Document:

Standard Form of Lease

  
 Exhibit 10.17

  
 STANDARD FORM OF LEASE 
  
 AERIAL CENTER EXECUTIVE PARK 
  
 LEASE SUMMARY 
  

			
	 LANDLORD:
	  	Pizzagalli Properties. LLC
		
	 LANDLORD’S ADDRESS:
	  	50 Joy Drive. P. O. Box 2009
	 	  	South Burlington. Vermont 05407
		
	 TENANT
	  	TEAMM Pharmaceutical, Inc.
		
	 TENANT’S ADDRESS
	  	(FOR NOTICE AND BILLING):
		
	 	  	2501 Aerial Center Parkway, Ste. 100
		
	 	  	Morrisville, NC 27560
		
	 TENANT’S REPRESENTATIVE:
	  	Nicholas J. Leb, CFO
		
	 BUILDING:
	  	2501 Aerial Center Executive Park
		
	 RENTABLE SQUARE FEET OF PREMISES:
	  	10,063
		
	 RENTABLE SQUARE FEET OF BUILDING:
	  	42,735
		
	 TERM COMMENCEMENT DATE:
	  	April 1, 2004
		
	 TERM EXPIRATION DATE:
	  	March 31, 2007
		
	 APPROXIMATE TERM:
	  	Three (3) years
		
	 BASE RENT SCHEDULE:
	  	 

  

							
	 Months

	  	Rate/Sq. Ft.

	  	Monthly Rental

	 04/01/04 – 07/31/04
	  	$	0	  	$	0
	 08/01/04 – 03/31/05
	  	$	16.50	  	$	13,836.63
	 04/01/05 – 03/31/06
	  	$	16.91	  	$	14,180.44
	 04/01/06 – 03/31/07
	  	$	17.33	  	$	14,532.65

  

			
	 ESCALATION:
	  	N/A
		
	 SECURITY DEPOSIT:
	  	$ 6,500.00 transferred from 3000 Aerial Center Parkway, Suite 110
		
	 TENANT IMPROVEMENT CONTRIBUTION:
	  	N/A
		
	 PERMITTED USES:
	  	General Office Use

  

			
	 	  	 EXHIBITS:

	 Exhibit A
	  	    Floor Plan of the Premises
	 Exhibit B
	  	    Master Plan
	 Exhibit C
	  	    Work Letter
	 Exhibit D
	  	    Rules and Regulations
	 Exhibit E
	  	    Janitorial Schedule
	 Exhibit F
	  	    Renewal Option

  

  
 TABLE OF CONTENTS

  
 AERIAL CENTER EXECUTIVE PARK 
  

					
	 	  	 	  	Page

	1.	  	Premises	  	1
	2.	  	Term	  	1
	3.	  	Rent	  	1
	4.	  	Permitted Uses	  	2
	5.	  	Acceptance of Premises; Repairs; Alterations	  	2
	6.	  	Duty of Care	  	3
	7.	  	Assignment	  	3
	8.	  	Termination not to affect liability for rent	  	3
	9.	  	Signs	  	3
	10.	  	Removal of fixtures	  	3
	11.	  	Attorneys’ fees	  	3
	12.	  	Loss of personal property	  	3
	13.	  	Comply with laws	  	4
	14.	  	Duty to keep Premises in good order	  	4
	15.	  	Entire agreement herein	  	4
	16.	  	Remedies cumulative; Nonwaiver	  	4
	17.	  	Operating and Tax Escalation	  	4
	18.	  	Operating Cost Escalation	  	4
	19.	  	Operating Cost Escalation	  	4
	20.	  	Tax Escalation	  	4
	21.	  	Services by Landlord	  	4
	22.	  	Tenant’s Obligations	  	5
	23.	  	Self-help	  	6
	24.	  	Landlord’s Rights	  	7
	25.	  	Subordination; Mortgagee’s Rights	  	7
	26.	  	Damage to property; eminent domain	  	8
	27.	  	Default and Remedies	  	8
	28.	  	Captions	  	9
	29.	  	Landlord’s right to sell	  	9
	30.	  	Joint and several liability	  	9
	31.	  	Liability insurance	  	9
	32.	  	Fire Insurance	  	9
	33.	  	Lease Not to be Recorded	  	10
	34.	  	Severability	  	10
	35.	  	Notice	  	10
	36.	  	Mortgagee Approval	  	10
	37.	  	Indemnification	  	10
	38.	  	Relocation	  	10
	39.	  	Hazardous Materials	  	10
	40.	  	Limitation on Liability	  	11
	41.	  	End of Term; Hold Over	  	11
	42.	  	Americans With Disabilities Act	  	12
	43.	  	Wiring, Cabling and Telecommunication Equipment	  	12
	44.	  	Prior Lease Obligation	  	12
	45.	  	Riders and Exhibits	  	12

  

  
 STATE OF NORTH CAROLINA 

 
 COUNTY OF WAKE 
  
 STANDARD FORM OF LEASE 
 AERIAL CENTER EXECUTIVE PARK 
  
 THIS AGREEMENT dated this 8th day of March, 2004, by and between PIZZAGALLI PROPERTIES, LLC,
a Vermont limited liability company having an office at 50 Joy Drive, Post Office Box 2009, South Burlington, Vermont 05407-2009 (hereinafter called “Landlord”) and TEAMM PHARMACEUTICAL, INC., a Florida corporation, with its
principal office at 2501 Aerial Center Parkway, Suite 100, Morrisville, NC 27560 (hereinafter called “Tenant”). 
  
 W I T N E S S E T H 
  
 1. Premises. 
  
 (a) The Landlord does hereby rent and lease to the Tenant and the Tenant does hereby rent and lease from the Landlord certain space, known as Suite 100,
described on the attached Exhibit “A” (hereinafter called “Premises”) located in a building known as 2501 Aerial Center Parkway (hereinafter called the “Building”), together with the right (i) of ingress and egress to
the Premises through designated areas and under conditions approved by the Landlord and (ii) to use the designated parking lot in common with others. No easement for light or air is granted hereunder. 
  
 (b) For all purposes of this lease, the Premises shall be deemed to contain
10,063 square feet of rentable floor area and said Building shall be deemed to contain a total of 42,735 square feet of rentable floor area. 
  
 2. Term. 
  
 To have and to hold said Premises for a term commencing on April 1, 2004, and, unless sooner terminated as herein provided, extending
through March 31, 2004. 
  
 3. Rent. 
  
 (a) Tenant hereby agrees and covenants to pay to the Landlord as rental for
the Premises in advance on the first day of each month during the term hereof the “base rent” per the following rent schedule: 
  

							
	 Months

	  	Rate/Sq. Ft.

	  	Monthly Rental

	 04/01/04 – 07/31/04
	  	$	0	  	$	0
	 08/01/04 – 03/31/05
	  	$	16.50	  	$	13,836.63
	 04/01/05 – 03/31/06
	  	$	16.91	  	$	14,180.44
	 04/01/06 – 03/31/07
	  	$	17.33	  	$	14,532.65

  
 said base rent to be prorated for
portions of the calendar month at the beginning and end of said term and to be paid to Landlord in the manner designated by Landlord either (i) by wire transfer via the Federal Banking Wire Transfer system to an account designated by Landlord or
(ii) at Pizzagalli Properties, LLC, P. O. Box 752031, Charlotte, NC 28275-2031 or at such other place as Landlord shall designate in writing to the Tenant in the manner provided herein. Said rental shall be paid promptly without notice or
demand and without setoff or deduction of any kind. 
  
 (b) Tenant
has deposited with Landlord the sum of Six Thousand Five Hundred Dollars and No Cents ($6,500.00) as security for the full and faithful performance of every provision of this Lease to be performed by Tenant. Said security deposit shall be
transferred 

  

 
from Tenant’s previous premises at 3000 Aerial Center Parkway, Suite 110. If Tenant defaults with respect to any provisions of this Lease,
including but not limited to the provisions relating to the payment of rent, Landlord may use, apply or retain all or any part of this security deposit for the payment of any rent or any other sum in default or for the payment of any other amount
which Landlord may spend or become obligated to spend by reason of Tenant’s default, or to compensate Landlord for any other loss, cost or damage which Landlord may suffer by reason of Tenant’s default. If any portion of said deposit is so
used or applied, Tenant shall, within five (5) days after written demand therefore, deposit cash with Landlord in an amount sufficient to restore the security deposit to its original amount and Tenant’s failure to do so shall be a breach of
this Lease. Landlord shall not, unless otherwise required by law, be required to keep this security deposit separate from its general fund, nor pay interest to its Tenant. If Landlord is required to maintain said deposit in an interest-bearing
account, Landlord will retain the maximum amount permitted under applicable law as a bookkeeping and administrative charge. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, the security deposit or any
balance thereof shall be returned to Tenant (or, at Landlord’s option, to the last transferee of Tenant’s interest hereunder) at the expiration of the Lease term and upon Tenant’s vacation of the Premises. In the event the Building is
sold, the security deposit will be transferred to the new owner, and the Landlord named herein shall have no further liability in connection therewith. 
  
 (c) If Tenant fails to pay any installment of rent when due, or fails to pay to Landlord any other amount payable under the terms of this Lease within the
time period specified for payment, then the full amount of the delinquent installment or payment shall bear interest at the lesser of: (1) eighteen per cent (18%) per annum; or (b) the maximum rate permitted by law, from the date due until the date
paid. In addition, a late charge equal to five percent (5%) of the rent or any other amount payable under the terms of this Lease, or $50.00, whichever is greater, shall be paid by Tenant on all payments not received by Landlord ten (10) days after
Tenant’s receipt of written notice of default. 
  
 4.
Permitted Uses. 
  
 (a)Tenant shall use and occupy the
Premises for the following described purposes and for none other: 
  
 General Office Use. 
  
 (b) The Premises shall not
be used for any illegal purpose, nor in violation of any valid regulation of any governmental body, nor in any manner to create any nuisance or trespass, nor in any manner to vitiate the insurance or increase the rate of insurance on the Premises or
on the Building. Landlord acknowledges that general office use will not vitiate or increase the rate of insurance. 
  
 (c) In the event that Tenant fails to comply with this provision, then (i) Tenant shall reimburse Landlord, as additional rent hereunder, for that portion
of all insurance premiums previously or thereafter paid by Landlord which shall have been charged because of such failure by Tenant to so comply, such payment to be made within thirty days after payment of charges by Landlord, and (ii) Landlord may
exercise any other remedy provided for herein with respect to default by Tenant. 
  
 5. Acceptance of Premises; Repairs; Alterations. 
  
 The Tenant, by taking possession of the Premises, shall accept and shall be held to have accepted same as suitable for the use intended by the Tenant. The
Landlord shall not be required, after possession of the Premises has been delivered to the Tenant, to make any repairs or improvements to the Premises, except repairs necessary for safety and tenantability and customary office or building
maintenance. Notwithstanding the foregoing, prior to occupancy of the Premises by Tenant, Landlord and Tenant shall prepare a “punchlist” of items to be completed by Landlord within thirty (30) days of occupancy, Landlord shall also be
responsible for latent defects to the Premises or the Building. The Tenant shall make no alterations in, or additions to, the Premises, without first obtaining in writing the Landlord’s written consent, which consent shall not be unreasonably
withheld, conditioned or delayed, for such alterations or additions, which such alterations or additions shall be at the sole cost and expense of the Tenant. In connection therewith, Tenant shall comply with all applicable rules, regulations, laws,
or 

  

 2 

 
orders of any governmental authority, or any rules or conditions established by Landlord or Landlords insurance carrier. 
  
 6. Duty of Care 
  
 Tenant shall take good care of the Premises and appurtenances and every part
thereof and see that no damage or destruction occurs as a result of its fault or neglect. Tenant shall promptly report to Landlord any defective condition known to him which the Landlord is required to repair, and the failure to so report shall make
the Tenant responsible for additional damages resulting from the failure to report such defective condition. 
  
 7. Assignment. 
  
 Tenant shall not, without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed, assign this
Lease, or any interest thereunder, or sublet the Premises or any part thereof, or permit the use of the Premises by any party other than the Tenant. Consent to one assignment or sublease shall not destroy or waive this provision, and all later
assignments and subleases shall likewise be made only on the prior written consent of the Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. Subtenants or assignees shall be liable to the Landlord for all obligations
of the Tenant hereunder. Provided however, that notwithstanding such consent at any time given, the Tenant shall remain as fully liable hereunder as if no subletting or assignment had taken place. Provided further that Landlord, prior to such
subletting or assignment, shall have the right to require that all (or any portion) of the Premises which Tenant proposes to sublease or as to which Tenant proposes to assign this Lease (if the subtenant or assignee is not an entity controlled by
the same interest which controls Tenant) be surrendered to Landlord for the term of the proposed sublease or assignment in consideration of the appropriate prorata adjustment of, or cancellation of, the Tenant’s obligations hereunder.

  
 8. Termination not to affect liability for rent.

  
 No termination of this Lease prior to the normal ending
thereof, by lapse of time or otherwise, shall affect Landlord’s right to collect rent for the period prior to the termination thereof. 
  
 9. Signs. 
  
 Tenant shall not paint or place any signs, displays, advertising devices, or other things upon the windows of the Premises or at any other location in,
upon or about the Premises or the Building which are visible from outside of the Premises or the Building. Landlord will install a building standard sign at the door to the Premises at Landlord’s expense, and include Tenant’s name on a
common directory in the lobby of the Building. Tenant acknowledges that Landlord may from time to time erect and maintain signs to identify the Building or signs displaying the name or logotype of another Tenant of the Building, provided however,
that no such signs shall obstruct any window of the Premises. 
  
 10. Removal of fixtures. 
  
 Tenant may
(if not in default hereunder) prior to the expiration of this Lease, or any extensions thereof, remove all fixtures and equipment which it has placed in the Premises provided that Tenant repairs all damages to the Premises caused by such removal.

  
 11. Attorneys’ fees. 
  
 In the event attorneys are employed by either party, for resolution of a
dispute hereunder or for enforcement of a provision of this Lease, the non-prevailing party shall pay the prevailing party’s reasonable attorney’s fees and expenses incurred in connection therewith. 
  
 12. Loss of personal property. 
  
 Tenant agrees that all personal property brought into the Premises shall be
at the risk of the Tenant only and the Landlord shall not be liable for theft thereof or any damage thereto occasioned from any acts of co-tenants or other occupants of said Building or any other person. 
  

 3 

 13. Comply with laws. 
  
 Tenant agrees that it will promptly comply at its own expense with all requirements of any governmental authority having
competent jurisdiction, which requirements are made necessary by reason of Tenant’s occupancy of said Premises. 
  
 14. Duty to keep Premises in good order. 
  
 Tenant hereby covenants and agrees to keep the Premises in as good order, repair and condition as the same are in as of the commencement of the term
hereof, or may be put in thereafter, damage by fire or unavoidable casualty, acts of God, eminent domain and normal wear and tear excepted; and at the termination hereof, to peaceably yield up said Premises and all additions, alterations, and
improvements thereto in such good order, repair and condition leaving the Premises clean, neat and tenantable. If Landlord in writing permits Tenant to leave any such goods and chattels in the Premises, and the Tenant does so, Tenant shall have no
further claims and rights in such goods and chattels as against the Landlord or those claiming by, through or under the Landlord. 
  
 15. Entire agreement herein. 
  
 This Lease contains the entire agreement of the parties and no representations, inducements, promises or agreements between the parties not embodied
herein shall be of any force or effect. 
  
 16. Remedies
cumulative; Nonwaiver. 
  
 No remedy herein or otherwise
conferred upon or reserved to Landlord or Tenant shall be considered exclusive of any other remedy, but the same shall be distinct, separate and cumulative and shall be in addition to every other remedy given hereunder, or now or hereafter existing
at law or in equity; and every power and remedy given by this Lease may be exercised from time to time as often as occasion may arise or as may be deemed expedient. No delay or omission of Landlord to exercise any right or power arising from any
default on the part of Tenant shall impair any such right or power, or shall be construed to be a waiver of any such default, or an acquiescence therein, or shall waive or impair any remedy available to Landlord under this Lease or under applicable
law for any subsequent default. The acceptance of rent by Landlord with knowledge of a default by Tenant hereunder shall not constitute a waiver of such default. 
  

					
	 17.
	  	 Operating and Tax Escalation.
	  	Not used
			
	 18.
	  	 Operating Cost Escalation.
	  	Not used
			
	 19.
	  	 Operating Cost Escalation.
	  	Not used
			
	 20.
	  	 Tax Escalation.
	  	Not used
			
	 21.
	  	 Services by Landlord.
	  	 

  
 (a) Landlord covenants
and agrees to furnish services to the Premises as follows: 
  
 (1) Subject to government regulations, standards and limitations, heat and air conditioning to maintain the Premises at reasonably comfortable temperatures between 8:00 a.m. and 6:00 p.m., Monday through Friday,
excluding holidays and 8:00 a.m. to noon Saturday (being the regular business hours of the business days for the purpose of this Lease.) Landlord shall furnish the Premises with a reasonable amount of electricity for lighting purposes and for
general office purposes. Landlord reserves the right to install electricity meters and/or have a survey made by an independent Electrical Engineer, and to make extra rental charges for any consumption of electricity or any service provided hereunder
which it deems to be excessive or wasteful. 
  
 (2) Elevator service. 
  
 (3) Water for
ordinary drinking, cleaning, lavatory and toilet facilities. 
  

 4 

 (4) Cleaning and janitor service five (5) days per week in accordance with attached
Exhibit E. 
  
 (5) Maintenance and repair of the
Building in a safe and tenantable condition, except maintenance and repair which is the obligation of the Tenant hereunder or with respect to which the Landlord is specifically excused from responsibility; provided, however, that any such
maintenance or repairs made necessary by fault or neglect of the Tenant or the employees and visitors of the Tenant shall be at the expense of the Tenant and Tenant shall pay all costs thereof. 
  
 (6) Window washing. 
  
 (7) Initial and replacement lamping (lamps, ballasts and
bulbs). 
  
 (8) Maintenance and upkeep of all
landscaped areas including lawns, trees and shrubs according to generally recognized horticultural practices. 
  
 (b) Landlord shall not be liable to anyone for interruption in or cessation of any service rendered to the Premises or Building or agreed to by the terms
of this Lease, due to any accident, the making of repairs, alteration or improvements, labor difficulties, trouble in obtaining fuel, electricity service or supplies from the sources from which they are usually obtained for said Building, or any
cause beyond the Landlord’s control, except as a result of Landlord’s negligence or failure to fulfill its obligations under this lease, except to the extent that the liability of the Landlord is insured by virtue of a general
comprehensive Landlord’s public liability insurance policy, which the Landlord agrees to maintain on the Building with the same limits as provided in Article 31 for Tenant. If the cause of the interruption or cessation of services is within
Landlord’s control and the interruption or cessation continues for more than five (5) consecutive days, rent shall be equitably abated commencing with the sixth (6th) day until such time as the services are restored. 
  
 (c) In the event Tenant wishes to provide outside services for the Premises over and above those services to be provided by Landlord as set forth herein,
Tenant shall first obtain the prior written approval of Landlord for the installation and/or utilization of such services, which approval shall not be unreasonably withheld. “Outside services” shall include but shall not be limited to
cleaning and moving services, television and so-called “canned music” services, security services, catering services and the like. In the event Landlord approves the installation and/or utilization of such services, such installation and
utilization shall be at Tenant’s sole cost, risk and expense. 
  
 (d) Landlord shall furnish, at the expense of Tenant and at the rate of $25.00 per hour, heating and/or air conditioning for the Premises on other than regular business hours, but only in the event Tenant gives notice to Landlord that
Tenant will require such off-hours heating and/or air conditioning by 12:00 noon of the business day preceding the day on which such off-hours services will be required by Tenant. Landlord shall also furnish, at Tenant’s expense, reasonable
additional Building services upon reasonable advance request of Tenant at equitable rates from time to time established by Landlord. 
  
 22. Tenant’s Obligations. Tenant covenants and agrees as follows: 
  
 (1) to pay, when due, all rents and other charges set forth herein; all charges for telephone and other
communications systems used at, supplied to, or furnished to the Premises. 
  
 (2) not to place a load upon any floor of the Premises in excess of 80 pounds live load per square foot or in violation of what is allowed by law. 
  
