion of the separation, Tenant shall assume the obligation for maintenance of the Sprinkler System in the Demised Premises as provided in Section 10.02.

 (e) Fire Service Billing. Tenant acknowledges that Tenant shall pay to Landlord, as additional rent, its pro rata share of
the Fire Service Billing issued by the Township of Edison for the Building of which the Demised Premises forms a part plus a 15% handling charge, such share to be calculated in accordance with Section 6.01. Tenant shall make payment to Landlord
within ten (10) days of receipt of an invoice for such additional rent. 
 See Section 6.07 for Alternate Method of
Payment. 
 (f) Railroad Siding. The parties hereto acknowledge that although Railroad Siding exists on the Demised Premises,
Tenant does not require said Railroad Siding in connection with its use of the Demised Premises and shall not be obligated to maintain said Railroad Siding. 

Section 26.14. Signs. 

(a) Erection of Signs. Tenant shall have the right and privilege of erecting signs for advertising purposes in connection with
its business at the Demised Premises provided, however, that no sign shall be erected on the roof and that all signs comply with the applicable rules and regulations of the applicable governmental boards and bureaus having jurisdiction thereof, and
Tenant shall remove same at the expiration or sooner termination of this Lease. 
 (b) Repair of Damage. Tenant shall be
responsible for any damage caused by said signs and any damage so caused shall be repaired forthwith at Tenant’s sole cost and expense. In the event any sign erected by Tenant is removed during the Term of this Lease or at the expiration or
earlier termination thereof, Tenant shall repair any damage whatsoever caused by the removal at Tenant’s sole cost and expense. 

  
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 Section 26.15. Force Majeure. The period of time during which the Landlord is
prevented from performing any act required to be performed under this Lease by reason of fire, catastrophe, labor difficulties, strikes, lock-outs, civil commotion, acts of God or of the public enemy, governmental prohibitions or preemptions,
embargoes, inability to obtain materials or labor by reason of governmental regulations or prohibitions, or other events beyond the reasonable control of Landlord, as the case may be, shall be added to the time for performance of such act, and
Landlord shall not be liable to Tenant or in default under this Lease as the results thereof. 
 Section 26.16. Vacancy or
Abandonment. In the event that the Demised Premises shall become vacant as the result of being vacated or abandoned by Tenant during the Term and such vacancy or abandonment shall exist for a period of two (2) months, Landlord may re-enter
the same, either by force or otherwise, without being liable to prosecution therefor and re-let said Demised Premises as agent of Tenant and receive the rent therefor and apply the same first to payment of such expenses as Landlord may be put to in
re-entering and then to payment of rent due under this Lease. In addition, such vacancy or abandonment shall constitute a default under Section 21.01. In any event, Tenant shall remain liable for any deficiency. 

Section 26.17. Governing Law. The interpretation and validity of this Lease shall be governed by the laws of the state in which
the Demised Premises are located. 
 Section 26.18. Brokerage. The parties mutually represent that Eric Bram and Co.
(“Broker”) is the sole Broker responsible for introducing the parties and Landlord agrees to pay commission on the Lease pursuant to an Agreement entered into with said Broker. Tenant covenants and agrees to hold Landlord harmless from any
claim of any other brokers, alleging to be entitled to a commission pursuant to this Lease. 
 Section 26.19. Additional
Rent. If Tenant shall be in default under any term, covenant, provision or condition hereof, Landlord, after thirty (30) days notice that Landlord intends to cure such default, or without notice if in Landlord’s reasonable judgment an
emergency shall exist, shall have the right, but not the obligation, to cure such default, and Tenant shall pay to Landlord upon demand as additional rent the reasonable cost thereof with interest at the Lease Interest Rate (as hereinafter
defined). 
 Section 26.20. Notice by Tenant to Mortgagee. If required by the holder of a mortgage lien on the Premises
(provided Tenant is furnished with written notice of such requirement), Tenant agrees (a) to notify such mortgagee of any alleged default by Landlord in any of the provisions of this Lease; and (b) to allow said mortgagee a reasonable
period of time to cure such alleged default. 
 Section 26.21. Not Used. 

  
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 Section 26.22. Definitions. 

