Document:

AGREEMENT OF LEASE

 

Between

 

TREELTNE 100-400 GCP LLC,

 

Land lord,

 

and

 

MILLENNIUM HEALTHCARE, INC.,

 

Tenant.

 

Dated: February 29th, 2012

 

PREMISES

 

400 Garden City Plaza

Garden City, New York

Suite 440

 

    	 

    	 

    

 

TABLE OF CONTENTS

 

	ARTICLE 1. DEMISED
    PREMISES ; RENT	4
	 	 
	ARTICLE 2. CONDITION OF PREMISES	6
	 	 
	ARTICLE 3. INTENTIONALLY OMITTED	6
	 	 
	ARTICLE 4. REAL ESTATE TAX ESCALATION	6
	 	 
	ARTICLE 5. USE	8
	 	 
	ARTICLE 6. ALTERATIONS AND INSTALLATIONS	9
	 	 
	ARTICLE 7. REPAIRS	11
	 	 
	ARTICLE 8. REQUIREMENTS OF LAW	11
	 	 
	ARTICLE 9. INSURANCE, LOSS REIMBURSEMENT, LIABILITY	11
	 	 
	ARTICLE 10. DAMAGE BY FIRE OR OTHER CAUSE	13
	 	 
	ARTICLE 11. ASSIGNMENT, MORTGAGING, SUBLETTING, ETC	14
	 	 
	ARTICLE 12. ELECTRICITY	17
	 	 
	ARTICLE 13. PARKING	18
	 	 
	ARTICLE 14. CONDEMNATION	18
	 	 
	ARTICLE 15. ACCESS TO DEMISED PREMISES ; CHANGES	19
	 	 
	ARTICLE 16. CONDITIONS OF LIMITATION	
	 	 
	ARTICLE 17. RE-ENTRY BY LANDLORD; INJUNCTION	21
	 	 
	ARTICLE 18. DAMAGES	22
	 	 
	ARTICLE 19. LANDLORD'S RIGHT TO PERFORM TENANT'S OBLIGATIONS	23
	 	 
	ARTICLE 20. QUIET ENJOYMENT	23
	 	 
	ARTICLE 21. SERVICES AND EQUIPMENT	23
	 	 
	ARTICLE 22. FAILURE TO GIVE POSSESSION	24
	 	 
	ARTICLE 23. INVALIDITY OF ANY PROVISION	24
	 	 
	ARTICLE 24. BROKERAGE	25
	 	 
	ARTICLE 25. SUBORDlNATION	25
	 	 
	ARTICLE 26. CERTIFICATE OF TENANT	26
	 	 
	ARTICLE 27. LEGAL PROCEEDINGS; WAIVER OF JURY TRIAL; ATTORNEYS' FEES	27
	 	 
	ARTICLE 28. SURRENDER OF PREMISES	27
	 	 
	ARTICLE 29. RULES AND REGULATIONS	28
	 	 
	ARTICLE 30. CONSENTS AND APPROVALS	28
	 	 
	ARTICLE 31. NOTICES	28
	 	 
	ARTICLE 32. NO WAIVER	29
	 	 
	ARTICLE 33. DEFINITIONS	29
	 	 
	ARTICLE 34. INABILITY TO PERFORM	29
	 	 
	ARTICLE 35. ENTIRE AGREEMENT; NO REPRESENTATIONS; NO ORAL MODIFICATION	30
	 	 
	ARTICLE 36. NON- LIABILITY AND INDEMNLFICATION	30
	 	 
	ARTICLE 37. SECURITY	31

 

    	2

    	 

    

 

	ARTICLE 38. SIGNAGE	31
	 	 
	ARTICLE 39. HAZARDOUS MATERIALS/ENVIRONMENTAL MATTERS	32
	 	 
	ARTICLE 40. RELOCATION OF DEMISED PREMISES; DEMOLITION, ALTERATION AND REMOVAL	32
	 	 
	ARTICLE 41. INTENTIONALLY OMITTED	33
	 	 
	ARTICLE 42. MISCELLANEOUS	33

 

    	3

    	 

    

 

AGREEMENT OF LEASE,
made as of this 29th day of February, 2012, by and between Treeline 100-400 GCP LLC, as Landlord (the "Land
lord"), with its address c/o TL Asset Management Corp., 200 Garden City Plaza, Suite 325, Garden City, New York 11530, and
Millennium Healthcare, Inc., with offices at 690 I Jericho Turnpike, Suite 101, Syosset, N Y 11791 (the "Tenant").