 (3) that, without limitation of any other provision herein, the Landlord and its employees shall not be
liable for any injuries to any person or damages to property due to the Building, or any part thereof, or any appurtenance thereof, becoming out of repair or due to the happening of any accident in or about the Building or the Premises or due to any
act or neglect of any tenant of the Building or of any employee or visitor of any tenant. Without limitation, this provision shall apply to injuries and damage caused by nature, rain, snow, ice, wind, water, steam, gas, or odors in any form or by
the bursting or leaking of windows, doors, walls, ceilings, floors, pipes, gutters, or other fixtures; and to 

  

 5 

 
damage caused to fixtures, furniture, equipment and the like situated in the Premises, whether owned by the Tenant or others. Provided however, that Landlord
shall be liable for its negligence and the negligence of its employees to the extent that liability of the Landlord is insured by virtue of a Landlord’s general comprehensive public liability insurance policy, which the Landlord agrees to
maintain on the Building, with the same limits as provided in Article 31 for Tenant. 
  
 (4) to permit Landlord or its agents to examine the Premises at reasonable times and upon reasonable notice and, if Landlord shall so
elect, to make any repairs or additions Landlord may reasonably deem necessary and, at Tenant’s expense, to remove any alterations, signs, drapes, curtains, shades, awnings, aerials, flagpoles, or the like, not consented to in writing.

  
 (5) to permit Landlord to show the Premises
to prospective purchasers, mortgagees and, during the last six (6) months of the Lease term, to prospective tenants of the Building. 
  
 (6) to permit Landlord at any time or times to decorate and to make, at its own expense, repairs, alterations, additions, improvements,
structural or otherwise, in or to the Building or any part thereof, and during such operations to take into and through the Premises or any part of the Building all materials required and to close or temporarily suspend operation of entrances,
doors, corridors, elevators or other facilities, Landlord agreeing, however, that it will carry out such work in a manner which will cause minimum inconvenience and interference to the business of the Tenant. 
  
 (7) not to install any vending machines or food services
equipment in or upon the Premises without first obtaining Landlord’s written consent, which consent shall not be unreasonably withheld. 
  
 (8) not to permit any employee of the Tenant to violate any covenant or obligation of Tenant hereunder. 
  
 (9) not to suffer or permit any lien of any nature or
description to be placed against the Building, the Premises, or any portion thereof, and, in the case of any such lien attaching by reason of the conduct of Tenant, to immediately pay and remove the same. This provision shall not be interpreted as
meaning that the Tenant has any authority or power to permit any lien of any nature or description to attach to or be placed upon the Landlord’s title or interest in the Building, the Premises, or any portion thereof. 
  
 (10) to keep the Premises equipped with all safety
appliances required by law or public authority because of the specific use or occupancy of the Premises by the Tenant. 
  
 (11) to use electric current in such manner as not to overload the Building’s wiring installation and not to use any electrical
equipment which in Landlord’s opinion, reasonably exercised, will overload such installations or interfere with the use thereof by other Tenants in the Building. 
  
 23. Self-help. 
  
 If either party shall at any time breach or default in the performance of any of the obligations of such party under this Lease beyond any applicable
period of grace, notice or cure, the other party shall have the right to perform such obligation of the first party including the payment of money and the performance of any other act. All sums paid and all necessary incidental costs and expenses in
connection therewith shall be payable immediately upon demand. Landlord may enter the Premises to exercise its rights hereunder, and amounts owed by Tenant hereunder shall be additional rent. Tenant shall have no right to offset amounts owed by
Landlord hereunder or to deduct such amounts from rent or charges due hereunder, and Tenant may not terminate this Lease for failure of Landlord to pay amounts hereunder. 
  

 6 

 24. Landlord’s Rights. Landlord may, without limitation of anything elsewhere herein
contained: 
  
 (1) designate and change the name
and street address of the Building; provided however that the Landlord shall first give reasonable notice thereof to the Tenant and reimburse Tenant for any reasonable costs of restocking stationery incurred as a result of such change. 

 
 (2) reasonably designate, restrict and control all
sources from which Tenant may obtain maintenance services for the Premises and any service in or to the Building and its tenants. 
  
 (3) retain and use in appropriate instances keys to all doors within and into the Premises. No locks shall be changed by Tenant without
the prior written consent of the Landlord, which consent shall not be unreasonably withheld, conditioned or delayed; provided that Tenant shall provide Landlord with keys to any new locks. 
  
 (4) close the Building after regular working hours (regular
working hours being from 8:00 a.m. to 6:00 p.m. Monday through Friday, Saturdays from 8:00 a.m. to Noon) and all Sundays and legal holidays; subject however, to Tenant’s rights of admittance under such regulations as Landlord may prescribe from
time to time including, but not by way of limitation, the requirement that persons entering or leaving the Building identify themselves by registration or otherwise to establish their right to so enter or leave. 
  
 (5) enter upon the Premises at reasonable times and upon
reasonable notice (except that no notice will be required in emergencies) and exercise any and all of Landlord’s rights under this Lease without being deemed guilty of any eviction or disturbance of Tenant’s use or possession and without
being liable in any manner to Tenant. 
  
 (6)
establish such reasonable rules and regulations, as described on the attached Exhibit D for the conduct and operation of the Premises and the Building as are not inconsistent with the express terms of this Lease. 
  
 (7) change the arrangement and/or location of public
entrances, doorways, doors, passageways, corridors, elevators, toilets, stairs, or other public parts of the Building, provided that such changes do not materially adversely affect Tenant’s use and enjoyment of the Premises. 
  
 25. Subordination; Mortgagee’s Rights. 
  
 (a) Tenant agrees, at the request of Landlord, to subordinate this Lease to
any mortgage or mortgages placed upon the Premises by Landlord and to any ground or underlying leases and, if required by the mortgagee or mortgagees, or such ground or underlying Landlord, to agree not to prepay rent more than thirty (30) days in
advance, provided such mortgagee or Landlord shall agree that, in the event such holder takes possession of the Premises or forecloses such mortgage or takes a deed in lieu of foreclosure, or terminates its ground or underlying lease, Tenant shall
continue its occupancy of the Premises in accordance with the terms and provisions of this Lease so long as Tenant shall then recognize such holder as Landlord hereunder and continue to pay the rent when due and otherwise punctually perform all
Tenant’s obligations hereunder. 
  
 (b) Tenant agrees that it
will not cancel or terminate this Lease by reason of any act, omission, breach or default by Landlord, or for any other cause except the normal expiration hereof, without first giving written notice of such act, omission, breach or default to any
mortgagee of the Building or ground or underlying Landlord and affording such party the opportunity to remedy such act, omission, breach or default within ten (10) days from receipt of such written notice or within such longer time as may be
reasonably necessary under the circumstances. Landlord agrees to provide written notice of the name and mailing address of any such mortgagee or underlying landlord at the time the mortgage or underlying lease is executed, but Tenant shall not be
excused by failure of such notice and Landlord shall not be liable for such failure. 
  

 7 

 26. Damage to property; eminent domain. 
  
 (a) If the Premises are damaged or destroyed during the Lease term by fire
or other casualty, Landlord will reconstruct the Premises to the same condition as existed immediately prior to the occurrence of such casualty. Tenant shall be entitled to an abatement of rent during the period of reconstruction or repair.
Notwithstanding the foregoing, if the Building shall be damaged or destroyed by casualty to the extent of 50% or more of the replacement value, then Landlord and Tenant shall each have the option to terminate this Lease by providing written notice
to the other party within sixty (60) days of the occurrence of such casualty. 
  
 (b) If all of the Premises and/or the Building, or such parts thereof as will make the Premises unusable for the purposes contemplated by this Lease, be taken under the power of eminent domain (or a conveyance in lieu
thereof), then this Lease shall terminate as of the date possession is taken by the condemnor, and the rent shall be adjusted between the Landlord and Tenant as of such date. If (i) only a portion of the Premises and/or the Building is taken and
Tenant can continue use of the remainder, at Tenant’s sole discretion, or (ii) the taking relates to parking areas, access drives and the like and what remains of the Premises continues to comply with applicable zoning codes and provides Tenant
with reasonably convenient access to a public highway, then this Lease will not terminate, but rent shall abate in a just and proportionate amount to the loss of use occasioned by the taking. Tenant shall have no right or claim for any alleged value
of the unexpired portion of this Lease, provided, however, that Tenant shall not be prevented from making a claim against the condemning party for any moving expenses, loss of profits or taking of fixtures or other Tenant improvements to which
Tenant may be entitled. Landlord reserves and accepts all rights to damages to said Premises and Building and the leasehold hereby created, accrued or substantially accruing by reason of anything lawfully done in pursuance of any public, or other
authority; and by way of confirmation, Tenant grants to Landlord all Tenant’s rights to such damages and covenants to execute and deliver such further instruments of assignment thereof in form and substance satisfactory to Tenant as Landlord
may from time to time request, without otherwise waiving its rights set forth above. 
  
 27. Default and Remedies. 
  
 (c) Event of Default. The occurrence of any one of the following shall constitute an Event of Default under this Lease: 
  

(1) Failure to pay base rent to Landlord on or before the tenth (10th) day of each month; 
  
 (2) Failure to make any other payment due hereunder for a period of ten (10) calendar days after written notice of such default has been
given to Tenant; 
  
 (3) Default in the
performance of any other of the terms, conditions, or covenants contained in this Lease to be observed or performed by Tenant, if such default is not cured within thirty (30) days after written notice thereof, or if such default cannot be cured
within thirty (30) days, Tenant does not within such thirty (30) days commence such cure promptly and pursue the same with diligence to completion; 
  
 (4) If Tenant shall become bankrupt or insolvent, or file any debtor proceedings, or file in any court pursuant to any statute, either of
the United States or of any State a petition in bankruptcy or insolvency or for reorganization, or file or have filed against it a petition for the appointment of a receiver or trustee for all or substantially all of the assets of Tenant, and such
appointment shall not be vacated or set aside within fifteen (15) days from the date of such appointment; 
  
 (5) If Tenant makes an assignment for the benefit of creditors, or petitions for or enters into an arrangement; 
  
 (6) If Tenant shall abandon the Premises; or 
  
 (7) If Tenant suffers the Lease to be taken under any writ
of execution and such writ is not vacated or set aside within fifteen (15) days. 
  
 Landlord’s Remedies. Upon the occurrence of an Event of Default, Landlord shall have the immediate right of reentry without resort to legal proceedings and the right to 

  

 8 

 
terminate and cancel this Lease. If Landlord should elect to reenter as herein provided, or should it take possession pursuant to legal proceedings, it may
either terminate this Lease or it may from time to time without terminating this Lease, relet the Premises for such term and at such rentals and upon such other terms and conditions as the Landlord may deem advisable. If such reletting shall yield
rentals insufficient for any month to pay the rental due by Tenant hereunder for that month, Tenant shall be liable to Landlord for the deficiency and same shall be paid monthly. No such reentry or taking possession of the Premises by Landlord shall
be construed as an election to terminate this Lease unless a written notice of such intention be given by Landlord to Tenant at the time of such reentry; but, notwithstanding any such reentry and reletting without termination, Landlord may at any
time thereafter elect to terminate this Lease for such previous breach. If as a result of Tenant’s default hereunder, Landlord shall institute legal proceedings for the enforcement of Tenant’s obligations, Tenant shall pay all reasonable
costs incurred by Landlord, including reasonable attorneys’ fees. 
  
 (c) Tenant shall also pay to Landlord such expenses as Landlord may incur in connection with reletting including, but not by way of limitation, reasonable attorney’s fees, brokerage and advertising costs, and expenses for keeping the
Premises in good order or for preparing same for reletting. 
  
 28. Captions. 
  
 The captions are
inserted only as a matter of convenience and for reference and in no way define, limit or describe the scope of this Lease nor the intent of any provision hereof. 
  
 29. Landlord’s right to sell. 
  
 Landlord shall have the right to sell, assign, transfer or otherwise alienate its interest in the Building. Upon such sale,
assignment, transfer or alienation, the new owner shall succeed to all of Landlord’s obligations hereunder, and Tenant shall be bound to the new owner to the same extent as it was bound to Landlord. At such time, Landlord hereunder shall be
entirely freed and relieved of any further obligation or responsibility under this Lease. 
  
 30. Joint and several liability. 
  
 If Tenant is more than one person or party, Tenant’s obligations shall be joint and several. Unless repugnant to the context, “Landlord” and “Tenant” mean the person or persons, natural or
corporate, named above as Landlord and Tenant respectively, and their respective heirs, executors, administrators, successors and assigns. 
  
 31. Liability insurance. 
  
 Tenant shall procure and maintain during the term of this Lease commercial general liability insurance in the name of Tenant by an insurance carrier
reasonably acceptable to Landlord with limits of not less than $2,000,000 for bodily injury or property damage arising out of any one occurrence, and $4,000,000 in the aggregate, or with such larger limits as may be required from time to time by
Landlord and as are prudent under local conditions and standards. All such policies shall name Landlord as additional insured thereunder. All such policies shall require the carrier to provide at least thirty (30) days’ prior written notice to
Landlord in the event of amendment or cancellation. Evidence of such insurance shall be furnished to Landlord within ten (10) days after the date hereof and at least thirty (30) days prior to the expiration of any prior insurance policy. 

 
 32. Fire Insurance. 
  
 It is acknowledged and understood by the parties hereto that such insurance
for fire and extended coverage as Landlord elects to purchase shall be for the sole benefit of the Landlord, and that such insurance shall not cover Tenant’s personal property, trade fixtures, leasehold improvements, and other appurtenances,
and that in the event of damage to or loss of any such items, Landlord shall have no obligation to repair or replace same. Landlord and Tenant hereby release and waive all right of recovery against each other or any one claiming through or under
each of them by way of subrogation or otherwise and arising out of any loss by fire or other similar casualty. 
  

 9 

 33. Lease Not to be Recorded. 
  
 Landlord and Tenant agree that this Lease shall not be recorded. Landlord
and Tenant shall enter into a Memorandum of Lease in recordable form. 
  
 34. Severability. 
  
 If any provision of
this Lease or its application to any person or circumstances shall to any extent be invalid or unenforceable, the remainder of this Lease or the application of such provision to persons or circumstances other than those as to which it is invalid or
unenforceable, shall not be affected thereby and each provision of this Lease shall be valid and enforceable to the fullest extent permitted by law. 
  
 35. Notice. 
  
 Any notice required to be given by the terms hereof shall be deemed duly served if sent by certified mail, return receipt requested, through the United
States Postal Service, if to Tenant at: 
  
 TEAMM Pharmaceutical, Inc. 
 2501 Aerial Center Parkway, Suite 100 
 Morrisville, NC 27560 
  
 Attention: Nicholas J. Leb, CFO 
  
 or to the Landlord at 50 Joy Drive, Post Office Box 2009, South Burlington, Vermont 05407-2009, or to either party at such place as may, from time to time, be established
in the manner aforesaid. 
  
 36. Mortgagee Approval.

  
 (a) This Lease is subject to the approval of
Landlord’s mortgagee, and the parties agree hereby to execute an amendment to the Lease, in such form as said mortgagee might reasonably require, in the event that any technical changes are required. It is understood that any such changes will
not affect such substantive items as the rent or term provided for herein. 
  
 (b) In addition, Tenant agrees to execute estoppel certificates or other such documents which, from time to time, mortgagee may reasonably request. 
  
 37. Indemnification. 
  

(a) Tenant agrees to indemnify and save harmless Landlord against all claims for damages to persons or property by reason of the use or occupancy of
the Premises, the Building or Landlord’s adjoining land and all expenses incurred by Landlord on account thereof, including reasonable attorney’s fees and court costs. Tenant further shall be liable for and shall hold Landlord harmless in
connection with damage or injury to Landlord, the Premises, the Building and the land and property or persons of Landlord’s other tenants, or anyone else, if due to act or neglect of Tenant, or anyone in its control or employ. 
  
 (b) Landlord agrees to indemnify and save harmless Tenant against all claims
for damages to persons or property by reason of the use or occupancy of the Building or Landlord’s adjoining land by Landlord not caused by Tenant’s negligence, including all expenses incurred by Tenant on account thereof, including
reasonable attorney’s fees and court costs. Landlord further shall be liable for and shall hold Tenant harmless in connection with damages or injury to Tenant, the Premises, the Building and the land and property or persons of Landlord’s
other tenants, or anyone else, if due to the actions or neglect of Landlord, or anyone in its control or employ. 
  
 38. Relocation.
                                        
                    Not used 
  
 39. Hazardous Materials. 
  
 (a) Tenant shall not use, generate, manufacture, produce, store, release, discharge or dispose of on, in, or under the Premises, or transport to or from
the Premises, any Hazardous 

  

 10 

 
Materials (as defined below), or allow any other person or entity to do so. Tenant shall comply with all local, state and federal laws, ordinances and
regulations relating to Hazardous Materials on, in, under or about the Premises. 
  
 (b) Tenant shall promptly notify Landlord should Tenant receive notice of, or otherwise become aware of, any: (a) pending or threatened environmental regulatory action against Tenant or the Premises; (b) claims made
or threatened by any third party relating to any loss or injury resulting from any Hazardous Material; or (c) release or discharge, or threatened release or discharge, of any Hazardous Material in, on, under or about the Premises. 
  
 (c) Tenant agrees to indemnify, defend and hold Landlord harmless from and
against any and all liabilities, claims, demands, costs and expenses of every kind and nature (including attorneys’ fees) directly or indirectly attributable to Tenant’s failure to comply with this Article 40, including, without
limitation: (a) all consequential damages; and (b) the costs of any required or necessary repair, cleanup or detoxification of the Premises, and the preparation and implementation of any closure, remedial or other required plan. The indemnity
contained in this Article 40 shall survive the termination or expiration of this Lease. 
  
 (d) As used in this Article 39, the term “Hazardous Materials” shall mean any element, compound, mixture, solution, particle or substance which is dangerous or harmful or potentially dangerous or harmful to
the health or welfare of life or environment, including but not limited to explosives, petroleum products, radioactive materials, hazardous wastes, toxic substances or related materials, including, without limitation: (1) any substances defined as
or included within the definition of “hazardous substances,” “hazardous wastes,” “hazardous materials,” “toxic substances,” “hazardous pollutants” or “toxic pollutants,” as those terms are
used in the Resource Conservation and Recovery Act, the Comprehensive Environmental Response, Compensation and Liability Act of 1980, the Hazardous Materials Transportation Act, the Toxic Substances Control Act, the Clean Air Act and the Clean Water
Act, or any amendments thereto, or any regulations promulgated thereunder, and any other law or regulation promulgated by any federal, municipal, state, county or other governmental or quasi governmental authority and/or agency or department
thereof; (2) any “PCBs” or “PCB items” (as defined in 40 C.F.R. §761.3); or (3) any “asbestos” (as defined in 40 C.F.R. §763.63). 
  
 40. Limitation on Liability. 
  
 Tenant shall look solely to the estate and interest of Landlord in the Building for the collection of any judgment requiring
the payment of money by Landlord for default or breach by Landlord under this Lease. Landlord shall be released from any further liability under this Lease upon a sale of the Building. 
  
 41. End of Term; Holding Over. 
  
 Upon the expiration of the term or earlier termination of this lease, Tenant shall quit and surrender to Landlord the
Premises, broom clean and in as good order and condition as the Premises were at the time of Tenant’s occupancy thereof, ordinary wear and tear excepted. 
  

Tenant shall pay to Landlord One Hundred Fifty Percent (150%) of the then applicable monthly base rent, as well as other amounts payable under this
lease, for each month or partial month during which Tenant retains possession of the Premises, or any part thereof, after the expiration or termination of this lease, or the termination of Tenant’s right of possession of the Premises. Tenant
shall indemnify Landlord against all liabilities and damages sustained by Landlord by reason of such retention of possession. The provisions of this Section 41 shall not constitute a waiver by Landlord of any re-entry rights of Landlord available
under this lease or by law. 
  
 If Tenant retains possession of
the Premises, or any part thereof, for thirty (30) days after the expiration or termination of this Lease, then at the sole option of Landlord expressed by written notice to Tenant within sixty (60) days after the expiration or termination of this
lease, but not otherwise, Tenant’s holding over shall constitute a renewal of this lease for a period of one (1) year on the same terms and conditions hereof, but at double the then applicable monthly base rent. If Landlord does not so elect
and notify Tenant within such sixty (60) day period, Tenant’s holding over shall constitute a renewal of this lease on a month-to-month basis on the same terms and conditions hereof, but at double the then applicable monthly base rent.

  

 11 

 42. American With Disabilities Act. 
  
 Landlord is responsible for maintaining the Building and its common areas in
compliance with all applicable rules, regulations, laws, or orders of governmental authority, including compliance with the Americans With Disabilities Act. Tenant’s Premises will be constructed in accordance with the Americans With
Disabilities Act, however, if Tenant initiates or undertakes any alterations or additions to its Premises after the initial construction, or if the law changes after the initial construction and Tenant has actual knowledge of such change in the law,
then Tenant shall be responsible for complying with all applicable rules, building codes, regulations, laws, or orders of governmental authority, including any additional compliance with Americans With Disabilities Act resulting from Tenant’s
proposed alterations or additions. 
  
