Document:

exv10w46

Exhibit 10.46

SECOND AMENDMENT TO OFFICE LEASE

     This SECOND AMENDMENT TO OFFICE LEASE (this “Second Amendment”) is made and entered into as of
the 29th day of April, 2010, by and between KILROY REALTY, L.P., a Delaware limited
partnership (“Landlord”), and ENCORE SOFTWARE, INC., a Minnesota corporation (“Tenant”).

R E C I T A L S:

     A. Landlord and Tenant entered into that certain Office Lease dated October 8, 2004 (the
“Original Lease”), as amended by that certain Amendment No. 1 to Lease dated December 29, 2004 (the
“First Amendment”), (the Original Lease and the First Amendment are collectively referred to herein
as the “Lease”), whereby Landlord leases to Tenant and Tenant leases from Landlord approximately
13,216 rentable square feet of space (the “Premises”) commonly known as Suite 700 and located on
the seventh (7th) floor of the building (the “Building”) located at 999 North Sepulveda Boulevard,
El Segundo, California. Tenant’s obligations under the Lease have been guaranteed by Navarre
Corporation, a Minnesota corporation (the “Guarantor”) pursuant to the terms of that certain
Guaranty of Lease dated October 8, 2004 (the “Guaranty”).

     B. Landlord and Tenant are also parties to that certain Parking License Agreement dated July
3, 2006 (the “Parking Agreement”), and that certain Storage Agreement dated February 22, 2005
(the “Storage Agreement”) as amended by that certain Amendment No.1 to Storage Agreement
dated March 29, 2006 (the “First Storage Amendment”).

     C. Tenant desires to extend the Lease Term for a period of three (3) years, and in connection
therewith, Landlord and Tenant desire to amend the Lease on the terms and conditions set forth in
this Second Amendment.

A G R E E M E N T:

     NOW, THEREFORE, in consideration of the foregoing recitals and the mutual covenants contained
herein, and for other good and valuable consideration, the receipt and sufficiency of which are
hereby acknowledged, the parties hereto hereby agree as follows:

     1. Terms. All capitalized terms when used herein shall have the same respective
meanings as are given such terms in the Lease unless expressly provided otherwise in this Second
Amendment.

     2. Extended Term. Pursuant to the terms of the Lease, the Lease Term is scheduled to
expire on April 30, 2010. Landlord and Tenant hereby extend the Lease Term for a period of
three (3) years, from May 1, 2010 (the “Extended Term Commencement Date”) through April 30, 2013
(unless sooner terminated as provided in the Lease, as hereby amended), on the terms and conditions
set forth in this Second Amendment. The period of time commencing on the Extended Term Commencement
Date and ending on April 30, 2013 shall be referred to herein as the “Extended Term.”

     3. Option Term. Notwithstanding any provision to the contrary contained in the Lease, Tenant shall continue to have one (1) option to extend the Lease Tern, as hereby amended, for
a term of three (3) years, commencing on May 1, 2013 and expiring on April 30, 2016, pursuant to
the terms and conditions contained in Section 2.2 of the Original Lease, which
shall (as of the date hereof) be amended as follows:

          3.1 All references to the “Lease Term” or “initial Lease Term” set forth in
Section 2.2 of the Original Lease shall mean the Extended Term.

          3.2 The phrase “or the first Option Term, as the case may be,” is hereby deleted from
the second (2nd) sentence of Section 2.2.1 of the Original Lease.

          3.3 The references to “five (5) years” contained in Section 2.2.1 of the Original Lease
are each hereby deleted and replaced with “three (3) years.”

     4. Condition of the Premises. Landlord and Tenant acknowledge that Tenant has been
occupying the Premises pursuant to the Lease, has had full opportunity to review the condition
thereof and has done so. Notwithstanding anything in the Lease to the contrary, Tenant shall
continue to accept

 

 

the Premises in its presently existing, “as is” condition, and Landlord shall not be obligated to
provide or pay for any improvement work or services related to the improvement of the Premises
unless specifically provided for in Section 8 of this Second Amendment. Tenant
also acknowledges that neither Landlord nor any agent of Landlord has made any representation or
warranty regarding the condition of the Premises or with respect to the suitability of the same for
the conduct of Tenant’s business.

     5. Remeasurement of Building and Premises. Notwithstanding any contrary provisions in
the Lease, as amended, Landlord and Tenant acknowledge and agree that Landlord has remeasured the
Building and that, according to such remeasurement, as of May 1, 2010 (the Extended Term
Commencement Date) the Building shall be deemed to contain approximately 127,901 rentable square
feet of space. For the period prior to May 1, 2010, the rentable square footage of the Building
shall remain as set forth in the Lease, and Tenant’s Share shall not change. However, commencing
on May 1, 2010 and continuing throughout the Extended Term, Tenants Share of the Building shall be
adjusted to reflect such remeasurement, as set forth in Section 6.3 below.

     6. Rent.

          6.1 Base Rent. Prior to the Extended Term Commencement Date, Tenant shall
continue to pay Base Rent for the Premises in accordance with the terms of the Lease. During the
Extended Term, Tenant shall pay Base Rent for the Premises as follows:

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	Monthly Rental Rate
	Period During	 	Annual	 	Monthly	 	per Rentable
	Extended Term	 	Base Rent	 	Base Rent	 	Square Foot
	May 1, 2010 —
April 30, 2011
	 	$	325,113.60	 	 	$	27,092.80	 	 	$	2.05	 
	May 1, 2011 —
April 30, 2012
	 	$	334,629.12	 	 	$	27,885.76	 	 	$	2.11	 
	May 1, 2012 —
April 30, 2013
	 	$	344,144.64	 	 	$	28,678.72	 	 	$	2.17	 

          6.2 Abated Base Rent. Notwithstanding the contrary provisions set forth
herein and in the Lease, Tenant shall not be obligated to pay the monthly installments of Base Rent attributable
to the Premises (the “Base Rent Abatement”) for the two (2) month period commencing on May 1, 2010
and ending on June 30, 2010 (the “Base Rent Abatement Period”) (such Base Rent Abatement Period
shall coincide with the first (1st) and second (2nd) full calendar months of the Extended Term).
In connection with the foregoing, the Base Rent Abatement provided to Tenant under this Section
6.2 during the Base Rent Abatement Period shall not exceed an aggregate of Fifty-Four
Thousand One Hundred Eighty-Five and 60/100 Dollars ($54,185.60) (i.e., $27,092.80 for each of the
two (2) months occurring during the Base Rent Abatement Period). Additionally, notwithstanding the
foregoing, Tenant shall be obligated to pay all applicable “Additional Rent” in accordance with the
Lease as amended by Section 6.3 of this Second Amendment, during the Base Rent Abatement
Period.

          6.3 Additional Rent. Notwithstanding the extension of the Lease Term as
provided herein, Tenant shall continue to be obligated to pay Tenant’s Share of increases in Direct Expenses
in connection with the Premises which arise or accrue prior to the Extended Term Commencement Date,
in accordance with the terms of the Lease. Effective as of the Extended Term Commencement Date, and
continuing throughout the Extended Term, Tenant shall pay Tenant’s Share of increases in Direct
Expenses in connection with the Premises which arise or accrue on or after the Extended Term
Commencement Date in accordance with the terms of the Lease; provided, however, that for purposes
of calculating the amount of Tenant’s Share of such increases in Direct Expenses, the Base Year
shall be the calendar year 2010 and Tenant’s Share shall equal 10.3330%.

     7. Parking. Through the Extended Term, Tenant shall continue to have the parking
rights and obligations set forth in the Lease subject to the terms and conditions contained in this
Section 7.Notwithstanding anything to the contrary contained in the Lease or the
Parking Agreement, all monthly parking permit fees payable by Tenant pursuant to the terms of the
Lease shall be abated during the six (6) month period commencing on May 1, 2010 and ending on
October 31, 2010 (the “Parking Abatement Period”). In lieu of any prior parking validation rights
granted to Tenant under the Lease, Landlord shall provide to Tenant, free of charge, one-hundred
(100) hours of parking validations for each month of the Extended Term, which validations are to
utilized by Tenant’s visitors and patrons only. Nothing contained in this Section 7 shall
be deemed to waive or otherwise modify Tenant’s additional parking rights and obligations under the
Parking Agreement.

 

 

Exhibit 10.46

     8. Landlord Work; Tenant’s Supplemental HVAC Repair and Maintenance Obligations; Carpet
Allowance.

          8.1 Landlord Work. Notwithstanding any provision contained herein or in the Lease to the contrary, Landlord shall, at its sole cost and expense, cause the following work to be
performed within the Premises as soon as reasonably possible following the parties’ execution and
delivery of this Second Amendment: (i) touch up certain portions of the painted surfaces of the
interior walls of the Premises (which portions shall be determined by Landlord in its reasonable
discretion), utilizing Landlord’s ‘Building standard” methods, materials and finishes (the color
of which paint shall be determined by Landlord in its reasonable discretion), (ii) cause the
carpeted surfaces of the floor of the Premises to be professionally cleaned, and (iii) subject to
Landlord’s ability to obtain all required governmental approvals therefor, purchase and cause the
supplemental HVAC unit (the “Supplemental HVAC Unit”) identified on Exhibit B (attached
hereto and incorporated herein by this reference) to be installed within the Premises for Tenant’s
use in connection with its existing server room, which Supplemental HVAC Unit shall be installed
in accordance with the scope of work set forth on Exhibit C (attached hereto and
incorporated herein by this reference) (the “Scope of Work”) (items (i) through (iii) above to be
collectively referred to herein as the “Landlord Work”). With regard to item (iii) of the Landlord
Work, Tenant shall fully cooperate with Landlord, at no cost to Tenant, in Landlord’s efforts to
obtain all government approvals and/or permits (if any) required for such installation of the
Supplemental HVAC Unit, and shall comply with the terms set forth on the Scope of Work. In
connection with the foregoing, Tenant shall have no right to alter or modify the Landlord Work
within the Premises. Tenant hereby acknowledges that, notwithstanding Tenant’s occupancy of the
Premises during the performance of the Landlord Work, Landlord shall be permitted to perform the
Landlord Work during normal business hours, and Tenant shall provide Landlord with access to the
Premises to carry out the Landlord Work and a reasonably clear working area for the Landlord Work
(including, but not limited to, the moving of Tenant’s property away from the area in which
Landlord is performing the Landlord Work). Provided that Landlord uses reasonable efforts to
minimize any disruption to Tenant’s business. Tenant hereby agrees that the performance of the
Landlord Work shall in no event constitute a constructive eviction of Tenant nor entitle Tenant to
any abatement of rent or damages of any kind. Furthermore, provided that Landlord uses reasonable
efforts to minimize any disruption to Tenant’s business, in no event shall Tenant be entitled to
any compensation or damages from Landlord for the loss of the use of the whole or any part of the
Premises or of Tenant’s personal property or improvements resulting from the Landlord Work or
Landlord’s actions in connection with the Landlord Work, or for any inconvenience or annoyance
occasioned by the Landlord Work or Landlord’s actions in connection therewith.

          8.2 Tenant’s Supplemental HVAC Repair and Maintenance Obligations. Throughout the remainder of the Lease Term (as amended hereby and subject to further extension as
provided above), Tenant shall repair and maintain the Supplemental HVAC Unit in good working order
and condition and in accordance with the applicable terms and conditions of Article 7 of
the Original Lease. In connection with the foregoing, Landlord may, at Tenant’s sole cost and
expense (without profit or markup by Landlord), separately meter the electricity utilized by the
Supplemental HVAC Unit, and Tenant shall reimburse Landlord for the cost as reasonably determined
by Landlord of all electricity utilized by the Supplemental HVAC Unit. Notwithstanding
any contrary provision contained herein or in the Lease, the Supplemental HVAC Unit shall be
deemed Landlord’s property and shall remain in place within the Premises in its then-existing
condition and Tenant shall have no obligation to remove or repair the same.

          8.3 Carpet Allowance. Tenant shall be entitled to a one-time allowance (the
“Carpet Allowance”) in an amount up to Three Thousand Five Hundred and No/100 Dollars ($3,500.00) for the
actual and documented out-of-pocket costs (“Tenant’s Carpet Costs”) incurred by Tenant to repair
and/or replace the carpet in the Premises (the “Carpet Work”). After the occurrence of the
Extended Term Commencement Date and the completion of Tenant’s Carpet Work, Landlord shall
disburse the Carpet Allowance for Tenant’s Carpet Costs within thirty (30) days following receipt
by Landlord of receipts for Tenant’s Carpet Work. Landlord shall not be obligated to pay a total
amount which exceeds the Carpet Allowance (any such excess being Tenant’s sole responsibility) nor
be obligated to disburse any portion of the Carpet Allowance for any purpose other than
reimbursement for Tenant’s Carpet Costs. If Landlord fails to timely disburse the Carpet
Allowance for Tenant’s Carpet Costs in accordance with this Section 8.3, then Tenant shall
have the right to deduct Tenant’s Carpet Costs from the installment of Base Rent first coming due
after the Carpet Allowance was payable by Landlord to Tenant. In no event shall the Carpet
Allowance provided for herein be available to Tenant as a credit against rent or other amounts
owing to Landlord pursuant to the Lease, as hereby amended, or in any manner other than as
expressly provided herein. In the event that Tenant shall fail to utilize the Carpet Allowance (or
to provide the documentation required hereunder for payment thereof) within one (1) year following
the Extended Term Commencement Date, any such unused amounts shall revert to Landlord and Tenant
shall have no further rights with respect thereto.

 

 

     9. Tenant’s Occupants. Notwithstanding anything to the contrary contained in the Lease,
Tenant shall have the right without the payment of a Transfer Premium, and without the receipt of
Landlord’s consent, but on prior written notice to Landlord, to permit the occupancy of up to
twenty percent (20%) of the rentable square footage of the Premises (i.e., 2,643 rentable square
feet) by licensees that have an ongoing, business relationship with Tenant (“Tenant’s
Occupants”), on and subject to the following conditions: (i) such individuals or entities
shall not be permitted to occupy a separately demised portion of the Premises which contains an
entrance to such portion of the Premises other than the primary entrance to the Premises; (ii) all
such individuals or entities shall be of a character and reputation consistent with the
first-class quality of the Building; (iii) the use of the Premises by Tenant’s Occupants must not
conflict with the use permitted by the Lease, as amended; and (iv) such occupancy shall not be a
subterfuge by Tenant to avoid its obligations under the Lease or the restrictions on Transfers
pursuant to Article 14 of the Original Lease. Tenant shall promptly supply Landlord with
any documents or information reasonably requested by Landlord regarding any such licensees. Any
occupancy permitted under this Section 9 shall not be deemed a Transfer under Article
14 of the Original Lease. Notwithstanding the foregoing, no such occupancy shall relieve
Tenant from any liability under the Lease, as amended.

     10. Security Deposit. Landlord and Tenant acknowledge that in accordance with the
terms of Article 8 of the Original Lease Tenant has previously delivered the sum of
Twenty-Seven Thousand Ninety-Two and 80/100 Dollars ($27,092.80) to Landlord as security for the
faithful performance by Tenant of the terms, covenants and conditions of the Lease. Concurrently
with Tenant’s execution and delivery of this Second Amendment to Landlord, Tenant shall deposit
with Landlord an amount equal to One Thousand Five Hundred Eighty-Five and 93/100 Dollars
($1,585.92) to be held by Landlord as an addition to the Security Deposit currently held by
Landlord. Accordingly, effective as of the date of this Second Amendment, notwithstanding any
provision to the contrary contained in the Lease, the total Security Deposit amount to be held by
Landlord pursuant to the Lease, as hereby amended, shall equal Twenty-Eight Thousand Six Hundred
Seventy-Eight and 72/100 Dollars ($28,678.72).

     11. Deletions. Effective as of the date hereof; Tenant’s rights under Sections
6.6, 29.48 and 29.49 of the Original Lease shall be deemed null and void and
of no further force or effect.

     12. Broker. Landlord and Tenant hereby warrant to each other that they have had no
dealings with any real estate broker or agent in connection with the negotiation of this Second
Amendment other than CB Richard Ellis (“Broker’) and that they know of no other real
estate broker or agent who is entitled to a commission in connection with this Second Amendment.
Each party agrees to indemnify and defend the other party against and hold the other party
harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, costs and
expenses (including, without limitation, reasonable attorneys’ fees) with respect to any leasing
commission or equivalent compensation alleged to be owing on account of any dealings with any real
estate broker or agent other than the Broker, occurring by, through, or under the indemnifying
party. The terms of this Section 12 shall survive the expiration or earlier termination of
the Lease Term, as amended.

     13. Consent of Guarantor. This Second Amendment is subject to and conditioned upon
Tenant delivering to Landlord, concurrently with Tenant’s execution and delivery of this Second
Amendment, the “Acknowledgment and Consent of Guarantor” (“Consent”) in the form
attached hereto as Exhibit A, which Consent shall be fully executed by and binding upon
the Guarantor.

     14. No Further Modification; Conflict, Except as specifically set forth in this
Second Amendment, all of the terms and provisions of the Lease shall remain unmodified and in full
force and effect. In the event of any conflict between the terms and conditions of the Lease and
the terms and conditions of this Second Amendment, the terms and conditions of this Second
Amendment shall prevail.

[Signatures to appear on the following page]

 

 

Exhibit 10.46

IN WITNESS WHEREOF, this Second Amendment has been executed as of the day and year first above
written.