 

REFERENCE PAGE

 

Lease Definitions:

 

In addition to other terms elsewhere defined
in this Lease, the following terms whenever used in this Lease shall have the meanings set forth in this Reference Page.

 

(I)      Building: 400 Garden City Plaza, Garden
City, New York 11530.

 

(2)      Demised Premises: Suite 440. The Demised Premises may also
from time to time referred to herein as the "Premises". A copy of the approved space plan (the "Plan") for
the Demised Premises is annexed hereto as Exhibit A.

 

(3)       Commencement Date: Upon Tenant taking occupancy of the Demised
Premises, currently estimated to be March 1, 2012.

 

(4)       Expiration Date: Ten (10) years and
ten (10) months after the Conm1encement Date, currently estimated to be December 31, 2023.

 

(5)       Term of Lease: Ten (10) years and ten
(10) months.

 

(6)       Fixed Annual Rent: $ 164,791.00 in the first Lease Yea r,
and then per schedule in Article I below ("Lease Year" shall mean the twelve (12) month period between the Commencement
Date and each succeeding anniversary thereof).

 

(7)       Tenant's Proportionate Share: 3.73%

 

(8)       Base Year : 2012 General Tax; 20l2-13 School Ta x; 2012-
13 Village Tax; Electric Rate Base Year - Calendar Year 2012.

 

(9)       Permitted Use: General Business Offices.

 

(10)     Broker(s): Treeline Leasing LLC.

 

(11)     Security Deposit : $54,930.32.

 

The Reference Page information is incorporated
into and made a part of this Lease. In the event of any conflict between this Reference Page and the Lease, the Lease shall control.

 

WITNESSETH :

 

The parties hereto, for themselves, their
heirs, distributees, executors, administrators, legal representatives, trustees, successors and assigns, hereby covenant as follows:

 

ARTICLE I.

DEMISED PREMISES; RENT

 

I.OJ.      Landlord hereby
leases to Tenant, and Tenant hereby hires from Landlord, the Demised Premises for the term to commence on the Commencement Date
and to end at 11 :59 p.m. on the Expiration Date or until such term shall sooner cease and terminate as hereinafter provided.

 

1.2.       The first month's
rent in the amount of $13,732.58 is due and payable upon execution of this Lease. From and after the Commencement Date, Tenant
shall pay to Landlord the Fixed Annual Rent as stated below in each period, said sum to be paid in advance on the first of each
and every calendar month in an amount equal to one twelfth thereof during the term of this Lea se as follows:

 

    	4

    	 

    

 

	Lease 
Year	 	From	 	To	 	Annual 
Rent	 	 	Annual
 Electric
	 	 	Total
                                                                         Fixed
 Annual
                                                                                           Rent
	 	 	Monthly
 Installment
	 
	1	 	3/1/2012	 	2/28/2013	 	$	145,054.00	 	 	$	19,737.00	 	 	$	164,791.00	 	 	$	13,732.58	 
	2	 	3/1/2013	 	12/31/2013	 	$	149,405.62	 	 	$	19,737.00	 	 	$	169,142.62	 	 	$	14,095.22	 
	2	 	1/1/2014	 	2/28/2014	 	$	176,185.62	 	 	$	19,737.00	 	 	$	195,922.62	 	 	$	16,326.89	 
	3	 	3/1/2014	 	2/28/2015	 	$	181,471.19	 	 	$	19,737.00	 	 	$	201,208.19	 	 	$	16,767.35	 
	4	 	3/1/2015	 	2/29/2016	 	$	186,915.32	 	 	$	19,737.00	 	 	$	206,652.32	 	 	$	17,221.03	 
	5	 	3/1/2016	 	2/28/2017	 	$	192,522.78	 	 	$	19,737.00	 	 	$	212,259.78	 	 	$	17,688.32	 
	6	 	3/1/2017	 	2/28/2018	 	$	198,298.47	 	 	$	19,737.00	 	 	$	218,035.47	 	 	$	18,169.62	 
	7	 	3/1/2018	 	2/28/2019	 	$	204,247.42	 	 	$	19,737.00	 	 	$	223,984.42	 	 	$	18,665.37	 
	8	 	3/1/2019	 	2/29/2020	 	$	210,374.84	 	 	$	19,737.00	 	 	$	230,111.84	 	 	$	19,175.99	 
	9	 	3/1/2020	 	2/28/2021	 	$	216,686.09	 	 	$	19,737.00	 	 	$	236,423.09	 	 	$	19,701.92	 
	10	 	3/1/2021	 	2/28/2022	 	$	223,186.67	 	 	$	19,737.00	 	 	$	242,923.67	 	 	$	20,243.64	 
	11	 	3/1/2022	 	12/31/2023	 	$	229,882.27	 	 	$	19,737.00	 	 	$	249,619.27	 	 	$	20,801.61	 