 43. Wiring, Cabling
and Telecommunication Equipment. 
  
 (a) Any wiring,
cabling or telecommunication equipment installed by Tenant during occupancy of the Premises shall meet the requirements of the applicable national fire and safety codes; and 
  
 Tenant shall remove all wiring, cabling or telecommunication equipment installed by Tenant during the occupancy of the
Premises unless excused in writing by the landlord; or to forfeit such sums from the security deposit, or by judgment, if insufficient funds exist in the security deposit, for the removal and disposal of any such wiring, cabling or telecommunication
equipment. 
  
 44. Prior Lease Obligation.

  
 Upon the Commencement Date of this Lease, Tenant’s
lease for Suite 110 at 3000 Aerial Center Parkway shall be terminated. 
  
 45. Riders and Exhibits. 
  
 The following
riders and exhibits are hereby incorporated herein by reference and to the extent that any of such riders or exhibits conflict with any of the foregoing provisions, the provisions of such riders or exhibits shall prevail: 
  

			
	 Exhibit A
	  	Floor Plan of the Premises
	 Exhibit B
	  	Master Plan
	 Exhibit C
	  	Work Letter
	 Exhibit D
	  	Rules & Regulations
	 Exhibit E
	  	Janitorial Schedule
	 Exhibit F
	  	Renewal Option

  

 12 

 IN WITNESS WHEREOF the parties hereto have executed this Lease as of the day and
date first written above. 
  

									
	In the presence of:	 	 	 	PIZZAGALLI PROPERTIES, LLC
				
	 /s/ Illegible
	 	 	 	 By:
	 	 /s/ James Pizzagalli

	 	 	 	 	 	 	 

  

					
	 State of Vermont
	 	)	  	 
	 	 	)SS	  	 
	Chittenden                                     
   County	 	)	  	 

  
 At So. Burlington in
said County on the 8th day of March, 2004, James Pizzagalli , President of Pizzagalli Properties, LLC personally
appeared and he executed the above instrument and acknowledged the same to be his free act and deed and the free act and deed of said Company. 
  

									
	 	 	 	 	 Before me,

				
	 	 	 	 	 	 	 /s/ Julianne M. Heisler

	 	 	 	 	 	 	 Notary Public
 Julianne M. Heisler

	 	 	 	 	 	 	 My commission expires 2-10-07

  

									
	In the presence of:	 	 	 	TEAMM PHARMACEUTICAL, INC.
				
	 /s/ Illegible
	 	 	 	 By:
	 	 /s/ Nicholas L. Leb

	 	 	 	 	 	 	 

  

					
	 State of NORTH CARLINA
	 	)	  	 
	 	 	)SS	  	 
	WAKE                                      
        County	 	)	  	 

  
 At Morrisville (city)
in said County on the 4th day of March, (month) 2004, Nicholas J. Leb, (name) CFO (title) of TEAMM Pharmaceutical
(company) personally appeared and he/she executed the above instrument and acknowledged the same to be his/her free act and deed and the free act and deed of said Company. 
  

									
	 	 	 	 	 	 	 Before me,

				
	 	 	 	 	 	 	 /s/ Illegible

	 	 	 	 	 	 	 Notary Public

  
 My commission expires: 9-1-2004

  

 13 

  
 EXHIBIT
“A” 
  
 FLOOR PLAN OF THE PREMISES

  
 TEAMM PHARMACEUTICAL, INC. 
 2501 AERIAL CENTER EXECUTIVE PARK, SUITE 100 
 10,063 RENTABLE SQUARE FEET 
  
 

 
  

 EXHIBIT “B” 
 MASTER PLAN 
 TEAMM PHARMACEUTICAL, INC. 
 2501 AERIAL CENTER EXECUTIVE PARK, SUITE 100 
 10,063 RENTABLE SQUARE FEET 
 

 
  

  
 EXHIBIT
“C” 
  
 WORK LETTER 
  
 TEAMM PHARMACEUTICAL, INC. 
 2501 AERIAL CENTER EXECUTIVE PARK, SUITE 100 
 10,063 RENTABLE SQUARE FEET 
  
 Landlord will provide, at its
expense, the following improvements to the Premises: 
  

	A.	Provide all wall and door modifications per the attached Exhibit “A”, Floor Plan of the Premises. 

  

	B.	Create a cased opening between existing mail room and existing break room. 

  

	C.	Replace carpet in the mailroom with building standard matching VCT, using removed carpet to patch where necessary due to wall and door modifications. 

  

	D.	Repaint throughout the Premises based on Tenant’s color selection. 

  

	E.	Install new building standard millwork in main conference room. 

  

	F.	Install standard door signage and tenant directory strip in the lobby. 

  

 C-1 

  
 EXHIBIT “D”

  
 RULES AND REGULATIONS 
  
 TEAMM PHARMACEUTICAL, INC. 
 2501 AERIAL CENTER EXECUTIVE PARK, SUITE 100 
 10,063 RENTABLE SQUARE FEET 
  

	1.	The sidewalks, halls, passages, exits, entrances, elevators and stairways shall not be obstructed by Tenant or used for any purpose other than ingress and egress to the Premises.
The halls, passages, exits, entrances, stairways, balconies and roof are not for use by the general public, and Landlord shall in all cases retain the right to control and prevent access thereto by all persons whose presence in the judgement of
Landlord may be prejudicial to the safety, character, reputation or best interests of the Building and its tenants. Nothing herein contained shall be construed to prevent such access to persons with whom Tenant conducts business, unless such persons
are engaged in illegal activities. No Tenant and no employees or invitees of any Tenant shall go upon the roof of the Building. 

  

	2.	Tenant shall not alter any lock or install any new or additional locks or bolts on any door of the Premises. 

  

	3.	No restroom fixture shall be used for any purpose other than that for which it was constructed; no foreign substance of any kind whatsoever shall be thrown therein. The expense of
any breakage, stoppage or damage resulting from the violation of the above rule shall be borne by Tenant or employees or invitees of Tenant. 

  

	4.	No furniture, freight or equipment of any kind shall be brought into the Building without the consent of Landlord and all moving of the same into or out of the Building shall be
done at such time and in such manner as Landlord shall designate. Landlord shall have the right to prescribe the weight, size and position of all safes and other heavy equipment brought into the Building and also the times and manner of moving the
same in and out of the Building. Safes or other heavy objects shall, if considered necessary by Landlord, stand on wood strips of such thickness as is necessary to properly distribute the weight. Landlord will not be responsible for loss of or
damage to any such safe or property from any cause and all damage done to the Building by moving or maintaining any such safe or other property shall be repaired at the expense of Tenant. 

  

	5.	Except with the written consent of Landlord, no person or persons other than those approved by Landlord shall be permitted to enter the Premises or Building for the purpose of
cleaning same. Tenant shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good order and cleanliness. Janitorial services shall include ordinary dusting and cleaning by the janitor
assigned to such work and shall not include cleaning of carpets or rugs, except normal vacuuming, or moving of furniture or other special services. 

  

	6.	Tenant shall not use, keep or permit any foul or noxious gas or substance in the Premises, or permit or allow the Premises to be occupied or used in a manner which interferes with
business or is offensive or objectionable to Landlord or other occupants of the Building by reason of noise, odors and/or vibrations. No animals or birds shall be brought in or about the Premises or the Building. 

  

	7.	The following shall not be permitted by Tenant on the Premises: cooking, storing of merchandise, washing clothes, lodging, or for any improper, objectionable or immoral purposes.

  

	8.	Tenant shall not use, keep, or permit in the Premises or the Building any kerosene, gasoline, inflammable or combustible fluid or material, or use any method of heating or air
conditioning other than that supplied by Landlord. 

  

	9.	 Landlord will direct electricians as to where and how telephone and telecommunication systems are to be introduced. No boring or cutting for wires is permitted
without the 

  

 D-1 

	 	 
prior consent of Landlord. The location of telephones, call boxes and other office equipment affixed to the Premises shall be subject to the reasonable
approval of Landlord. 

  

	10.	Upon termination of its tenancy, Tenant shall deliver to Landlord all Building keys which shall have been furnished Tenant or which Tenant shall have had made. In the event of loss
of any keys so furnished, Tenant shall pay Landlord for the replacement of keys and/or any necessary locks. 

  

	11.	Tenant shall not install tile, carpet or other similar floor covering so that the same shall be affixed to the floor of the Premises in any manner except as approved by Landlord.
The expense of repairing any damage resulting from violation of this rule or from removal of any floor covering shall be borne by the Tenant by whom, or by whose contractors, employees or invitees, the damage shall have been caused.

  

	12.	Tenant shall see that the doors of the Premises are closed and securely locked before leaving the Building. All water faucets or water apparatus and all electricity shall be shut
off before Tenant or Tenant’s employees leave the Building, so as to prevent waste or damage, and for any default or carelessness Tenant shall make good all injuries sustained by Landlord and/or other tenants or occupants of the Building.

  

	13.	Landlord reserves the right to exclude or expel from the Building any person who, in the judgement of Landlord is intoxicated or under the influence of liquor or drugs, or who shall
in any manner violate the Building rules and regulations. 

  

	14.	Tenant shall not disturb, solicit, or canvas any occupant of the Building and shall cooperate to prevent the same. 

  

	15.	Without the written consent of Landlord, Tenant shall not conduct any auction upon the Premises or use the name of the Building in promoting or advertising the business of Tenant
except as Tenant’s address. 

  

 D-2 

  
 EXHIBIT “E”

  
 JANITORIAL SCHEDULE 
  
 TEAMM PHARMACEUTICAL, INC. 
 2501 AERIAL CENTER EXECUTIVE PARK, SUITE 100 
 10,063 RENTABLE SQUARE FEET 
  

	I.	GENERAL CLEANING 

  

	 	a.	Empty all waste baskets and trash containers. (D) 

	 	b.	Replace soiled trash liners as needed, (or W) 

	 	c.	Dust all horizontal surfaces below 6’ high. (W) 

	 	d.	Dust all vertical surfaces below 6’ high. (W) 

	 	e.	Dust all high ledges, shelves, picture frames, etc. (M) 

	 	f.	Dust all baseboards and perform all low dusting not done daily. (W) 

	 	g.	Clean and sanitize all drinking fountains. (D) 

	 	h.	Dust all Venetian blinds. (2 times per Y) 

	 	i.	Polish brass main lobby doors and thresholds (W) 

  

	II.	FLOOR/WORK - HARD RESILIENT 

  

	 	a.	Dust mop or sweep. (D) 

	 	b.	Spot mop and remove spillage. (D) 

	 	c.	Damp mop or wet mop. (2 times per W) 

  

	III.	CARPET CARE 

  

	 	a.	Vacuum all traffic lanes. (D) 

	 	b.	Remove all spots and stains when possible. (D) 

	 	c.	Completely vacuum all carpets including edges. (3 times W) 

  

	IV.	RESTROOMS 

  

	 	a.	Polish mirrors and all metal surfaces. (D) 

	 	b.	Clean and disinfect all toilets and urinals. (D) 

	 	c.	Clean and polish wash basins. (D) 

	 	d.	Mop floors using disinfectant. (D) 

	 	e.	Fill soap dispensers, towel and tissue holders. (D) 

	 	f.	Clean partitions and ledges. (D) 

	 	g.	Scrub bathroom floors and ceramic tile. (M) 

  

	V.	WALLS, WOODWORK AND OVERHEAD 

  

	 	a.	Remove hand prints from door frames and around light switches. (D) 

	 	b.	Clean air vents and diffusers. (2 times per Y) 

	 	c.	Dust or vacuum bottom surface of light fixtures. (1 time per Y) 

  

	VI.	OTHER REQUESTED OPERATIONS 

  

	 	a.	Spot clean entrance door glass. (D) 

	 	b.	Spot clean partition glass. (D) 

	 	c.	Clean windows inside and outside. (2 times per Y) 

	 	d.	Clean exterior surfaces of vending machines. (M) 

	 	e.	Police 20’ on each side of main doors. 

	 	f.	Empty any outside ash cans or trash cans. (D) 

  

					
	(D)	  	-	  	Daily cleaning (5 times per week)
	(W)	  	-	  	Weekly cleaning
	(M)	  	-	  	Monthly cleaning
	(Y)	  	-	  	Yearly cleaning

  

 E-1 

  
 EXHIBIT “F”
 
  
 RENEWAL OPTION 
  
 TEAMM PHARMACEUTICAL, INC. 
 2501 AERIAL CENTER EXECUTIVE PARK, SUITE 100 
 10,063 RENTABLE SQUARE FEET 
  

	a)	Landlord hereby grants unto Tenant the right and option to renew and extend this Lease, if Tenant is not then in default under any of the terms or conditions of the Lease at the
time notice is given, nor at any time prior to the commencement of the extended term, for all of such space as then comprises the Premises for one (1) renewal term of two (2) years. Said renewal term to begin immediately upon expiration of the
initial term of this Lease. Said option for renewal shall be exercised by Tenant giving notice to Landlord, as provided herein with respect to notices, of Tenant’s election to renew, at least six (6) months prior to the expiration of the
initial term and if notice as aforesaid is not given, said option shall lapse and be of no further force and effect. Time is agreed to be of the essence with respect to this notice requirement. 

  

	b)	Said renewal term shall be upon the same conditions as herein agreed upon for the initial term, except that the base rent during the renewal term shall be at the then market rental
rate for equivalent space hi the 1-40 corridor. Prior to the first day of the renewal term, Landlord and Tenant shall enter into an amendment to this Lease for the purpose of confirming said rental. 

  

	c)	Whenever in this Lease words are used such as “during the term hereof” or words of similar effect, it is agreed that upon the valid exercise by Tenant of this renewal
option, such words shall also mean “during any renewal term hereof”, and all of the provisions of the initial term shall apply to the Renewal Term, except as provided herein with respect to the base rent. 

  

 F-1 

  
 FIRST LEASE AMENDMENT

  
 THIS FIRST LEASE AMENDMENT made this 26 day of
July, 2004, by and between Pizzagalli Properties, LLC, a Vermont limited liability company, (hereinafter called “Landlord”) and TEAMM Pharmaceutical, Inc., a Florida corporation (hereinafter called “Tenant”). 

 
 W I T N E S S E T H 
  
 WHEREAS, Landlord has heretofore leased to Tenant Suite 100 in a building known as 2501 Aerial Center Parkway,
Morrisville, North Carolina 27560 by Lease dated March 8, 2004 (hereinafter the “Lease”). 
  
 WHEREAS, the parties are desirous of amending certain of the provisions of the Lease so as to change the Commencement and Termination Dates of the
Lease and adjust the rental accordingly. 
  
 NOW THEREFORE,
in consideration of the mutual covenants contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are acknowledged hereby, the parties hereby agree that the Lease shall be, and the same hereby is,
amended as follows: 
  
 Article 1. The reference to
Term in Article 2 of the Lease as “commencing on April 1, 2004 and extending through March 31,2007” is hereby changed to “commencing on April 17,2004 and extending through April 30, 2007”. 
  
 Article 2. The base rent as referenced in Article 3 (a) of the Lease
as follows: 
  

							
	 Months

	  	Rate/Sq. Ft.

	  	Monthly Rent

	 04/01/04 – 07/31/04
	  	$	0	  	$	0
	 08/01/04 – 03/31/05
	  	$	16.50	  	$	13,836.63
	 04/01/05 – 03/31/06
	  	$	16.91	  	$	14,180.44
	 04/01/06 – 03/31/07
	  	$	17.33	  	$	14,532.65

  
 is hereby changed to the following
revised base rent schedule: 
  

							
	 Months

	  	Rate/Sq. Ft.

	  	Monthly Rent

	 04/17/04 – 08/16/04
	  	$	0	  	$	0
	 08/17/04 – 08/31/04
	  	$	16.50	  	$	6,695.14
	 09/01/04 – 04/30/05
	  	$	16.50	  	$	13,836.63
	 05/01/05 – 04/30/06
	  	$	16.91	  	$	14,180.44
	 05/01/06 – 04/30/07
	  	$	17.33	  	$	14,532.65

  
 Article 3. Per
Article 44 of the Lease, Tenant’s lease for Suite 110 at 3000 Aerial Center Parkway is hereby terminated effective April 16, 2004. 
  
 Article 4. All of the aforesaid changes shall be effective on the date executed hereof, unless otherwise noted. 
  
 Article 5. Except as expressly modified hereby, the Lease shall remain
in full force and effect as originally written. 
  

 IN WITNESS WHEREOF, the parties hereto have executed this First Lease Amendment as of the day and
date first set forth above. 
  

									
	In the presence of:	 	 	 	PIZZAGALLI PROPERTIES, LLC
				
	 /s/ Illegible
	 	 	 	By	 	 /s/ James Pizzagalli

				
	State of
Vemont                                       
                   )	 	 	 	 	 	 
	(SS Chittenden
                                        
 County    )	 	 	 	 	 	 

  
 At So. Burlington in
said County on the 26th day of July, 2004, ___Properties, LLC personally appeared and he executed the above instrument and acknowledged the same to be his free act and deed and free act and deed of said Company. 
  

									
	 	 	 	 	Before me,
			
	 	 	 	 	 /s/ Julianne M. Heisler

	 	 	 	 	Notary Public

  

									
			
	 	 	 	 	Julianne M. Heisler
	My commission expires
                        	 	 	 	My commission expires 2-10-07

  

									
	In the presence of:	 	 	 	TEAMM PHARMACEUTICAL, INC.
				
	 	 	 	 	By	 	 /s/ Nicholas L. Leb

				
	State of North
Carolina                                       
     )	 	 	 	 	 	 
	(SS Wake
                                        
         County    )	 	 	 	 	 	 

  
 At Cary (city) in said
County on the 20 day of July (month) 2004, Nicholas J. Leb, CFO(name), (title) of Teamm Pharmaceutical (company) personally appeared and he/she executed the above instrument and acknowledged the same to be his/her free act and deed and the free act
and deed of said Company. 
  

									
	 	 	 	 	Before me,
			
	 	 	 	 	 /s/ Illegible

	 	 	 	 	Notary Public

  
 My commission expires 9-1-2004Agreement of Lease

 Exhibit 10.18 
  
 AGREEMENT OF LEASE 
  
 Made of this      day of December, 1998, by and between WE’RE ASSOCIATES COMPANY, a New York general partnership having its
principal office at 100 Jericho Quadrangle, Jericho, New York 11753, hereinafter referred to as “Landlord” and AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC., a New York Corporation, with offices located at 50 Republic Road,
Melville, NY 11747-4125, hereinafter referred to as “Tenant”. 
  
 WITNESSETH: Landlord and Tenant hereby covenant and agree as follows: 
  
 SPACE 
  
 1. Landlord hereby leases to Tenant,
and Tenant hereby leases from Landlord the space consisting of a portion of the Third Floor, North Wing substantially as shown on the rental plan initialed by the parties and made part hereof as Exhibit 1 in the building known as Two Huntington
Quadrangle, Melville, New York 11747 (the “Building”), hereinafter referred to as the “demised premises”. The parties agree that for all purposes of this lease the demised premises consist of 22,437 of rentable square feet.
Tenant shall also be permitted to use, on a non-exclusive basis, in common with other tenants at the Building, the common facilities of the Building. Such use of such facilities shall be subject to such reasonable rules, regulations and procedures
governing the use thereof as Landlord shall from time to time promulgate. 
  
 TERM 
  
 2. The term of this lease shall commence
on January 15, 1999, hereinafter referred to as the “Term Commencement Date”, and shall terminate on February 15, 2009 hereinafter referred to as the “Expiration Date”, unless earlier terminated or extended as provided herein.

  
 If, on the foregoing date specified for the Term Commencement
Date, “Landlord’s Initial Construction” (as defined in Article 5 hereof) shall not be “substantially completed” in accordance with Schedule A annexed hereto, then the Term Commencement Date shall be postponed until the date
on which Landlord’s Initial Construction shall be “substantially completed” and the term of this lease (hereinafter referred to as the “Demised Term”) shall be extended so that the Expiration Date shall be ten (10) years one
(1) month after the last day of the month in which the Term Commencement Date occurs. “Substantially completed” as used herein is defined to mean when the only items of Landlord’s Initial Construction to be completed are those which
do not materially interfere with the Tenant’s use and occupancy of the demised premises. Should the Term Commencement Date be a date other than the first day of the month, the Tenant shall pay a pro rata portion of the rent from such date to
the fist day of the following month. 
  