	 	 	 	 	 
	 	“LANDLORD”

KILROY REALTY, L.P.,

a Delaware limited partnership

 	 
	 	By:  	KILROY REALTY CORPORATION, a
 	 
	 	 	Maryland corporation, 	 
	 	 	general partner 	 
	 

	 	 	 	 	 
	 	By:  	
 	 
	 
	 	 	Its: 	 	 

	 	 	 	 	 
	 	 	 
	 	By:  	
 	 
	 
	 	 	Its: 	 	 
	 	 	 	 
	 

	 	 	 	 	 
	 	“TENANT”

ENCORE SOFTWARE, INC.,

a Minnesota corporation

 	 

	 	 	 	 	 
	 	By:  	/s/ Cal Morrell
 	 
	 	 	Its: President 	 

	 	 	 	 	 
	 	 	 
	 	By:  	                                                  /s/ J. Reid Porter
 	 
	 	 	Its: CFO and Treasurer 	 
	 	 	 	 

 

 

EXHIBIT A

ACKNOWLEDGMENT AND CONSENT OF GUARANTOR

     The undersigned, as Guarantor under that certain Guaranty of Lease, dated October 8, 2004
(“Guaranty”), hereby (i) acknowledges and consents to the Second Amendment to Office Lease, dated
February 17, 2010 (the “Second Amendment”), and (ii) agrees that the terms and conditions of the
Guaranty, including Guarantors’ promises, covenants and guarantees thereunder, shall apply to the
Second Amendment.

Paragraph 3 of the Guaranty is deleted and replaced with the following:

Guarantor’s liability under this Guaranty shall continue until all rents due under
the Lease have been paid in full and until all other obligations to Landlord have
been satisfied. If all or any portion of Tenant’s obligations under the Lease is paid
or performed by Tenant, the obligations of Guarantor hereunder shall continue and
remain in full force and effect in the event that all or any part of such payment(s)
or performance(s) is avoided or recovered directly or indirectly from Landlord as a
preference, fraudulent transfer or otherwise. Notwithstanding anything in this
Guaranty to the contrary, Guarantor’s liability hereunder for the payment and
performance of Tenant’s obligations under the Lease shall be limited to a maximum
aggregate amount of $500,000.00 during the first two (2) years of the Extended Term
and $250,000.00 thereafter (exclusive of reasonable attorney’s fees and reasonable
out-of-pocket costs incurred by Landlord in enforcing this Guaranty) and shall in no
event require Guarantor to pay any amounts or to make any expenditures in excess of
such maximum aggregate amount except for reasonable attorneys’ fees and reasonable
attorneys’ fees and reasonable out-of-pocket enforcement costs.

Dated:
April 30, 2010

	 	 	 	 	 
	 	“GUARANTOR”

NAVARRE CORPORATION,

a Minnesota corporation

 	 
	 	By:  	/s/ J. Reid Porter
 	 
	 	 	Its:  CFO and Treasurer 	 
	 

	 	 	 	 	 
	 	By:  	                     /s/ Cary L. Deacon
 	 
	 	 	Its:  Chief Executive Officer 	 
	 	 	 	 
	 

EXHIBIT A

-1-

 

 

EXHIBIT B

SPECIFICATION FOIL SUPPLEMENTAL HVAC UNIT

One (1) new Data-Aire 3-ton cooling only split system (or similar).

EXHIBIT B

-1-

 

 

EXHIBIT C

SCOPE OF WORK

	1.	 	Landlord shall provide a project schedule and timeline for Tenant’s approval well in
advance. Landlord and Tenant shall collaborate through Visio (or similar) on the final
layout of the server room, so that the Supplemental HVAC Unit will not be located close
to the server racks.
	 
	2.	 	With Landlord’s cooperation (including no charge for freight elevator) Tenant shall
remove all unfixed furniture such as shelving units and file cabinets from the server
room and temporarily relocate them to Tenant’s storage cage in the basement of the
Building.
	 
	3.	 	Landlord shall provide 220-volt 30-amp power outlets far enough away from the
server room in a temporary area for the server racks so that Tenant’s business can
continue to operate without exposing equipment to dust, debris and damage during
construction.
	 
	4.	 	Tenant shall relocate (1) server rack to the temporary location and shall connect
equipment using existing data lines. With Landlord’s cooperation (including no charge
for freight elevator) Tenant shall remove the remaining (2) server racks from the server
room and put them in the storage cage,
	 
	5.	 	Tenant shall relocate any employees currently seated in front of the server room
along the south windows. The employees and their computers and belongings will be
removed from the area. Fixed furniture shall not be moved but Landlord shall cover the
fixed furniture with a drop cloth or similar protective material for the duration of the
project.
	 
	6.	 	Landlord shall not shut down power to the server room during construction, as fixed
equipment such as the core switch and surveillance equipment will not be relocated and
need to remain fully operational.
	 
	7.	 	Landlord shall work around the fixed cabling raceways and relay rack that are
connected to the core switch.
	 
	8.	 	Landlord shall remove the inside drywall and insulate between studs with
appropriate insulating material such as fiberglas batts.
	 
	9.	 	Landlord shall relocate the (3) 220-volt, 30-amp outlets to above the new server
rack location agreed upon in step 1. Power to these outlets may be shut off during the
duration of this step, but must be fully tested and operational upon completion.
	 
	10.	 	Landlord shall furnish and install (1) new 3-ton cooling-only split system, all
necessary new supply and return air ductwork, (2) new supply air ceiling diffusers, (1)
new return air register, all the necessary new DX refrigerant piping to connect the new
indoor fan coil unit to a new roof- mounted condensing unit, line and low voltage
electrical wiring and conduit, all the necessary new condensate drain piping, sealing of
all new duct joints, hoisting and rigging of the new roof- mounted condensing unit,
coring and check, test and start-up.
	 
	11.	 	Landlord shall remove any existing duct work that is connected to the existing HVAC
system from the server room only after the new system is tested and running.
The core switch must be continually kept as cool as possible during the project
duration. Landlord shall trim back existing ductwork to the inner wall so that the
existing HVAC system can be used as a backup in the event the dedicated Supplemental
HVAC Unit requires service, so that Tenant’s business continuity is not disrupted.
Landlord shall install cut-off levers on the supply and return vents and they shall be
set in the closed position during normal operation of the dedicated Supplemental HVAC
Unit
	 
	12.	 	After the Supplemental HVAC Unit is online and functioning properly, Landlord shall
redrywall the inside of the server room from floor to ceiling, working around existing
pipe and conduit. Gaps between drywall and penetrations shall be scaled with an
insulating sealant. The 6’ x 7’ opening in the server room wall facing the south
windows shall be framed, insulated and drywalled on both sides so that new drywall is
flush with existing drywall. Landlord shall install a building standard suspended
ceiling within the server room.

EXHIBIT C

-1-

 

 

	13.	 	Landlord shall keep all drywall dust production to a minimum so that drywall dust does
not enter the core switch through its cooling fans. If this is not possible, drywall
work may be scheduled for the weekend so that Tenant may shut down the core switch
during this phase. Dry sanding should be avoided during tape and mud phase.
	 
	14.	 	Landlord shall paint drywall to match existing white paint color used throughout
the suite.
	 
	15.	 	After construction is completed and Tenant can move back into the server room,
Tenant and Landlord shall move the (2) racks back from the cage in the basement and
position them in the server room as specified in the layout agreed upon in step 1.
	 
	16.	 	Tenant and Landlord shall move the unfixed furniture from step 2 from the cage back
into the server room.
	 
	17.	 	Tenant shall be responsible for moving servers from the temporary server rack back
into the server room.

EXHIBIT C

-2-exv10w47

Exhibit 10.47

DATED: November 19, 2009

 

B E T W E E N:

ORLANDO CORPORATION

- and -

NAVARRE CORPORATION

 

LEASE

Regarding 1695 Drew Road

Unit #3

Mississauga, Ontario L5S 1J5

 

 

 

ORLANDO CORPORATION

INDUSTRIAL LEASE

TABLE OF CONTENTS

	 	 	 	 	 
	 	 	Section	 
	
ARTICLE I — DEMISE & TERM
	Premises 
	 	 	1.01	 
	Use of Common Areas 
	 	 	1.02	 
	Term 
	 	 	1.03	 
	Early Access 
	 	 	1.04	 
	Option to Extend 
	 	 	1.05	 
	Acceptance of Premises 
	 	 	1.06	 
	Quiet Enjoyment 
	 	 	1.07	 
	 
	 	 	 	 
	
ARTICLE II — RENT
	 
	 	 	 	 
	Intent of Lease 
	 	 	2.01	 
	Basic Rent
	 	 	2.02	 
	Calculation of Basic Rent 
	 	 	2.03	 
	Additional Rent 
	 	 	2.04	 
	Deposit Payable to Landlord 
	 	 	2.05	 
	Payments to Landlord 
	 	 	2.06	 
	Pre-Authorized Bank Debit 
	 	 	2.07	 
	Overdue Rent 
	 	 	2.08	 
	Set-Off 
	 	 	2.09	 
	Review of Tenant’s Financial Statements 
	 	 	2.10	 
	 
	 	 	 	 
	
ARTICLE III — TAXES
	 
	 	 	 	 
	Taxes Payable by Landlord 
	 	 	3.01	 
	Taxes Payable by Tenant 
	 	 	3.02	 
	Tenant’s Business and Other Taxes 
	 	 	3.03	 
	Payment of Taxes 
	 	 	3.04	 
	 
	 	 	 	 
	
ARTICLE IV — OPERATING COSTS
	 
	 	 	 	 
	Tenant’s Covenant to Pay Operating Costs 
	 	 	4.01	 
	Payment of Operating Costs 
	 	 	4.02	 
	 
	 	 	 	 
	
ARTICLE V — UTILITIES
	 
	 	 	 	 
	Utility Charges 
	 	 	5.01	 
	Meters 
	 	 	5.02	 

 

 

	 	 	 	 	 
	 	 	Section	 
	Heating 
	 	 	5.03	 
	Service Contracts 
	 	 	5.04	 
	 
	 	 	 	 
	
ARTICLE VI — MAINTENANCE & REPAIR
	 
	 	 	 	 
	Tenant to Maintain and Repair 
	 	 	6.01	 
	Repair Where Tenant at Fault 
	 	 	6.02	 
	Alterations 
	 	 	6.03	 
	Notice of Accidents 
	 	 	6.04	 
	Construction Liens 
	 	 	6.05	 
	Removal of Fixtures and Improvements 
	 	 	6.06	 
	Roof & Office Rooftop HVAC Replacement 
	 	 	6.07	 
	Repairs on Termination 
	 	 	6.08	 
	Landlord’s Repair Obligation 
	 	 	6.09	 
	 
	 	 	 	 
	
ARTICLE VII — ASSIGNING AND SUBLETTING
	 
	 	 	 	 
	Assigning or Subletting 
	 	 	7.01	 
	Change of Control 
	 	 	7.02	 
	Sublet of Part of Premises 
	 	 	7.03	 
	Excess Rent 
	 	 	7.04	 
	Mortgage of Leasehold 
	 	 	7.05	 
	Advertising Premises 
	 	 	7.06	 
	Disposition by Landlord 
	 	 	7.07	 
	 
	 	 	 	 
	
ARTICLE VIII — USE
	 
	 	 	 	 
	Use of Leased Premises 
	 	 	8.01	 
	Rules and Regulations 
	 	 	8.02	 
	Observance of Law 
	 	 	8.03	 
	Waste and Nuisance 
	 	 	8.04	 
	Exterior Walls 
	 	 	8.05	 
	Signs 
	 	 	8.06	 
	Energy Conservation 
	 	 	8.07	 
	Overloading Systems 
	 	 	8.08	 
	Parking 
	 	 	8.09	 
	Refuse and Garbage 
	 	 	8.10	 
	Overloading Floors 
	 	 	8.11	 
	Plumbing Fixtures 
	 	 	8.12	 
	Outside Storage 
	 	 	8.13	 
	 
	 	 	 	 
	
ARTICLE IX — INSURANCE AND INDEMNITY
	 
	 	 	 	 
	Tenant’s Insurance 
	 	 	9.01	 
	Landlord’s Insurance 
	 	 	9.02	 

-ii-

 

	 	 	 	 	 
	 	 	Section	 
	Not to Affect Landlord’s Insurance 
	 	 	9.03	 
	Limit of Landlord’s Liability 
	 	 	9.04	 
	Limit of Tenant’s Liability 
	 	 	9.05	 
	Indemnity 
	 	 	9.06	 
	 
	 	 	 	 
	
ARTICLE X — CONTROL OF COMPLEX
	 
	 	 	 	 
	Control of Complex
	 	 	10.01	 
	 
	 	 	 	 
	
ARTICLE XI — DAMAGE & DESTRUCTION
	 
	 	 	 	 
	Abatement of Rent 
	 	 	11.01	 
	Termination 
	 	 	11.02	 
	 
	 	 	 	 
	
ARTICLE XII — DEFAULT
	 
	 	 	 	 
	Events of Default 
	 	 	12.01	 
	Accelerated Rent 
	 	 	12.02	 
	Right of Re-entry 
	 	 	12.03	 
	Reletting 
	 	 	12.04	 
	Distress 
	 	 	12.05	 
	Right of Landlord to Cure Defaults 
	 	 	12.06	 
	Cross Default 
	 	 	12.07	 
	Remedies Not Exclusive 
	 	 	12.08	 
	Non-Waiver 
	 	 	12.09	 
	Recovery of Adjustments 
	 	 	12.10	 
	 
	 	 	 	 
	
ARTICLE XIII — SUBORDINATION & ACKNOWLEDGEMENTS
	 
	 	 	 	 
	Mortgages 
	 	 	13.01	 
	Certificates 
	 	 	13.02	 
	Recognition Agreement 
	 	 	13.03	 
	 
	 	 	 	 
	
ARTICLE XII — ACCESS BY LANDLORD
	 
	 	 	 	 
	Exhibiting Leased Premises 
	 	 	14.01	 
	Expansion, Alteration 
	 	 	14.02	 

-iii-

 

	 	 	 	 	 
	 	 	Section	 
	
ARTICLE XV — MISCELLANEOUS
	 
	 	 	 	 
	Notice 
	 	 	15.01	 
	Registration 
	 	 	15.02	 
	Planning Act 
	 	 	15.03	 
	Obligations as Covenant 
	 	 	15.04	 
	Severability 
	 	 	15.05	 
	Unavoidable Delays 
	 	 	15.06	 
	Evidence of Payments 
	 	 	15.07	 
	Overholding 
	 	 	15.08	 
	Lien 
	 	 	15.09	 
	Goods and Services Tax 
	 	 	15.10	 
	Time of Essence 
	 	 	15.11	 
	Law 
	 	 	15.12	 
	Captions/Headings 
	 	 	15.13	 
	Joint and Several Liability 
	 	 	15.14	 
	Tenant Partnership 
	 	 	15.15	 
	Environmental Assessments 
	 	 	15.16	 
	Easements 
	 	 	15.17	 
	Entire Agreement 
	 	 	15.18	 
	Effect of Lease 
	 	 	15.19	 
	 
	 	 	 	 
	
ARTICLE XVI – ADDITIONAL PROVISIONS
	 
	 	 	 	 
	Option to Terminate 
	 	 	16.01	 
	Landlord Interest 
	 	 	16.02	 

SCHEDULES

SCHEDULE
“A” – Site Plan

SCHEDULE “B” – Legal Description of Lands

SCHEDULE “C” – Definitions

SCHEDULE “D” – Landlord’s Work

SCHEDULE “E” – Tenant Confirmation of Maintenance Service

SCHEDULE “F” – Notice by Tenant of Exercise of Option to Extend

SCHEDULE “G” – Landlord Agreement

-iv-

 

THIS INDENTURE dated as of the 19th day of November, 2009,

BETWEEN:

ORLANDO CORPORATION,

a corporation duly incorporated under the

laws of the Province of Ontario

(Hereinafter called the “Landlord”)

OF THE FIRST PART

— and —

NAVARRE CORPORATION

(Hereinafter called the “Tenant”)

OF THE SECOND PART

ARTICLE I — DEMISE & TERM:

Premises

     1.01 WITNESSETH that in consideration of the rents, covenants and agreements hereinafter
reserved and contained on the part of the Tenant to be paid, observed and performed, the Landlord
does demise and lease unto the Tenant and the Tenant leases from the Landlord, the Leased Premises.

Use of Common Areas

     1.02 The use and occupation by the Tenant of the Leased Premises includes the non-exclusive
right of the Tenant, its employees, agents and invitees and persons having business with the
Tenant, in common with the Landlord and all others entitled thereto, to use the common areas on the
Lands including the driveways, sidewalks and entrances.

Term

     1.03 To have and to hold the Leased Premises for and during the term of five (5) years
commencing on the 1st day of March, 2010 (the “Commencement Date”) and ending on the
28th day of February, 2015.

If the Leased Premises are not substantially ready for occupation by the Tenant on the Commencement
Date by reason of a delay or delays not caused or contributed to by the Tenant or anyone acting for
or on behalf of the Tenant and the Tenant has not gone into occupancy, then Rent shall abate and
shall not accrue or be payable until the Leased Premises are substantially ready for occupation by
the Tenant and all dates provided for herein shall be adjusted accordingly in order to provide for
a period of five (5) years from the date Rent becomes payable hereunder. Any such abatement of
Rent shall be accepted by the Tenant as full and final settlement of any and all claims which the
Tenant may have by reason of the Leased Premises not being substantially ready for occupancy on the
Commencement Date. A certificate or report by the Landlord’s Architect verifying that the Leased
Premises are substantially ready for occupation shall be conclusive and binding upon the Tenant.