 

In the event
that the Commencement Date occurs on a date other than March 1, 2012, the chart above shall be deemed modified such that (i)
the first date under the column labeled "From" shall be the date upon which the Commencement Date actually occurs
and each date below it shall be one (l) year to the day thereafter and (ii) the first date under the column "To"
shall be the date that is one (!) year after the Commencement Date listed in the column labeled "From," counting
such day, and each date below it shall be one (1) year to the day thereafter, with the except ion of the date in the
"To" column for  the eleventh (11th) Lease Year which shall be ten (10) months after the date in the
"To" column for the tenth (10th) Lea se Year.

 

1.3.       (a)       Should the
Commencement Date fall on any day other than the first day of a month, the Fixed Annual Rent for such month shall be pro-rated
on a per diem basis, and Tenant shall pay the amount thereof for such partial month on the Commencement Date. In such event, the
amount paid by Tenant upon execution of this Lease shall be applied to the Fixed Annual Rent payable on the first day of the first
month following the Commencement Date.

 

(b)       All sums (other
than Fixed Annual Rent) payable hereunder shall be deemed additional rent, and together with Fixed Annual Rent shall be payable
without setoff or deduction whatsoever, except as may be occasioned by the occurrence of any event permitting a deduction from
or abatement of rent as specifically set forth in Articles 10 and 14. It is expressly understood and agreed that the Base Electric
Charge (as hereinafter defined) that is due hereunder is part of the Fixed Annual Rent and Tenant's failure to pay same as and
when due within five (5) Business Days after delivery of written notice from Landlord to Tenant shall be a material default hereunder.
Fixed Annual Rent and additional rent shall be paid in lawful money of the United States by good and sufficient check (subject
to collection) drawn to Land lord's order on a bank which is a member of the New York Clearinghouse Association or a successor
thereto or by money order. Sa id checks shall be sent to Landlord at the office of Land lord's Managing Agent, TL Asset Management
Corp., P.O. Box 341, Carle Place, New York 11514 or to such other party or parties and/or at such other address(es) as Landlord
shall designate by notice to Tenant.

 

1.4.       If Tenant shall fail to pay any installment
of Fixed Annual Rent or any payment of additional rent for a period of five (5) Business Days after delivery of written notice
by Landlord to Tenant, Tenant shall pay a late charge to Landlord of $350.00 plus interest at the Interest Rate (as such term is
defined in Article 33 hereof), from the date when such installment or payment shall have become due to the date of the payment
thereof, and such late charge and interest shall be deemed additional rent.

 

1.5.       The "Building's Hours" are
8:00 A.M. to 6:00 P.M. Monday through Friday and Saturday between the hours of 8:00 A.M. and 1 :00 P.M. Tenant shall have twenty
four (24) hour a day, seven (7) day a week access to the Demised Premises and the Building, which access shall be by passcard access
after business hours and on days other than business days. If Tenant shall require replacement of any passcard issued to it, Tenant
shall pay to Landlord as additional rent a charge of $250.00 per passcard requiring replacement. Tenant shall surrender to Landlord
all passcards issued to it upon the expiration or earlier termination of this Lea se. Land lord shall have no liability to Tenant
in the event that the passcard access system malfunctions and Tenant cannot gain access to the Demised Premises and the Building
a ft.er business hours or on days other than business days; provided, however, that Landlord shall repair the passcard access system
as soon as is reasonably practical aft.er receipt of notice that same has malfunctioned.