 RENT 
  
 3. A. The base annual rental rate payable by Tenant shall be $426,303. The
base annual electricity rate ($2.40 per rentable square foot) payable by Tenant shall be $53,848.80. Thus, the total base annual rent and electricity rate payable by Tenant shall be $480,586.20, which Tenant agrees to pay in equal monthly
installments in advance, on the first day of each calendar month during the Demised Term at the office of Landlord, except that Tenant shall pay the first monthly installment on execution hereof. Tenant shall pay the rent as above and as hereinafter
provided, without any set off or deduction whatsoever. As used herein, the term “Lease Year” shall mean each consecutive twelve (12) calendar month period, the first such period commencing on the Term Commencement Date and ending on the
day immediately preceding the first anniversary of the Term Commencement Date; provided, however, if the Term Commencement Date shall be a date other than the first day of a calendar month, then the first Lease Year shall commence on the Term
Commencement Date and shall end on the last day of the month in which the first anniversary of the Term Commencement Date shall occur. 
  
 Anything herein contained to the contrary notwithstanding: 
  

	 	(i)	for the period January 15, 1999 to and including February 14, 2000 (“Period 1”), Tenant shall pay Landlord: (a) base annual rent in the sum of $365,427; and (b) base
annual electricity in the sum of $53,760 (subject to increase as provided in Schedule C) [ together, the period 1 Rent]; and 

  

	 	(ii)	 for the period February 15, 2000 to and including the Expiration Date (“Period 2”) Tenant shall pay Landlord: (a) base annual rent in the sum of $426,303
and (b) base 

  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 1 

	 	 
annual electricity in the sum of $53,848 (subject to increase as provided in Schedule C) [together, the Period 2 Rent]. 

  

	 	(iii)	Provided, however, that if, during Period 1, Tenant shall fail to pay the Period 1 Rent in full on a timely basis or if, during Period 1 or Period 2, Tenant shall otherwise default
under this Lease, then, in such an event, Tenant shall be required to pay the Period 2 Rent retroactive to the Term Commencement Date. 

  
 B. The fixed annual rent set forth in Section 3.A hereof shall be increased on each anniversary of the Term Commencement Date throughout
the Demised Term (including any renewal period) by an amount equal to three (3%) percent of the fixed annual rent payable during the Lease Year immediately preceding such anniversary (excluding escalations pursuant to Article 11 or Schedule C)
(e.g., during the second (2nd) Lease Year, the fixed annual rent shall be $439,092 ($426,303 and 3% of $426,303 for
base rent and *$53,848.80 for included electric)). 
  

	*	Note: $53,848.80 included electric is subject to escalations pursuant to Schedule C. 

  
 C. Anything contained herein to the contrary notwithstanding, Tenant shall be entitled to occupy the demised
premises without any obligations to pay rent or additional rent for the period commencing on the Term Commencement Date and terminating one calendar month thereafter. Such occupancy shall be subject to all of the other terms, covenants and
conditions set forth in this Lease. 
  
 D. If
Tenant shall fail to pay when due any installment of fixed annual rent or any payment of additional rent for a period of five (5) days after such installment or payment shall have become due, Tenant shall pay interest thereon at the lesser rate of
(i) four percent (4%) per annum in excess of the prime interest rate of Citibank, N.A., as publicly announced from time to time or, if Citibank, N.A. shall cease to exist or announce such rate, any similar rate designated by Landlord which is
publicly announced from time to time by any other bank in the City of New York having combined capital and surplus in excess of One Hundred Million and 00/100 Dollars ($100,000,000) (“Prime Rate”), or (ii) the maximum rate of interest, if
any, which Tenant may legally contract to pay, from the date when such installment or payment shall have become due to the date of the payment thereof, and such interest shall be deemed additional rent. In addition, Tenant shall pay to Landlord a
late fee in the amount of five percent (5%) of such overdue amount to compensate Landlord for its administrative costs associated with such failure to timely pay. Such fee shall be deemed additional rent and shall be payable immediately upon demand.
This provision is in addition to all other rights or remedies available to Landlord for nonpayment of fixed annual rent or additional rent under this lease and at law and in equity. 
  
 USE 
  
 4. The Tenant shall use and occupy the demised premises only as executive administrative offices and mail order of prescription drugs and related products
for its business and for no other purpose. 
  
 LANDLORD’S ALTERATIONS FOR
TENANT 
  
 5. Landlord, at its expense, will perform the work
and make the installations as set forth in the mutually acceptable plan and Schedule A annexed hereto, which is sometimes herein referred to as the “Landlord’s Initial Construction” Tenant shall not alter, demolish or remove
Landlord’s Initial Construction, or any part thereof unless Tenant shall, prior to the commencement thereof, obtain Landlord’s written consent thereto, and pay to Landlord a sum, fixed by Landlord, for the restoration thereof. Landlord and
Tenant acknowledge that Tenant will be constructing a 10,000/100,000 clean room at its sole cost and expense. Said Construction shall be in compliance with all the provisions of Article 15. 
  
 UTILITIES 
  
 6. Landlord, during the hours of 8:00 A.M. to 6:00 P.M. on weekdays and on Saturdays from 9:00 A.M. to 1:00 P.M. (Working
Hours), excluding legal holidays (presently, New Year’s Day, President’s Day, Memorial Day Independence Day, Labor Day, Thanksgiving Day and Christmas Day), shall furnish the demised premises with heat and air-conditioning in the
respective seasons, furnish elevator service to the demised premises and provide the demised premises with electricity for lighting and usual office equipment pursuant to Schedule C. 
  
 LANDLORD’S REPAIRS AND MAINTENANCE 
  
 7. Landlord, at its expense, will make all repairs to and provide the maintenance for the common area and base systems of the Building as set forth in
Schedule B Section IV, except such repairs (whether structural or otherwise) and maintenance as may be necessitated by the negligence, improper care or use of such premises an 

  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 2 

 
facilities by Tenant, its agents, employees, licenses or invitees, which will be made by Tenant at Tenant’s expense as provided in Article 12 hereof.
Tenant acknowledges that Landlord shall have no obligation to perform its repair and maintenance obligations hereunder, except during Landlord’s regular working hours, except in the event of an emergency. If Tenant desires Landlord to perform
any such repair and maintenance obligations at any hours other than Landlord’s regular working hours, Landlord shall use its reasonable efforts to accommodate Tenant’s request, provided, however, that Tenant shall pay to Landlord, as
additional rent, any overtime charges incurred by Landlord as a result thereof. 
  
 WATER SUPPLY 
  
 8. Landlord, at its expense,
shall furnish hot and cold water for lavatory purposes and chilled water for drinking purposes. 
  
 PARKING FIELD 
  
 9.
Tenant shall have the right to use 95 parking spaces of which 2 spaces shall be reserved, for the parking of automobiles of the Tenant, its employees and invitees, in the parking area reserved for tenants of the Building (hereinafter sometimes
referred to as “Building Parking Area”) subject to the Rules and Regulations now or hereafter adopted by Landlord. Tenant shall not use nor permit any of its officers, agents or employees to use any parking area other than the Building
Parking Area, nor use in excess of Tenant’s allotted number of spaces therein. Tenant further acknowledges that a violation of the provisions of this Article 9 shall constitute a material breach of the lease. 
  
 DIRECTORY 
  
 10. Landlord will furnish in the lobby of the Building a directory which will contain listing(s) requested by Tenant not to
exceed twenty (20) listings. There will be a charge for the replacement of listing(s). 
  
 TAXES 
  
 11. A. If the Taxes which would be
assessable to the Landlord in any escalation year (without taking into consideration any reductions or abatements granted to the Landlord by the taxing authorities by reason of vacancies or other hardships or provisions of law) shall be increased
above the Tax Base, then the Tenant shall pay to the Landlord as additional rent for such escalation year a sum equal to 6.345% of such increases in Taxes (based on the ratio of the demised premises area of 22,437 square feet to the Building Area of
353,590 square feet). Tax Base shall be total Taxes due for the tax year 1998/1999. Any refund due to Tenant shall be debited by Tenant’s proportionate share of all legal, experts, administrative and other costs, fees or expenses incurred in
connection with obtaining such reduction. 
  
 DEFINITIONS 
  
 B. As used in and for the purposes of this Article 11, the
following definition shall apply: 
  
 i. The term
“Taxes” shall be deemed to include all real estate taxes and assessments, special or otherwise and sewer rents, upon or with respect to the Building and the land allocated to it including all parking areas (hereinafter called the
“Real Property”). If, due to any change in the method of taxation, any franchise income, profit, sales, rental use and occupancy, or other tax shall be substituted for, or levied against Landlord or any owner of the Building or the Real
Property in lieu of, any real estate taxes, assessments or sewer rents upon or with respect to the Real Property, such tax shall be included in the term Taxes for the purposes of this Article. 
  
 PROCEDURE FOR INVOICING AND PAYMENT OF ADDITIONAL RENT 
  
 C. i. Landlord shall render to Tenant a statement containing
a computation of additional rent due under this Article (“Landlord’s Statement”) at any time and from time to time as such becomes due. Within ten (10) days after the renditions of the Landlord’s Statement which shows additional
rent to be payable, Tenant shall pay to Landlord the amount of such additional rent. On the first day of each month following rendition of each Landlord Statement. Tenant shall pay to Landlord, on account of the prospective additional rent, a sum
equal to one-twelfth (1/12th) of the annualized additional rent last paid by Tenant. 
  
 ii. Following each Landlord’s Statement, Tenant shall be debited with any additional rent shown on such Landlord’s Statement to
be payable, and credited with the aggregate amount paid by Tenant accordance with the provisions of subsection 11.C.i above on account of the potential additional rent. 
  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 3 

 iii. The obligations of Landlord and Tenant under the provisions of this Article 11 with
respect to any additional rent for any Lease Year shall survive the expiration or any sooner termination of the Demised Term. 
  
 iv. In the event that Tenant challenges the amount of additional rent payable pursuant to this Article 11, then, as a condition precedent
to the submission of a dispute as to such amount to judicial review, and pending the determination of any dispute, Tenant shall promptly pay the additional rent as demanded by Landlord. After such determination, any adjustment in the disputed amount
shall be made within thirty (30) days. 
  
 TENANT’S REPAIRS

  
 12. A. Except for replacements and repairs to the base
Building systems, Tenant shall be responsible for all replacements and repairs within the demised premises. In furtherance thereof, Tenant shall, throughout the Demised Term, take good care of the demised premises and the fixtures and appurtenances
therein and, at Tenant’s sole cost and expense, make all non-structural repairs thereto, and, as required, non-structural replacements thereof, as and when needed to preserve the same in good working order and condition, reasonable wear and
tear, obsolescence and damage from the elements, fire or other casualty, excepted. Notwithstanding the foregoing, all damage or injury to any part of the Building, or to the fixtures, equipment and appurtenances thereof, whether requiring structural
or non-structural repairs, caused by or resulting from carelessness, omission, neglect or improper conduct of Tenant, Tenant’s servants, employees, invitees or licensees, shall be repaired promptly by Tenant at its sole cost and expense, to the
reasonable satisfaction of Landlord. Tenant shall also repair all damage to the Building caused by the moving of Tenant’s fixtures, furniture or equipment. Any repairs or replacements to be made by Tenant shall be made with reasonable
diligence, in a good and workmanlike manner and so as not to unreasonably interfere with other tenant’s use and occupancy of the Building. 
  
 B. Except as provided in Article 25 hereof, there shall be no allowance to Tenant for a diminution of rental value and no liability on the
part of Landlord by reason of inconvenience, annoyance or injury to business arising from Landlord, Tenant or others making any repairs, alterations, additions or improvements in or to any portion of the Building or the demised premises, or in or to
fixtures, appurtenances, or equipment thereof, and no liability upon Landlord for failure of Landlord or others to make any repairs, alterations, additions or improvements in or to any portion of the Building or of the demised premises, or in or to
the fixtures, appurtenances or equipment thereof. Any repairs which Tenant may be required to carry out pursuant to the terms hereof may, at Landlord’s option, be made by Landlord at the expense of Tenant upon written notice to Tenant except in
case of emergency, and the reasonable expenses thereof incurred by Landlord shall be collectible as additional rent after the rendition of a bill or statement therefor. 
  
 FLOOR LOADING 
  
 13. The emplacement of any equipment which will impose an evenly distributed floor load in excess of 50 pounds per square foot shall be done only after
written permission is received from the Landlord. Such permission will be granted only after adequate proof is furnished by a professional engineer that such floor loading will no endanger the structure. 
  
 FIXTURES AND INSTALLATIONS 
  
 14. All appurtenances, fixtures, improvements, additions and other property
attached to or built into the demised premises, whether by Landlord or Tenant or others, and whether at Landlord’s expense, or Tenant expense, or the joint expense of Landlord and Tenant, shall become and remain the property of Landlord, and
shall remain upon and be surrendered with the demised premises unless Landlord, by notice to Tenant no later than twenty days prior to the date fixed as the termination of this lease, elects to have them removed by Tenant, in which event, the same
shall be removed from the premises by Tenant forthwith, at Tenant’s expense. Nothing in this Article shall be construed to prevent Tenant’s removal of trade fixtures, but upon removal of any such trade fixture from the premises or upon
removal of other installations as may be required by Landlord, Tenant shall immediately and at its expense, repair and restore the premises to the condition existing prior to installation and repair and damage to the demised premises or the Building
due to such removal. All property permitted or required to be removed by Tenant at the end of the term remaining in the premises after Tenant’s removal shall be deemed abandoned and may, at the election of Landlord, either be retained as
Landlord’s property or may be removed from the premises at Tenant’s expense. All the outside walls of the demised premises including corridor walls and the outside entrance doors to the demised premises, any balconies, terraces or roofs
adjacent to the demised premises and any space in the demised premises used for shafts, stacks, pipes, conduits, ducts or other building facilities, and the use thereof, as well as access thereto in and through the demised premises for the purpose
of operatic maintenance, decoration and repair, are expressly reserved to Landlord, and Landlord does not convey any rights 

  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 4 

 
Tenant therein. Notwithstanding the foregoing, Tenant shall enjoy full right of access to the demised premises through the public entrances, public corridors
and public areas within the Building. 
  
 ALTERATIONS 
  
 15. A. Tenant shall make no alterations, decorations, installations,
additions or improvements in or to the demised premises without Landlord’s prior written consent (which consent shall not be unreasonably withheld), and then only by contractors or mechanics approved by Landlord and at such times and in such
manner as Landlord may from time to time designate. Tenant shall notify Landlord as to when such work will commence, such notice to be given at least five (5) business days prior to the commencement thereof. Landlord shall have the right to make
inspections of any such work being carried out by Tenant or on Tenant’s behalf at any reasonably time during the progress of such work. Anything herein contained to the contrary notwithstanding, this Article 15A. shall not apply to
non-structural alterations and/or decorations costing less than $25,000 in the aggregate. 
  
 B. All installations or work done by Tenant shall be done in a good and workmanlike manner and shall at all times comply with; 

 
 i. Laws, rules, orders and regulations of governmental
authorities having jurisdiction thereof. 
  
 ii.
Rules and regulations of Landlord, as promulgated from time to time. 
  
 iii. Plans and specifications prepared by and at the expense of Tenant theretofore submitted to Landlord for its prior written approval; no installations or work shall be undertaken, started or begun by Tenant, its
agents, servants or employees, until Landlord has approved such plans and specifications; and no amendments or additions to such plans and specifications shall be made without the prior written consent of Landlord, and shall be subject to
Landlord’s supervisory fee charge. 
  
 Tenant
agrees that it will not, either directly or indirectly, use, suffer or permit any contractors, sub-contractors and/or labor and/or materials if the use of such contractors and/or labor and/or materials would or will create any difficulty with other
contractors and/or labor engaged by Tenant or Landlord or others in the construction, maintenance and/or operation of the Building or any part thereof. Tenant shall, before making any alterations, additions, installations or improvements, at its
expenses, obtain all permits, approvals and certificates required by any governmental or quasi-governmental bodies and (upon completion) certificates of final approval thereof and shall deliver promptly duplicates of all such permits, approvals and
certificates to Landlord and Tenant agrees to carry and will cause Tenant’s contractors and sub-contractors material persons to carry such workmen’s compensation, general liability, personal and property damage insurance as Landlord may
require. Tenant agrees to obtain and deliver to Landlord, written and unconditional waivers of mechanic’s liens upon the real property if which the demised premises are located, for all property in which the demised premises are located for all
work labor and services performed and materials furnished in connection with such work after payment therefore, signed by all contractors, sub-contractors, materialmen and laborer involved in such Work. Notwithstanding the foregoing, if any
mechanic’s lien’s filed against the demised premises, or the Building, for work claimed to have been done for, or materials furnished to, Tenant, whether or not done pursuant to this Article the same shall be discharged by Tenant within
ten days thereafter, at Tenant’s expenses, by filing the bond required by law. Failure t_ so discharge any mechanic’s lien shall be a material default under this lease. 
  
 C. Anything contained herein to the contrary notwithstanding, Tenant shall make no alterations, decorations,
installations, additions or improvements in or to the demised premises which shall in any way affect utility services or plumbing and electrical lines. Moreover, Landlord shall not be deemed to have acted unreasonably for withholding consent to any
alterations, decorations, installations, additions or improvement which : (i) involve or might affect any structural or exterior element of the Building outside the demised premises the Building, or (ii) will require unusual expense to readapt the
demised premises to normal office use on the expiration of the Demised Term or increase the cost of construction or of insurance or taxes on the Building or the services called for hereunder unless Tenant first gives assurances acceptable to
Landlord for payment of such increased cost and that such _eadaption will be made prior to the Expiration Date without expense to Landlord. 
  
 REQUIREMENTS OF LAW 
  
 16. A. Tenant, at Tenant’s cost, shall comply with all laws and governmental rules and regulations arising out of or relating to Tenant’s use
and occupancy of the demised premises. 
  
 B.
Tenant shall not permit any “Hazardous Materials” (as defined below) in the demised premise. The term Hazardous Materials shall mean any biologically or chemically active or other toxic or hazardous waste, pollutants or substances,
including, without limitation, asbestos, PCBs, petroleum products and by-products, a substances defined or listed as “hazardous substances” or “ toxic substances” or similarly identified in or pursuant 

  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 5 

 
laws or governmental rules and regulations except for drugs and related items kept at the demised premiss in the normal course of Tenant’s business.

  
 C. Tenant shall indemnify, defend and hold
Landlord harmless from or against any and all claims, actions or proceedings arising from Tenant’s failure to comply with Article 16.A and/or 16.B and all costs, expenses and liabilities incurred in connection with any such claim or action or
proceeding brought thereon. Tenant, upon notice from Landlord, agrees that Tenant, at Tenant’s expenses, will resist or defend such action or proceeding and will employ counsel therefor reasonably satisfactory to Landlord. Tenant’s
liability under this lease extends to the acts and omissions of any subtenant, and any agent, contractor, employee, invitee or licensee of Tenant or any subtenant. 
  
 END OF TERM 
  
 17. A. Upon the expiration or other termination of the Demised Term, Tenant shall quit and surrender to Landlord the demised premises, broom clean, in
good order and condition, ordinary wear and damage by fire or other casualty loss excepted, and Tenant shall remove all of its property (excluding such property stated to remain the property of Landlord pursuant to Article 14), and shall repair all
damage to the demised premises or the Building occasioned by such removal. Any property not removed from the premises shall be deemed abandoned by Tenant and may be disposed of in any manner deemed appropriate by the Landlord at Tenant’s
expense. Tenant expressly waives, for itself and for any person claiming through or under Tenant, any rights which Tenant or any such person may have under the provisions of Section 2201 of the New York Civil Practice Law and Rules and of any
successor law of like import then in force, in connection with any holdover summary proceedings which Landlord may institute to enforce the foregoing provisions of this Article. Tenant’s obligation to observe or perform this covenant shall
survive the expiration or other termination of the Demised Term. If the last day of the Demised Term or any renewal hereof falls on Sunday or a legal holiday, this lease shall expire on the business day immediately preceding. 
  
 B. Tenant acknowledges that possession of the demised
premises must be surrendered to Landlord at the expiration or sooner termination of the Demised Term. Tenant hereby agrees to identify and save Landlord harmless against any and all costs, damages, claims, loss or liability resulting from delay by
Tenant in so surrendering the demised premises, including without limitation, any claims made by any succeeding tenant, founded on such delay. The parties recognize and agree that the damage to Landlord resulting from any failure by Tenant timely to
surrender possession of the demised premises as aforesaid will be extremely substantial, will exceed the amount of monthly rent theretofore payable hereunder, and will be impossible of accurate measurement. Tenant therefore agrees that if possession
of the demised premises is not surrendered to Landlord on or before the date of the expiration or other termination of the Demised Term, time being of the essence with respect thereto then, in addition to any other remedies and/or damages otherwise
available to Landlord hereunder or at law, Tenant agrees to pay Landlord, for each month and for each portion of any month during which Tenant holds over in the demised premises after expiration or other termination to the Demised Term, a sum equal
to two (2) times the rent and additional rent (inclusive of escalations) that was payable per month under this lease during the last month of the term thereof. Nothing contained herein shall be construed to constitute Landlord’s consent to
Tenant remaining in possession of the demised premises after the expiration or other termination of the Demised Term. Landlord shall be entitled to pursue any action necessary to recover immediate possession of the demised premises notwithstanding
Tenant’s payment of the aforementioned sum. The aforesaid provisions of this paragraph shall survive the expiration or sooner termination of the Demised Term. 
  