(a) “Re-enter and Re-entry”. The terms “re-enter” and “re-entry” as used in this Lease are not
restricted to their technical legal meaning. 
 (b) “Landlord”. The term “Landlord” as used in this
Lease means only the holder, for the time being, of Landlord’s interest under this Lease so that in the event of any transfer of title to the Demised Premises Landlord shall be and hereby is entirely freed and relieved of all obligations of
Landlord hereunder accruing after such transfer, and it shall be deemed without further agreement between the parties that such grantee, transferee or assignee has assumed and agreed to observe and perform all obligations of Landlord hereunder
arising during the period it is the holder of Landlord’s interest hereunder. 
 (c) “Lease Interest
Rate”. The term “Lease Interest Rate”, as used in Section 9.02 and 26.19 of this Lease, shall mean interest at the rate which three percent (3%) in excess of the then current rate of interest charged by the First Union
National Bank as its so called “base rate”. 
 (d) “Index Change”. The term “Index Change”
shall mean the “all items” portions of the United States Department of Labor Bureau of Labor Statistics Consumer Price Index for urban wage earners and clerical workers (1982-84 = 100) for the city or region closest to the Demised Premises
for which an index is prepared for the shortest period for which an index is published which includes the date on which this Lease is signed, divided into the said index for the shortest period for which an index is published which includes the date
on which the relevant Renewal Term commences. If the index is no longer published, the index of consumer prices in such city or region most closely comparable to said index, after making such adjustments as may be prescribed by the agency publishing
same or as otherwise may be required to compensate for changes subsequent to the Commencement Date, in items included or method of compilation or computation thereof, shall be substituted therefor. 

(e) “Construction Work”. The term “Construction Work” means the performing of all services and the furnishing
of labor and material and all equipment necessary in the preparation for and completion of the construction of the Building in accordance with the Final Plans, including, but not limited to, the design of the improvements to be erected by Landlord,
site preparation and subsoil footings and foundations, grading, surfacing of parking areas, paths and ways, installation of all utilities, and the cleaning up and removal of debris, so that when the Demised Premises are completed the Building shall
be fully available for the conduct of Tenant’s business, except for such installations as Tenant may make. 

  
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 Section 26.23. Late Payment Service Charge. Tenant covenants and agrees to pay to the
Landlord a “Late Payment Service Charge” equal to four percent (4%) of any rent payment, or any other payment prescribed herein, which has not been paid in accordance with the terms and conditions of this Lease Agreement. Said
“Late Payment Service Charge” shall be paid by Tenant to Landlord promptly upon proper notice and demand therefor. Notwithstanding the above, said “Late Payment Service Charge” shall not accrue until five (5) days after
written notice to Tenant that any such payments are due. 
 Section 26.24. Consents. With respect to any provision of
this Lease which provides, or is held to provide that Landlord shall not unreasonably withhold or unreasonably delay any consent or any approval, Tenant, in no event, shall be entitled to make, nor shall Tenant make, any claim for, and Tenant hereby
waives any claim for money damages; nor shall Tenant claim any money damages by way of setoff, counterclaim or defense, based upon any claim or assertion by Tenant that Landlord has unreasonably withheld or unreasonably delayed any consent or
approval; but Tenant’s sole remedy shall be to seek specific performance of the consent or approval in question through arbitration proceedings as set forth in Article XXV. 

Section 26.25. Design and Construction Requirements. All requirements promulgated by any Federal, State or local governmental
authority, including without limitation, under the Occupational Safety and Health Act (OSHA), the Spill Compensation and Control Act, the Industrial Site Recovery Act (ISRA) and all applicable building and fire safety codes with respect to
Tenant’s use and occupancy of the Demised Premises, including storage arrangements and/or racking systems, shall be the sole responsibility of the Tenant, except that Landlord warrants that the Premises are in compliance with design and
construction requirements which are of general application at the Commencement Date of the Lease Term for light industrial type buildings, without regard to any specific use thereof (notwithstanding that such use may be for the purposes herein
permitted or may have been consented to by Landlord). 
 Section 26.26. Information for Mortgagee. The Tenant shall
furnish to the Landlord any data or information which the Landlord shall reasonably require in his preparation of applications for mortgage financing, or as may be required by the mortgagee from time to time throughout the Term of this Lease.

 Section 26.27. Inspection by Landlord. The Tenant agrees that Landlord, its agents and other representatives, shall have
the right to enter into and upon said Premises, or any part thereof, at all reasonable hours, for the purpose of examining the same upon reasonable advance notice not less than 24 hours, except in the event of emergency, or making such repairs or
alterations therein as may be necessary for the safety and preservation thereof, without unduly disturbing the operations of Tenant. 