 

1.6.       Tenant shall
be entitled to an abatement of Annual Rent (but not Annual Electric) during the first ten (10) months of the initial term of this
Lea se. If Tenant shall, at any time, default hereunder beyond a grace period of five (5) Business Days after delivery of written
notice by Landlord to Tenant, Tenant will automatically and without need of any further notice from Landlord, (i) forfeit any rent
abatement provided in this Section not yet used by Tenant and (i i) be liable to Land lord for the amount of any rent abatement
used by Tenant as of the date of default, it being expressly understood and agreed that Landlord shall have the right to obtain
a judgment against Tenant for such amounts in any court of competent jurisdiction.

 

    	5

    	 

    

 

ARTICLE 2.

CONDITION OF PREMISES

 

2.01.       Landlord shall
perform no work in the Demised Premises in connection with this Lease except that, prior to the Commencement Date, Land lord shall
shampoo the existing carpeting throughout the Demised Premises, at Landlord's sole cost and expense. Tenant hereby accepts possession
or the Demised Premises in its "AS IS" condition as or the date hereof, without any representation or warranty from Landlord
as to the stale or condit ion of the Demised Premises including the fitness for use thereof for any specific purpose. Any work
necessary to prepare the Demised Premises for Tenant 's use and occupancy thereof shall be the sole responsibility of Tenant.

 

2.2.    
Landlord shall provide Tenant with (i) a cash allowance of $30,000.00 within ten (10) days after execution of this Lease,
and (ii) provided Tenant has not defaulted hereunder beyond the expiration of any applicable grace period, a cash
 allowance of $40,000.00 within ten (10) days after the beginning of the fiftieth (50th) month of the initial
term of this Lease (collectively, the "Allowances"). The Allowances may be used by Tenant in its sole discretion,
however, if same is used by Tenant to perform improvements in the Demised Premises, Tenant shall perform such improvements in
accordance with the terms of this Lease. If Tenant shall default hereunder beyond the expiration of any applicable grace
period, Landlord may seek to recover the Allowances, or such portion thereof received by Tenant, as additional da mages
caused by Tenant 's default under this Lease. If Tenant elects to have Land lord not perform any of Land lord 's Work, which
election shall be made within ten (10) days after execution of this Lease (time of the essence), Landlord shall give Tenant
an additional cash allowance equal to the actual cost to Landlord of the item(s) of Landlord 's Work that Landlord does not
perform.

 

2.3.       Tenant may elect to use the gym equipment
and furniture (the "FF& E") that is presently in the Demised Premises, upon written notice to Landlord given with
in ten (10) days of execution of this Lease. Landlord makes no representation or warranty of any kind as to the condition, state
of repair or fitness for use of any of the FF&E and Tenant accepts usage thereof in its "AS IS" condition. Landlord
shall have no responsibility whatsoever with respect to the FF&E including, without limitation, any obligation to repair same
or to render same fit for use. If Tenant fails to elect in writing to use the FF&E within the aforesaid time period, Land lord
shall remove the FF&E from the Demised Premises prior to the Commencement Date, at Landlord’s sole cost and expense.

 

ARTICLE 3.

INTENTIONALLY OM ITTED

 

ARTICLE 4.

REAL ESTATE TAX ESCALATION

 

4.11.       For the purposes of this Article
4, the following definitions shall apply:

 

(a)       The term "Base
Tax" shall mean the Taxes payable for the Base Year, net of any special assessments and as finally determined. If the Base
Tax subsequently shall be adjusted, corrected or reduced whether as the result of protest, by mea ns of agreement or as the result
of legal proceedings, the Base Tax for the purpose of computing any additional rent payable pursuant to this Article shall be the
Ba se Tax as so adjusted, corrected or reduced. Until the Base Tax is so adjusted, corrected or reduced, if ever, Tenant shall
pay additional rent hereunder based upon the unadjusted, uncorrected or unreduced Base Tax and upon such adjustment, correction
or reduction occurring, any additional rent payable by Tenant prior to the date of such occurrence shall be recomputed and Tenant
shall pay to Land lord any additional rent found due by such recomputation within ten (10) days after being billed therefor (which
bill shall set forth in reasonable detail the pertinent data causing and comprising such recomputation).