Early Access

     1.04 Provided that: (i) the Tenant has delivered to the Landlord this Lease duly executed in
form acceptable to the Landlord; (ii) the Tenant has delivered to the Landlord the deposit as set
out in Section 2.05 of this Lease; and (iii) the

 

 

Tenant on behalf of itself and its employees, contractors, subcontractors, agents and
representatives agree in writing with the Landlord to comply with all requirements under the
Landlord’s “Health and Safety Policy and Procedures Handbook” (a copy of which is available upon
request), the Tenant shall be entitled to have early access (“Early Access”) to the warehouse
portion of the Leased Premises for the period which is thirty (30) days prior to the Commencement
Date (the “Early Access Period”) in order to prepare the Leased Premises for its occupancy,
provided that: (a) such Early Access shall not interfere with or delay the Landlord in the
performance of the Landlord’s Work; and (b) the Tenant, its employees, contractors, subcontractors,
agents or representatives shall not breach any of the requirements of the “Health and Safety Policy
& Procedures Handbook” during such Early Access, failing which such Early Access shall be denied.
During the Early Access Period the Tenant shall not be obligated to pay Basic Rent, but shall pay
Additional Rent and utility costs and shall observe and perform all of the Tenant’s other covenants
and obligations set out in this Lease.

Option to Extend

1.05 If the Tenant pays the Rent as and when due and is not in material default of the terms,
covenants and conditions to be performed by it hereunder (without limitation, non-payment of Rent
shall be deemed to be a “material” default), and provided no cure periods have expired if the
Tenant has at any point during the Term been in default of the terms herein, and provided that the
financial strength of the Tenant has not diminished from that existing as at the date of this Lease
and further provided that the Tenant has maintained the Leased Premises to standards required
herein subject to reasonable wear and tear, the cumulative effect of which does not amount to a
state of disrepair, the Tenant shall have the option to extend this Lease for a further term of
five (5) years upon the same terms and conditions contained in this Lease except:

	 	(a)	 	There shall be no Landlord’s Work or Early Access;
	 
	 	(b)	 	There shall be no further option to extend this Lease; and
	 
	 	(c)	 	The Basic Rent payable by the Tenant during such extended term shall be
fair market rent as of the date of commencement of the extended term based on similar
terms, considering premises of similar age, location and use as the Leased Premises.
If the Landlord and the Tenant cannot agree on the Basic Rent for the extended term
at least ninety (90) days prior to the commencement of the extended term, the same
shall be determined by arbitration as hereinafter set out.
	 
	 	 	 	In the case of any dispute between the Landlord and the Tenant
with respect to the Basic Rent payable in the extended term, each of the
Landlord and the Tenant shall at once agree upon the appointment of an
arbitrator and shall submit the dispute to the arbitrator for determination
in accordance with the provisions of the Arbitration Act, 1991 of Ontario.
The decision of the arbitrator so appointed shall be final and binding upon
the Landlord and the Tenant who covenant one with the other that such dispute
shall be decided by arbitration alone and not by recourse to any court by
action at law. If within a reasonable time the Landlord and the Tenant do
not agree upon an arbitrator, the arbitrator may upon petition of either the
Landlord or the Tenant be appointed by a justice of the Superior Court of
Justice. The cost of arbitration shall be apportioned between the Landlord
and the Tenant as the arbitrator may decide.

In order to exercise the extension option, the Tenant shall be required to give written notice to
the Landlord in the form attached hereto as Schedule “F” not less than nine (9) months and not more
than fifteen (15) months before the expiry of the initial Term of this Lease, failing which, this
option to extend will become null and void.

Acceptance of Premises

     1.06 The Tenant shall examine the Leased Premises before taking possession thereof and such
taking of possession shall be conclusive evidence as against the Tenant that at the time thereof
the Leased Premises were in good order and satisfactory condition and that all promises,
representations and undertakings by or binding upon the Landlord with respect to any alteration,
remodeling or decorating of or installation of fixtures in the Leased Premises, have been fully
satisfied and performed by the Landlord. The Tenant acknowledges that the existing leasehold
improvements, if any, are acceptable and that the Tenant is taking possession of the Leased
Premises as is, subject to the completion of the Landlord’s Work itemized in Schedule “D” attached
to this Lease.

 

 

Quiet Enjoyment

     1.07 If the Tenant pays the Rent hereby reserved and observes and performs the covenants on
its part contained in this Lease, then the Tenant may peaceably possess and enjoy the Leased
Premises for the Term hereby granted without disturbance from the Landlord or any other party
lawfully claiming by, from or under the Landlord.

ARTICLE II — RENT:

Intent of Lease

     2.01 The Tenant acknowledges that it is intended and agreed that this is a completely carefree
net lease for the Landlord except as expressly hereinafter set out and it is the mutual intention
of the parties hereto that the Basic Rent herein provided to be paid shall be net to the Landlord
clear of all taxes, costs, charges, expenses and outlays arising from or relating to the Complex
and that the Tenant shall bear its Proportionate Share of all costs relating to the operation,
maintenance and repair of the Complex (save only as otherwise specifically set out in this Lease)
including, and without limiting the generality of the foregoing, the Tenant’s Proportionate Share
of Taxes and Operating Costs and all taxes, costs, charges, expenses and outlays of any nature or
kind whatsoever relating to the Leased Premises, the use and occupancy thereof, the contents
thereof and the business carried on therein. Any amount and any obligation which is not expressly
declared herein to be that of the Landlord pertaining to the Complex or the Leased Premises shall
be deemed to be the obligation of the Tenant to be performed by or at the Tenant’s expense.
Charges of a kind personal to the Landlord such as by way of example taxes assessed upon the income
of the Landlord and principal and interest payments to be made by the Landlord in satisfaction of
mortgages now or hereafter registered against the Complex, shall not be the responsibility or
obligation of the Tenant.

Basic Rent

     2.02 Yielding and paying therefor yearly and every year during the Term unto the Landlord as
Basic Rent for the Leased Premises the sum of $132,709.50 in lawful money of Canada to be paid in
advance in equal consecutive monthly installments of $11,059.13 on the first day of each and every
month during the Term, the first of such payments to be made on the Commencement Date. If the Term
commences on any day other than the first or ends on any day other than the last day of a month,
then Basic Rent for the fractions of a month at the commencement and at the end of the Term shall
be adjusted pro rata on a per diem basis.

Calculation of Basic Rent

     2.03 The Basic Rent is calculated on the basis of the Rentable Area of the Leased Premises
being 29,491 square feet multiplied by $4.50 per square foot per annum.

Additional Rent

     2.04 The Tenant shall pay Additional Rent due and owing to the Landlord within ten (10) days
of written demand therefor or as otherwise hereinafter expressly set out and all other Additional
Rent on the due date thereof.

Deposit Payable to Landlord

     2.05 In order to induce the Landlord to enter into this Lease and to secure all obligations
and covenants of the Tenant hereunder (including without limitation, the repair and restoration
obligations of the Tenant with regard to improvements to the Leased Premises) as well as the
Landlord’s Leasing Costs and, without limiting any claims or other remedies which the Landlord may
have against the Tenant, to compensate the Landlord, in part, for damages that may be suffered by
the Landlord as a result of an Event of Default and/or early termination of the Lease, the Tenant
agrees to deliver to the Landlord (without any liability on the part of the Landlord for payment of
interest thereon), the following deposits (receipt of which is hereby acknowledged by the
Landlord):

	 	(a)	 	$17,882.61 (inclusive of goods and services tax), to be held by the Landlord
and applied on account of the Basic Rent and Additional Rent for the first month of the
Term; and

 

 

	 	(b)	 	$17,031.06 (exclusive of goods and services tax), to be held by the Landlord as
security for the full and faithful performance by the Tenant of all the agreements,
terms, covenants and conditions herein set forth and applied against expenses or other
costs or damages incurred by the Landlord and, subject to Section 12.02 hereof to be
payable as liquidated damages and not as penalty, upon forfeiture, default or early
termination, without prejudice to any further claims by the Landlord for damages and/or
any remedy for recovery thereof. In the event the Tenant observes and performs the
terms and conditions on its part under this Lease throughout the Term and the Leased
Premises are then in proper repair, such monies shall be returned to the Tenant within
thirty (30) days following the expiry of the Term of this Lease.

Payments to Landlord

     2.06 All payments to be made by the Tenant to the Landlord under this Lease shall be made at
the address hereinafter designated or, at such other place or places as the Landlord may designate
in writing, or to such agent of the Landlord as the Landlord may from time to time direct. In the
case of any default in payment of Rent hereunder, the Landlord may at its option apply the next
payments received by the Tenant firstly toward overdue charges, secondly to overdue Rent and lastly
to Rents currently owing.

Pre-Authorized Bank Debit

     2.07 If the Tenant is late in the payment of any Rent (or any part thereof) in any two (2)
consecutive months or more than twice in any twenty-four (24) month period, then the Tenant shall
forthwith provide the Landlord upon written demand with such written authorization as may be
required from time to time to debit the Tenant’s bank account in favour of the Landlord for
outstanding amounts owing by the Tenant to the Landlord under the Lease.

Overdue Rent

     2.08 The Tenant covenants to pay the Basic Rent and all other charges provided for in this
Lease on their respective due dates in full. The Tenant shall pay the Landlord an administration
fee of $200.00 for each month or part thereof plus interest on all overdue Rent, such interest to
be calculated from the date upon which the amount is first due hereunder until actual payment
thereof and at a rate of five percent (5%) per annum in excess of the minimum lending rate charged
to prime commercial borrowers by the Landlord’s bank from time to time. Notwithstanding the
foregoing, if Rent is not paid on its due date more than twice in any twenty-four (24) month
period, then thereafter for each subsequent occasion on which the Tenant is late in the payment of
Rent, in whole or in part, beyond the date appointed for the payment thereof, the Tenant shall pay
to the Landlord interest equal to 2% of such Rent payable for that month calculated monthly for
each and every month (or part month) that such Rent remains outstanding. Interest as aforesaid
shall be deemed to be Rent hereunder.

Set-Off

     2.09 All Rent payable by the Tenant to the Landlord shall be paid without any deduction,
set-off or abatement whatsoever except as hereinafter expressly provided.

Review of Tenant’s Financial Statements

     2.10 If the Tenant is late in the payment of any Rent (or any part thereof) in any two (2)
consecutive months or more than twice in any twenty-four (24) month period, then the Tenant shall,
at its own cost and expense, forthwith provide the Landlord within ten (10) days of receipt of
written demand with its most recent annual audited financial statement and such other financial
records and books of account of the Tenant as may be required by the Landlord so as to adequately
enable it to determine to its satisfaction the financial status of the Tenant.

ARTICLE III — TAXES:

Taxes Payable by Landlord

     3.01 The Landlord shall pay the Taxes charged on the Complex to the applicable taxing
authority, subject to reimbursement by the Tenant as hereinafter set out. The Landlord shall have
no obligation to contest or litigate the

 

 

imposition of any Taxes. The Landlord may defer payment of Taxes to the extent permitted by
law if it diligently pursues or causes to be pursued the contest or appeal of the Taxes, however,
the Tenant is not liable for any interest, penalties or additional Taxes incurred as a result of
the Landlord’s deferment of the payment of Taxes to the taxing authorities, except to the extent
the Tenant has not paid Taxes to the Landlord under this Lease.

Taxes Payable by Tenant

	 	3.02 	(a)	 	 If there is a separate assessment for Taxes with respect to the Leased Premises (which
separate assessment shall be deemed to include any valuation of the Leased Premises by the
relevant realty tax assessor, as evidenced by such assessor’s separate valuation and/or
working papers that may be available to the Landlord from time to time), and if such separate
assessment together with all other separate assessments for such other lands and/or buildings
included in the assessment roll (the “Complex”) equals the total assessment for Taxes for the
Complex, and if the Landlord so directs, the Tenant shall pay as Additional Rent, the amount
calculated by multiplying such assessment for the Leased Premises by the applicable Tax Rate
which amount shall, for the purposes of this Article III only and notwithstanding anything
else herein contained, be the Tenant’s “Proportionate Share” of Taxes for the Complex.

	 	(b)	 	If there is no separate assessment for Taxes with respect to the Leased
Premises, or if there is a separate assessment but such assessment together with all
other separate assessments relating to the Complex does not equal the total
assessment for the Taxes for the Complex, then until such time as there is a separate
assessment for Taxes with respect to the Leased Premises which together with all
other such separate assessments equals the total assessment for Taxes for the
Complex, and until such time as the Landlord has issued a direction to pay Taxes
pursuant to paragraph (a) of this Section 3.02, the Tenant shall pay to the Landlord,
as Additional Rent, its Proportionate Share of the Taxes for the Complex, adjusting
the occupied tax rate for the Tenant’s specific use of the Leased Premises; provided
that the Landlord may, at its option acting reasonably, apportion the total
assessment for Taxes for the Complex amongst the leaseable premises of the Complex,
including the Leased Premises, based on generally accepted real estate appraisal
practices applied consistently and equitably.
	 
	 	(c)	 	Notwithstanding paragraphs (a) and (b) of this Section 3.02, if the Leased
Premises or the Complex is not fully assessed as an occupied commercial or industrial
property for determination of Taxes in any Year, then the Landlord shall adjust the
Taxes to an amount that would have been determined if the Leased Premises and the
Complex were fully assessed as an occupied commercial or industrial property.
Furthermore, if the Leased Premises are at any time during the Term assessed for the
support of Separate Schools, or if the Taxes are increased by reason of any
installations made in or upon or any alterations made in or to the Leased Premises by
the Tenant or by the Landlord on behalf of the Tenant, the Tenant shall pay the
amount of such increase forthwith to the Landlord upon receipt of notice thereof.

Tenant’s Business and Other Taxes

     3.03 In addition to the Taxes payable by the Tenant pursuant to Section 3.02, the Tenant shall
pay to the lawful taxing authorities or to the Landlord if the Landlord so directs:

	 	(a)	 	all taxes, rates, duties, assessments and other charges that are levied,
rated, charged or assessed against or in respect of all improvements, equipment and
facilities of the Tenant on or in the Leased Premises or the Complex or any part
thereof; and
	 
	 	(b)	 	every tax and license fee which is levied, rated, charged or assessed
against or in respect of and every business carried on in the Leased Premises or in
respect of the use or occupancy thereof or any part of the Lands or the Building by
the Tenant and every subtenant or licensee of the Tenant or against the Landlord on
account of its interest in the Complex, save and except capital tax personal to the
Landlord (which is not otherwise provided for under this Lease) and whether in any
case, any such taxes, rates, duties, assessments or license fees are rated, charged
or assessed by any federal, provincial, municipal, school or other body during the
Term; and

 

 

	 	(c)	 	the full amount of any taxes in the nature of a business transfer tax,
value added tax, sales tax or any other tax levied, rated, charged or assessed in
respect of the Rent payable by the Tenant under this Lease or in respect of the
rental of space under this Lease, whether characterized as a goods and services tax,
sales tax, value added tax, business transfer tax or otherwise.

Payment of Taxes

	 	3.04 	(a)	 	 The Landlord shall be entitled at any time or times in any Year, upon at least fifteen
(15) days notice to the Tenant to require the Tenant to pay to the Landlord the Tenant’s
Proportionate Share of the Taxes for such Year in equal monthly installments. Such monthly
amount shall be determined by dividing the Tenant’s Proportionate Share of Taxes by the
number of months for the period from January 1st in each Year of the Term until the due date
of the final installment of Taxes as established by the applicable taxing authority from time
to time in each Year (“Installment Period”) and shall be paid by the Tenant to the Landlord,
monthly as Additional Rent, on the date for payment of monthly rental payments during the
Installment Period. The Landlord shall be entitled subsequently during such Year, upon at
least fifteen (15) days notice to the Tenant, to revise its estimate of the amount of
increase of such Taxes and the said monthly installment shall be revised accordingly. All
amounts received under this provision in any Year on account of the estimated amount of such
Taxes shall be applied in reduction of the actual amount of such Taxes for such Year. If the
amount received is less than the Tenant’s Proportionate Share of the actual Taxes, the Tenant
shall pay any deficiency to the Landlord as Additional Rent within fifteen (15) days
following receipt by the Tenant of notice of the amount of such deficiency. If the amount
received is greater than the Tenant’s Proportionate Share of the actual Taxes, the Landlord
shall either refund the excess to the Tenant as soon as possible after the end of the Year in
respect of which such payments were made or, at the Landlord’s option, shall apply such
excess against any amounts owing or becoming due to the Landlord by the Tenant, provided that
if the Tenant is then in default hereunder, the Landlord may defer dealing with such excess
until the default is cured.

	 	(b)	 	Taxes payable pursuant to paragraphs (a) and (b) of Section 3.03 shall be
paid by the Tenant when due if separate tax bills are issued and otherwise shall be
paid to the Landlord within ten (10) days written demand therefor.
	 
	 	(c)	 	Taxes payable pursuant to paragraph (c) of Section 3.03 shall be paid to
the Landlord within ten (10) days written demand therefor or at such time or times as
the Landlord from time to time determines by notice in writing to the Tenant.
	 
	 	(d)	 	If the Term of this Lease commences or ends on any day other than the first
or last day, respectively, of a Year, the Tenant shall be liable only for the portion
of the Taxes for such Year as falls within the Term, determined on a per diem basis.