 QUIET ENJOYMENT 
  
 18. Landlord covenants and agrees with Tenant that upon Tenant paying the rent and additional rent and observing and performing all the terms, covenants
and conditions on Tenant’s part to be observed and performed Tenant may peaceably and quietly enjoy the demised premises during the Demised Term without hindrance or molestation by anyone claiming by or through Landlord, subject, nevertheless,
to the terms, covenants and conditions of this lease including, but not limited to, Article 23. Tenant acknowledges that Landlord is granting similar quiet enjoyment to other tenants in the Building. Tenant covenants and agrees not to do, suffer or
premises anything that would breach any such similar covenant. 
  
 SIGNS

  
 19. No signs may be put on or in any window nor on the
exterior of the Building. Any signs or lettering the public corridors or on the doors must be submitted to Landlord for approval before installation, which approval shall not be unreasonably withheld. 
  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 6 

 RULES AND REGULATIONS 
  
 20. Tenant and Tenant’s agents, employees, visitors, and licensees shall faithfully comply with the Rules and Regulations set forth on Schedule D
annexed hereto and made part hereof, and with such further reasonable Rules and Regulations as Landlord at any time may make and communicate in writing to Tenant which, in the Landlord’s judgment, shall be necessary for the reputation, safety,
care or appearance of the Building and land allocated to it or the preservation of good order therein, or the operation or maintenance of the Building, its equipment and such land, or the more useful occupancy or the comfort of the tenants or others
in the Building. Landlord shall not be liable to Tenant for the violation of any of said Rules and Regulations, or the breach of any covenant or condition of any lease by any other tenant (including their agents, guests, employees and invitees) in
the Building. Rules and Regulations shall be uniformly applied where possible. 
  
 ASSIGNMENT AND SUBLETTING 
  
 21. A. Tenant, for
itself, its successors, undertenants and assigns (all of the foregoing hereinafter referred to as the “Tenant”), expressly covenants that it shall not assign, mortgage or encumber this lease, nor underlet the demised premises or any part
thereof, or license or permit the demised premises or any part thereof to be used by others, without the prior written consent of the Landlord in each instance and upon due compliance with the provisions of this Article 21. 
  
 B. Tenant shall have no right to assign this lease or sublet
all or any portion of the demised premises until Tenant has been in possession of the demised premises for at least two (2) years except as set forth in Paragraph F of this Article 21. 
  
 C. Prior to requesting the approval of Landlord to an assignment or subletting as hereinafter provided,
Tenant shall, by notice as provided in Article 35, advise the Landlord of all the terms, covenants and conditions of the Tenant’s proposed sublease or assignment, including providing Landlord with a true, accurate and complete copy of the
agreement with the proposed assignee/subtenant, and shall offer to the Landlord the option: (i) to terminate the lease as of the last day of any calendar month of the term hereof, which day shall be prior to the effective date of such proposed
sublease or assignment and after Landlord’s Acceptance Period (as such phrase to hereinafter defined) , and to vacate and surrender the demised premises to Landlord’s or (ii) to execute a sublease for the said space with the Landlord on
the same terms and conditions as are contained in the proposed sublease or assignment. Landlord shall have sixty (60) days after the receipt of such offer to accept in writing either or neither of such offers (“Landlord’s Acceptance
Period”). 
  
 D. Upon Tenant’s due
compliance with the aforesaid provisions of this Article 21, and if Landlord shall not accept either of Tenant’s aforesaid offers, Landlord agrees not to unreasonably withhold its consent to an assignment or subletting, provided that the Tenant
is not then in default under this lease and that the proposed assignee or undertenant is financially responsible, of good reputation and engaged in a business compatible with the business generally carried on in the Building and that the proposed
assignment or sublease would not be inconsistent with any agreement previously made with any other tenant or mortgagee, and further provided that such assignee or undertenant shall execute and deliver to Landlord and assumption agreement wherein it
agrees to perform all the obligations of the Tenant under this lease in form appropriate for recording, and provided, in the case of a sublease that the annual rental rate under such sublease is not less than the prevailing rate per square foot at
Two Huntington Quadrangle, Melville, NY. 
  
 E.
No assignment of this lease or underletting of the demised premises shall release or discharge the Tenant hereunder from any of its obligations to be performed under this lease. The consent by Landlord to all assignment or underletting shall not in
any way be construed to relieve Tenant from obtaining the express consent in writing of Landlord to any further assignment or underletting. 
  
 F. If Tenant is a corporation, Tenant may assign this lease to any successor by merger or consolidation or sale of substantially all of
the assets or more than 51% of the stock, provided (i) that a copy of said assignment, in recordable form, is delivered to the Landlord containing a full assumption by the assignee of all the Tenant’s obligations hereunder and (ii) that such
successor shall have had, for each of its prior two (2) fiscal years, net worth equal to or greater than Tenant’s net worth. In the event that such successors shall be unable to satisfy the provisions of sub-clause (ii) above, as a condition to
such assignment, such successor shall post additional security equal to four (4) months of the then current total base annual rent and additional rent. 
  
 G. Except as expressly otherwise provided in Section 21.F hereof, the following shall be deemed an “assignment” of this lease
for the purposes of Article 21: 
  
 i. an
assignment of a part interest in this lease; 
  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 7 

 ii. one or more sales or transfers, by operation of law or otherwise, or creation of new
stock or issuance of additional shares of stock, resulting in a transfer of at lease fifty-one (51%) percent of the oustanding stock of Tenant, if Tenant is a corporation, or of any corporate subtenant, except that the transfer of the outstanding
capital stock of any corporate tenant, or subtenant, shall be deemed not to include the sale of such stock by persons or parties, other than those deemed “affiliates” of Tenant within the meaning of Rule144 promulgated under the Securities
Act of 1933, as amended, through the “over-the-counter market” or through any recognized stock exchange; 
  
 iii. one or more sales or transfers, by operation of law or otherwise, resulting in a transfer of at least fifty-one (51%) percent of the
total interests in Tenant, if Tenant is a partnership, limited liability company or partnership, or in any partnership subtenant; or 
  
 iv. Tenant’s entering into a takeover agreement affecting this lease. 
  
 For the purposes of this Article 21, a modification, amendment or extension of a sublease shall be deemed a sublease.

  
 H. If Tenant assigns, sells, conveys,
transfers, mortgages, pledges or sublets this lease, the demised premises, or any portion thereof in violation of this Articles 21, or if the demised premises are occupied by anybody other than Tenant, Landlord may collect rent from any assignee,
sublessee or anyone who claims a right to this Agreement or letting or who occupies the demised premises, and Landlord shall apply the net amount collected to the annual rental herein reserved; and no such collection shall be deemed a waiver by
Landlord of the covenants contained in this Article nor an acceptance by Landlord of any such assignee, sublessee, claimant or occupant as Tenant, nor a release of Tenant from the further performance by Tenant of the covenants contained herein.

  
 I. Tenant shall pay, as additional rent, the
reasonable cost of Landlord’s attorneys’ fees (including, without limitation, reasonable disbursements) in connection with any permitted subletting or assignment pursuant to this Article 21. 
  
 LANDLORD’S ACCESS TO PREMISES 
  
 22. A. Landlord or Landlord’s agents shall have the right to enter
and/or pass through the demised premises at all reasonable times upon reasonable notice to Tenant except in case of emergency, to examine the same, to show them to mortgagees, ground lessors, prospective purchasers or lessees or mortgagees of the
Building, adjusters or any other persons, and to make such repairs, improvements or additions as Landlord may deem necessary or desirable and Landlord shall be allowed to take all material into and upon and/or through said demised premises that may
be required therefor. Landlord acknowledges that there are special laws, rules, and regulations regarding entry to the pharmacy area. Landlord will use its best efforts to comply except in case of an emergency. During the one (1) year prior to the
expiration of the Demised Term, or any renewal term, Landlord may exhibit the demised premises to prospective tenants or purchasers at all reasonable hours and without unreasonably interfering with Tenant’s business. If Tenant shall not be
personally present to open and permit an entry into said premises, a any time, when for any reason an entry therein shall be necessary or permissible, Landlord or Landlord’s agents may enter the same by a master key, without rendering Landlord
or such agent liable therefor (if during such entry Landlord or Landlord’s agents shall accord reasonable care to Tenant’s property). If during the last month of the Demised Term, Tenant shall have removed all or substantially all of
Tenant’s property therefrom, Landlord may immediately enter, alter, renovate or redecorate the demised premises without limitation or abatement of rent, or incurring liability to Tenant for any compensation and such act shall have no effect on
this lease or Tenant obligations hereunder. 
  
 B. Landlord shall also have the right at any time to use, maintain and replace pipes and conduits in and through the demised premises and to erect new pipes and conduits therein, to change the arrangement and/or location of entrances or
passageways, doors and doorways, and corridors, elevators, stairs, toilets or other public parts of the Building, provided, however, that Landlord shall make to change in the arrangement and/or location of entrances or passageways or other public
parts of the Building which will adversely affect in any material manner Tenant’s use and enjoyment of the demised premises unless required by law or governmental authority. Landlord shall also have the right, at any time, to name the Building,
to display appropriate signs and/or lettering on any or any entrances to the Building, and to change the name, number or designation by which the Building is common know. 
  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 8 

 C. Neither this lease nor any use by Tenant shall give Tenant any right or easement to
the use of any door or passage or concourse connecting with any other building or to any public conveniences, and the use of such doors and passages and concourse and of such conveniences may be regulated and/or discontinued at any time and from
time to time by Landlord without notice to Tenant. 
  
 D. The exercise by Landlord or its agents of any right reserved to Landlord in this Article shall not constitute an actual or constructive eviction, in whole or in part, or entitle Tenant to any abatement or diminution of rent, or relieve
Tenant from any of its obligations under this lease, or impose any liability upon Landlord, or its agents, or upon any lessor under any ground or underlying lease, by reason of inconvenience or annoyance to Tenant, or injury to or interruption of
Tenant’s business, or otherwise. 
  
 SUBORDINATION 
  
 23. A. This lease is subject and subordinate in all respects to all ground
leases and/or underlying leases and to all mortgages which may now or hereafter be placed on or affect such leases and/or the real property of which the demised premises form a part, or any part or parts of such real property, and/or Landlord’s
interest or estate therein, and to each advance made and/or hereafter to be made under any such mortgages, and to all renewals, modifications, consolidations, replacements and extensions thereof and all substitutions therefor. This subsection a
shall be self-operative and no further instrument of subordination shall be required. In confirmation of such subordination, Tenant shall execute and deliver promptly any certificate that Landlord and/or any mortgagee and/or the lessor under any
ground or underlying lease and/or their respective successors in interest may request. 
  
 B. Without limitation of any of the provisions of this lease, in the event that any mortgagee or its assigns shall succeed to the interest
of Landlord or of any successor-Landlord and/or shall have become lessee under a new ground or underlying lease, then, at the option of such mortgagee, this lease shall nevertheless continue in full force and effect and Tenant shall and does hereby
agree to attorn to such mortgagee or its assigns and to recognize such mortgagee or its respective assigns as its Landlord. 
  
 C. Tenant shall, at any time and from time to time upon not less than five days’ prior notice by Landlord, execute, acknowledge and
deliver to Landlord a statement in writing certifying that this lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified and stating the modifications), and the
dates to which the rent, additional rent and other charges have been paid in advance, if any, and stating whether or not to the best knowledge of the signer of such certificate Landlord is in default in performance of any covenant, agreement, term,
provision or condition contained in this lease and, if so, specifying each such default of which the signer may have knowledge, it being intended that any such statement delivered pursuant hereto may be relied upon by any prospective purchaser or
lessee of said real property or any interest or estate therein, any mortgagee or prospective mortgagee thereof or any prospective assignee of any mortgage thereof. If, in connection with obtaining financing or refinancing for the Building and the
land allocated to it, a banking, insurance or other recognized institutional lender shall request reasonable modifications in this lease as a condition to such financing, Tenant will not unreasonably withhold, delay or defer its consent thereto,
provided that such modifications do not increase the obligations of Tenant hereunder or materially adversely affect the leasehold interest hereby created. Failure by Tenant to comply with this Article 23.C shall be a material default under this
lease. Landlord shall use its best efforts to obtain from future lender recognition of tenancy and agreement not to disturb Tenant’s tenancy except in case of default. 
  
 PROPERTY LOSS, DAMAGE, REIMBURSEMENT 
  
 24. A. Landlord or its agents shall not be liable for any damage to property of Tenant or of other entrusted to employees of the Building, nor for the
loss of or damage to any property of Tenant by theft or otherwise. Landlord or its agents shall not be liable for any injury or damage to persons or property resulting from fire, explosion, falling plaster, steam, gas, electricity, electrical
disturbance, water, rain or snow or leaks from any part of the Building or from the pipes, appliances or plumbing works or from the roof, street or subsurface or from any other place or by dampness or by any other cause of whatsoever nature, unless
caused by or due to the negligence of Landlord, its agents, servants or employees; nor shall Landlord or its agents be liable for any such damage caused by other tenants or persons in the Building or caused by operations in construction of any
private or public or quasi public work; nor shall Landlord be liable for any latent defect in the demised premises or in the Building. If at any time any windows of the demised premises are temporarily closed or darkened incident to or for the
purpose of repairs, replacements, maintenance and/or cleaning in, on, to or about the Building or any part parts thereof, Landlord shall not be liable for any damage Tenant may sustain thereby and Tenant shall not be entitled to any compensation
therefor nor abatement of rent nor shall the same release Tenant from its obligation hereunder nor constitute an eviction. Tenant shall reimburse and compensate Landlord as additional rent for all expenditures made by, or damages or fines sustained
or incurred by Landlord due to non-performance 

  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 9 

 
non-compliance with or breach or failure to observe any term, covenant or condition of this lease upon Tenant’s part to be kept, observed, performed or
complied with. Tenant shall give immediate notice to Landlord in case of fire or accidents in the demised premises or in the Building or of defects therein or in any fixtures or equipment. 
  
 TENANT’S INDEMNITY 
  
 B. Tenant shall indemnify and save harmless Landlord against and from any and all claims by and on behalf of
any person or persons, firm or firms, corporation or corporations arising from the conduct or management of or from any work or thing whatsoever done (other than by Landlord or its contractors or the agents or employees of either) in and on the
demised premises during the Demised Term and during the period of time, if any, prior to the Term Commencement Date that Tenant may have been given access to the demised premises for the purpose of making installations, and will further indemnify
and save harmless Landlord against and from any and all claims arising from any condition of the demised premises due to or arising form any act or omission or negligence of Tenant or any of its agents, contractors, servants, employees, licensees or
invitees, and against and from all costs, expenses and liabilities incurred in connection with any such claim or claims or action or proceeding brought thereon; and in case any action or proceeding be brought against Landlord by reason of any such
claim, Tenant, upon notice form Landlord, agrees that Tenant, at Tenant’s expense, will resist or defend such action or proceeding and will employ counsel therefor reasonably satisfactory to Landlord. Tenants liability under this lease extends
to the acts and omissions of any subtenant, and any agent, contractor, employee, invitee or licensee of any subtenant. 
  
 DESTRUCTION-FIRE OR OTHER CASUALTY 
  
 25. If the demised premises shall be damaged by fire or other casualty and if Tenant shall give prompt notice to Landlord of such damage, Landlord, at
Landlord’s expense, shall repair such damage. However, Landlord shall have no obligation to repair any damage to, or to replace, Tenant’s personal property or any other property or effects of Tenant, including (without limitation)
furnishings and equipment of Tenant or its employees, agents and clients. If the entire demised premises shall be rendered untenantable by reason of any such damage, the rent shall abate for the period from the date of such damage to the date when
such damage shall have been repaired, and if only a part of the demised premises shall be so rendered untenantable for purposes set forth in Article 4, the rent shall abate for such period in the proportion which the area of the part of the demised
premises so rendered untenantable bears to the total area of the demised premises. However, if prior to the date when all of such damage shall have been repaired any part of the demised premises so damaged shall be rendered tenantable and shall be
used or occupied by Tenant or any person or persons claiming through or under Tenant, then the amount by which the rent shall abate shall be equitably apportioned for the period from the date of any such use or occupancy to the date when all such
damage shall have been repaired. Tenant hereby expressly waives the provisions of Section 227 of the New York Real Property Law, and of all successor law of like import then in force, and Tenants agrees that the Provisions of this Article shall
govern and control in lieu thereof. Notwithstanding the foregoing provisions of this Article, if, prior to or during the Demised Term, (i) the demised premises shall be totally damaged or rendered wholly untenantable by fire or other casualty, and
if Landlord shall decide not to restore the demised premises, or (ii) the Building shall be so damaged by fire or other casualty that, in Landlord’s opinion, substantial alteration, demolition, or reconstruction of the Building shall be
required (whether or not the demised premises shall be damaged or rendered untenantable), then, in any of such events, Landlord at Landlord’s option, may give to Tenant, within ninety (90) days after such fire or other casualty, a thirty (30)
days’ notice of termination of this lease and, in the event such notice is given, this lease and the Demised Term shall come to an end and expire (whether or not said term shall have commenced) upon the expiration of said thirty (30) days with
the same effect as if the date of expiration of said thirty (30) days were the Expiration Date, the rent shall be apportioned as of such date and any prepaid portion of rent for any period after such date shall be refunded by Landlord to Tenant.

  
 SUBROGATION 
  
 26. Each of the parties hereto and their successors or assigns hereby waives
any and all rights of action for negligence against the other party hereto which may hereafter arise for damage to the premises or to property therein resulting from any fire or other casualty of the kind covered by standard fire insurance policies
with extended coverage, regardless of whether or not, or in what amounts, such insurance is now or hereafter carried by the parties hereto, or either of them. The foregoing release and waiver shall be in force only if both releasors insurance
policies contain a clause providing that such a release or waiver shall not invalidate the insurance and also provided that such a policy can be obtained without additional premiums. Both parties agree to use their best efforts to obtain and
maintain a waiver of subrogation from their respective carriers if they are insured. 
  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 10 

 EMINENT DOMAIN 
  
 27. A. In the event that the whole of the demised premises shall be lawfully condemned or taken in any manner for any public or quasi-public use, this
lease and the term and estate hereby granted shall forthwith cease and terminate as of the date of vesting of title. In the event that only one part of the demised premises shall be so condemned or taken, then, effective as of the date of vesting of
title, the rent hereunder shall be abated in an amount thereof apportioned according to the area of the demised premises so condemned or taken. In the event that only a part of the Building shall be so condemned or taken, then (i) Landlord (whether
or not the demised premises be affected) may, at its option, terminate this lease and the term and estate hereby granted as of the date of such vesting of title by notifying Tenant in writing of such termination within 60 days following the date on
which Landlord shall have received notice of vesting of title, and (ii) if such condemnation or taking shall be of a substantial part of the demised premises or of a substantial part of the means of access thereto, Tenant shall have the right, by
delivery of notice in writing to Landlord within 60 days following the date on which Tenant shall have received notice of vesting of title, to terminate this lease and the term and estate hereby granted as of the date of vesting of title or (iii) if
neither Landlord nor Tenant elects to terminate this lease, as aforesaid, this lease shall be and remain unaffected by such condemnation or taking, except that the rent shall be abated to the extent, if any, hereinabove provided in this Article 27.
In the event that only a part of the demised premises shall be so condemned or taken and this lease and the term and estate hereby granted are not terminated as hereinbefore provided, Landlord will, at its expense, restore the remaining portion of
the demised premises and nearly as practicable to the same condition as it was in prior to such condemnation or taking. 
  
 B. In the event of a termination in any of the cases hereinabove provided, this lease and the term and estate granted shall expire as of
the date of such termination with the same effect as if that were the date hereinbefore set for the expiration of the Demised Term, and the rent hereunder shall be apportioned as of such date. 
  
 C. In the event of any condemnation or taking hereinabove
mentioned of all or a part of the Building, Landlord shall be entitled to receive the entire aware in the condemnation proceeding, including any award made for the value of the estate vested by this lease in Tenant, and Tenant hereby expressly
assigns to Landlord any and all right, title and interest of Tenant now or hereafter arising in or to any such award or any part thereof, and Tenant shall be entitled to receive no part of such award, except that the Tenant may file a claim for any
taking of removable fixtures owned by Tenant and for moving expenses incurred by Tenant. 
  