 

    	6

    	 

    

 

(b)       The term "Taxes"
shall mean all real estate taxes, assessments or any other governmental charge, general or specia l, ordinary or extraordinary,
unforeseen as well as foreseen, of any kind or nat ure whatsoever, that are or may be assessed, levied or imposed upon all or any
part of the land (hereinafter referred to as the "Land") on which the Building is situated, the Building and sidewalks
or streets in front of or adjacent thereto imposed by Federal, State or local government (but excluding any income, franchise,
corporate, estate, inheritance, succession, capital stock, transfer or mortgage recording tax, unless same shall be in substitution
for or in lieu of a real estate tax assessment) and any and all personal property taxes imposed upon the fixtures, machinery, equipment,
apparatus, systems and appurtenances in, upon or used in connection with the Building and Land for operation thereof; it being
expressly understood and agreed that it is the intention of the parties for the term "Taxes" to have the broadest possible
meaning and not to be limited by the foregoing description. If, due to a future change in the meth od of taxation or in the taxing
authority, a new or additional tax or assessment is imposed against Landlord, and/or the Land and/or the Building, and/or the sidewalks
or streets in front of or adjacent thereto or the rents or income therefrom, in addition to, or in substitution in whole or in
part for any tax which would constitute "Taxes", or in lieu of additional Taxes, such tax or imposition shall be deemed
for the purposes hereof to be included within the term "Taxes".

 

(c)       The term "Tax
Year" shall mean each calendar year in which occurs any part of the term of this Lease or such other period of twelve (12)
months occurring during the term of this Lease as hereafter may be duly adopted as the fiscal year for real estate tax purposes
of the taxing authorities.

 

(d)       The term "Escalation
Statement" shall mean a statement setting forth the amount payable by Tenant for a specified Tax Year pursuant to this Article
4.

 

4.2. (a) Tenant shall pay as additional
rent for each Tax Year a sum ("Tenant's Tax Payment") equal to Tenant 's Proportionate Share of the a mount by which
the Taxes for such Tax Year exceed the Base Tax. Tenant's Tax Payment for each Tax Year shall be due and payable in twelve (12)
equal monthly installments, in advance, on the first day of each month during the Tax Year, based upon the Escalation Statement
furnished prior to the commencement of such Tax Year, until such time as a new Escalation Statement for a subsequent Tax Year shall
become effective. If an Escalation Statement is furnished to Tenant after the commencement of the Tax Year in respect of which
such Escalation Statement is rendered, Tenant shall, within ten (10) days thereafter, pay to Landlord an amount equal to the amount
of any underpayment of Tenant's Tax Payment with respect to such Tax Year and, in the event of any overpayment, Landlord shall
permit Tenant to credit against subsequent payments under this Section 4.02 the amount of Tenant's overpayment. If there shall
be any increase in Taxes for any Tax Year, whether during or after such Tax Year, Landlord shall furnish a revised Escalation Statement
for such Tax Year, and Tenant's Tax Payment for such Tax Year shall be adjusted and pa id substantially in the same manner as provided
in the preceding sentence. If during the term of this Lease, Taxes are required to be pa id (either to the appropriate taxing authorities
or as tax escrow payments to a superior mortgagee) in full or in other installments, on any other date or dates than as presently
required, then at Landlord's option, Tenant's Tax Payments shall be correspondingly accelerated or revised so that said Tenant's
Tax Payments are due to the taxing authorities or the superior mortgagee. The benefit of any discount for any early payment or
prepayment of Taxes shall accrue solely to the benefit of Landlord and such discount shall not be subtracted from Taxes or otherwise
be credited to Tenant.

 

(b)       If the real estate
tax fiscal year of any taxing authority shall be changed during the term of this Lease, any Taxes for such fiscal year, a part
of which is included within a particular Tax Year and a part of which is not so included, shall be apportioned on the basis of
the number of days in such fiscal year included in the particular Tax Year for the purpose of making the computations under this
Section 4.02.

 

4.3.       In the event that the Commencement
Date shall be other than the first day of a Tax Year or the date of the expiration or other termination of this Lease shall be
a day other than the last day of a Tax Year, then, in applying the provisions of this Article 4 with respect to any Tax Year in
which such event shall have occurred, appropriate adjustments shall be made to reflect the occurrence of such event on the basis
of the portion of such Tax Year that shall have elapsed after the term hereof commences in the case of the Commencement Date, and
prior to the date of such expiration or termination in the case of the Expiration Date or other termination.