ARTICLE IV — OPERATING COSTS:

Tenant’s Covenant to Pay Operating Costs

     4.01 The Tenant covenants to pay to the Landlord as Additional Rent the Tenant’s Proportionate
Share of the Operating Costs for the Year during each Year of the Term in accordance with the
provisions of Section 4.02.

Payment of Operating Costs

     4.02 The Landlord shall be entitled at any time or times in any Year, upon at least fifteen
(15) days’ notice to the Tenant to require the Tenant to pay to the Landlord monthly, on the date
for payment of monthly rental installments, as Additional Rent, an amount equal to one-twelfth
(1/12) of the amount estimated by the Landlord to be the amount of the Tenant’s Proportionate Share
of the Operating Costs for such Year. The Landlord shall be entitled subsequently during such
Year, upon at least fifteen (15) days’ notice to the Tenant, to revise its estimate of the amount
of the Tenant’s Proportionate Share of the Operating Costs and the said monthly installment shall
be revised accordingly. All amounts received under this provision in any Year on account of the
estimated amount of the Tenant’s Proportionate Share of the

 

 

Operating Costs shall be applied in reduction of the actual amount of the Tenant’s Proportionate
Share of the Operating Costs for such Year. Within a reasonable time after the end of the period
for which the estimated payments have been made, and in no event later than one hundred and eighty
(180) days after the expiry of the previous calendar year, the Landlord shall deliver to the Tenant
a written statement (the “Reconciliation Statement”) setting out in reasonable detail the amount of
the Operating Costs for such period calculated on the basis of a calendar year and the Tenant’s
Proportionate Share thereof. If the amount received is less than the actual amount of the Tenant’s
Proportionate Share of the Operating Costs for such Year, the Tenant shall pay any deficiency to
the Landlord as Additional Rent within fifteen (15) days following receipt by the Tenant of notice
of the amount of such deficiency. If the amount received is greater than the actual amount of the
Tenant’s Proportionate Share of the Operating Costs, the Landlord shall either refund the excess to
the Tenant as soon as possible after the end of the Year in respect of which such payments were
made, or at the Landlord’s option, shall apply such excess against any amounts owing or becoming
due to the Landlord by the Tenant, provided that if the Tenant is then in default hereunder, the
Landlord may defer dealing with such excess until such default is cured.

Upon written request from the Tenant (Tenant agreeing to act reasonably and in a bona fide manner
in making a request), the Landlord shall make available to the Tenant (at the Landlord’s office and
on a confidential basis) reasonable information pertaining to the Year for which the Reconciliation
Statement has been rendered and which is readily available within Landlord’s possession or control
in order to assist Tenant in substantiating the Reconciliation Statement (“Additional
Information”). The Tenant shall have ninety (90) days following the delivery of the Reconciliation
Statement to notify the Landlord in writing that it disputes or continues to dispute the
Reconciliation Statement (or any Additional Information or the sufficiency of Additional
Information), failing which the Reconciliation Statement (and any Additional Information delivered
by the Landlord) shall be deemed to be sufficient, accurate, conclusive and binding on the Tenant
and Landlord in all respects. If the Tenant disputes or continues to dispute any portion of the
Reconciliation Statement (or the Additional Information or the sufficiency of the Additional
Information), its sole remedy shall be to give the Landlord written notice specifying the items or
issues in dispute and requiring the Landlord to have its external accountant review the
Reconciliation Statement (and Additional Information, if applicable) and prepare a report (the
“Report”) in respect of the disputed items, provided that such notice shall be delivered to the
Landlord within ninety (90) days following delivery of the Reconciliation Statement, failing which
the Reconciliation Statement shall be deemed to be accurate, conclusive and binding on the Tenant
in all respects. Such Report shall be at the Tenant’s sole cost and expense (to be added to
Additional Rent hereunder) unless the Report states that Operating Costs as determined by such
accountant are actually lower by three (3%) percent or more than Operating Costs as set out in the
Reconciliation Statement, in which case such Report shall be at the Landlord’s sole cost and
expense. Any Report issued by the Landlord’s accountant shall be conclusive and binding upon the
Tenant.

If as a result of the Landlord providing any Additional Information or Report to the Tenant, it is
determined that any item shown on the Reconciliation Statement is not accurate (whether or not such
item was in dispute), the parties will make appropriate adjustments to such items for the Year
concerned, and any corrected amount on account of Operating Costs determined to be owing by the
Tenant to the Landlord, as a result of such readjustment, shall be payable within fifteen (15) days
of written demand. Any corrected amount determined to be owing by the Landlord to the Tenant shall
be payable within fifteen (15) days of the Tenant confirming to the Landlord in writing that all
issues concerning the Reconciliation Statement in question have been resolved, or at the Landlord’s
option, such corrected amount may be applied against any amounts owing or becoming due to the
Landlord by the Tenant.

Any request for Additional Information or a Report hereunder must be made by the named Tenant
herein or a permitted assignee of the Tenant’s interest in this Lease, and the Landlord shall not
be required to respond if: i) the request is not made within the time period provided for herein;
or ii) at the time of making any such request the Tenant is insolvent or otherwise in default under
this Lease after any applicable cure periods. Should the Tenant choose to use an agent to review
any Additional Information or Report or to assist it in verifying the Reconciliation Statement or
any Additional Information, it shall disclose to the Landlord the terms of the agent’s engagement,
and the Landlord may require that all communications be conducted through a senior financial
officer of the Tenant. The Tenant expressly agrees that any such agent shall not be retained by
Tenant on a contingency fee basis and must be an accounting or other recognized consulting firm
that agrees to maintain the confidentiality of all information received by it.

 

 

ARTICLE V — UTILITIES:

Utility Charges

     5.01 The Tenant shall pay to the Landlord, or if the Landlord so directs, to suppliers thereof
on the due dates, all charges for electric current and all other utilities supplied to or used in
connection with the Leased Premises. The parties acknowledge that the Leased Premises are
separately metered for all utilities, except water. The Tenant shall pay to the Landlord, in
advance by monthly installments as Additional Rent, such amount as may be reasonably estimated by
the Landlord’s engineer from time to time as the cost of such water for the Leased Premises (which
amount shall include, without limitation, the Landlord’s management fee of fifteen percent (15%) of
the invoiced charges therefore). In the event of any dispute between the Landlord and the Tenant
as to the amount of such water costs, the opinion of the Landlord’s engineer shall be final and
binding on the Landlord and the Tenant. In no event, and notwithstanding anything to the contrary
in this Lease, shall the Landlord be liable for any temporary or additional utility costs or
charges, any business loss or injury to the Tenant, its servants, agents, employees, customers or
invitees or to any property of the Tenant or any loss or injury to any property of any other
person, firm or corporation on or about the Leased Premises caused by an interruption or failure in
the supply of any such utilities to the Leased Premises.

Meters

     5.02 In the event of any abnormal consumption of any utility on the Leased Premises due to the
nature of the Tenant’s business or the use of particular machinery, equipment or appliances, the
Landlord shall have the right to require the Tenant to install a separate meter at the Tenant’s
expense. The Tenant shall advise the Landlord forthwith of any installations, appliances,
machinery or equipment used by the Tenant which consume or are likely to consume large amounts of
electricity, water or other utilities.

Heating

     5.03 Subject to the Landlord’s obligation to replace the office area roof top HVAC units in
accordance with Section 6.07 of this Lease, the Tenant covenants and agrees to heat the Leased
Premises at its own expense to a reasonable temperature to prevent the occurrence of any damage to
the Leased Premises and/or the Building, by cold or frost.

Service Contracts

     5.04 The Tenant covenants and agrees to take out and keep in force throughout the Term, at it
own cost, a standard servicing contract (the “Servicing Contract”) with a capable and reputable
company for the preventative maintenance and service of the heating units and furnaces and
air-conditioning equipment serving the Leased Premises (the “Equipment”), such contract to include,
without limitation, the quarterly inspection of rooftop heating and cooling units and controls and
the annual inspection of exhaust fans, electric force flow heaters, electric heating coils and gas
fired unit heaters. During each such inspection, the manufacturer’s recommended service shall be
carried out, all air filters shall be replaced, any required adjustments to V-belt drives shall be
made, and all other required service shall be undertaken. The Tenant agrees to provide the
Landlord, annually throughout the Term, confirmation of Equipment maintenance and service in the
form attached hereto as Schedule “E”, which confirmation shall include, without limitation, copies
of each Servicing Contract together with reports of the service contractor setting out the
maintenance work undertaken. Should the Tenant fail to provide the Landlord with copies of each
Servicing Contract or such annual confirmation of maintenance and service by the end of each
calendar year, the Landlord may, at its option, without obligation and without notice to the
Tenant, inspect the Equipment and the Landlord’s cost of such inspections and any re-inspections in
connection therewith, plus the Landlord’s management fee of 15% of such costs, shall be paid to the
Landlord by the Tenant forthwith on demand as Additional Rent.

ARTICLE VI — MAINTENANCE & REPAIR:

Tenant to Maintain and Repair

     6.01 Subject only to Section 6.07 of this Lease, the Tenant shall at its own cost repair,
replace, maintain and keep the Leased Premises and every part thereof, including without limitation
the Leasehold Improvements and the heating, ventilating and air- conditioning equipment exclusively
serving the Leased Premises (whether within or outside of the Leased Premises), fixtures and
furnishings (whether or not installed or furnished by the Tenant), in good and substantial repair
and condition as a prudent owner would do, subject to reasonable wear and tear, the cumulative
effect of which does not amount to a state of disrepair. The Tenant agrees that the Landlord may
enter and view the state of repair and condition and that the Tenant shall repair in accordance
with forty-eight (48) hours notice in writing from the Landlord (save and except in the case of an
emergency, in which case no notice shall be required); provided that if the Tenant neglects to so
maintain or to make such repairs or replacements promptly after notice, the Landlord may, at its
option and without

 

 

obligation, do such maintenance or make such repairs or replacements at the expense of the
Tenant, and in any and every such case the Tenant covenants with the Landlord to pay to the
Landlord forthwith as Additional Rent all sums which the Landlord may have expended in doing such
maintenance and making such repairs and/or replacements together with such further or other costs
or fees pursuant to Section 12.06 of this Lease; provided further that the doing of such
maintenance or the making of any such repairs or replacements by the Landlord shall not relieve the
Tenant from its obligation to maintain, repair and replace.

Repair Where Tenant At Fault

     6.02 If the Lands or the Building (save only the Leased Premises), including, without
limitation, the boilers, engines, pipes and other apparatus (or any of them) used for the purposes
of heating, ventilating or air-conditioning the Building or if the water pipes, drainage pipes,
electric lighting or other equipment of the Building or if the roof or outside walls of the
Building require repair or become damaged or destroyed through the use of the Leased Premises or
the willful act, negligence or misuse of the Tenant or those for whom at law it is responsible, the
expense of the necessary repairs, replacements or alterations, together with such further or other
costs or fees pursuant to Section 12.05 of this Lease shall be borne by the Tenant who shall pay
the same to the Landlord forthwith upon written demand as Additional Rent.

Alterations

     6.03 The Tenant shall not, without the prior written approval of the Landlord (such approval
not to be unreasonably withheld or delayed), make any installations, alterations, additions,
partitions, repairs or improvements (“Changes”) in or to the Leased Premises (including, without
limitation the electrical, lighting, heating, ventilating, air-conditioning, sprinkler, roofing,
fire protection, security or other systems therein), provided that the Landlord’s approval may be
unreasonably withheld if such Changes affect or increase the load upon any of the structural
portions of the Leased Premises. The Tenant’s request for approval shall be in writing and
accompanied by an adequate description of the contemplated work and the working drawings and
specifications therefor in print form and on CAD disks. The Landlord’s costs of having its
architects, engineers or others examine such drawings and specifications shall be payable by the
Tenant upon written demand as Additional Rent. Once consent of the Landlord has been obtained in
connection with any such work, the Tenant shall not make any modifications thereto (including,
without limitation, changes required in order to obtain a building permit) unless and until it has
submitted revised drawings and specifications and obtained the Landlord’s further written approval
of the proposed changes. The Landlord may require that any or all such work be done by contractors
or workmen first approved by the Landlord, acting reasonably, and where the Landlord is working
inside the Leased Premises at the time of such approval, the Landlord may require that such
contractors and workmen have union affiliations compatible with those of the Landlord’s contractors
and workmen). All such work shall be subject to inspection by and the reasonable supervision of
the Landlord and shall be performed in accordance with all Applicable Laws and any reasonable
conditions and regulations imposed by the Landlord (including but not limited to payment of a
reasonable security deposit to ensure the Tenant’s compliance with the obligations hereunder and
the Landlord’s reasonable supervision fees), and shall be completed in a good and workmanlike
manner and with reasonable diligence in accordance with the approvals given by the Landlord. Any
connections of apparatus to the base electrical, plumbing, heating, ventilating or air-conditioning
systems shall be deemed to be an alteration within the meaning of this Section. The Tenant shall,
at its own cost and before commencement of any work, obtain all necessary building or other permits
and keep same in force. The Tenant shall not apply for any applicable permits or approvals unless
the Tenant provides to the Landlord a copy of the approval or permit application, as the case may
be, together with all supporting documentation or drawings attached thereto and obtains the
Landlord’s authorization in writing to submit such application to the relevant authority. The
Tenant shall obtain and provide to the Landlord within a reasonable period of time from substantial
completion a final inspection and clearance of such work permits/approvals. Within sixty (60) days
of substantial completion of the work, the Tenant shall also deliver to the Landlord “as-built”
drawings in print form and on CAD disks, failing which the Landlord shall be entitled to charge the
Tenant $50.00 for each day of delay until the required drawings are in the Landlord’s possession.
Notwithstanding the foregoing, the Landlord’s consent shall not be required in connection with the
Tenant’s routine repairs and equipment hook-ups (other than installation of security systems that
affect fire exits) where no building permit or modification to base Building systems is required.
The Tenant acknowledges and agrees that notwithstanding that the Landlord may review and approve or
undertake on behalf of the Tenant the installation of any alterations or Tenant modifications or
improvements in or relating to the Leased Premises, it is the responsibility of the Tenant (and not
that of the Landlord) to ensure that such alterations, modifications and improvements and the
Tenant’s occupancy thereof fully comply in all respects with Applicable Laws, including, without
limitation, ensuring that all exit doors and corridors, door locking mechanisms and security
systems comply with applicable fire codes and regulations from time to time in effect. Should the
Tenant fail to deliver any required final “as-built” drawings or specifications, the Landlord shall
be entitled to prepare the same on behalf

 

 

of the Tenant, and should the Tenant otherwise fail to comply with any of the other requirements of
this Section 6.03, the Landlord may (without obligation) complete such restoration, modify its
building records, and/or conduct such inspections and re-inspections, all as it may deem necessary,
and the Landlord’s cost in so doing shall be paid by the Tenant to the Landlord together with
fifteen percent (15%) of such costs as a management and supervisory fee, forthwith on written
demand as Additional Rent.

Notice of Accidents

     6.04 The Tenant shall notify the Landlord promptly and in writing of any accident or damages
to or defect in the Leased Premises, the Building, or any part thereof including, without
limitation, the heating, ventilating and air conditioning apparatus, water and gas pipes, telephone
lines, electrical apparatus or other building services of which it is aware.

Construction Liens

     6.05 The Tenant covenants to pay promptly all its contractors and material men and do any and
all things necessary to minimize the possibility of a lien attaching to the Leased Premises or to
any part of the Building or the Lands and, should any such lien be made or filed, the Tenant shall
discharge the same forthwith (after notice thereof is given to the Tenant), but in any event not
later than ten (10) days after notice, at the Tenant’s expense. In the event the Tenant shall fail
to cause any such lien to be discharged as aforesaid, then, in addition to any other right or
remedy of the Landlord, the Landlord may, but it shall not be so obligated, vacate from title or
discharge same by paying into Court the amount necessary to vacate the lien, and the amount so paid
by the Landlord and all costs and expenses including but not limited to solicitor’s fees (on a
substantial indemnity basis), incurred for the discharge of such lien shall be due and payable by
the Tenant to the Landlord as Additional Rent on written demand. In the event that any lien
claimant in respect of work performed on behalf of the Tenant commences an action in which the
Landlord is named as a party defendant and service of the statement of claim is effected upon the
Landlord, the Tenant shall indemnify the Landlord for all of its legal costs.

Removal of Fixtures and Improvements

     6.06 Leasehold Improvements shall immediately become the property of the Landlord upon
affixation or installation without compensation therefor to the Tenant but the Landlord is under no
obligation to repair, maintain or insure Leasehold Improvements. Leasehold Improvements shall not
be removed from the Leased Premises either during or at the expiration or earlier termination of
the Term, except that the Tenant shall, at the end of the Term remove such Leasehold Improvements
installed or constructed by or on behalf of the Tenant, as the Landlord may require to be removed,
save and except for the Landlord’s Work as set out in Schedule “D” attached to this Lease. The
Tenant may, during the Term, remove its trade fixtures provided that the Tenant is not in default
under this Lease beyond any applicable cure period and such trade fixtures are immediately replaced
by trade fixtures of equal or comparable value. The Tenant shall at the expiration or earlier
termination of the Term remove its trade fixtures as the Landlord may require. Any removal of
Leasehold Improvements and/or the Tenant’s trade fixtures shall be done at the Tenant’s sole cost
and expense and the Tenant shall forthwith repair at its own cost any damage caused to the Leased
Premises or the Building or any part thereof by the installation or removal of Leasehold
Improvements and/or trade fixtures. If the Tenant does not remove its trade fixtures at the
expiration or earlier termination of the Term, then the trade fixtures shall, at the option of the
Landlord, become the property of the Landlord and may be removed from the Leased Premises and/or
sold or otherwise disposed of by the Landlord in such manner as it deems advisable, all at the sole
cost and expense of the Tenant. For greater certainty, the Tenant’s trade fixtures shall not
include any heating, ventilating or air-conditioning equipment or other building services or floor
covering affixed to the floor of the Leased Premises. The obligations of the Tenant set forth in
this Section shall survive the expiry or other termination of the Term.