Section 26.28. Submission. Submission of this Lease for examination or signature of Tenant does not constitute an offer,
reservation of, or option to lease; and this Lease will not be effective or binding upon the parties as a lease or otherwise, until execution and delivery by both Landlord and Tenant. 

  
 32 

 EXHIBIT C 

APPROPRIATE BANK LETTERHEAD 
 Jeffrey J. Milanaik

 President 
 Heller Industrial Parks, Inc. 

205 Mill Road 
 Edison, New Jersey 08837 

Dear Sir: 
 At the request of Joshen Paper and
Packaging Company we hereby establish our Irrevocable Letter of Credit No.             in favor of the Landlord under the lease agreement described below, in the amount of U.S.$123,436.00
(One Hundred Twenty Three Thousand, Four Hundred Thirty Six and Zero /100 Dollars) effective upon the date hereof and expiring at our main office, on             . 

Funds under our Irrevocable Letter of Credit are available to you against your sight draft on us accompanied by a certificate of an authorized
represenative of the beneficiary stating that: (i) an uncured default or defaults exist, under a certain Lease Agreement dated between HELLER, ALPER, ROBERTS, VOLK – EDISON, as Landlord and Joshen Paper and Packaging Company, as Tenant,
and specifying and describing such default or defaults; (ii) a copy of the above certificate has been delivered to Tenant at the Demised Premises, or if Tenant no longer occupies the Demised Premises, then at such location as Tenant is then
located. 
 It is a condition of this Letter of Credit that it shall be automatically renewed, for a period of one (1) year from the
present or any future expiration date, unless at least sixty (60) days prior to such expiration date, we notify you by Certified Mail, Return Receipt Requested, that we elect not to renew. 

If we receive such certificate and your draft on or before the close of business on the date of expiration of this Letter of Credit, we will
forthwith honor the draft. 
 This Letter of Credit sets forth in full the terms of our undertaking and such undertaking shall not in any
way be modified, amended or amplified by reference to any document or instrument referred to herein or in which this Letter of Credit may be referred to; or to which this Letter of Credit relates; and any such reference shall not be deemed to
incorporate herein by reference any document or instrument. 

 Very truly yours, 

APPROPRIATE BANK 

APPROPRIATE SIGNATURE 

 EXHIBIT D 

RECORD AND RETURN TO: 

PRINCIPAL MUTUAL LIFE INSURANCE COMPANY 

711 High Street 
 Des Moines, Iowa, 50392 

Attn: 
 SUBORDINATION, NON-DISTURBANCE 

AND ATTORNMENT AGREEMENT 

D- 
 THIS AGREEMENT, made
and entered into as of the             day of             , 19     by and between PRINCIPAL MUTUAL LIFE
INSURANCE COMPANY, an Iowa Corporation, with its principal office at 711 High Street, Des Moines, Iowa, 50392 (hereinafter called “Mortgagee”), ISAAC HELLER, with his principal office at 205 Mill Road, Edison, New Jersey 08837 (hereinafter
called “Lessor”) and             having its principal office at (hereinafter called “Lessee”). 

WITNESSETH: 
 WHEREAS,
Lessee has by a written lease dated             as amended by together            with all future amendments and extensions
approved by Mortgagee            (hereinafter called the “Lease”)            leased from Lessor all or part of certain
real estate and improvements thereon located in the             of             County of
            , and State of             as more particularly described in Exhibit A attached hereto (the “Demised
Premises”); and  
 WHEREAS, Lessor is encumbering the Demised Premises as security for a loan from Mortgagee to Lessor
(the “Mortgage”); and  
 WHEREAS, Lessee, Lessor, and Mortgagee have agreed to the following with respect to their
mutual rights and obligations pursuant to the Lease and the Mortgage; 
 NOW, THEREFORE, for and in consideration of Ten
Dollars ($10.00) paid by each party to the other and the mutual covenants and agreements herein contained and other good and valuable consideration, the receipt whereof is hereby acknowledged, the parties hereto do hereby covenant and agree as
follows: 

  
 PREPARED BY:
                                     