 

    	7

    	 

    

 

4.4.       Payments shall be made pursuant to
this Article 4 notwith standing the fact that an Esca lation Statement is furnished to Tenant after the expiration of the term
of this Lease. In no event shall the Fixed Annual Rent be reduced by the operation of this Article 4. The rights and obligations
of Landlord and Tenant under the provisions of this Article 4 with respect to any additional rent shall survive the ex pi ration
or other termination of this Lease.

 

4.5.       Landlord's failure
to render an Escalation Statement with respect to any Tax Year shall not prejudice Landlord's right thereafter to render an Escalation
Statement with respect thereto or with respect to any subsequent Tax Year.

 

4.6.       Each Escalation Statement shall be
conclusive and binding upon Tenant unless within thirty (30) days after receipt of such Escalation Statement Tenant shall notify
Landlord that it disputes the correctness of such Escalation Statement and shall state the basis upon which Tenant believes in
good faith that same is incorrect. Pending the determination of such dispute, Tenant shall pay all amounts due pursuant to the
Escalation Statement in dispute, without prejudice to Tenant's position.

 

4.7.       If Tenant shall fail to pay any amounts
due pursuant to this Article as and when due, the terms of Section 1.04 hereof shall apply and Landlord shall be entitled to impose
late charges and interest in accordance with the terms of that Section.

 

4.8.       Nothing contained
in this Lease shall obligate Landlord to bring any application or proceeding seeking a reduction in Taxes or assessed valuation.
Tenant, for itself and its immediate and remote subtenants and successors in interest hereunder, hereby waives, to the extent permitted
by law, any right Tenant may now or in the future have to protest or contest any Taxes or to bring any application or proceeding
seeking a reduction in real estate taxes or assessed valuation or otherwise challenging the determination thereof.

 

ARTICLE 5.

USE

 

5.01.      The Demised Premises shall be used
by Tenant solely as and for the Permitted Use and for no other purpose. No sublease, assignment or other transfer of any of Tenant's
rights hereunder shall be inconsistent with the Permitted Use, absent Landlord 's consent which may be withheld in La ndlord 's
sole and absolute discretion.

 

5.2.       Tenant shall
not use or permit the use of the Demised Premises or any part thereof in any way that would violate the Permitted Use or any of
the covenants, agreements, terms, provisions and conditions of this Lease or for any unlawful purpose or in any unlawful manner
or in violation of the Certificate of Occupancy for the Demised Premises or the Building, and Tenant shall not suffer or permit
the Demised Premises or any part thereof to be used in any manner, or anything to be done therein or anything to be brought into
or kept therein, that, in the judgment of Landlord, in any way impairs or tends to impair the character, reputation or appearance
of the Building as a high quality office building, impairs or interferes with, or tends to impair or interfere with, any of the
Building services or the proper and economic heating, cleaning, air-conditioning, ventilating or other servicing of the Building
or the Demised Premises, or impairs or interferes with, or tends to impair or interfere with, the use of any of the other area
s of the Building by, or occasions discomfort, inconvenience or annoyance of, any other tenants or occupants of the Building, or
increases, or tends to increase, Landlord's costs of operating the Building. Tenant shall not install any electrical or other equipment
of any kind that, in the judgment of Landlord, might cause any such impairment, interference, discomfort, inconvenience or annoyance.
Landlord shall be permitted to take such actions as Landlord deems necessary in its sole and absolute discretion, without notice
or court order, to obtain Tenant's compliance with this Section including, without limitation, removal at Tenant 's sole cost and
expense of any installations of Tenant that violate the terms of this Section in Land lord 's judgment.

 

5.3.       If any governmental license or permit,
other than a certificate of occupancy for the Building, shall be required for the proper and lawful conduct of Tenant's business
in the Demised Premises or any part thereof, Tenant at its expense shall procure and maintain and comply with the terms and conditions
of such license or permit and submit the same to Landlord for inspection.