 It is expressly understood and agreed that the provisions of this Article 27 shall not be applicable to any condemnation or taking for governmental occupancy for a limited period. 
  
 CERTIFICATE OF OCCUPANCY 
  
 28. Tenant will not at any time use or occupy the demised premises in
violation of the certificate of occupancy (temporary or permanent) issued for the Building or portion thereof of which the demised premises form a part. 
  
 DEFAULT 
  
 29. A. Upon the occurrence at any time prior to or during the Demised Term, of any one or more of the following events (referred to as “Events of Default”): 
  
 i. if Tenant shall default in the payment when due of any
installment of rent or in the payment when due of any additional rent, and such default shall continue for a period of five (5) days after notice by Landlord to Tenant of such default; or 
  
 ii. if Tenant shall default in the observance or performance
of any term, covenant or condition of this lease on Tenant’s part to be observed or performed (other than the covenants for the payment of rent and additional rent) and Tenant shall fail to remedy such default with ten (10) days after notice by
Landlord to Tenant of such default, or if such default is of such a nature that it cannot be completely remedied within said period of ten (10) days and Tenant shall not commence within said period of ten (10) days, or shall not thereafter
diligently prosecute to completion, all steps necessary to remedy such default; or 
  
 iii. if Tenant or Tenant’s guarantor hereunder (if any) shall file a voluntary petition in bankruptcy or insolvency, or shall be
adjudicated a bankrupt or become insolvent, or shall file any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under the present or any future federal bankruptcy act or
any other present or future applicable federal, state or other statute or law, or shall make an assignment for the benefit of creditors or shall seek or consent to or acquiescence in the appointment of any trustee, receiver or liquidator of Tenant
or of all or any part of Tenant’s property; or 
  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 11 

 iv. if, within thirty (30) days after the commencement of any proceeding against Tenant,
whether by the filing of a petition or otherwise, seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under the present or any future federal bankruptcy act or other 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 the appointment of any trustee, receiver or liquidator of Tenant, or of all or any part of Tenant’s property,
without the consent or acquiescence of Tenant, such appointment shall not have been vacated or otherwise discharged, or if any execution or attachment shall be issued against Tenant or any of Tenant’s property pursuant to which the demised
premises shall be taken or occupied or attempted to be taken or occupied; or 
  
 v. if Tenant shall default in the observance or performance of any term, covenant or condition on Tenant’s part to be observed or performed under any other lease with Landlord of space in the Building and such
default shall continue beyond any grace period set forth in such other lease for the remedying of such default; or 
  
 vi. if the demised premises shall become vacant, deserted or abandoned; or 
  
 vii. if Tenant’s interest in this lease shall devolve upon or pass to any person, whether by operation
of law or otherwise, except as expressly permitted under Article 21; then, upon the occurrence, at any time prior to or during the Demised Term, of any one or more of such Events of Default, Landlord, at any time thereafter, at Landlord’s
option, may give to Tenant a five (5) days’ notice of termination of this lease and, in the event such notice is given, this lease and the Demised Term shall come to an end and expire (whether or not said term shall have commenced) upon the
expiration of said five (5) days with the same effect as if the date of expiration of said five (5) days were the Expiration Date, but Tenant shall remain liable for damages as provided in Article 30. 
  
 B. If, at any time, (i) Tenant shall be comprised of two (2)
or more persons, or (ii) Tenant’s obligations under this lease shall have been guaranteed by any person other than Tenant, or (iii) Tenant’s interest in this lease shall have been assigned, the word “Tenant”, as used in
subsection (iii) and (iv) of Article 29.A, shall be deemed to mean any one or more of the persons primarily or secondarily liable for Tenant’s obligations under this lease. Any monies received by Landlord from or on behalf of Tenant during the
pendency of any proceeding of the types referred to in said subsections (iii) and (iv) shall be deemed paid as compensation for the use and occupation of the demised premises and the acceptance of any such compensation by Landlord shall not be
deemed an acceptance of rent or a waiver on the part of Landlord of any rights under Article 29.A. 
  
 REMEDIES 
  
 30. A. If
Tenant shall default in the payment when due of any installment of rent or in the payment when due of any additional rent and such default shall continue for a period of five (5) days after notice by Landlord to Tenant of such default, or if this
lease and the Demised Term shall expire and come to an end as provided in Article 29. 
  
 i. Landlord and its agents and servants may immediately, or at any time after such default or after the date upon which this lease and the
Demised Term shall expire and come to an end, re-enter the demised premises or any part thereof, without notice, either by summary proceedings or by any other applicable action or proceeding, or by force or otherwise (without being liable to
indictment, prosecution or damages therefor), and may repossess the demised premises and dispossess Tenant and any other persons from the demised premises and remove any and all of their property and effects from the demised premises; and

  
 ii. Landlord, at Landlord’s option, may
relet the whole or any part or parts of the demised premises from time to time, either in the name of Landlord or otherwise, to such tenant or tenants, for such term or terms ending before, on or after the Expiration Date, at such rental or rentals
and upon such other conditions, which may include concessions and free rent periods, as Landlord, in its sole discretion, may determine. Landlord shall have no obligation to relet the demised premises or any part thereof, and shall in no event be
liable for refusal or failure to collect the demised premises or any part thereof, or, in the event of any such reletting, for refusal or failure to collect any rent due upon any such reletting, and no such refusal or failure shall operate to
relieve Tenant of any liability under this lease or otherwise to affect any such liability. Landlord, at Landlord’s option, may make such repairs, replacements, alterations, additions, improvements, decorations and other physical changes in and
to the demised premises as Landlord, in its sole discretion, considers advisable or necessary in connection with any such reletting or proposed reletting, without relieving Tenant of any liability under this lease or otherwise affecting any such
liability. 
  
 B. Tenant, on its own behalf and
on behalf of all persons claiming through or under Tenant including all creditors, does hereby waive any and all rights which Tenant and all such persons might otherwise have under any present or future law to redeem the demised premises, or to
re-enter or repossess the demises 

  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 12 

 
premises, or to restore the operation of this lease, after (i) Tenant shall have been dispossessed by a judgment or by warrant of any court or judge, or (ii)
any re-entry by Landlord, or (iii) any expiration or termination of this lease and the Demised Term, whether such dispossess, re-entry, expiration or termination shall be by operation of law or pursuant to the provisions of this lease. In the event
of a breach or threatened breach by Tenant, or any persons claiming through or under Tenant, of any term, covenant or condition of this lease on Tenant’s part to be observed or performed, Landlord shall have the right to enjoin such breach and
the right to invoke any other remedy allowed by law or in equity as if re-entry, summary proceedings and other special remedies were not provided in this lease for such breach. The rights to invoke the remedies hereinbefore set forth are cumulative
and shall not preclude Landlord from invoking any other remedy allowed at law or in equity. 
  
 DAMAGES 
  
 31. A. If this
lease and the Demised Term shall expire and come to an end as provided in Article 29 or by or under any summary proceeding or any other action or proceeding, or if Landlord shall re-enter the demised premises as provided in Article 30 or by or under
any summary proceeding or any other action or proceeding, then, in any of said events: 
  
 i. Tenant shall pay to Landlord all rent, additional rent and other charges payable under this lease by Tenant to Landlord to the date
upon which this lease and the Demised Term shall have expired and come to an end or to the date of re-entry upon the demised premises by Landlord, as the case may be; and 
  
 ii. Tenant shall also be liable for and shall pay to Landlord, as damages, any deficiency (referred to as
“Deficiency”) between the rent and additional rent reserved in this lease for the period which otherwise would have constituted the unexpired portion of the Demised Term and the net amount, if any, of rents collected under any reletting
effected pursuant to the provisions of Section 30.A. for any part of such period (first deducting from the rents collected under any such reletting all of Landlord’s expenses in connection with the termination of this lease or Landlord’s
re-entry upon the demised premises and such reletting including, but not limited to, all repossession costs, brokerage commissions, legal expenses, attorney’s fees, alteration costs and other expenses of preparing the demised premises for such
reletting). Any such Deficiency shall be paid in monthly installments by Tenant on the days specified in this lease for payment of installments of rent. Landlord shall be entitled to recover from Tenant each monthly Deficiency as the same shall
arise, and no suit to collect the amount of the Deficiency for any month shall prejudice Landlord’s right to collect the Deficiency for any subsequent month by a similar proceeding; and 
  
 iii. At any time after the Demised Term shall have expired
and come to an end or Landlord shall have re-entered upon the demised premises, as the case may be, whether or not Landlord shall have collected any monthly Deficiencies as aforesaid, Landlord shall be entitled to recover from Tenant, and Tenant
shall pay to Landlord, on demand, as and for liquidated and agreed final damages, a sum equal to the amount by which the rent and additional rent reserved in this lease for the period which otherwise would have constituted the unexpired portion of
the Demised Term exceeds the then fair and reasonable rental value of the demised premises for the same period, both discounted to present worth at the rate of four (4%) percent per annum. If before presentation of proo_ of such liquidated damages
to any court, commission or tribunal, the demised premises, or any part thereof, shall have been relet by Landlord for the period which otherwise would have constituted the unexpired portion of the Demised Term, or any part thereof, the amount of
rent reserved upon such reletting shall be deemed, prima facie, to be the fair and reasonable rental value for the part or the whole of the demised premises so relet during the term of the reletting. 
  
 B. If the demised premises, or any part thereof, shall be
relet together with other space in the Building, the rents collected or reserved under any such reletting and the expenses of any such reletting shall be equitably apportioned for the purposes of this Article 31. Tenant shall in no event be entitled
to any rents collected or payable under any reletting, whether or not such rents shall exceed the rent reserved in this lease. Solely for the purposes of this Article, the term rent as used in Article 31.A. shall mean the rent in effect immediately
prior to the date upon which this lease and the Demised Term shall have expired and come to an end, or the date of re-entry upon the demised premises by Landlord, as the case may be, plus any additional rent payable pursuant to the provisions of
Article 11 for the Lease Year immediately preceding such event. Nothing contained in Articles __ and 30 or this Article shall be deemed to limit or preclude the recovery by Landlord from Tenant or the maximum amount allowed to be obtained as damages
by any statute or rule of law, or of any sums or damages to which Landlord may be entitled in addition to the damages set forth in Section 31.A. 
  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 13 

 FEES AND EXPENSES 
  
 32. If Tenant shall default in the performance of any covenant on Tenant’s part to be performed in this lease contained, Landlord may immediately, or
at any time thereafter, upon reasonable notice except in case of emergency, perform the same for the account of Tenant. If Landlord at any time is compelled to pay or elects to pay any sum of money, or do any act which will require the payment of
any sum of money, by reason of the failure of Tenant to comply with any provision hereof, or, if Landlord is compelled to or does incur any expense including reasonable attorneys’ fees, instituting, prosecuting and/or defending any action or
proceeding instituted by reason of any default of Tenant hereunder, the sum or sums so paid by Landlord with all interest, costs and damages, shall be deemed to be additional rent hereunder and shall be due from Tenant to Landlord on the first day
of the month following the incurring of such respective expenses, or at Landlord’s option on the first day of any subsequent month. In the event that Landlord shall institute any such action or proceeding by reason of a default by Tenant
hereunder, and Tenant shall thereafter cure such default before judgment is entered in such action or proceeding, the sum of $500 shall immediately become due and payable from Tenant to Landlord as and for liquidated damages on account of
Landlord’s attorneys’ fees and other costs and expenses in connection therewith (said sum not to be deemed to be, or construed as, a limitation on Landlord’s right to obtain reasonable attorneys’ fees in a greater amount where
such default is not so cured or where expenses were incurred prior to curing). Any sum of money (other than rent) accruing from Tenant to Landlord pursuant to any provision of this lease, whether prior to or after the Term Commencement Date, may, at
Landlord’s option, be deemed additional rent, and Landlord shall have the same remedies for Tenant’s failure to pay item of additional rent when due as for Tenant’s failure to pay any installment of rent when due. Tenant’s
obligations under this Article shall survive the expiration or sooner termination of the Demised Term. 
  
 NO WAIVER 
  
 33. A. No
act or thing done by Landlord or Landlord’s agents during the term hereby demised shall be deemed an acceptance of a surrender of said demised premises, and no agreement to accept such surrender shall be valid unless in writing signed by
Landlord. No employee of Landlord or of Landlord’s agents shall have any power to accept the keys of said demised premises prior to the termination of this lease. The delivery of keys to any employee of Landlord or of Landlord’s agents
shall not operate as a termination of this lease or a surrender of the demised premises. In the event of Tenant at any time desiring to have Landlord underlet the demised premises for Tenant’s account, Landlord or Landlord’s agents are
authorized to receive said keys for such purposes without releasing Tenant from any of the obligations under this lease, and Tenant hereby relieves Landlord of any liability for loss of or damage to any of Tenant’s effects in connection with
such underletting. The failure of Landlord to seek redress for violation of, or to insist upon the strict performance of, any covenant or condition of this lease, or any of the Rules and Regulations annexed hereto and made a part hereof, or
hereafter adopted by Landlord, shall not prevent a subsequent act, which would have originally constituted a violation, from having all the force and effect of an original violation. The receipt by Landlord of rent with knowledge of the breach of
any covenant of this lease shall not be deemed a waiver of such breach. The failure of Landlord to enforce any of the Rules and Regulations annexed hereto and made a part hereof, or hereafter adopted, against Tenant and/or any other tenant in the
Building shall not be deemed a waiver of any such Rules and Regulations. No provision of this lease shall be deemed to have been waived by Landlord, unless such waiver be in writing signed by Landlord. No payment by Tenant or receipt by Landlord of
a lesser amount than the monthly rent herein stipulated shall be deemed to be other than on account of the earliest stipulated rent then owing 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 in this lease provided. 
  
 B. Landlord’s failure to render a Landlord’s
Statement with respect to any Lease Year per Article 1 or Schedule C shall not prejudice Landlord’s right to render a Landlord’s Statement with respect to any subsequent Lease Year. The obligations of Landlord and Tenant the provisions of
Article 11 or Schedule C with respect to any additional rent for any Lease Year shall survive the expiration or any sooner termination of the Demise Term. 
  
 WAIVER OF TRIAL BY JURY 
  
 34. To the extent such waiver is permitted by law, Landlord and Tenant hereby waive trial by jury in an action, proceeding or counterclaim brought by
Landlord or Tenant against the other on any matter whatsoever arising out of or in any way connected with this lease, the relationship of landlord and tenant, the use or occupancy of the demised premises by Tenant or any person claiming through or
under Tenant, any claim of injury or damage and any emergency or other statutory remedy. The provisions of the foregoing sentence shall survive the expiration or any termination of the Demised Term. If Landlord commences any summary proceeding for
nonpayment 

  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 14 

 
of rent or otherwise to recover possession of the demised premises, Tenant agrees not to interpose any counterclaim of any nature or description in any such
proceeding. 
  
 BILLS AND NOTICES 
  
 35. Except as otherwise expressly provided in this lease, any bills,
statements, notices, demands, requests or other communications given or required to be given under this lease shall be effective only if rendered or given in writing, sent by registered or certified mail (return receipt requested optional),
addressed (A) to Tenant (i) at Tenant’s address set forth in this lease if mailed prior to Tenant’s taking possession of the demised premises, or (ii) at the Building if mailed subsequent to Tenant’s taking possession of the demised
premises, or (iii) at any place where Tenant or any agent or employee of Tenant may be found if mailed subsequent to Tenant’s vacating, deserting, abandoning or surrendering the demised premises, or (B) to Landlord at Landlord’s address
set forth in this lease, or (C) addressed to such other address as either Landlord or Tenant may designate as its new address for such purpose by notice given to the other in accordance with the provisions of this Article. Any such bill, statement,
notice, demand, request or other communication shall be deemed to have been rendered or given on the date when it shall have been mailed as provided in this Article. Notices on behalf of Landlord may be signed and sent by Landlord’s attorneys.

  
 INABILITY TO PERFORM 
  
 36. A. If, by reason of strikes or other labor disputes, fires or other
casualty (or reasonable delays in adjustment of insurance), accidents, orders or regulations of any Federal, State, County or Municipal authority, or any other cause beyond Landlord’s reasonable control, whether or not such other cause shall be
similar in nature to those hereinbefore enumerated, Landlord is unable to furnish or is delayed in furnishing any utility or service required to be furnished by Landlord under the provision of this lease or any collateral instrument, or is unable to
perform or make or is delayed in performing or making any installations, decorations, repairs, alterations, additions or improvements, whether or not required to be performed or made under this lease or under any collateral instrument, or is unable
to fulfill or is delayed in fulfilling any of Landlord’s other obligations under this lease or any collateral instrument, no such inability or delay shall constitute an actual or constructive eviction, in whole or in part, or impose any
liability upon Landlord or its agents by reason of inconvenience or annoyance to Tenant, or injury to or interruption of Tenant’s business, or otherwise, nor shall any such delay or inability to perform on the part of Landlord in any way affect
this lease and the obligation of Tenant to pay rent hereunder and to perform all of the other covenants and agreements to be performed by Tenant hereunder. 
  
 INTERRUPTION OF SERVICE 
  
 B. Landlord reserves the right to stop the services of the air conditioning, elevator, escalator, plumbing, electrical or other mechanical
systems or facilities in the Building when necessary by reason of accident or emergency, or for repairs, alterations, replacements or improvements which in the judgment of Landlord are desirable or necessary, until such repairs, alterations,
replacements or improvements shall have been completed. If the Tenant is in Default in the payment of rent or additional rent, or in the performance of any other provisions of this lease, and such default continues for ten (10) days after notice by
Landlord to Tenant, then Landlord reserves the right to discontinue any or all of the services to the demised premises during the continuance of such default. The exercise of such rights by Landlord shall not constitute an actual or constructive
eviction, in whole or in part, or entitle Tenant to any abatement or diminution of rent, or relieve Tenant from any of its obligations under this lease or impose any liability upon Landlord or its agents by reason of inconvenience or annoyance to
Tenant, or injury to or interruption of Tenant’s business, or otherwise. 
  
 CONDITIONS OF LANDLORD’S LIABILITY 
  
 37.
A. Tenant shall not be entitled to claim a constructive eviction from the demised premises unless Tenant shall have first notified Landlord of the condition or conditions giving rise thereto, and if complaints be justified, unless Landlord shall
have failed to remedy such conditions within a reasonable time after receipt of such notice. 
  
 B. If Landlord shall be unable to give possession of the demised premises on any date specified for the commencement of the term by reason
of the fact that the demised premises have not been sufficiently completed to make same ready for occupancy, or for any other reason, Landlord shall not be subject to any liability for the failure to give possession on said date, nor shall such
failure in any way affect the validity of this lease or the obligations of Tenant hereunder. The provisions of this Article are intended to constitute “an express provision the contrary” within the meaning of Section 223-a of the New York
Real Property Law. 
  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 15 

 TENANT’S TAKING POSSESSION 
  
 38. Tenant by entering into occupancy of the premises shall be conclusively deemed to have agreed that Landlord up to the
time of such occupancy has performed all of its obligations hereunder and that the premises were in satisfactory condition as of the date of such occupancy, unless within ten (10) days after such date Tenant shall give written notice to Landlord
specifying the respects in which the same were not in such condition. 
  
 ENTIRE AGREEMENT 
  
 39. This lease contains the
entire agreement between the parties and all prior negotiations and agreements are merged herein. Neither Landlord nor Landlord’s agent or representative has made any representation, or statement, or promise, upon which Tenant has relied
regarding any matter or thing relating to the Building, the land allocated to it, (including the Building Parking Area) or the demised premises, or any other matter whatsoever, except as is expressly set forth in this lease, including, but without
limiting the generality of the foregoing, any statement, representation or promise as to the fitness of the demised premises for any particular use, the services to be rendered to the demised premises or the prospective amount of any item of
additional rent. No oral or written statement, representation or promise whatsoever with respect to the foregoing or any other matter made by Landlord, its agents or any broker, whether contained in an affidavit, information circular, or otherwise
shall be binding upon the Landlord unless expressly set forth in this lease. No rights, easements or licenses are or shall be acquired by Tenant by implication or otherwise unless expressly set forth in this lease. This lease may not be changed,
modified or discharged, in whole or in part, orally, and no executory agreement shall be effective to change, modify or discharge, in whole or in part, this lease or any obligations under this lease, unless such agreement is set forth in a written
instrument executed by the party against whom enforcement of the change, modification or discharge is sought. All references in this lease to the consent or approval of Landlord shall be deemed to mean the written consent of Landlord, or the written
approval of Landlord, as the case may be, and no consent or approval of Landlord shall be effective for any purpose unless such consent or approval is set forth in a written instrument executed by Landlord. Landlord and Tenant understand, agree, and
acknowledge that (i) this lease has been freely negotiated by both parties; (ii) Tenant is sophisticated in real estate matters or has employed professionals to assist Tenant in the negotiation of this lease; and (iii) that, in any controversy,
dispute, or contest over the meaning, interpretation, validity, or enforceability of this lease or any of its terms or conditions, there shall be no inference, presumption, or conclusion drawn whatsoever against either party by reason of that party
having drafted this lease or any portion thereof. 
  