 (1) Lessee’s interest in the Lease and all rights of Lessee thereunder, including any
purchase option or right of first refusal, if any, shall be and are hereby declared subject and subordinate to the Mortgage upon the Demised Premises and its terms, and the term “Mortgage” as used herein shall also include any amendment,
supplement, modification, renewal, refinance or replacement thereof. 
 (2) After the receipt by Lessee of notice from Mortgagee of any
foreclosure of the Mortgage or any conveyance of the Demised Premises in lieu of foreclosure, Lessee will thereafter attorn to and recognize Mortgagee or any purchaser from Mortgagee at any foreclosure sale or otherwise as its substitute lessor,
under the terms and conditions set forth in the Lease. 
 (3) In the event of any foreclosure of the Mortgage or any conveyance in lieu of
foreclosure, provided that the Lessee shall not then be in default beyond any grace period under the Lease and the Lease shall then be in full force and effect, then Mortgagee shall neither terminate the Lease nor join Lessee in foreclosure
proceedings, nor disturb Lessee’s possession, and the Lease shall continue in full force and effect as a direct lease between Lessee and Mortgagee. 

(4) Without the prior written consent of Mortgagee, Lessee agrees not to enter into any agreement subordinating, terminating, amending or
modifying the Lease. In the event that the Lease shall be amended, modified or supplemented with the Mortgagee’s prior written consent, the Lease as so amended, modified or supplemented shall continue to be subject to the provisions of this
Agreement. 
 (5) Lessee shall not prepay any of the rents under the Lease more than one month in advance except with the prior written
consent of Mortgagee. 
 (6) In no event shall Mortgagee be liable for the return of any security deposit unless Mortgagee actually received
said security deposit, or for any prior act or omission of the Lessor, nor shall Mortgagee be subject to any offsets or deficiencies which Lessee may be entitled to assert against the Lessor as a result of any act or omission of Lessor occurring
prior to Mortgagee’s obtaining possession of the Demised Premises. 
 (7) So long as the Loan is outstanding, (a) upon the request
of Mortgagee, Lessee will provide Mortgagee with evidence of payment of taxes and insurance (if Lessee is obligated to make such payments under the Lease) and certificates of insurance (if Lessee is required to carry insurance under the terms of the
Lease), and (b) Lessee will give Mortgagee notice of any alleged default by Lessor in any provisions of the Lease and will allow Mortgagee reasonable time to cure such alleged default, without the obligation to cure such defaults or take such
action, provided Mortgagee has indicated its intention to cure or take action and pursues the same with diligence. 

  
 2 

 (8) Mortgagee and Lessor have represented to Lessee, and Lessee therefore acknowledges, that
pursuant to an assignment of leases, Mortgagee is entitled to collect and receive all rents to be paid under the Lease directly from Lessee upon revocation of the license to collect rents granted to Lessor as specified therein. Based upon such
representations, upon revocation of such license Lessee agrees to pay all rent and installments of rents, and installments as they become due, directly to Mortgagee or in the manner at such location as Mortgagee may hereinafter direct by written
notice to Lessee. Until such notice is given by Mortgagee to Lessee that it has revoked such license, Lessee shall pay all rent and installment of rents to Lessor in accordance with the provisions of this paragraph. 

(9) So long as the Loan is outstanding, Mortgagee or its designee may, upon reasonable advance notice, enter upon the Demised Premises at all
reasonable times to visit or inspect the Demised Premises and all facilities located thereon. 
 (10) There shall be no merger of the Lease
or the leasehold estate created thereby with any other estate in the Demised Premises, including without limitation the fee estate, by reason of the same person or entity acquiring or holding, directly or indirectly, the Lease and said leasehold
estate and any such other estate. 
 (11) All information, notices or requests provided for or permitted to be given or made pursuant to this
Agreement shall be deemed to be an adequate and sufficient notice if given in writing and service is made by either (i) certified mail, return receipt requested, postage prepaid, in which case notice shall be deemed to have been given upon
receipt of notice provided however, that in the event a party shall refuse to accept delivery of said certified mail, the notice shall nevertheless be deemed to be given upon the date of refusal to accept delivery or (ii) nationally recognized
overnight air courier, next day delivery, with evidence of delivery, prepaid, in which case such notice shall be deemed to have been given upon receipt of notice provided, however, that in the event a party shall refuse to accept delivery, the
notice shall nevertheless be deemed to be given upon the date of refusal to accept delivery. All notices shall be addressed to the addresses set forth below, or to such other addresses as may from time to time be specified in writing by Lessee,
Lessor or Mortgagee to the other parties hereto: 
  

			
	If to Mortgagee:	  	Principal Mutual Life Insurance Company
		  	711 High Street
		  	Des Moines, Iowa 50392-1450
		  	Attention: Commercial Real Estate Loan Administration
		  	Loan No.