 

    	8

    	 

    

 

5.4.       Tenant shall not use, or suffer or
permit anyone to use, the Demised Premi ses or any part thereof, for (a) a banking, trust company, or safe deposit business, (b)
a savings bank, a savings and loan association, or a loan company operating an "off the street " business to the general
public at the Demised Premises, (c) the sale of travelers' checks and/or foreign exchange, (d) a stock brokerage office or for
stock brokerage purposes, (e) the business of photographic reproductions and/or offset printing (except that Tenant and its permitted
assignees, subtenants and occupants may use part of the Demised Premises for photographic reproductions and/or offset printing
in connect ion with, either directly or indirectly, its own business and/or activities), (f) an employment or travel agency, (g)
a school or classroom, (h) medical or psychiatric offices, (i) conduct of an auction, (j) gambling activities or (k) the conduct
of obscene, pornographic or similar disreputable activities. Further, the Demised Premises may not be used by (i) an agency, department
or bureau of the United States Government, any state or municipality within the United States or any foreign government, or any
political subdivision of any of them, (ii) any charitable, religious, union or other not-for-profit organization, or (iii) any
tax exempt entity within the meaning of Section l 68(j)(4)(A) of the Internal Revenue Code of 1986, as amended, or any successor
or substitute statute, or rule or regulation applicable thereto (as same may be amended).

 

ARTICLE 6.

ALTERAT IONS AND IN STALLATIONS

 

6.01.       Tenant shall
make no alterations, installation s, additions or improvements in or to the Demised Premises without Landlord's prior written consent
and then only by contractors or mechanics first approved by Landlord, which consent and approval may be withheld in Landlord's
sole discretion. Landlord 's approval shall not be construed as a representation, warranty or statement by Land lord that any work
to be performed by Tenant in the Demised Premises is in compliance with applicable law or is otherwise properly designed or efficacious
for Tenant 's intended purpose. All work, alterations, installation s, additions and improvements shall be done at Tenant 's sole
expense and at such times and in such manner as Landlord may from time to time designate in Landlord's sole discretion, shall be
done in a good and workmanlike manner, and shall be effected in compliance with all applicable laws, ordinances, rules and regulations,
including, without limitation, the Americans with Disabilities Act. Landlord may impose such conditions in addition to those expressly
provided in this Lease as to guaranty of completion and payment, or otherwise, as Landlord may consider necessary in its sole and
absolute discretion.

 

6.2.       Any work, alterations,
installations, additions or improvements in or to the Demised Premises shall be effected solely in accordance with plans and specifications
first approved in writing by Landlord. Such plans and specifications shall be prepared at Tenant's sole cost and expense by a professional
registered architect and shall be complete, finished detailed architectural drawings and specifications for the work to be done.
Tenant shall reimburse Land lord promptly upon demand for any costs and expenses incurred by Landlord in connection with Landlord's
review of such Tenant's plans and specification s.

 

6.3.       Any approved
alterations, installations, additions and improvements to the Demised Premises shall be per formed in accordance with the foregoing
Sections and the following provisions:

 

(a)       Tenant shall furnish
to Landlord copies of all governmental permits and authorizations that may be required in connection with such work. All such governmental
permits and authorizations shall be obtained by Tenant at its sole cost and expense and Tenant shall pay the cost of filing Tenant's
plans and specifications with appropriate governmental authorities in such form as Landlord may direct in its sole and absolute
discretion. Tenant shall also obtain all required sign-offs of any permits applied for by Tenant. If Tenant fails to do so, Land
lord may do so at Tenant's sole cost and expense and may charge Tenant as additional rent to be paid immediately Landlord 's actual
costs associated with obtaining such sign-offs.

 

(b)       All work to be
performed by Tenant shall be done in a manner that will not interfere with or disturb other tenants or occupants of the Building.

 

    	9

    	 

    

 

(c)       Prior to commencement
of any work, Tenant shall furnish to Landlord certificates evidencing the existence of (i) workers' compensation insurance covering
all persons employed for such work ; and (ii) comprehensive general liability (including contractual liability) and property da
mage insurance from an insurance company or companies acceptable to Landlord in its sole and absolute discretion, naming Landlord,
its designees and Tenant as insured, with coverage of at least $3,000,000 per occurrence for bodily or personal injury (including
death) and $ 1,000,000 in respect of property damage, or in such higher amounts as Landlord may require. Such insurance shall be
maintained at all times during the performance of the work and shall not be cancelable except on thirty (30) days' prior written
notice to Landlord.