Roof & Office Rooftop HVAC Replacement

     6.07 The Tenant covenants to pay to the Landlord as Additional Rent hereunder the amount of
$0.25 per square foot of the Rentable Area of the Leased Premises per annum toward eventual
built-up roof and roof membrane replacement and the amount of $0.04 per square foot of the Rentable
Area of the Leased Premises per annum toward eventual replacement of office area rooftop HVAC units
including major components (i.e. compressors and heat exchangers). Provided that: (i) the Tenant
has been charged and has paid such amounts; (ii) the office rooftop HVAC equipment or built-up roof
and roof membrane replacement as the case may be, is not required due to the negligence or misuse
of the Tenant; and (iii) in the case of the office rooftop HVAC units, the Tenant has complied with
its reporting and maintenance obligations hereunder,

 

 

then the Landlord shall, at its expense, replace the office rooftop HVAC units, including the major
components thereof, and the built-up roof and roof membrane when the same reach the end of their
economically useful lives, as determined by the Landlord, acting reasonably. The foregoing charges
shall be paid in equal monthly installments as Additional Rent and shall be fixed for the initial
Term of this Lease but shall be adjusted by the Landlord at the commencement of any extension to
amounts that equal the then replacement costs amortized, in the case of the built-up roof
(including the membrane), over a twenty-five (25) year period and, in the case of the office
rooftop HVAC units, over a ten (10) year period.

Repair on Termination

     6.08 At the expiration or sooner termination of the Term the Tenant shall, at its own expense:

	 	(a)	 	deliver up possession of the Leased Premises to the Landlord together with
all Leasehold Improvements which the Tenant is required or permitted to leave therein
or thereon in the same condition in which the Tenant is required under this Lease to
repair and maintain the Leased Premises subject to reasonable wear and tear, the
cumulative effect of which does not amount to a state of disrepair, free and clear of
all encumbrances and in a clean and tidy condition and free of all rubbish and to
deliver to the Landlord all keys and security devices;
	 
	 	(b)	 	remove from the Complex, at the option of and to the satisfaction of the
Landlord, all machine bases, cabling (electrical or otherwise), piping (pneumatic,
water or otherwise) and wiring (electrical, computer or otherwise) and wall plates
for telephones, computers and other appliances (together with associated repairs such
as drywall patching and painting as may be required by the Landlord) installed by or
on behalf of the Tenant;
	 
	 	(c)	 	remove any and all materials which may be deemed by any applicable
legislation as contaminated or hazardous and which have been brought onto the Complex
by the Tenant or those for whom the Tenant is in law responsible or which have been
brought onto the Leased Premises during the Term by any party (other than by the
Landlord or those for whom the Landlord is in law responsible), and clean up any and
all resultant contamination in compliance with all Applicable Laws and regulations;
and
	 
	 	(d)	 	remove from the Complex, in compliance with all Applicable Laws and
regulations, any and all storage and/or holding tanks and associated bases (whether
above or below ground) installed by or on behalf of the Tenant and all pits, trench
drains and sloped floors created by or on behalf of the Tenant and restore the Leased
Premises to base building condition in good repair.

The Landlord and the Tenant, at the Tenant’s written request, at least one hundred and twenty (120)
days (and not more than one hundred and fifty (150) days) prior to the expiry of the Term, or any
extension thereof, shall conduct a preliminary inspection of the Leased Premises for purposes of
determining any repair and/or replacement work to the Leased Premises required to be carried out by
the Tenant in accordance with the terms of this Lease to the extent determinable at such time and
the Landlord shall, at least sixty (60) days prior to the expiry of the Term, provide to the Tenant
in writing a report setting out in reasonable detail any and all repair and/or replacement work to
the Leased Premises required to be carried out by the Tenant in accordance with the Lease. Such
investigations and the aforementioned report shall be subject to a final inspection of the Leased
Premises upon the expiry of the Term and the foregoing shall not diminish nor in any way restrict
the Tenant’s obligations under this Lease or the Landlord’s rights and remedies

The covenants contained in this Section shall survive the expiry or other termination of the Term
and if the Tenant should breach any of the foregoing provisions of this Section then, without
prejudice to or limitation of any of the rights or remedies of the Landlord hereunder or at law and
in addition to paying any costs or expenses incurred by the Landlord, together with such further or
other costs or fees pursuant to Section 12.05 of this Lease, the Tenant shall pay the Rent required
hereunder to be paid by an overholding tenant, notwithstanding that the Tenant may have vacated the
Leased Premises, for so long as it may reasonably take to complete the required repairs, removal,
restoration or clean-up.

Landlord’s Repair Obligation

     6.09 In the event that any of the footings, foundations, bearing walls, structural steel
and/or metal roof deck (excluding, for clarity, the roof membrane which will be replaced in
accordance with Section 6.07 of this Lease) of the

 

 

Building require repair or replacement due to defects in their original construction or design, the
same shall be undertaken by the Landlord at its own expense without chargeback to the Tenant. If
such Building components require repair or replacement as a result of the Tenant’s specific use
thereof or its operations or activities at the Leased Premises or any negligent act or omission of
the Tenant, its employees, agents, contractors or those for whom in law the Tenant is responsible,
then the Tenant shall bear the full cost of such repair and/or replacement together with the
Landlord’s management fee of fifteen percent (15%) of such costs and expenses.

ARTICLE VII — ASSIGNING & SUBLETTING:

Assigning or Subletting

	 	7.01 	(a)  	The Tenant shall not assign this Lease or sublet or franchise, license, grant
concessions in, or otherwise part with or share possession of the Leased Premises, or any
part thereof, (each of the foregoing hereinafter referred to as a “Transfer”) without the
prior written consent of the Landlord, which consent will not be unreasonably or arbitrarily
withheld or delayed; at the time the Tenant requests such consent the Tenant shall deliver to
the Landlord such information in writing (the “required information”) as the Landlord may
reasonably require, including, without limitation, a copy of the proposed offer or
agreement, if any, to Transfer and the name, address and nature of business and evidence as
to the financial strength of the proposed assignee or subtenant or other user (any of the
foregoing hereinafter referred to as a “Transferee”). The Landlord shall have fifteen (15)
days from the date of its receipt of the required information to respond to the Tenant’s
request for any consent to a Transfer.
	 
	 	 	 	Notwithstanding anything else herein contained, in no event shall any Transfer of
this Lease release or relieve the Tenant in any regard whatsoever from any of its
obligations or liabilities under or in respect of this Lease including any renewal
or extension thereof.
	 
	 	 	 	PROVIDED however, and it is made a condition to any Transfer that:

	 	(i)	 	The proposed Transferee of this Lease shall agree in writing
with the Landlord to assume and perform all of the terms, covenants,
conditions and agreements by this Lease imposed upon the Tenant herein in a
form to be approved by the solicitor for the Landlord acting reasonably (which
form shall also be executed by the Tenant) and shall obtain occupancy approval
from the local building and fire departments and provide evidence thereof to
the Landlord prior to taking occupancy of the Leased Premises;
	 
	 	(ii)	 	The Transferee shall also waive any rights which it may
have at common law in respect of relief from forfeiture and any rights it may
have pursuant to Sections 21 and 39 (2) of the Commercial Tenancies Act
(Ontario), as amended from time to time;
	 
	 	(iii)	 	The Tenant shall pay the Landlord all property inspection,
administration and legal fees in connection with the Transfer;
	 
	 	(iv)	 	The consent of the Landlord is not a waiver of the
requirement of the Landlord’s consent for subsequent Transfers;
	 
	 	(v)	 	The acceptance by the Landlord of Rent from a Transferee
without the Landlord’s consent shall not constitute a waiver of the
requirement of such consent nor shall it constitute an acceptance of such
party as the Tenant;
	 
	 	(vi)	 	The Landlord may, at its option, cancel any rights of first
refusal or first opportunity on additional space referred to in this Lease,
if any;
	 
	 	(vii)	 	The Leased Premises, at the time of the Transfer, shall
comply in all respects with the standard of repair and maintenance required
of the Tenant pursuant to this Lease and the Lease shall otherwise be in good
standing;

 

 

	 	(viii)	 	The Landlord shall have received from the Tenant or the Transferee a cash
deposit or letter of credit (on terms satisfactory to the Landlord) equal to
the last three (3) month’s Basic Rent hereunder (pro-rated in the case of a
request relating to a portion only of the Leased Premises), as security for
the performance of the repair and maintenance obligations of the Tenant and
the Transferee, to be held by the Landlord pending delivery up of the Leased
Premises (or the portion thereof which is subject to the Transfer) by the
Transferee in the condition and to the standard required hereunder;
	 
	 	(ix)	 	If the Transfer of the Leased Premises does not take place
within sixty (60) days of the giving of consent by the Landlord the consent
shall, at the Landlord’s option, expire and become null and void; and
	 
	 	(x)	 	If, following any assignment of this Lease, it is
disaffirmed, disclaimed or terminated by any trustee in bankruptcy of a
Transferee, the original Tenant named in this Lease will be deemed on notice
from the Landlord given within sixty (60) days from the date of such
disaffirmation, disclaimer or termination to have entered into a Lease with
the Landlord containing the same terms and conditions as in this Lease.

	 	(b)	 	If a Transfer occurs without the consent of the Landlord when required, the
Landlord may collect Rent from the party in whose favour the Transfer was made and
apply the net amount collected to the Rent herein reserved but no such Transfer will
be considered a waiver of this covenant or the acceptance of the party in whose
favour the Transfer was made as a tenant hereunder.
	 
	 	(c)	 	Subject to the Landlord’s rights to terminate this Lease as set out above,
the Tenant acknowledges and agrees that the Landlord is permitted to take into
account all reasonable factors, information and other criteria regarding a proposed
Transferee when considering a Tenant’s request for a Transfer pursuant to paragraph
(a) of this Section 7.01, and that the Landlord may refuse to grant a consent where
the proposed Transferee does not have a sound financial covenant or a sound business
history, reputation or experience.
	 
	 	(d)	 	Notwithstanding anything to the contrary contained in this Lease, the
Tenant shall have the right, without consent but on prior written notice to the
Landlord, to effect a Transfer to an affiliate of the Tenant (as that term is defined
in the Business Corporations Act (Ontario)) or the sale of all or substantially all
of the assets of the Tenant, provided that the tangible net worth of the resulting
purchaser shall be no less than $20,000,000.00 immediately prior to such purchase,
and further provided that such Transferee and the Tenant sign and deliver to the
Landlord prior to the date of such Transfer, the Landlord’s form of lease assumption
agreement (to be prepared by the Landlord’s solicitor at the reasonable cost of the
Tenant) in accordance with the provisions of this Lease. In no event shall such
Transfer of the Lease release or relieve the Tenant from any of its obligations or
liabilities under or in respect this Lease as the same may be extended from time to
time by such Transferee. For purposes of this section, “tangible net worth” shall
mean the shareholders equity in the Tenant (being the amount of its total assets in
excess of the amount of its total liabilities, less its goodwill and other intangible
assets set forth in its current balance sheet, prepared on a review engagement
basis).

Change of Control

     7.02 If the Tenant is a private corporation and any part or all of the corporate shares shall
be transferred by sale, assignment, amalgamation, bequest, inheritance, operation of law or other
disposition or dispositions so as to result in a change in the control of the corporation, such
change of control shall be considered a Transfer of this Lease and shall be subject to the
provisions of Section 7.01 hereof. The Tenant shall make available to the Landlord upon its
request for inspection and copying, all books and records of the Tenant, any assignee or subtenant
and their respective shareholders which, alone or with other data, may show the applicability or
inapplicability of this Section.

Sublet of Part of Premises

 

 

     7.03 Notwithstanding anything else to the contrary provided in this Lease and/or any act or
rule of law or regulation now or hereafter in force to the contrary, the Landlord may in its sole
and unfettered discretion refuse to give its consent to any Transfer by the Tenant of less than the
whole of the Leased Premises resulting in separate premises therein.

Excess Rent

     7.04 In the event that the Basic Rent payable under any Transfer is in excess of the Basic
Rent reserved hereunder or is in excess of the proportionate Basic Rent reserved in the event of a
sublease of part of the Leased Premises, whether the excess be in the form of cash, goods or
services from the Transferee or anyone acting on its behalf, the Tenant shall pay all of such
excess after deducting all reasonable leasing costs, tenant inducements, leasehold allowances and
legal and other professional fees incurred by the Tenant (acting reasonably) in respect of such
Transfer (the “Net Excess”) to the Landlord immediately upon receipt thereof; in the event that the
Net Excess is represented by goods or services rendered to the Tenant or its nominee, the value of
those goods or services shall be determined by the Landlord and Tenant, both acting reasonably, and
that value of the Net Excess shall be paid in cash by the Tenant to the Landlord immediately upon
such determination.

Mortgage of Leasehold

7.05 The Tenant shall not mortgage, pledge, hypothecate or otherwise encumber all or any portion of
the Tenant’s interest in this Lease or the Leasehold Improvements and shall not permit any lender
to register any security interest against title to the Lands. Notwithstanding the foregoing, this
shall not prohibit the Tenant from granting a general security agreement to its lender that
includes a charge over the Tenant’s inventory, trade fixtures and equipment in the Leased Premises
provided that such general security agreement or notice thereof is not registered on title to the
Leased Premises. The Landlord acknowledges that the Tenant’s lender may require comfort that it
will have access to personal property of the Tenant at the Leased Premises. In this regard, the
Landlord agrees to provide the Tenant’s lender with a postponement and access agreement
substantially in the form attached hereto as Schedule “G”.

Advertising Premises

     7.06 The Tenant shall not advertise or allow the Leased Premises or a portion thereof to be
advertised as being available for assignment, sublease or otherwise without the prior written
approval of the Landlord as to the form, size, content and location of such advertisement, which
approval shall not be unreasonably withheld, provided that (i) no such advertising shall contain
any reference to the Rent for the Leased Premises and (ii) any such advertising shall be on a
standard ground-mounted real estate sign.

Disposition by Landlord

     7.07 If the Landlord sells or leases the Lands, the Building or any part thereof, or assigns
this Lease, and to the extent that the covenants and obligations of the Landlord under this Lease
are assumed by the purchaser, lessee or assignee, the Landlord in writing, without further written
agreement, will be discharged and relieved of liability under the said covenants and obligations.

ARTICLE VIII — USE:

Use of Leased Premises

     8.01 The Tenant shall not use or permit the Leased Premises to be used for any retail sales
whatsoever, nor shall the Tenant use or permit the Leased Premises to be used for any other purpose
except warehousing, distribution and sales of non-hazardous products (i.e. products that do not
constitute Hazardous Substances) and ancillary office use related thereto as well as the hand
assembly of retail software packages from purchased components, such as discs, boxes, printed
materials, etc. Such permitted use shall at all times be in compliance with: (i) the provisions
of this Lease; and (ii) all Applicable Laws from time to time in force.

Rules and Regulations

     8.02 The Tenant and its employees and all persons visiting or doing business on the Leased
Premises shall be bound by and shall observe and perform all reasonable rules and regulations made
by the Landlord from time to time and of which

 

 

notice in writing shall be given to the Tenant, and all such rules and regulations shall be deemed
to be incorporated into and form part of this Lease.

Observance of Law

     8.03 The Tenant shall comply promptly with and conform to the requirements of all applicable
statutes, by-laws, laws, regulations, ordinances and orders from time to time or at any time in
force during the Term and affecting the condition, maintenance, repair, use or occupation of the
Leased Premises (or equipment therein) and with every applicable regulation, order and requirement
of the Insurance Advisory Organization or any body having similar functions or of any liability or
fire insurance company by which the Landlord and the Tenant or either of them may be insured at any
time during the Term, and, in the event of the default of the Tenant under the provisions of this
Section, the Landlord may itself comply with any such requirements as aforesaid and the Tenant will
forthwith pay all costs and expenses incurred by the Landlord together with such further or other
costs or fees pursuant to Section 12.05 of this Lease and the Tenant agrees that all such costs and
expenses shall be recoverable by the Landlord as if the same were Additional Rent reserved and in
arrears under this Lease. The Landlord represents and warrants that the Leased Premises in its
vacant state complies with all Applicable Laws without reference to the Tenant’s improvements or
alterations to the Leased Premises and without taking into account the Tenant’s particular use or
activities within the Leased Premises. In fulfilling its obligations set out in Section 6.07 and
Section 6.09 of this Lease, the Landlord agrees that it shall comply with all Applicable Laws
without regard or reference to the Tenant’s Improvements or alterations to the Leased Premises and
without taking into account the Tenant’s particular use or activities within the Leased Premises.