  
 3 

 
					
	If to Lessor:	  	Heller Industrial Parks, Inc.
		  	205 Mill Road
		  	Edison, New Jersey 08837
		  	Attention: Jeffrey J. Milanaik, President
			
	If to Lessee:	  	  
	  	
		  	  
	  	
		  	  
	  	
		  	  
	  	

 (12) The Lease and this Agreement have been duly authorized, executed and delivered by the Lessee and
constitute legal, valid and binding instruments enforceable against Lessee in accordance with their respective terms, except as such terms may be limited by bankruptcy, insolvency or similar laws affecting creditors’ rights generally. 

(13) This Agreement and its terms shall be governed by the laws of the state where the Demised Premises is located and are binding upon and
inure to the benefit of Mortgagee, Lessor and Lessee and their respective successors and assigns, including, without limitation, any purchaser at any foreclosure sale, and the terms hereof shall survive the closing of the Loan and the delivery of
this Agreement. This Agreement may not be modified orally or in any manner other than by an agreement, in writing, signed by all the parties. 

(14) This Agreement may be executed in counterparts, each of which shall be deemed to be an original, and such counterparts when taken together
shall constitute but one agreement. 

  
 4 

 IN WITNESS WHEREOF, this Agreement has been fully executed under seal on the day and year first
above written. 
  

									
	 ISAAC HELLER, LESSOR
 by HELLER
INDUSTRIAL PARKS,
 INC., MANAGER
	 		 	 PRINCIPAL MUTUAL LIFE
 INSURANCE
COMPANY, an Iowa
 Corporation, MORTGAGEE

					
	by:	 	  
	 		 	BY:	 	  

		 	President	 		 		 	
				
	                                    
                                         
           , LESSEE	 		 	BY:	 	  

					
	BY:	 	  
	 		 		 	
					
	BY:	 	  
	 		 		 	

  

			
	STATE OF IOWA	  	:
		  	: SS
	COUNTY OF POLK 	  	:

 On this             day of
            , 199     before me, a Notary Public in and for said County, personally appeared
            and             to me personally known to be the identical persons whose names are subscribed to the instrument as
officers for the Mortgagee herein named, who being each by me duly sworn did say that they are the             and
            respectively of PRINCIPAL MUTUAL LIFE INSURANCE COMPANY, a corporation, and that said instrument was signed on behalf of said corporation by authority of its Board of Directors,
and the aforesaid officers each acknowledged the execution of said instrument to be the duly authorized act and deed of said corporation, by it and by each of them voluntarily executed. 

 

	
	  

	Notary Public in and for Polk County, Iowa

  
 5 

			
	STATE OF NEW JERSEY	  	:
		  	: SS
	COUNTY OF MIDDLESEX 	  	:

 BE IT REMEMBERED, that on this             day of
            , 199     before me the subscriber personally appeared             to me personally known to
be the identical person whose name is subscribed to the instrument as an officer for the Manager of Lessor herein named, who being by me duly sworn did say that he is the
            President of Heller Industrial Parks, Inc. and that the seal affixed to the said instrument is the seal of said Corporation, and that said instrument was signed and sealed on
behalf of the said Corporation by authority of its Board of Directors, and the aforesaid officer acknowledged the execution of said instrument to be the voluntary act and deed of said Corporation, by it and by him voluntarily executed. 

 

	
	  

	Notary Public in and for the State of New Jersey

  

			
	STATE OF	  	:
		  	: SS
	COUNTY OF 	  	:

 BE IT REMEMBERED, that on this             day of
            , 199     before me the subscriber personally appeared             to me personally known to
be the identical person whose name is subscribed to the instrument as an officer for the Tenant herein named, who being by me duly sworn did say that he is the             of
            and that the seal affixed to the said instrument is the seal of said Corporation, and that said instrument was signed and sealed on behalf of the said Corporation by authority
of its Board of Directors, and the aforesaid officer acknowledged the execution of said instrument to be the voluntary act and deed of said Corporation, by it and by him voluntarily executed. 

 

	
	  

	Notary Public in and for

  
 6

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