 DEFINITIONS

  
 40. The term “Landlord” as used in this lease
means only the owner, or the mortgagee in possession, for the time being of the land and Building (or the owner of a lease of the Building or of the land and Building) of which the demised premises form a part, so that in the event of any sale or
other transfer of said land and Building or of said lease, or in the event of a lease of the Building, or of the land and Building, the said Landlord shall be and hereby is entirely freed and relieved of all covenants and obligations of Landlord
hereunder, and it shall be deemed and construed as a covenant running with the land without further agreement between the parties or their successors in interest, or between the parties and the purchaser or other transferee at any such sale, or the
said lessee of the Building, or of the land and Building, provided that the purchaser, transferee or the lessee of the Building assumes and agrees to carry out any and all covenants and obligations of Landlord hereunder. The words
“re-enter” “re-entry” and “re-entered” as used in this lease are not restricted to their technical legal meanings. The term “business days” as used in this lease shall exclude Saturdays, (except such portion
thereof as is covered by specific hours in Article 6 hereof), Sundays and all days observed by the State and Federal Government as legal holidays. 
  
 The terms “person” and “persons” as used in this lease shall be deemed to include natural persons, firms,
corporations, associations and any other private or public entities, whether any of the foregoing are acting of their own behalf or in a representative capacity. 
  
 PARTNERSHIP TENANT 
  
 41. If Tenant is a partnership (or is comprised of two (2) or more persons, individually and as co-partners in a partnership) or if Tenant’s interest
in this lease shall be assigned to a partnership (or to two (2) or more persons individually and as co-partners of a partnership ) pursuant to Article 21 (any such partnership and such person being referred to in this Section as “Partnership
Tenant”), the following provisions of this Section shall apply to such Partnership Tenant: (a) the liability of each of the parties comprising Partnership Tenant shall be joint and several, and (b) each of the parties comprising Partnership
Tenant hereby consents in advance to, and agrees to be bound by, any modifications of this lease which may hereafter be made and by notices, demands, requests other communications which may hereafter be given, by Partnership Tenant or by any of the
parties comprising 

  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 16 

 
Partnership Tenant, and (c) any bills, statements, notices, demands, requests or other communications given or rendered to Partnership Tenant or to any of
the parties comprising Partnership Tenant shall be deemed given or rendered to Partnership Tenant and to all such parties and shall be binding upon Partnership Tenant and all such parties, and (d) if Partnership Tenant shall admit new partners, all
of such new partners shall, by their admission to Partnership Tenant, be deemed to have assumed performance of all of the terms, covenants and conditions of this lease on Tenant’s part to be observed and performed, and (e) Partnership Tenant
shall give prompt notice to Landlord of the admission of any such new partners, and upon demand of Landlord, shall cause each such new partner to execute and deliver to Landlord an agreement in form satisfactory to Landlord, wherein each such new
partner shall assume performance of all of the terms, covenants and conditions of this lease on Tenant’s part to be observed and performed (but neither Landlord’s failure to request any such agreement nor the failure of any such new
partner to execute or deliver any such agreement to Landlord shall vitiate the provisions of subdivision (d) of this Article). 
  
 SUCCESSORS, ASSIGNS, ETC. 
  
 42. The covenants, conditions and agreements contained in this lease shall bind and inure to the benefit of Landlord and Tenant and their respective
heirs, distributees, executors, administrators, successors, and, except as otherwise provided in this lease, their respective assigns. 
  
 APPLICATION OF INSURANCE PROCEEDS, WAIVER OF SUBROGATION 
  
 43. In any case in which Tenant shall be obligated under any provisions of this lease to pay to Landlord any loss, cost, damage, liability or expense
suffered or incurred by Landlord, Landlord shall allow to Tenant as an offset against the amount thereof the net proceeds of any insurance collected by Landlord for or on account of such loss, cost, damage, liability or expense, provided that the
allowance of such offset does not invalidate or prejudice the policy or policies under which such proceeds were payable. In any case in which Landlord shall be obligated under any provisions of this lease to pay to Tenant any loss, cost, damage,
liability or expense suffered or incurred by Tenant, Tenant shall allow to Landlord as an offset against the amount thereof the net proceeds of any insurance collected by Tenant for or on account of such loss, cost, damage, liability or expense,
provided that the allowance of such offset does not invalidate or prejudice the policy or policies under which such proceeds were payable. 
  
 CAPTIONS AND INDEX 
  
 44. The captions and the index at the beginning of the lease, if any, are included only as a matter of convenience and for reference, and in no way
define, limit or describe the scope of this lease nor the intent of any provisions thereof. 
  
 RECOVERY FROM LANDLORD 
  
 45. A. Tenant shall look solely to the estate and property of Landlord in the land and building of which the demised premises are a part, for the satisfaction of Tenant’s remedies for the collection of a 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/or conditions of the lease to be observed and/or performed by Landlord, and no other property or
assets of such Landlord shall be subject to levy, execution or other enforcement procedure for the satisfaction of Tenant’s remedies. 
  
 B. With respect to any provision of this lease which provides for Landlord’s approval and/or consent Tenant, in no event, shall be
entitled to make, nor shall Tenant make any claim, and Tenant hereby waives any claim, for money damages; nor shall Tenant claim any money damages by way of set-off, counterclaim or defense based upon any claim or assertion by Tenant that Landlord
has unreasonably withheld or unreasonably delayed any such consent or approval. 
  
 BROKER 
  
 46. Tenant represents and warrants to
Landlord that Sutton & Edwards & GLS Realty are the sole broker who brought the demised premises to Tenant’s attention and with whom Tenant has negotiated in bringing about this lease. Tenant agrees to indemnify, defend and save
Landlord harmless of, from and against any and all claim (and all expenses and fees, including attorneys fees, related thereto) for commissions or compensation made by another broker or entity, arising out of or relating to the breach by Tenant of
the foregoing representation. As, if and when this lease shall be fully executed and unconditionally delivered by both Landlord and Tenant, Landlord agrees to pay any commission that may be due the above-named broker in connection with this lease in
accordance with separate agreement between Landlord and said broker. 
  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 17 

 SECURITY DEPOSIT 
  
 47. Tenant has deposited with Landlord the sum of $71,050.50, as security for the faithful performance and observance by Tenant of the terms, provisions
and conditions of this lease; it is agreed that in the event Tenant defaults in respect of any of the terms, provisions and conditions of this Lease, Landlord may use, apply or retain the whole or any part of the security so deposited to the extent
required for the payment of any sum as to which Tenant is in default. In the event that Tenant shall fully and faithfully comply with all of the terms, provisions, covenants and conditions of this lease, the security shall be returned to Tenant as
follows: i) $35,525.25 eighteen (18) months after the Term Commencement Date and ii) the remaining $35,525.25 after the date fixed as the end of this lease and after delivery of entire possession of the demised premises to Landlord. In the event of
a sale of the land and Building or leasing of the Building, Landlord shall have the right to transfer the security to the vendee or lessee and Landlord shall thereupon be released by Tenant from all liability for the return of such security. If, as
a result of any application of all or any part of the security deposit, the amount of the security deposit being held by Landlord shall be less than the amount required to be held hereunder, Tenant shall forthwith provide Landlord with additional
funds in an amount equal to the deficiency. 
  
 SEVERABILITY OF PROVISIONS

  
 48. If any provision or any portion of any provision of
this lease or the application of any such provision or any portion thereof to any person or circumstance, shall be held invalid or unenforceable, the remaining portion of such provision and the remaining provisions of this lease, or the application
of such provision or portion of such provision as is held invalid or unenforceable to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby and such provision or portion of any
provision as shall have been held invalid or unenforceable shall be deemed limited or modified to the extent necessary to make it valid and enforceable; in no event shall this lease be rendered void or unenforceable. 
  
 RENEWAL OPTION 
  
 49. A. The Tenant shall have the option, to be exercised as hereinafter provided, to extend the Demised Term for a period of
five (5) years upon the following terms and conditions: 
  
 B. That at the time of the exercise of such option the Tenant shall not be in default in the performance of any of the terms, covenants or conditions herein contained with respect to a matter as to which notice of
default has been given hereunder and which has not been remedied within the time limited in this lease. 
  
 C. That at the time of the exercise of such option and at the time of the commencement of such extended period the Tenant shall not have
assigned this lease or sublet any portion of the demised premises (except per subsection 21.F hereof). 
  
 D. That such extension shall be upon the same terms, covenants and conditions as in this lease provided, except that (i) there will be no
further privilege of extension for the Demised Term beyond the period referred to above; (ii) during the renewal period, the annual rental payable by Tenant to Landlord shall continue to be the fixed annual rent as calculated pursuant to Article 3
hereof (including the provisions of Section 3.B hereof); and (iii) during the extension period, the base year for determining additional rent under the escalation clause, Article 11, shall remain unchanged and continue to be the base year
established at the commencement of the Demised Term. 
  
 E. Notwithstanding anything in this Article contained to the contrary, the Tenant shall not be entitled to an extension, if at the time of the commencement of the extended period the Tenant shall be in default under any of the terms,
covenants or conditions of this lease with respect to a matter as to which notice of default has been given hereunder and which has not been remedied within the time limited in this lease, or in this lease shall have terminated prior to the
commencement of said period. 
  
 F. The Tenant
shall exercise its option to the extension of the Demised Term by notifying the Landlord of the Tenant’s election to exercise such option at least twelve (12) months prior to the expiration of the initial Demised Term. Upon the giving of this
notice, this lease shall be deemed extended for the specified period, subject to the provisions of this Article, without execution of any further instrument. 
  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 18 

 RIGHT OF REFUSAL 
  
 50. Provided this Lease is in full force and effect, on and after the Term Commencement Date, Tenant shall have an ongoing option with respect to the
leasing of all of the remaining space on the Third Floor, North Wing of the Building (the “Refusal Space”). Such option shall be exercisable upon, and shall be subject to the following conditions: 
  
 A. Before executing a lease for the Refusal Space, Landlord
shall send written notice thereof to Tenant setting forth the terms of a bona fide and acceptable offer from a potential third-party tenant to lease the Refusal Space (“Landlord’s Refusal Notice”). Tenant shall have ten
(10) days thereafter, time being of the essence with respect thereto, within which to send Landlord written notice (“Tenant’s Acceptance Notice”) wherein Tenant shall agree to lease the Refusal Space on the terms specified in
Landlord’s Refusal Notice 
  
 B. If Tenant
declines to lease the Refusal Space or fails to reply to Landlord’s Refusal Notice within said ten (10) day period, time being of the essence with respect thereto, Landlord may lease the Refusal Space to the third party upon the terms set forth
in Landlord’s Refusal Notice. 
  
 C. If
Tenant sends Tenant’s Acceptance Notice, the parties shall promptly enter into a modification of this Lease for the Refusal Space. The term of the Lease shall be extended for not less than five (5) years or the term set forth in the Refusal
Notice whichever is longer. 
  
 D. Landlord shall
prepare and renovate the Refusal Space for use and occupancy by Tenant to the extent, if any, set forth in Landlord’s Refusal Notice. 
  
 E. Upon substantial completion of the Refusal Space, the annual rental for the Demised Premises hereunder shall be increased by the rental
allocable to the Refusal Space and as otherwise provided in Landlord’s Refusal Notice. 
  
 F. Anything in the Article 50 to the contrary notwithstanding, Tenant’s Right of Refusal with respect to the Refusal Space shall be
subject and subordinate to all Rights of American Institute of Physics with respect thereto. 
  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 19 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this lease as of the date first above written.

  

			
	LANDLORD:
	WE’RE ASSOCIATES COMPANY
		
	By:	 	 /s/ Bennett Rechler

	 Operating Partner

  

			
	TENANT:
	AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.
		
	By:	 	 /s/ Samuel P. Sears, Jr.

	 Name:
	 	 Samuel P. Sears Jr.

	 Title:
	 	 Vice Chairman

  
 [SEAL OF NOTARIZE]

  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 20 

			
	STATE OF NEW YORK	  	 )

	 	  	 : ss.:

	 COUNTY OF NASSAU
	  	 )

  
 On this
                    day of                     ,
1998, before me personally appeared
                                        ,
to me known and known to me to be the person who executed the above instrument, who being duly sworn by me, did for himself depose and say that he is an operating partner of WE’RE ASSOCIATES COMPANY, a partnership, and that he executed the
foregoing instrument in the firm name of WE’RE ASSOCIATES COMPANY and that he had authority to sign the same, and he did duly acknowledge to me that he executed the same as the act and deed of said partnership for the uses and purposes
mentioned therein. 
  

	
	
	 
	 Notary Public

  

			
	STATE OF NEW YORK	  	 )

	 	  	 : ss.:

	 COUNTY OF Suffol_
	  	 )

  
 On this 3rd day of December, 1998, before me personally came Samuel P. Sears Jr., to me known who, being by me duly sworn, did depose and
say that he resides at                             , VA, that he is the Vice Chairman of AMERICAN
PRESCRIPTION PROVIDERS OF NEW YORK, INC., the corporation described in and which executed the foregoing instrument, that he knows the seal of said corporation; that the seal affixed to said instrument is such corporate seal; that it was so affixed
by authority of the Board of Directors of said corporation, and that he signed his name thereto by like authority for and on behalf of said corporation 
  

	
	
	/s/ Ron Clayton
	 Notary Public

  

	
	 
	 
	 
	 

  
 [SEAL OF NOTARIZE]

  

 AMERICAN PRESCRIPTION PROVIDERS OF NEW YORK, INC.     PAGE 21 

  
 SCHEDULE A 

 
 LANDLORD’S INITIAL CONSTRUCTION 
  
 AT THE TENANTS OPTION, LANDLORD WILL DESIGN OR FOLLOW TENANT’S PLANS IN
PREPARING TENANT’S SUITE AT LANDLORD’S COST TO THE FOLLOWING SPECIFICATIONS:- 
  
 A. Landlord will erect the necessary dividing walls between demised premises and any surrounding premises. Such walls will be constructed of 2.5" metal stud, 5/8" gypsum board, and will be insulated with continuous
batts of 3" fiberglass for sound attenuation. 
  
 B. Landlord will
furnish and install for each suite a building standard corridor entranceway of special design as well as any auxiliary corridor entranceways required under law. 
  

C. Landlord will erect in accordance with the approved plan, dry-wall partitioning, consisting of 2.5" steel stud framing and 5/8" gypsum board, not to
exceed one lin. ft. of partitioning for every 13.5 square feet of ratable space. 
  
 D. Landlord will furnish and install in dry wall partitioning building standard, one piece hollow metal door frames and 1 3/4" solid core oak door (3'-0" X 7'-0") equipped with 1 1/2 pair of 4  1/22" x 4  1/2" butts and building standard latch set. 
  
 E. Landlord will spackle and tape walls three coats to a smooth and true
finish. 
  
 F. Landlord will paint walls two coats flat latex. No
room shall have more than one color. Doors and trim will be painted two coats matching semi-gloss enamel. 
  
 G. Landlord will furnish and install 22 oz./sq. yd. commercial nylon textured loop carpet with a woven polypropylene backing. The carpet shall be as
manufactured by Patcraft – Scholastic 22 or equal. Landlord will furnish and install 4" vinyl cove base on all drywall partitions. 
  
 H. Landlord will provide a 2" x 2" acoustical tile ceiling with a Travertine finish of building standard specification as manufactured by National Gypsum
Corporation or equal. 
  
 I. Landlord will provide 2" x 4", fully
recessed, return air handling, low glare fixtures each having an open aluminum louver with parabolic shaped contours. These will be positioned to conform to the room layout in the manner best allowed by the ceiling grid pattern. Each fixture will be
equipped with three 32 watt fluorescent lamps or equivalent lighting as mutually agreed upon. 
  
 The number of fixtures furnished and installed will be at the rate of one fixture per 80 sq. ft. of usable area, providing light intensities and concomitant energy consumption recommended by the New York State Energy
Conservation Code. 
  
 J. Landlord will provide a flush type,
circuit breaker panel at a convenient location within the Tenant’s space. Panel capacity shall be adequate to carry all tenant lighting and equipment load providing such equipment load does not exceed 5 watts per square foot of usable area.
Voltage characteristic available at this panel will be 208 volt 3 phase, 208 volts 1 phase; and 120 volt 1 phase. 
  
 K. Landlord will provide 120 volt convenience quad receptacles in the walls in general accordance with tenant’s layout, such locations being adjusted
to follow good practice. Quantity of receptacles shall not exceed one receptacle per 120 sq. ft. of ratable area. Tenant, at his option, may substitute one electric floor head for each three convenience duplex wall receptacles. 
  
 L. In the general offices areas, landlord, in accordance with New York State
Energy Conservation Code and the Regulations of the United States Department of Energy will modify the air conditioning system by the addition of ducts, registers, diffusers and other appurtenances to provide fresh air and a rate not less than .15
cubic feet per minute per square foot of usable area on average and to maintain the premises at not less then 65oF Dray Bulb and not more than 78oF Dry Bulb providing that (1) outside 

  

 SCHEDULE A Page 1 

 
temperatures are not less than 15oF Dry Bulb nor more than 89oF Dry Bulb; (2) outside Wet Bulb temperature does not exceed 73oF when outside Dry Bulb
temperature is 89oF and (3) the sources of heat within the demised premises in any given room or area do not exceed (a) one person per 100 square feet of usable area and (b) a light and equipment load of four (4) watts per square foot of usable area
for all purposes. 
  
 II. The work and installations required to be performed and
made by Landlord pursuant to the provisions of paragraph I of this Schedule shall be equal to standards adopted by Landlord for the Building. Landlord’s Initial Construction shall constitute a single nonrecurring obligation on the part of
Landlord. 
  
 III. After the Term Commencement Date, Landlord may enter the
demised premises to complete unfinished details of Landlord’s Initial Construction, and entry by Landlord, its agents, servants, employees or contractors for such purpose shall not constitute an actual or constructive eviction, in whole or in
part, or entitle Tenant to any abatement or diminution of rent, or relieve Tenant from any of its obligations under this lease, or impose any liability upon Landlord or its agents by reason of inconvenience or annoyance to Tenant, or injury to or
interruption of Tenant’s business, or otherwise. 
  
 IV (INDICATE BY
INITIALS) 
  
 A.
             On or prior to the          day of
                , 19    , the Tenant shall submit to Landlord a plan for the demised premises (referred to as “Tenant’s
Plan”) containing all designations and selections required or permitted to be made by Tenant in connection with Landlord’s initial Construction, 
  
              Landlord will prepare a plan (“Landlord’s Plan”) for the
demised premises. Tenant will furnish to Landlord the necessary information for Landlord’s plan no later than              days from the date of this lease and Tenant will
notify the Landlord in writing of its approval and/or requested changes in Landlord’s Plan within five (5) business days after Landlord’s submission to Tenant of said plan. 
  
 B. Tenant’s Plan shall be subject to Landlord’s approval, which Landlord agrees not to unreasonably withhold.
Landlord’s approval of Tenant’s plan shall not, unless expressly set forth in such approval, be deemed (1) to create any obligation on the part of Landlord to do any work or make any installations in or about the demised premises other
than the work and installations which are set forth in paragraph 1 of this Schedule or which may be designated by Tenant pursuant to, and subject to the conditions of, paragraph V of this Schedule, or (2) to authorize Tenant to make any alterations
in or about the demised premises. 
  
 C. In the event (1) Tenant,
on or prior to the          day of                  19     shall fail to submit to
Landlord a Tenant’s Plan which shall meet with Landlord’s approval, or (2) substantial completion of Landlord’s Initial Construction shall be delayed by reason of Tenant delays in submitting any other plans or specifications, or in
supplying information, or in approving plans or specifications or estimates or in giving authorizations, or by reason of any Extra work, as defined in paragraph V of this Schedule, designated by Tenant pursuant to the provisions of said paragraph V,
or by reason of any changes by Tenant in any designations previously made by Tenant pursuant to this Schedule, or by reason of any other similar acts or omissions of Tenant, and as a consequence the Term Commencement Date shall have been delayed,
then, the Term Commencement Date and the payment of rent hereunder shall be accelerated by the number of days of delay caused by Tenant’s aforesaid acts or omissions. 
  