Waste and Nuisance

	 	8.04 	(a)  	The Tenant shall not do, suffer or permit any waste,
damage, disfiguration or injury to the Leased Premises
or the fixtures and equipment thereof and shall not
permit any dangerous or noxious conditions to exist at
the Leased Premises and shall not do or permit anything
to be done or brought upon or about the Leased Premises
or the Complex which may reasonably be a nuisance,
annoyance, grievance, interference or disturbance to
the use or occupation of the Building or adjacent lands
or premises by its owners or occupants, nor cause or
permit any fire alarm to be falsely triggered (and in
the case of any alarm response charge levied by the
local fire department the cost thereof, plus the
Landlord’s fifteen percent (15%) management fee, shall
be paid by the Tenant to the Landlord on written
demand), nor use the Leased Premises in any manner nor
conduct any processes (whether contemplated by the
permitted uses herein or not) which, in the opinion of
the Landlord acting reasonably, are detrimental or may
cause damage to the Building, or any part thereof (and
in the case of any damage to the Building caused by
such use or conduct, including without limitation, the
Building’s floors, steel and other structural
components, the Tenant shall be required upon
reasonable written notice, at its expense, to make good
such damage or replace the damaged Building components
if required to the satisfaction of the Landlord); nor
keep, sell, use, handle or dispose of any goods,
materials or things which may cause persistent odours
either inside or outside the Building or which may
reasonably be considered a nuisance in, at or on the
Leased Premises; nor cause any annoyance, nuisance or
disturbance to the occupiers or owners of, or damage to
any adjoining lands and/or premises; and the Tenant
shall keep the Leased Premises and the Complex free of
hazardous waste and contamination and shall take every
reasonable precaution to protect the Leased Premises
and the Complex from danger of fire, water damage or
the elements.
	 
	 	 	(b)  	The Tenant covenants and agrees to utilize the Leased Premises and operate its
business in a manner so that no part of the Leased Premises or surrounding lands are
used to generate, manufacture, refine, treat, transport, store, handle, dispose of,
transfer, produce or process any Hazardous Substances. Furthermore, and without
limiting the foregoing, the Tenant covenants and agrees with the Landlord not to
install any underground storage tanks at the Leased Premises. Further the Tenant
hereby covenants and agrees to indemnify and save harmless the Landlord and those for
whom the Landlord is in law responsible from any and all losses, costs, claims,
damages, liabilities, expenses or injuries caused or contributed to by any Hazardous
Substances which are at any time after the Tenant takes occupancy of the Leased
Premises located, handled, placed, stored or incorporated in any part of the Leased
Premises except by the Landlord, its workmen or contractors or migrating onto the
Leased Premises from adjacent properties through no fault or neglect of the Tenant, its
employees, agents, contractors, or those for whom in law it is responsible. The Tenant
hereby agrees that the Landlord or its authorized representatives shall have the right
at the Landlord’s expense to conduct such environmental site reviews and investigations
(“Audit”) as it may deem

 

 

	 	 	 	necessary for the purposes of ensuring compliance with this Section 8.04, provided that
if such Audit discloses that the Tenant is in violation of any of the foregoing
provisions of this Section 8.04, or if such Audit is undertaken to ensure compliance
with this Section 8.04 at the end of the Term, then the Tenant shall pay all of the
Landlord’s costs of such Audit and all follow-up enquiries and investigations (plus the
Landlord’s management and administrative fee of fifteen percent (15%) as Additional
Rent) within fifteen (15) days of receipt of an invoice therefore.

Exterior Walls

     8.05 The Tenant covenants that it will not erect on, or attach, affix or fasten to the roof or
the steel frame inside the Building or to the outside walls of the Leased Premises or the Building
any television or radio antenna, fixture or other attachment of any kind whatsoever without first
receiving the Landlord’s written consent thereto, which consent shall not be unreasonably withheld.

Signs

     8.06 The Tenant covenants and agrees not to paint, affix, display, or cause to be painted,
affixed or displayed any picture, advertisement, notice, lettering, decoration or sign on any part
of the Leased Premises visible from its exterior (including, without limitation, window signage)
without in each instance the prior written approval of the Landlord. All signs erected by the
Tenant with the Landlord’s approval, as aforesaid, shall nevertheless be of uniform size, lettering
and location as the signs of all other tenants in the Complex (provided, however, that if the
Landlord shall, in its sole discretion, desire to establish a uniform sign policy for the tenants
of the Complex, then the Tenant acknowledges and agrees that the Landlord, at its option, shall be
entitled to erect all such signage material in or on the Building advertising the respective
tenant’s business operations therein (including the Tenant’s business)). The cost of all such
signs and the installation and erection thereof shall be borne by the Tenant and shall be payable
forthwith on demand. All signs shall be erected in strict conformance with all applicable
municipal regulations, requirements and by-laws in existence from time to time. All signs shall be
removed by the Tenant at its own expense at the termination of this Lease and the Tenant shall
promptly repair at its own expense to the satisfaction of the Landlord any and all damage caused by
such removal and this covenant shall survive the expiry or other termination of the Term. Subject
to the foregoing, the Tenant shall be entitled to place its corporate sign on the exterior of the
Leased Premises denoting its tenancy therein.

Energy Conservation

     8.07 The Tenant shall co-operate with the Landlord in conserving energy of all types in the
Building, including but not limited to complying at the Tenant’s own cost with all reasonable
requests and demands of the Landlord made with a view to energy conservation.

Overloading Systems

     8.08 The Tenant shall not install or use any electrical or other equipment or electrical
arrangement which may overload the electrical or other service facilities unless it does so with
the express prior written consent of the Landlord and at its own expense makes whatever changes are
necessary to comply with the reasonable and lawful requirements of the Landlord’s insurance
underwriters and governmental authorities having jurisdiction. The Tenant shall submit all
applicable plans and specifications to the Landlord at the time of applying for such consent.

Parking

     8.09 The Tenant shall have the right to park not more than fifteen (15) cars belonging to its
employees, servants, agents, contractors and invitees in those areas on the Lands designated by the
Landlord from time to time as parking areas for the Leased Premises. The Tenant shall only park
trucks or trailers in such areas of the Lands designated by the Landlord for truck or trailer
parking, as the case may be as more particularly shown highlighted in blue on Schedule “A” attached
to this Lease and shall not at any time park nor permit its employees, servants, agents,
contractors or invitees to park elsewhere on the Lands or adjacent public streets and roads.

Refuse and Garbage

 

 

8.10 The Tenant agrees that it will not allow any waste, refuse, garbage, ashes or other loose or
objectionable material to accumulate in or about the Leased Premises and will provide covered metal
receptacles for the same and will at all times keep the Leased Premises in a clean and tidy
condition.

Overloading Floors

     8.11 The Tenant covenants that it will not bring upon the Leased Premises or any part thereof
any machinery, equipment, article or thing that, by reason of its weight, size, configuration,
operation or otherwise, might damage the Leased Premises and will not at any time overload or
damage the floors of the Leased Premises. The Tenant shall remove any such machinery, equipment
(including but not limited to mobile equipment such as a forklift), article or thing within five
(5) days written notice thereof and if any damage is caused to the Leased Premises by any
machinery, equipment, article or thing or by overloading, the Tenant shall forthwith repair such
damage at its own expense to the satisfaction of the Landlord.

Plumbing Fixtures

     8.12 The plumbing fixtures shall not be used for any purpose other than that for which they
were constructed and no foreign substances of any kind shall be deposited therein, and the expense
of any breakage, stoppage, or damage shall be borne by the Tenant.

Outside Storage

     8.13 The Tenant agrees that it will not store any goods or matter of any kind whatsoever
outside the Leased Premises without the express written consent of the Landlord first had and
obtained.

ARTICLE IX — INSURANCE AND INDEMNITY:

Tenant’s Insurance

     9.01 The Tenant shall, at its expense, obtain and maintain in force throughout the Term and
any period when it is in possession of the Leased Premises, in the name of the Tenant with the
Landlord and the Landlord’s mortgagee (if any) as additional insureds, the following insurance:

	 	(a)	 	Public Liability insurance, written on a comprehensive basis, with coverage
against third-party claims for bodily injury, including death, and property damage
(including but not limited to personal injury liability, blanket contractual
liability, products liability, employers liability, owners & contractors protective
liability in the case of construction, and tenant’s legal liability) with such
coverage to include the activities and operations conducted by the Tenant, or for
which the Tenant is legally liable, and any other person performing work on behalf of
the Tenant and those for whom the Tenant is in law responsible, in amounts required
by the Landlord and any mortgagee of the Building or any part thereof from time to
time but in no event less than Five Million Dollars ($5,000,000.00) per occurrence;
and
	 
	 	(b)	 	All risks insurance covering all property owned by the Tenant, or installed
by or on behalf of the Tenant, located within the Leased Premises and all other
property for which the Tenant is responsible pursuant to this Lease and/or which has
been installed by or on behalf of the Tenant (including without limitation chattels,
equipment, machinery, furniture, inventory, fixtures, property of others in the
Tenant’s care, custody or control, and all Leasehold Improvements) in an amount equal
to the full (100%) replacement value thereof; and
	 
	 	(c)	 	Comprehensive boiler and machinery insurance on a blanket repair and
replacement basis with limits for each accident in an amount of at least the
replacement cost of all leasehold improvements and of all boilers, pressure vessels,
air conditioning equipment and miscellaneous electrical apparatus or mechanical
equipment owned or operated by the Tenant or by others (except for the Landlord) on
behalf of the Tenant in the Leased Premises, or relating to or serving the Leased
Premises; and
	 
	 	(d)	 	Business interruption insurance in an amount that will reimburse the Tenant
for direct or indirect loss of gross earnings attributable to all perils insured
against under Section 9.01 (b) and (c) herein, and other

 

 

	 	 	 	perils commonly insured against by prudent tenants, or attributable to prevention of
access to the Leased Premises as a result of those perils; and
	 

	 	(e)	(i)  	Environmental Impairment Liability insurance (“EIL” insurance) for
claims arising from the use of or operations at the Leased Premises, including
coverage for sudden and accidental and gradual pollution conditions, and including
incidents arising out of the storage, disposal, release or escape of any Hazardous
Substances into or upon the Leased Premises, land, sediments, soils, groundwater,
atmosphere, or any watercourse or body of water, and for all third-party claims for
bodily injury or property damage as well as the cost of clean-up and/or remediation
of any contamination or environmental hazard in, upon or around the Leased Premises,
Lands and adjoining lands, which insurance shall be issued for a limit of no less
than Five Million Dollars ($5,000,000.00) per claim; and

	 	 	(ii)  	In the case of the Tenant in use and occupation of the Leased
Premises being Navarre Corporation only, the Landlord acknowledges that the
Tenant is not required to obtain EIL insurance unless: (i) Hazardous Substances
at any time during the Term are found to be present at the Leased Premises; (ii)
the use permitted under this Lease is modified or changed, with or without the
Landlord’s consent; or (iii) any assignment of this Lease or sublease of all or
part of the Leased Premises takes place, in which case, the Tenant shall
immediately comply with the original requirement for EIL insurance set out in
Section 9.01 (e) (i) above covering both sudden and accidental and gradual
pollution exposures. If pursuant to this Section 9.01 (e) (ii), the Tenant is
not required to obtain EIL insurance, it shall nonetheless obtain limited
pollution liability insurance covering claims for bodily injury and property
damage resulting from: (i) an unexpected or unintentional spill, discharge,
dispersal, release or escape of pollutants upon or around the Leased Premises or
the Lands that does not occur in a quantity or with a quality that is routine or
usual to the business of the Tenant conducted at the Leased Premises and that is
detected within 120 hours of the occurrence and reported within 120 hours of
detection; and/or (ii) caused by the heat, smoke or fumes from a fire which
becomes uncontrollable or breaks out from where it was intended to be, all with
a limit of no less than Five Million Dollars ($5,000,000.00) per claim; and

	 	(f)	 	Standard owners form automobile insurance providing third-party liability
insurance with Two Million Dollars ($2,000,000.00) inclusive limits, and accident
benefits insurance, covering all licensed vehicles owned or operated by or on behalf
of the Tenant; and
	 
	 	(g)	 	Such other forms of insurance as may be reasonably required by the Landlord
and its mortgagee from time to time.

All policies shall: (i) contain a cross liability and/or severability of interest clause; (ii) be
primary and non-contributing to any other insurance available to the Landlord and/or its
mortgagee(s); (iii) not be invalidated with respect to the interests of the Landlord and its
mortgagee(s) by reason of any breach or violation of warranties, representations, declarations or
conditions contained in the policies; and (iv) contain an undertaking by the insurers to notify
the Landlord and its mortgagee(s) in writing not less than thirty (30) days prior to any material
change, cancellation or termination thereof and shall be subject only to such deductibles and
exclusions as the Landlord may approve, acting reasonably. All policies written pursuant to
paragraph (b), (c) or (d) of this Section shall contain a waiver of any subrogation rights which
the Tenant’s insurers may have against the Landlord and its mortgagees. Any policy written
pursuant to paragraph (e) of this Section shall include a contractual liability clause and coverage
for liability arising from the escape of Hazardous Substances (whether sudden or accidental or
gradual) from any storage tanks, whether above ground or below ground, if any such storage tanks
are present at the Leased Premises. The Tenant shall promptly furnish, upon request from the
Landlord, verification of compliance with the provisions of this Section.

Landlord’s Insurance

     9.02 Throughout the Term of this Lease the Landlord shall provide and keep in force property
insurance in respect of the Building (including the Leased Premises but not including the property
which the Tenant is required to insure for pursuant to paragraph (b) of Section 9.01 hereof) and
the Complex against fire and such other perils as are normally insured against in the circumstances
by prudent landlords of similar buildings and loss of rental income insurance, subject to
reasonable deductions and exceptions as the Landlord may reasonably determine and to amounts which
the Landlord shall from time to time determine as being reasonable or sufficient. Notwithstanding
any contribution by the Tenant to the cost

 

 

of any insurance effected by the Landlord, no insurable interest is conferred upon the Tenant
under any such policies of insurance and the Tenant has no right to receive any proceeds under any
such insurance.

Not to Affect Landlord’s Insurance

     9.03 Neither the Tenant nor its officers, directors, agents, servants, licensees or
concessionaires, assignees or subtenants shall bring onto the Leased Premises or do or omit or
permit to be done or omitted to be done upon or about the Leased Premises anything which shall
cause the rate of insurance upon the Leased Premises or the Building or any part thereof or its
contents to be increased, and if the said rate of insurance shall be increased by reason of the use
made of the Leased Premises even though such use may be a permitted use hereunder or by reason of
anything done or omitted or permitted to be done or omitted to be done by the Tenant or its
officers, directors, agents, servants, licensees, concessionaires, assignees or subtenants or by
anyone permitted by the Tenant to be upon the Leased Premises, the Tenant shall pay to the Landlord
forthwith upon demand the amount of such increase.

Limit of Landlord’s Liability

	 	9.04 	(a)  	The Landlord shall not be responsible in any
way for, and is hereby released and discharged
in respect of: (i) any injury to any person
(including death) except to the extent directly
caused by the negligence or willful misconduct
of the Landlord or those for whom it is in law
responsible; or (ii) for any loss of or damage
to any property within the Leased Premises or
belonging to the Tenant or to other occupants
of the Leased Premises or to their respective
employees, agents, invitees, customers,
licensees or other persons from time to time
attending at the Leased Premises, howsoever
caused, while such person or property is in or
about the Lands, the Leased Premises, the
Building, or any areaways, parking areas,
lawns, sidewalks, steps, truckways, platforms,
corridors, stairways, elevators or escalators
in connection therewith, including without
limiting the foregoing, any loss of or damage
to any property caused by theft or breakage, or
by steam, water, rain or snow or for any loss
or damage caused by or attributable to the
condition or arrangements of any electrical or
other wiring or for any damage caused by smoke
or anything done or omitted to be done by any
other tenant of premises in the Building or
Buildings or for any other loss whatsoever with
respect to the Leased Premises, goods placed
therein or any business carried on therein.
	 
	 	 	(b)  	In the event that the Leased Premises or the Complex or any part or parts
thereof are closed, inaccessible or unusable by reason of damage, necessary repair or
by virtue of any other cause or condition whatsoever, whether within or beyond the
Landlord’s control, the Landlord shall not be liable or responsible in any way for
any loss of business or any other damage to or loss, direct, indirect, consequential
or otherwise sustained or suffered by the Tenant nor shall the Tenant be entitled to
any abatement of Rent, except, in the case of damage to the Leased Premises and as
expressly provided in Article XI hereof.

Limit of Tenant’s Liability

     9.05 The Tenant shall not be liable to the Landlord for any direct injury, loss or damage in
excess of $50,000.00 per occurrence (subject to increase as hereinafter provided, the “Threshold
Amount”), where such injury, loss or damage is required to be insured by the Landlord pursuant to
Section 9.02, to the extent of proceeds actually recovered, whether or not such injury, loss or
damage is caused by the negligent act or omission of the Tenant or its officers, directors or
employees (provided that the Tenant advises the Landlord of the occurrence of such injury, loss or
damage as soon as practicable) and the Tenant shall be and is hereby released in respect of the
same, it being understood and agreed that the Landlord shall not be required to look to its
insurance under Section 9.02 hereof for that portion of any injury, loss or damage caused by the
Tenant or its operations at the Leased Premises which is below the Threshold Amount. The Landlord
and Tenant agree that the initial Threshold Amount of $50,000.00 shall be increased at the end of
every 5th year of this Lease by the cumulative increase during the relevant years in the
non-residential building construction price index [Toronto] published by Statistics Canada, or any
comparable index should Statistics Canada no longer publish the same.

Indemnity

 

 

     9.06 The Tenant shall promptly indemnify and save the Landlord harmless from any and all
liabilities, damages, costs, expenses, claims, suits or actions arising out of any breach,
violation or non-observance by the Tenant of any of its obligations under the Lease; from any
damage to the Leased Premises, the Complex or to any property while such property shall be in or
about the Leased Premises including but not limited to the systems, furnishings and amenities
thereof, caused by or arising out of the willful or negligent act or omission of the Tenant, its
employees, agents, invitees or licensees; and from any injury to any employee, agent, invitee or
licensee, of the Tenant, including but not limited to death resulting at any time therefrom,
occurring on or about the Complex or any part thereof. Notwithstanding anything else herein
contained, this indemnity shall survive the expiry or earlier termination of the Term.

ARTICLE X — CONTROL OF COMPLEX:

Control of Complex

	 	10.01 	(a)  	The Complex shall, at all times, be subject to the
exclusive control of the Landlord and, without limiting
the generality of the foregoing, the Landlord shall
have the right from time to time throughout the Term:

	 	(i)	 	to construct in, to or on the Complex, to make alterations,
additions and subtractions thereto and therefrom to erect new buildings on the
Complex and to build additional storeys on the existing buildings;
	 
	 	(ii)	 	to monitor access to any of the parking areas by means of
barriers, control booths or any other method which the Landlord deems proper;
	 
	 	(iii)	 	to change the location of driveways and sidewalks and the
location, layout or size of the parking area; and
	 
	 	(iv)	 	to do or perform such other acts in and to the Complex as the
Landlord, acting as a prudent owner, deems advisable for the more efficient
and proper operation of the Complex.

	 	 	(b)  	The Landlord will operate and maintain the Complex in such a first class manner
consistent with a complex of the same age, location and use. Without limiting the
scope of such discretion, the Landlord shall have the full right and authority to
employ all personnel and to make all rules and regulations pertaining to and necessary
for the proper operation and maintenance of the Complex.
	 
	 	 	(c)  	The Landlord shall not be liable for any diminution or alteration of the common
area of the Complex resulting from the exercise of the Landlord’s rights under this
Section and the Tenant shall not be entitled to a reduction or abatement of Rent or to
compensation therefor.

The foregoing shall not be deemed to permit the Landlord to do anything that would materially,
adversely interfere with the Tenant’s access to or use and enjoyment of the Leased Premises unless
otherwise required by Applicable Law, and the Landlord shall use all commercially reasonable
efforts in exercising its rights as set out above to ensure that any disruption to the Tenant’s
business and use of the Leased Premises shall be minimized to the extent possible.

ARTICLE XI — DAMAGE AND DESTRUCTION

Abatement of Rent

     11.01 If the Leased Premises or any portion thereof is damaged or destroyed by fire or by
other casualty against which the Landlord is required to insure under this Lease, Rent shall abate
in proportion to the area of that portion of the Leased Premises which, in the reasonable opinion
of the Landlord, is thereby rendered unfit for the purposes of the Tenant bears to the area of the
entire Leased Premises and the Rent shall abate entirely if fifty percent (50%) or more of the
Leased Premises is damaged or destroyed (but only to the extent to which the Landlord actually
receives proceeds under its loss of rental income insurance or which would have been received if
the Landlord had complied with its obligations under Section 9.02) until the Leased Premises are
repaired and rebuilt as certified by the Landlord’s Architect and the Landlord agrees that it will,
with reasonable diligence, repair and rebuild the Leased Premises, subject to Section 11.02. The
Landlord’s obligation to rebuild and restore the Leased Premises shall not include the obligation
to rebuild, restore, replace or repair

 

 

any chattel, fixture or Leasehold Improvements or any other thing that is the property of the
Tenant and/or for which the Tenant is to maintain insurance under paragraph (b) and (c) of Section
9.01 (in this Section collectively called “Tenant’s Improvements”); the Leased Premises shall be
deemed repaired and rebuilt when the Landlord’s Architect certifies that it has been substantially
repaired and rebuilt to the state where the Tenant could occupy it for the purpose of rebuilding,
restoring, replacing or repairing the Tenant’s Improvements. The issuance of the certificate of
the Landlord’s Architect shall not relieve the Landlord of its obligation to complete the
repairing and rebuilding as aforesaid, but the Tenant shall forthwith after issuance of such
certificate proceed to rebuild, restore, replace and repair the Tenant’s Improvements, and the
provisions of Section 6.03 shall apply to such work, mutatis mutandis.

Termination

	 	11.02 	(a) 	Notwithstanding the provisions of Section 11.01 hereof,
if the Leased Premises or any portion thereof are (i)
damaged or destroyed by any cause whatsoever and cannot
in the reasonable opinion of the Landlord be rebuilt or
made fit for the purposes of the Tenant as aforesaid
within two hundred and seventy (270) days of the date
of such damage or destruction, or (ii) the Leased
Premises are damaged or destroyed by an uninsured
peril, the Landlord may, at its option, terminate this
Lease by giving to the Tenant, within sixty (60) days
after the date of such damage or destruction, notice of
termination and thereupon Rent shall be apportioned and
paid to the date of such damage or destruction and the
Tenant shall immediately deliver up possession of the
Leased Premises to the Landlord.
	 
	 	 	(b) 	Irrespective of whether the Leased Premises or any portion thereof are damaged
or destroyed as aforesaid, in the event that fifty per cent (50%) or more of the
Building, as determined by the Landlord, is damaged or destroyed by any cause
whatsoever and if, in the reasonable opinion of the Landlord, such area cannot be
rebuilt or made fit for the purposes of the tenants thereof within one hundred and
eighty (180) days of the date of such damage or destruction or the Building is damaged
or destroyed by an uninsured peril, the Landlord may at its option terminate this Lease
by giving to the Tenant within sixty (60) days after the date of such damage and
destruction, notice of termination requiring vacant possession of the Leased Premises
sixty (60) days after delivery of the notice of termination and thereupon Rent shall be
apportioned and paid to the date on which vacant possession is given and the Tenant
shall deliver up possession of the Leased Premises to the Landlord in accordance with
such notice of termination.
	 
	 	 	(c) 	If the Landlord does not elect to terminate the Lease pursuant to paragraphs
(a) or (b) of this Section, it shall, with reasonable diligence, repair and restore the
Leased Premises and/or the Building, in accordance with the provisions of Section
11.01.

ARTICLE XII — DEFAULT:

Events of Default

	 	12.01	An “Event of Default” shall occur whenever:

	 	          	(a) 	the Tenant fails to pay the Rent hereby reserved or any part thereof within
five (5) days from the giving of written notice by the Landlord to the Tenant in
respect thereof (provided that if the Landlord is required to give the notice
hereunder on two (2) occasions in any twenty-four (24) consecutive months, the
Landlord shall for have no further obligation to give notice hereunder and an Event
of Default shall be deemed to occur on the date the Tenant fails to pay Rent on the
due date as provided for in the Lease);
	 
	 	 	(b) 	the Tenant shall have breached or failed to comply with any of its
covenants and agreements contained in this Lease (save for non-payment of Rent) and
shall have failed to remedy such breach or non-compliance within fifteen (15) days
(or such longer period as the Landlord may reasonably determine, having regard to the
nature of the default) after written notice thereof given by the Landlord to the
Tenant;
	 
	 	 	(c) 	the Tenant shall make any assignment for the benefit of creditors or become
bankrupt or insolvent or take the benefit of any Act now or hereinafter in force for
bankrupt or insolvent debtors;

 

 

	 	(d)	 	the Tenant is a corporation and any order shall be made for the winding-up
of the Tenant or other termination of the corporate existence of the Tenant;
	 
	 	(e)	 	the Tenant makes or attempts to make a bulk sale of assets not in the
ordinary course of the Tenant’s business;
	 
	 	(f)	 	a trustee, receiver, interim receiver, receiver and manager, custodian or
liquidator is appointed for the business, property, affairs or revenue of the Tenant;
	 
	 	(g)	 	this Lease or any of the Tenant’s assets on the Leased Premises are taken
or seized under writ of execution, an assignment, pledge, charge, debenture or other
security instrument;
	 
	 	(h)	 	the Tenant abandons or attempts to abandon the Leased Premises;
	 
	 	(i)	 	the Tenant makes or applies to the relevant authority for a permit or
approval for, any installation, alteration, addition, modification or improvement to
the Leased Premises without the prior written approval or authorization of the
Landlord except when such approval or authorization is not required under this Lease;
	 
	 	(j)	 	the Leased Premises shall be used by any person other than the Tenant or
the Tenant’s permitted assignees or for any purpose other than as set out in Section
8.01;
	 
	 	(k)	 	any insurance policy on the Building or any part thereof shall be cancelled
or shall be threatened by the insurer to be cancelled or the coverage thereunder
reduced in any way by the insurer by reason of the use or occupation of the Leased
Premises or any part thereof by the Tenant and the Tenant shall have failed to remedy
the condition giving rise to such cancellation, threatened cancellation or reduction
of coverage within forty-eight (48) hours written notice given by the Landlord to the
Tenant;
	 
	 	(l)	 	the Tenant sells or disposes of the goods, chattels or equipment in the
Leased Premises or removes, commences or threatens to remove them from the Leased
Premises so that in the opinion of the Landlord there would not, in the event of such
sale, disposal or removal, be sufficient goods on the Leased Premises subject to
distress which would satisfy all Rent due or accruing hereunder for a period of six
(6) months;
	 
	 	(m)	 	the Tenant shall at any time during the Term use the Leased Premises,
whether within the use permitted by Section 8.01 or not, in a manner which imposes
upon the Landlord any obligation to modify, extend, alter or replace any part of the
Leased Premises or any of the machinery, equipment or other facilities used in
connection with the Leased Premises, which obligation is not fulfilled by the Tenant
at its own cost in a timely manner;
	 
	 	(n)	 	the Leased Premises are vacant for any period in excess of twenty (20) days
other than during repairs or renovations; or
	 
	 	(o)	 	the Tenant defaults in the performance or observation of any terms,
conditions, covenants or provisions of any other lease agreement in respect of
premises leased by the Tenant from the Landlord, which default is not remedied or
cured within any applicable grace period.
	 

	 	Accelerated Rent	 
	 
	 	12.02	 	Upon the occurrence of an Event of Default then:

	 
	 	(a)	 	notwithstanding anything to the contrary in this Lease, such portion of the
Landlord’s Leasing Costs as are unamortized as at the day prior to such Event of
Default (assuming a straight-line amortization over the Term of this Lease) shall be
deemed to be outstanding to the Landlord and shall become immediately due and payable
as Rent, and the Landlord may, at its option, apply all or any monies or

 

 

	 	 	 	other security as may have been deposited or lodged with the Landlord as security
for the performance of the Tenant’s obligations under this Lease (collectively,
“Security”), against such amounts owing, all without prejudice to any further
claims by the Landlord for damages and/or remedy for recovery thereof and/or the
right of the Landlord to apply any Security against other amounts owing hereunder
or against other expenses, costs or damages incurred by the Landlord; and
	 
	 	(b)	 	in addition to and without limiting the foregoing and notwithstanding the
Bankruptcy and Insolvency Act (Canada) or otherwise the then current month’s Rent and
next ensuing three (3) months Rent, after appropriate adjustments to take into
account the fact that portions of the Leasing Costs amortized into Basic Rent may
have been accelerated under paragraph (a) of this Section, shall immediately become
due and be paid by the Tenant to the Landlord as accelerated Rent and the Landlord
may immediately distrain for the same together with any Rent arrears then unpaid.

Right of Re-entry

     12.03

	 	(a)	 	Upon the occurrence of an Event of Default, the Landlord may at any time
thereafter, without notice to the Tenant, re-enter the Leased Premises or any part
thereof in the name of the whole and terminate this Lease and all the rights of the
Tenant thereunder.
	 
	 	(b)	 	If and whenever the Landlord exercises its option to re-enter the Leased
Premises and terminate this Lease pursuant to paragraph (a) of this Section:

	 	(i)	 	the Tenant shall immediately vacate the Leased Premises and
the Landlord may remove or cause to be removed from the Leased Premises the
Tenant and/or any other occupant or occupants thereof and if the Tenant has
not removed all property therefrom or completely vacated the Leased Premises
within three (3) days of the Landlord terminating this Lease and entering the
Leased Premises, then such property shall be deemed to be abandoned and the
Landlord may, at its discretion, remove all property therefrom and sell or
dispose of such property as the Landlord considers appropriate without
liability for loss or damage and without prejudice to the rights of the
Landlord to recover arrears of Rent or damages incurred by the Landlord;
	 
	 	(ii)	 	the Landlord shall be immediately entitled to the payment
of Rent up to the date of termination together with all expenses incurred by
the Landlord in respect of such termination and the value of the Rent,
calculated at the date of termination, for the unexpired portion of the Term.

Reletting

     12.04 At any time when the Landlord is entitled to re-enter the Leased Premises or terminate
this Lease, the Landlord may without notice to the Tenant and without terminating the Lease enter
upon and take custody of the Leased Premises in the name of and as agent of the Tenant, together
with all the Tenant’s improvements, fixtures and furnishings, and sublet the Leased Premises in the
name of and as the agent of the Tenant on whatever terms the Landlord may deem appropriate but no
such action by the Landlord shall waive any of the obligations of the Tenant or limit the
subsequent exercise of any of the Landlord’s remedies for default. If the Landlord shall sublet
the Leased Premises as aforesaid, the Landlord shall be entitled to receive all sublease rent and
apply the same in its discretion to any indebtedness of the Tenant to the Landlord under this Lease
and/or to the payment of any costs and expenses of reletting, and the Landlord shall be liable to
account to the Tenant only for the excess, if any, of monies actually received by it. If the
sublease rent is less than is necessary to pay and discharge all the then existing and continuing
obligations of the Tenant hereunder, the Tenant shall pay such deficiency to the Landlord upon
written demand from time to time. Notwithstanding any such re-entry and subletting without
termination, the Landlord may at any time thereafter terminate this Lease by reason of the previous
or any other default under the Lease and the provisions of Section 12.03 shall apply.

Distress

 

 

     12.05 The Tenant waives and renounces the benefit of any present or future statute taking away
or limiting the Landlord’s right of distress with the exception of its client and files whether in
hard or soft copy and its software, and covenants and agrees that notwithstanding any such statute,
none of the goods and/or chattels of the Tenant on the Leased Premises at any time during the Term
shall be exempt from levy by distress for rent in arrears.

Right of Landlord to Cure Defaults

     12.06 If the Tenant fails to perform or cause to be performed any of the covenants or
obligations of the Tenant herein, the Landlord shall have the right (but shall not be so obligated)
after delivery of written notice to the Tenant and the expiry of the relevant cure period, to
perform or cause to be performed and to do or cause to be done such things as may be necessary or
incidental thereto (including without limiting the foregoing, the right to make repairs,
installations, erections and expend monies), and all payments, expenses, charges, fees and
disbursements incurred or paid by or on behalf of the Landlord (including without limitation the
Landlord’s fifteen percent (15%) supervisory fee) in respect thereof shall be paid by the Tenant to
the Landlord within ten (10) days written demand therefor together with all reasonable legal and
administrative costs of the Landlord in respect thereof and all such amounts shall be payable as
Additional Rent.

Cross Default

     12.07 (INTENTIONALLY DELETED)

Remedies Not Exclusive

     12.08 Mention in this Lease of any particular remedy or remedies in respect of any default or
threatened default by the Tenant in the performance of its obligations shall not preclude the
Landlord from exercising, or limit the extent of, any other remedy in respect thereof, whether at
law, in equity or pursuant to any express provision hereof. No remedy shall be interpreted as
exclusive or dependent upon any other remedy, and the Landlord may from time to time exercise any
one or more of such remedies independently or in combination.

Non-Waiver

     12.09 No condoning, excusing or overlooking by the Landlord of any default, breach or
non-observance by the Tenant at any time or times in respect of any covenant, proviso or condition
herein contained shall operate as a waiver of the Landlord’s rights hereunder in respect of any
continuing or subsequent default, breach or non-observance, or so as to defeat or affect in any way
the rights of the Landlord herein in respect of any such continuing or subsequent default or
breach, and no waiver shall be inferred from or implied by anything done or omitted by the
Landlord, save only an express waiver by the Landlord in writing.

Recovery of Adjustments

     12.10 The Landlord shall have (in addition to any other right or remedy of the Landlord) the
same rights and remedies in the event of default by the Tenant in payment of any amount payable by
the Tenant hereunder as the Landlord would have in the case of default in payment of Rent.

ARTICLE XIII — SUBORDINATION & ACKNOWLEDGEMENTS:

Mortgages

     13.01 At the option of the Landlord or the applicable mortgagee, chargee or trustee (as the
case may be), this Lease shall be subject and subordinate to any and all mortgages, charges and
deeds of trust (and instruments supplemental thereto), which may now or at any time hereafter
affect the Leased Premises in whole or in part, or the Lands, or the Building whether or not any
such mortgage, charge or deed of trust affects only the Leased Premises or the Lands or the
Building or affects other premises as well. The Tenant acknowledges and agrees that any such
mortgagee, chargee or trustee may unilaterally postpone and subordinate its mortgage, charge or
deed of trust to this Lease and any renewals, modifications, consolidations, replacements or
extensions thereof to the intent that this Lease and all right, title and interest of the Tenant in
the Leased Premises shall be prior to the rights of such mortgagee, chargee or trustee as fully as
if such Lease had been executed and registered before the registration of the mortgage, charge or
deed of trust, as applicable. On request at any time and from time to time of the Landlord or of
the mortgagee, chargee or trustee under any such mortgage,

 

 

charge or deed of trust, the Tenant shall promptly, at no cost to the Landlord or mortgagee,
chargee or trustee, but provided that the holder of any such mortgage, charge or deed of trust
agrees in writing with the Tenant not to disturb the Tenant’s use and occupation of the Leased
Premises so long as no Event of Default shall have occurred:

	 	(a)	 	attorn to such mortgagee, chargee or trustee and become its tenant of the
Leased Premises or the tenant of the Leased Premises of any purchaser from such
mortgagee, chargee or trustee in the event of an exercise of any permitted power of
sale contained in any such mortgage, charge or deed of trust for the then unexpired
residue of the Term on the terms herein contained; and/or
	 
	 	(b)	 	postpone and subordinate this Lease to such mortgage, charge or deed of
trust to the intent that this Lease and all right, title and interest of the Tenant
in the Leased Premises shall be subject to the rights of such mortgagee, chargee or
trustee as fully as if such mortgage, charge or deed of trust had been executed and
registered and the money thereby secured had been advanced before the execution of
this Lease (and notwithstanding any authority or consent of such mortgagee, or
trustee, express or implied, to the making of this Lease).