 In the event the Tenant desires any additional work, materials or installations (referred to collectively as “Extra
Work”) to be supplied and installed by Landlord over and above the work, materials and installations to be supplied and installed by Landlord pursuant to the provisions of paragraph I of this schedule, then the Landlord will furnish and
construct such Extra Work on the basis of cost plus 15% of such cost and expense for overhead and an additional 10% of the resulting total as a supervisory fee. In the event the Tenant is not satisfied with Landlord’s quotation on the foregoing
basis then the Tenant may obtain an outside quotation and Landlord must then meet that quotation and perform the work for that price, or alternatively use the sub contractor whose quotation was furnished by the Tenant and for which the Tenant will
pay to the Landlord the sub-contractor’s quotation plus 5% of such cost and expense for overhead and an additional 10% of the resulting total as a supervisory fee. Tenant shall pay to Landlord the cost of such Extra Work as additional rent
within five (5) business days next following the rendition of a statement to Tenant. Landlord will not be required to perform any Extra Work which: (1) will require the use of contractors of a type other than those normally engaged by Landlord in
the construction of the Building, or (2) will tend to delay completion of Landlord’s Initial Construction, or (3) is not practicable and consistent with existing physical conditions in the Building and with the architectural, structural and
mechanical plans for the Building, or (4) will impair Landlord’s ability to perform any of Landlord’s obligations under the provisions of this lease, or (5) will affect any portion of the Building other than the demised premises. Tenant
shall not be entitled to any allowance from Landlord by reason of any omission or substitution in Landlord’s Initial Construction made at the direction of Tenant. 
  

 SCHEDULE A Page 2 

  
 SCHEDULE B 

 
 LANDLORD’S CLEANING SERVICES AND MAINTENANCE OF PREMISES

  
 (to be performed on all business days (Monday-Friday) except those which
are union holidays of the employees performing cleaning service and maintenance in the Building and grounds or on days on which the Building is closed.) 
  

	I.	CLEANING-SERVICES-PUBLIC SPACES: 

  
 A. Floor of entrance lobby and public corridors will be vacuumed or swept nightly and washed and waxed as necessary. 
  
 B. Entranceway glass will be cleaned daily. 
  
 C. Wall surfaces and elevator cabs will be kept in clean condition.

  
 D. Lighting fixtures will be cleaned monthly. Bulbs will be
replaced daily as needed. 
  
 E. Restrooms will be washed and
disinfected once a day. All brightwork and mirrors will be wiped daily. Dispensers will be checked and receptacles emptied daily. 
  
 F. Exterior surfaces of all windows of the building will be cleaned semi-annually. 
  
 G. A uniformed custodian will be available during the weekday working hours for the servicing of public spaces, sweeping and
cleaning of walks and stairs and for special duties during inclement weather. 
  

	II.	CLEANING SERVICES-TENANT SPACES: 

  
 A. Floors will be swept nightly. Carpets will be swept daily with carpet sweeper and vacuumed weekly. 
  
 B. Office equipment, telephones, etc. will be dusted nightly. 
  
 C. Normal office waste in receptacles and ashtrays will be emptied nightly.

  
 D. Interior surface of windows and sills will be washed and
blinds dusted semi-annually. 
  
 E. All walls, partitioning,
louvers, wall hangings, lighting fixtures, moldings and heating units will be dusted and wiped down semi-annually. 
  

	III.	EXTERIOR SERVICES: 

  
 A. Parking fields will be regularly swept, cleared of snow in excess of two inches and generally maintained so as to be well drained, properly surfaced
and striped. 
  
 B. All landscaping, gardening, exterior lighting
and irrigation systems will have regular care and servicing. 
  

	IV.	EQUIPMENT SERVICES: 

  
 A. All central air-conditioning equipment, elevators, public area plumbing and electrical facilities will be regularly serviced and maintained. All Tenant
supplemental HVAC Systems to be serviced by or at tenant’s expense. 
  
 B. All doors and hinges will be repaired as necessary, unless repair is necessitated by Tenant’s misuse. 
  
 C. All appurtenances, such as rails, stairs, etc. will be maintained in a safe condition. 
  

 SCHEDULE B PAGE 1 

  
 TENANT ELECTRIC SCHEDULE C

  
 1. Landlord shall provide at the rates hereinafter set forth and Tenant
shall purchase from Landlord “electric service” for the Tenant’s requirements for office lighting and normal office equipment. Charges as hereinafter set forth shall include the maintenance and servicing of all electrical equipment,
including feeders, switch gear, metering devices, wiring devices and lighting fixtures but not including bulbs. There shall be three (3) categories of electric service: 
  

	 	A.	NORMAL SERVICE 

  
 NORMAL SERVICE is electricity consumed during the Working Hours of any month (230), providing that the maximum load does not exceed three
(3) watts per rentable square foot multiplied by the rentable square feet of the demised premises. 
  

	 	B.	EXCESS SERVICES 

  
 EXCESS SERVICES is the electricity consumed in excess of three (3) watts per square foot. 
  

	 	C.	OVERTIME SERVICE 

  
 OVERTIME SERVICE is electricity consumed at all hours other than Working Hours during any month. 
  
 2. Charges for NORMAL SERVICE: The charge for NORMAL SERVICE is payable at a rate of Two
dollars and 40/100 ($2.40) per annum, per rentable square foot of the demised premises and is subject to escalation as hereinafter provided. The charge for NORMAL SERVICE is included in the yearly rent set forth in Article 3. 
  
 3. Charges for EXCESS SERVICE: The Landlord’s monthly charge for Tenant’s EXCESS
SERVICE shall be an amount equal to the percentage by which the three (3) watts per square foot of NORMAL SERVICE has been exceeded applied to the NORMAL SERVICE charged as escalated for that month. EXCESS SERVICE shall be billed per Paragraph 9.

  
 4. Charges for OVERTIME SERVICE: Landlord’s monthly charge for
Tenant’s OVERTIME SERVICE, payable in addition to the NORMAL SERVICE and EXCESS SERVICE, if any, shall be an amount equal to the number of OVERTIME HOURS in the month multiplied by the number of rentable square feet of the demised premises,
multiplied by $.002 and multiplied by 100% plus the percentage by which EXCESS SERVICE exceeds NORMAL SERVICE. OVERTIME SERVICE shall be billed per Paragraph 9. 
  

5. Escalation of charges for NORMAL SERVICE and OVERTIME SERVICE: If the total price per kilowatt hour (including, but not limited to, rates, fuel adjustment costs and
State and Local taxes) charged to the Landlord exceeds the BASE COST PER KILOWATT HOUR as hereinafter defined, then the Landlord’s charge for each month of the year following the BASE YEAR and for each successive year shall be increased or
decreased by the percentage increase or decrease between BASE COST PER KILOWATT HOUR and CURRENT COSTS PER KILOWATT HOUR as hereinafter defined. 
  
 This increase or decrease shall be calculated by determining the average cost of electricity for the preceding lease year and dividing it by the base cost
of electricity and multiplying by 100. For example: for the 3rd lease year: 
  
 Assume
the Base Cost of electricity is $0.15 per KW-HR 
  
 Assume Current cost of electricity for the entire 2nd lease year is $ 0.154 per KW-HR 
  
 Then the percentage increase of the cost of electricity
for the 2nd lease year would be calculated as follows : 0.004/0.150 x 100 = 2.67% 
  
 6. The BASE YEAR is defined as the twelve individual but full months immediately following __
commencement of the lease. 
  

 SCHEDULE C PAGE 1 

 7. BASE COST PER KILOWATT HOUR is defined as the Landlord’s average cost per kilowatt hour to operate the entire
Building during the base year. It shall be determined by dividing the total KILOWATT HOURS consumed by the total cost of electricity (including sales tax) as indicated on the utility bill(s) for the base year period. 
  
 8. The CURRENT COST PER KILOWATT HOUR is defined as the Landlord’s average cost per
kilowatt hour to operate the entire Building for that lease year. The Average Cost will be determined by dividing the total kilowatt hours consumed by the total cost of electricity (including sales tax) as indicated on the utility bill(s) for the
base year period during the year for which the escalation is being calculated for. 
  
 9. The charge for EXCESS SERVICE and/or OVERTIME SERVICE, if any, shall be billed and payable as additional rent on a monthly or less frequent basis at the Landlord’s convenience. OVERTIME SERVICE will be subject to yearly escalation
using the same percentage as calculated for NORMAL SERVICE. 
  
 10. In assessing
the charges for EXCESS SERVICE, the Landlord will, from time to time, check the Tenant’s consumption to determine if NORMAL SERVICES are being exceeded and the degree to which they are being exceeded prior to levying the charge for EXCESS
SERVICE. The Landlord will make this determination by utilizing a recording ampmeter device and averaging three (3) such readings during any month. Upon determination that EXCESS SERVICES are being utilized, these services will be continuously
billed thereafter on a monthly basis unless Tenant notifies the Landlord of the removal of such loads which would eliminate EXCESS SERVICE CHARGES. 
  
 11. Tenant covenants and agrees that at all times its use of electric current shall not exceed the capacity of existing feeders to the Building or the risers or wiring
installation and Tenant may not use any electrical equipment which, in Landlord’s opinion, reasonably exercised, will overload such installations or interfere with the use thereof by other tenants of the Building. 
  
 12. All electricity consumed by supplemental HVAC units shall be metered and billed
independently of Schedule C Service. These unit(s) shall be equipped with KW-HR meter(s) provided at Tenant’s cost to measure the Total Kilowatt Hours consumed. 
  
 The Tenant shall pay to Landlord as additional rent, all electricity consumed by supplemental HVAC unit(s), regardless of
the hour at which it is consumed, an amount equal to 110% of Landlord’s Average Cost of power for the billing period. 
  
 EXPLANATION: 
  
 The TENANT ELECTRIC SCHEDULE is based upon the Landlord purchasing power from Lilco at Service Classification 2MRP on a primary basis and represents the
best rates available to the Landlord. To make these rates available, the Landlord has emplaced transformers and other gear at his expense. The Service Classification provides for different rates at different times of the year which have been
averaged to formulate the charge for NORMAL SERVICE. Rate increases will generally reflect equal percentage increases for each month, although it is possible that they may differ as a result of the fuel adjustment costs. 
  
 The Landlord and Tenant hereby acknowledge that from time to time the utility
servicing the project, by application to the Public Utility Commission, can bring about complete changes to the rate structure which can cause disproportionate changes in the cost of electric service. In such a case, the Landlord reserves the right
to restructure SCHEDULE C to reflect such a change and the Tenant agrees to such change, providing it fairly represents the changed state of facts between the two rate schedules. 
  

 SCHEDULE C PAGE 2 

 CONSENT TO SUBLEASE 
  
 AGREEMENT made this 11th day of Dec., 2001, by and among WE’RE ASSOCIATES COMPANY. having an office at 100 Jericho Quadrangle, Jericho, New York 11753 (“Landlord”), AMERICAN PRESCRIPTION PROVIDERS OF
NEW YORK, INC., having an office at 2 Huntington Quadrangle, Melville, New York 11747 (“Tenant”), the tenant under a lease dated as of December 7, 1998 (which lease as heretofore or hereafter amended is hereinafter called the
“Main Lease”), under which Landlord demised to Tenant space in the building known as Suite 3N01, 2 Huntington Quadrangle, Melville, New York 11747 (the “Demised Premises”) and HENRY SCHEIN, INC., having an office at 2
Huntington Quadrangle, Melville, NY 11747 (“Subtenant”). 
  
 Landlord hereby consents to the subletting by Tenant to subtenant, pursuant to a sublease (the “Sublease”) dated November 7, 2001. a copy of which is attached hereto, the Demised Premises as shown and marked on the floor plan
attached to the Sublease (the “Sublet Space”) known as Suite 3N01, such consent begin subject to the following terms and conditions, to each of which Tenant and Subtenant expressly agree. 
  
 1. Nothing contained in this agreement shall either 
  
 (a) operate as a consent to or approval or ratification by
Landlord of any of the provisions of the Sublease or as a representation or warranty by Landlord, and Landlord shall not be bound or estopped in any way by the provisions of the Sublease, or 
  
 (b) be construed to modify, waive or affect (i) any of the
provisions, covenants or conditions in the Main Lease, (ii) any of Tenant’s obligations under the Main Lease, or (iii) any rights or remedies of Landlord under the Main Lease or otherwise or to enlarge or increase Landlord’s obligations or
Tenant’s rights under the Main Lease or otherwise, or 
  
 (c) be construed to waive any present or future breach or default on the part of the Tenant under the Main Lease. In case of any conflict between the provisions of this agreement and the provisions of the Sublease,
the provisions of this agreement shall prevail unaffected by the Sublease. 
  
 2. This consent is not assignable. 
  
 3. The Sublease shall be subject and subordinate at all times to the Main Lease and all of its provisions, covenants and conditions. In case of any conflict between the provisions of the Main Lease and the provisions of the Sublease, the
provisions of the Main Lease shall prevail unaffected by the Sublease. 
  
 4. Neither the Sublease nor this consent thereto shall release or discharge Tenant from any liability under the Main Lease and Tenant shall remain liable and responsible for the full performance and observance of all the provisions,
covenants and conditions set forth in the Main Lease on the part of Tenant to be performed and observed. Any breach or violation of any provisions of the Main Lease by Subtenant shall be deemed to be and shall constitute a default by Tenant in
fulfilling such provision. 
  
 5. This consent by Landlord shall
not be construed as a consent by Landlord to any further subletting either by Tenant or Subtenant, except as specifically provided in the Sublease Agreement. The Sublease may not be assigned, renewed or extended nor shall the Demised Premises or
Sublet Space, or any part thereof, be further sublet without the prior written consent of Landlord thereto in each instance. 
  
 6. Tenant covenants that it shall comply with all present and future laws, orders and regulations of all state, federal, municipal and local governments,
departments, commissions and boards and any direction of any public officer pursuant to law, and all orders, rules and regulations of the New York Board of Fire underwriters or any similar body which shall impose any violations, order or duty upon
Landlord or Tenant with respect to the construction, use or occupancy of the Sublet Space, including, without limitation, the erection of the necessary separating partitions. 
  
 7. Upon the expiration or any earlier termination of the term of the Main Lease, or in a case of the surrender of the Main
Lease by Tenant or Landlord, except as provided in the next succeeding sentence, the Sublease and its term shall expire and come to an end as of the effective date of such expiration, termination, or surrender and Subtenant shall vacate the Sublet
Space on or before such date. If the Main Lease shall expire or terminate during the terms of the Sublease for any reason other than condemnation or destruction by fire or other cause or if Tenant shall surrender the Main Lease to Landlord during
the term of the Sublease, Landlord in its sole discretion, upon written notice given to Tenant and Subtenant not more than thirty (30) days after the effective date of such expiration, termination or surrender, without any additional or further
agreement of any kind on the part of Subtenant, may elect to continue the Sublease with the same force and effect as if Landlord, as lessor, and Subtenant as lessee had entered into a lease as of such effective date for a term equal to the then
unexpired term of the Sublease and containing the same provisions as those contained in the Sublease. Subtenant shall attorn to Landlord and Landlord and Subtenant shall have the same rights, obligations and remedies thereunder prior to such
effective date, respectively, except that in no event shall Landlord be (i) liable for any act or omission by Tenant, or (ii) subject to any offsets or defenses which Subtenant had or might have against Tenant, or (iii) bound by any rent or
additional rent or other payment paid by Subtenant to Tenant in advance. Upon expiration of the Sublease pursuant to the provisions of the first sentence of this Article 7, in the event of the failure of Subtenant to vacate the Sublet Space as
therein provided, Landlord shall be entitled to all of the rights and remedies available to a landlord against a tenant holding over after the expiration of a term. 
  

 8. Both Tenant and Subtenant shall be and continue to be liable for all bills rendered by Landlord
charges incurred by or imposed upon Subtenant for services rendered and materials supplied to the Sublet Space. 
  
 9. In consideration of the execution of this consent by Landlord, Tenant is herewith paying to Landlord, the sum of $750 to cover Landlord’s
reasonable legal fees in connection herewith as provided for in Article 21 I of the Lease 
  
 10. Any notice or communication which any party hereto may desire or be required to give to any other party under or with respect to this agreement shall be given by either prepaid certified mail, registered mail or
overnight mail addressed to such other party, in the case of Landlord at its address first hereinabove set forth, and in the case of Tenant and Subtenant at the building in which the Demised Premises are located, or in any case at such other address
as such other party may have designated by notice given in accordance with the provisions of this Article 10. The time when such notice or communication shall be deemed to have been given shall be the time same shall be mailed. 
  
 11. Tenant and Subtenant do hereby jointly and severally indemnify and hold
Landlord harmless of and from any loss, cost, claim, damage, liability and expense, including, without limitation, attorneys’ fees, disbursements and broker’s commission that may arise from the Sublease and/or this Consent. 
  
 12. This agreement shall be construed in accordance with the laws of the
State of New York, contains the entire agreement of the parties hereto with respect to the subject matter hereof any may not be changed or terminated orally or by course of conduct. 
  
 13. Anything contained in the Sublease to the contrary notwithstanding, Tenant and Subtenant agree that all sums due to the
Landlord pursuant to the Main Lease shall be paid directly by Tenant to Landlord. 
  
 14. Anything in Sections “9,” and/or “11,” of the Sublease to the contrary notwithstanding, the provisions of Articles 3, 4, 5, 6, 7, 8, 9, 10, 12, 18, 21, 46, 47, 49 and 50 of the Main Lease
remain, and shall remain, in full force and effect as between Landlord and Tenant; this Consent shall neither decrease Landlord’s rights nor increase Landlord’s obligations under such Articles; this Consent shall neither decrease
Tenant’s obligations nor increase Tenant’s rights under such Articles; and by this Consent Landlord does not undertake, accept or acknowledge any duties to Subtenant with respect to any obligations of Landlord pursuant to Articles 6, 7, 8,
9 and 10 of the Main Lease. 
  
 IN WITNESS WHEREOF, the
parties hereto have duly executed this agreement as of the day and year first above written. 
  

									
	LANDLORD:	 	 	 	We’re Associates Company
					
	 	 	 	 	 	 	By:	    	/s/ Bennett Rechler
	 	 	 	 	 	 	 	    	 Operating Partner

			
	TENANT:	 	 	 	 AMERICAN PRESCRIPTION
 PROVIDERS OF
NEW YORK, INC.

					
	 	 	 	 	 	 	By:	    	/s/ R. Scott Jones
	 	 	 	 	 	 	 (Print Name)
	    	 R. Scott Jones

	 	 	 	 	 	 	 (Print Title)
	    	 President & CEO

			
	SUBTENANT:	 	 	 	HENRY SCHEIN, INC.
					
	 	 	 	 	 	 	By:	    	/s/ Michael S. Ettinger
	 	 	 	 	 	 	 (Print Name)
	    	 Michael S. Ettinger

	 	 	 	 	 	 	 (Print Title)
	    	 Vice President & General Counsel.

  

			
	 State of NY
	  	)
	 	  	)ss.:
	 County of NASSAU
	  	)

  
 On the 11th day of Dec., 2001, before me, the undersigned, a Notary Public in and for said State, personally appeared Bennett Rechler,
personally known to me or proved to me on the basis of satisfactory evidence to be the individual(s) whose name(s) is (are) subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies),
and that by his/her/their signature(s) on the instrument, the individual(s), or the person upon behalf of which the individual(s) acted, executed the instrument. 
  

	
	
	/s/ Elizabeth Rose
	ELIZABETH ROSE
	 Notary Public, State of New York
 No. 01RO4896702
 Qualified in Nassau County
 Commission Expires June 1, 2003

  

			
	 State of
	  	)
	 	  	)ss.:
	 Country of
	  	)

  
 On the ___ day of
___________, 2001, before me, the undersigned, a Notary Public in and for said State, personally appeared
                                        ,
personally known to me or proved to me on the basis of satisfactory evidence to be the individual(s) whose name(s) is (are) subscribed to within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and
that by his/her/their signature(s) on the instrument, the individual(s), or the person upon behalf of which the individual(s) acted, executed the instrument. 
  

			
	 State of NEW YORK
	  	)
	 	  	)ss.:
	 County of SUFFOLK
	  	)

  
 On the 4 day of
DECEMBER, 2001, before me, the undersigned, a Notary Public in and for said State, personally appeared Michael S. Ettinger, personally known to me or proved to me on the basis of satisfactory evidence to be the individual(s) whose name(s) is (are)
subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and that by his/her/their signature(s) on the instrument, the individual(s), or the person upon behalf of which the
individual(s) acted, executed the instrument. 
  

	
	
	/s/ Tat-Sing Leung
	TAT-SING LEUNG
	 NOTARY PUBLIC, State of New York
 No. 30-4634192
 Qualified in Nassau County
 Commission Expires August 31, 2002

  

 PAGE 1

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00078-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00078-of-00352.parquet"}]]