     Any such attornment or postponement and subordination shall extend to all renewals,
modifications, consolidations, replacements and extension of any such mortgage, charge or deed of
trust and every instrument supplemental or ancillary thereto or in implementation thereof. The
Tenant shall forthwith execute any instruments of attornment or postponement and subordination
which may be so requested to give effect to this Section. The Tenant shall, if required, also
confirm to the Landlord’s mortgagee: (i) that no prepayments of rent (except as provided in this
Lease) and no material amendments, early termination, surrender or assignment of this Lease shall
be binding on such mortgagee unless the mortgagee consents thereto; (ii) that the mortgagee shall
not be liable for any default of the Landlord under this Lease arising prior to the mortgagee
becoming a mortgagee in possession of the Leased Premises or succeeding to the Landlord’s interest
in this Lease; (iii) that the mortgagee shall be responsible for landlord obligations only so long
as the mortgagee realizes on its security by entering into ownership, possession or control of the
Leased Premises; and (iv) that the Tenant will deliver such mortgagee, simultaneously with delivery
to the Landlord, a copy of any notice to the Landlord alleging default by the Landlord of its
obligations under this Lease.

Certificates

     13.02 The Tenant shall, within not more than fifteen (15) days written request therefor,
execute and return to the Landlord, its mortgagee or any purchaser of the Leased Premises as
required by the Landlord from time to time and without cost to the Landlord or such mortgagee or
purchaser, a statement in writing certifying that this Lease is unmodified and in full force and
effect (or if modified, stating the modifications and that the Lease is in full force and effect as
modified), the amount of the annual Basic Rent then being paid hereunder, the dates to which the
same, by installment or otherwise, and other charges hereunder have been paid, whether or not there
is any existing default on the part of the Landlord of which the Tenant has notice, and any other
information reasonably required.

ARTICLE XIV — ACCESS BY LANDLORD:

Exhibiting Leased Premises

     14.01 The Tenant shall permit the Landlord or its agents to post “For Rent/Lease” signage at
and to exhibit the Leased Premises to prospective tenants during the last nine (9) months of the
Term thereof during normal business hours upon at least 24 hours advance notice. Notwithstanding
the foregoing, in the event the Tenant does not exercise any option that is available to it to
renew or extend the Term, the Landlord may (during business hours after at least twenty-four (24)
hours notice) exhibit the Leased Premises at any time after the earlier of the date the Tenant
notifies the Landlord that it will not be exercising such option or, in the absence of such notice,
the last day on which the Tenant may exercise such option.

Expansion, Alteration

     14.02 The Landlord shall have the right to enter into the Leased Premises and to bring its
workmen and materials thereon to inspect the Leased Premises and to make additions, alterations,
improvements, installations and repairs to the Leased Premises and the Lands, the Building, and the
common areas and services thereof as such may exist from time to time. All such work shall be
carried out as expeditiously as reasonably practicable so as to minimize interference with the
Tenant’s business operations at the Leased Premises, and the Landlord shall not be liable for any
necessary or unavoidable

 

 

obstructions to or interference with the use and enjoyment of the Lands, the Building and the
Leased Premises as may be necessary for the purposes aforesaid and may interrupt or suspend the
supply of electricity, water or other utilities or services when necessary and until the additions,
alterations, improvements, installations or repairs have been completed, and there shall be no
abatement in Rent (except as provided in Section 11.01 hereof) nor shall the Landlord be liable by
reason thereof, provided all such work is done as expeditiously as reasonably possible. The
Landlord shall have the right to use, install, maintain and repair pipes, wires, ducts, shafts or
other installations in, under or through the Leased Premises for or in connection with the supply
of any services to the Leased Premises or any other premises in the Building.

ARTICLE XV — MISCELLANEOUS:

Notice

	 	15.01	(a)  	Any notice, request, statement or other writing pursuant to this Lease shall be deemed
to have been given if mailed by registered prepaid post or by facsimile transmission as
follows:
	 
	 	 	 	In the case of the Landlord, to:
	 
	 	 	 	ORLANDO CORPORATION
	 
	 	 	 	6205 Airport Road
	 
	 	 	 	5th Floor
	 
	 	 	 	Mississauga, Ontario
	 
	 	 	 	L4V lE3
	 
	 	 	 	Attention:      President
	 
	 	 	 	Facsimile #:      (905) 677-2824
	 
	 	 	 	In the case of the Tenant, to:
	 
	 	 	 	NAVARRE CORPORATION
	 
	 	 	 	at the Leased Premises
	 
	 	 	 	Attention:      General Counsel
	 
	 	 	 	Facsimile #      (763) 504-1107
	 
	 	 	 	With a copy to:
	 
	 	 	 	NAVARRE CORPORATION
	 
	 	 	 	7400 49th Avenue North
	 
	 	 	 	New Hope, MN 55428
	 
	 	 	 	Attention:       General Counsel
	 
	 	 	 	Facsimile #:       (763) 504-1107
	 
	 	 	 	and such notice shall be deemed to have been received by the Landlord or the
Tenant (as applicable) on the third business day after the date on which it shall
have been so mailed (provided that in the event that there is an interruption of
postal service, the aforesaid period shall be extended for a period equivalent to
the period of such interruption) or on the day of facsimile transmission if made
before 5:00 p.m. Eastern Time on a business day, otherwise on the business day
next following, as evidenced by a written confirmation of such facsimile
transmission.
	 
	 	 	(b) 	Notice shall also be sufficiently given if and when the same shall be
delivered, in the case of notice to the Landlord, to an executive officer of the
Landlord or a person holding an executive position with the Landlord, and in the case
of notice to the Tenant, to him personally or if the Tenant is a

 

 

	 	 	 	corporation to an officer or manager of the Tenant or to the most senior employee
present at the Leased Premises when service is effected. Such notice, if
delivered, shall be conclusively deemed to have been given and received at the
time of such delivery. If in this Lease two or more persons are named as Tenant,
such notice shall also be sufficiently given if and when the same shall be
delivered personally to any one of such persons.

Either the Landlord or the Tenant may from time to time, by notice to the other as aforesaid,
designate another address in Canada and/or facsimile number to which notices issued more than ten
(10) days thereafter shall be addressed.

Registration

     15.02 The Tenant covenants and agrees with the Landlord that the Tenant will not register or
record this Lease or any part thereof against the title to the Lands or any part thereof except by
way of notice prepared by the Tenant, which shall be subject to the written approval of the
Landlord prior to registration, which will not be unreasonably withheld or delayed and which shall
only describe the parties, the Leased Premises, and the Term and any options to renew or extend (as
applicable). The Landlord, on its own behalf, may also register notice of this Lease, or a short
form thereof, against title to the Lands and the Tenant hereby covenants to execute and return to
the Landlord such notice, within ten (10) days written request therefor.

Planning Act

     15.03 Where applicable, this Lease shall be subject to the condition that it is effective only
if the Planning Act (Ontario) is complied with. Pending such compliance, the Term and any
extension periods shall be deemed to be for a total period of one (1) day less than the maximum
lease term permitted by law without such compliance.

Obligations as Covenants

     15.04 Each obligation or agreement of the Landlord or the Tenant expressed in this Lease, even
though not expressed as a covenant, is considered to be a covenant for all purposes.

Severability

     15.05 Any provision of this Lease that is determined to be illegal or unenforceable at law
shall be considered separate and severable from the remaining provisions which shall remain in
force and be binding upon the Landlord and the Tenant.

Unavoidable Delays

     15.06 Whenever and to the extent the Landlord or the Tenant, as the case may be, (the “First
Party) is unable to fulfill or shall be delayed or restricted in the fulfilment of any obligation
hereunder by reason of being unable to obtain the material, goods, equipment, service, utility or
labour required to enable it to fulfil such obligation or by reason of any statute, law,
regulation, by-law or order or by reason of any other cause beyond its reasonable control, whether
of the same nature as the foregoing or not (the “Unavoidable Delay”) (provided that insolvency or
lack of funds shall be deemed to not be an Unavoidable Delay), the First Party shall be relieved
from the fulfilment of such obligation for so long as such cause continues and the other party
shall not be entitled to compensation for any inconvenience, nuisance or discomfort thereby
occasioned. There shall be no deduction from the Rent or other monies payable under this Lease by
reason of any such failure or cause.

Evidence of Payments

     15.07 The Tenant shall produce to the Landlord upon request, satisfactory evidence of due
payment by the Tenant of all payments to third parties required to be made by the Tenant under this
Lease.

Overholding

15.08 If the Tenant shall continue to occupy all or part of the Leased Premises after the
expiration of the Term with the consent of the Landlord, and without any further written agreement,
the Tenant shall be a monthly tenant at one hundred

 

 

and twenty-five percent (125%) of the monthly Basic Rent payable during the last year of this Lease
and otherwise on the terms and conditions herein set out except as to length of tenancy.

Lien

     15.09 (INTENTIONALLY DELETED)

Goods and Services Tax

     15.10 Any amount which is, by the terms of this Lease payable by the Tenant to the Landlord
and which is subject to goods and services tax pursuant to the Excise Tax Act (Canada) or subject
to any provincial sales tax or harmonized tax or taxes shall be deemed to be exclusive of such tax
or taxes with the intent that such tax or taxes shall be calculated thereon and paid by the Tenant
to the Landlord at the time such amount is payable pursuant to the terms of this Lease.

Time of Essence

     15.11 Time shall be of the essence of this Lease and every part thereof.

Law

     15.12 This Lease shall be governed by and construed in accordance with the laws of the Province of Ontario.

Captions/Headings

     15.13 The captions appearing in the margin of this Lease and in the headings to the Articles
of this Lease have been inserted as a matter of convenience of reference only and do not in any way
whatsoever define, limit or enlarge the scope or meaning of this Lease or any part thereof.

Joint and Several Liability

     15.14 If the Tenant shall be comprised of more than one (1) party, the liability of each such
party under this Lease shall be joint and several.

Tenant Partnership

     15.15 If the Tenant shall be a partnership, each person who shall be a member of such
partnership or successor thereof shall be and continue to be jointly and severally liable for the
performance and observance of all covenants, obligations and agreements of the Tenant under this
Lease even if such person ceases to be a member of such partnership or successor thereof.

Environmental Assessments

	 	15.16 	(a)  	The Landlord or its agent shall have the right to enter upon the Complex (including
but not limited to the Leased Premises) and conduct environmental assessment audits from time
to time during the Term upon forty-eight (48) hours prior notice (except where
contamination is actually present or threatened, in which case no notice shall be required).
In exercising its rights under this section, the Landlord shall use commercially reasonable
efforts to minimize its interference with the Tenant’s business operations.
	 
	 	 	(b)  	Subject to and in accordance with Section 8.04 (b) of this Lease, the
Tenant covenants and agrees to execute forthwith upon written demand therefor, at its
own cost and expense, the complete remediation/clean-up of any and all contamination
of the Complex arising out of the Tenant’s use or occupation of the Leased Premises.
The aforesaid covenant contained in this paragraph (b) shall survive the expiry or
other termination of the Term.

Easements

 

 

     15.17 The Tenant acknowledges that the Lands are subject to such rights-of-way and other
easements as are designated, if any, in Schedule “B” hereto. The Tenant agrees to postpone this
Lease, upon written demand by the Landlord to:

	 	(a)	 	such further easements in favour of adjoining lands for purposes of ingress
and egress, as may be requested by the Landlord from time to time; and
	 
	 	(b)	 	easements regarding utilities, services or sewers, as may be required from
time to time.

Entire Agreement

     15.18 The Tenant acknowledges that there have been no representations made by the Landlord
which are not set out in the Lease. The Tenant further acknowledges that the Lease constitutes the
entire agreement between the Landlord and Tenant and may not be modified except as herein
explicitly provided or by subsequent agreement in writing duly signed by the Landlord and the
Tenant.

Effect of Lease

     15.19 This Indenture and everything herein contained shall extend to and bind and may be taken
advantage of by the respective heirs, executors, administrators, successors and assigns, as the
case may be, of each of the parties hereto, subject to the granting of consent by the Landlord as
provided herein to any assignment or sublease, and where there is more than one tenant or there is
a female party or a corporation, the provisions hereof shall be read with all grammatical changes
thereby rendered necessary and all covenants shall be deemed joint and several.

ARTICLE XVI — ADDITIONAL PROVISIONS

Option to Terminate

     16.01 Provided that the Tenant in use and occupation of all of the Leased Premises is Navarre
Corporation or a permitted Transferee as provided for in Section 7.01(d) herein and it has not been
and is not then in default of its covenants and obligations under this Lease beyond any applicable
cure period, the Tenant shall have an option to terminate this Lease (the “Option to Terminate”)
effective on such date falling between March 1, 2012 and February 28, 2013, both inclusive (the
“Effective Termination Date”), as may be elected by the Tenant in accordance with this section.
This Option to Terminate is conditional upon the Tenant delivering to the Landlord a written notice
(the “Termination Notice”) electing to exercise the same, which Termination Notice must be received
by the Landlord by the date which is six (6) months prior to the Effective Termination Date. The
Termination Notice: (i) shall specify an effective termination date that shall be at least six (6)
months following the date that the Termination Notice is delivered to the Landlord; and (ii) shall
be accompanied by a lease termination fee payable to the Landlord in an amount equal to six (6)
months gross Rent (the “Termination Fee”). Such Termination Fee shall be based on; (a) the Basic
Rent otherwise payable in the year in which the Effective Termination Date occurs and; (b) the
Additional Rent payable at the time the Termination Notice is delivered, plus applicable goods and
services or harmonized sales tax. For clarity, it is understood and agreed that the Termination
Fee is in addition to and shall not be credited against the Rent payable pursuant to this Lease
prior to the Effective Termination Date. In the event that the Tenant fails to deliver the
Termination Notice to the Landlord prior to November 1, 2012 accompanied by the Termination Fee,
then the Option to Terminate shall not be effective and shall no longer be available to the Tenant.
The Tenant covenants and agrees that if the Termination Notice and the Termination Fee are
delivered by the Tenant to the Landlord, as aforesaid, then the following shall apply:

	 	(a)	 	the Tenant shall surrender the Leased Premises and deliver up vacant
possession thereof to the Landlord on the Termination Date, all in accordance with
and subject to the repair/surrender provisions set out in this Lease;
	 
	 	(b)	 	Rent shall (if necessary) be adjusted as of the Termination Date and shall
become payable by the Tenant to the Landlord in full within thirty (30) days of
invoicing;
	 
	 	(c)	 	neither party shall have any further liability or obligation to the other
after the Termination Date except for any default under this Lease by the Landlord or
Tenant occurring on or before the

 

 

	 	 	 	Termination Date, subject to final adjustment by the Landlord and Tenant on
account of Additional Rent; and
	 
	 	(d)	 	if requested by the Landlord, the Tenant shall fully surrender this Lease
to the Landlord on the Termination Date by execution of a formal document of
surrender prepared by the Landlord.

Landlord Interest

     16.02 The Landlord represents and warrants to the Tenant that as of the date hereof: (a) the
Landlord owns and holds fee title in and to the Complex and the Leased Premises enabling the
Landlord to enter into an enforceable lease with the Tenant on the terms and conditions contained
herein; (b) the real property identified in Schedule “B” contains the Leased Premises; and (c) the
Landlord is unaware of any impending expropriation plans, proposed assessments or other adverse
conditions relating to the Lands. The Landlord will indemnify and hold the Tenant harmless if any
of the foregoing representations and warranties proves to be untrue.

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

	 	 	 	 	 
	LANDLORD:	 ORLANDO CORPORATION

 	 
	 	Per:  	/s/ Phil King
 	 
	 	 	Authorized Signing Officer 	 
	 	 	Name:  	 Phil King
 	 
	 	 	Title:  	
President 	 
	 
	 	 	 
	 	Per:  	                           /s/ William O’Rourke
 	 
	 	 	Authorized Signing Officer 	 
	 	 	Name:  	 William O’Rourke
 	 
	 	 	Title:  	
Senior Vice President, Finance 	 
	 
	

TENANT:	We have authority to bind the Corporation

 NAVARRE CORPORATION

 	 
	 	Per:  	/s/ Cary L. Deacon
 	 
	 	 	Authorized Signing Office 	 
	 	 	Name:  	  Cary L. Deacon

 	 
	 	 	Title:  	

CEO 	 
	 
	 	Per:  	/s/ Diane Lapp
 	 
	 	 	Authorized Signing Officer 	 
	 	 	Name:  	  Diane Lapp

 	 
	 	 	Title:  	

VP Finance 	 
	 
	 	I/We have authority to bind the Corporation

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00174-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00174-of-00352.parquet"}]]