 

6.4.       Tenant shall cause to be removed and
discharged of record, at Tenant 's sole cost and expense, any mechanic's lien or other similar lien filed, or attaching by operation
of law, against the Demised Premises or the Building for work claimed to have been done for, or materials claimed to have been
furnished to, Tenant by payment or filing of any bond required by law or otherwise, within fifteen (15) days after any such filing
or attachment of any such lien.

 

6.5.       All fixtures,
improvements, alterations, installations, additions, paneling, partitions, doors, railings and like installations installed in
the Demised Premises at any time, either by Tenant or by Landlord or others on Tenant's behalf and whether installed or purchased
at Landlord's or Tenant's expense (collectively, the "Leasehold Improvements") shall become the property of Landlord
upon installation. The Leasehold Improvements shall remain upon, and shall be surrendered with, the Demised Premises unless Landlord
elects, by notice to Tenant given either (i) not less than thirty (30) days before the Expiration Date or (ii) upon the sooner
termination of this Lease, to have Tenant remove all or part of the Leasehold Improvements. In such event, prior to the expiration
or sooner termination of this Lease and at Tenant's sole cost and expense, Tenant shall remove all such Leasehold Improvements
as Landlord has specified for removal in such notice and shall repair all damage to the Demised Premises or to the Building due
to such removal and restore the same to the condition existing immediately prior to the installation of such Leasehold Improvements.
Notwithstanding the foregoing, Landlord shall not have the right to require Tenant to remove any of the Leasehold Improvements
installed by Landlord in the Demised Premises pursuant to the Workletter, unless otherwise provided in this Lease or the Workletter.

 

6.6.       Where furnished
by or at the expense of Tenant, all furniture, furnishings and trade fixtures, and any other movable property shall remain the
property of Tenant and Tenant shall remove all of such property at any time prior to the expiration or other termination of the
term of this Lease.

 

6.7.       If any alterations,
installation s, additions, improvements or other property that Tenant shall have the right to remove or be requested by Landlord
to remove as provided in Sections 6.05 and 6.06 of this Lease are not removed on or prior to the expiration or sooner termination
of the term of tills Lease, Landlord shall have the right to remove such property and to dispose of the same without accountability
to Tenant and at the sole cost and expense of Tenant. In case of any damage to the Demised Premises or the Building resulting from
the removal of such property (whether such removal is performed by Landlord or by Tenant), Tenant shall repair such damage or,
in default thereof, shall reimburse Landlord for Land lord's costs in repairing such damage. Tenant's obligations under this Section
6.07 and under Sections 6.05 and 6.06 shall survive the expiration or other termination of this Lease.

 

6.8.       Tenant agrees that the exercise of
its rights pursuant to the provisions of this Article 6 or of any other provisions of this Lease hereto shall not be done in a
manner which would create any interference (beyond a de minimis extent) with the business of Landlord or any tenant or occupant
of the Building. Tenant shall immediately stop work or other activity if Landlord notifies Tenant that continuing such work or
activity would create any interference (beyond a de minimis extent) with the business of Landlord or any tenant or occupant of
the Building.

 

    	10

    	 

    

 

ARTICLE 7.

REPAIR S

 

7.01.       Tenant shall, at its sole cost and
expense, take good care of the Demised Premises and the fixtures and appurtenances therein (including, without limitation, bathroom
and plumbing fixtures and appurtenances in the Demised Premises, if any) and make all repairs thereto as and when needed to preserve
them in good working order and condition, notwithstanding whether the repair in question is ordinary or extraordinary, structural
or non-structural, foreseen or un foreseen. All damage or injury to the Building, the property on which the Building is situated
and/or the Demised Premises and to any fixtures, appurtenances and equipment caused by Tenant moving property in or out of the
Building, or by the installation or removal of furniture, fixtures or other property, or from any other cause of any other kind
or nature whatsoever due to carelessness, omission, neglect, improper conduct or other cause on the part of Tenant, its servants,
employees, agents, visitors, invitees or licensees, shall be repaired, restored or replaced promptly at Tenant's sole cost and
expense to the satisfaction of Landlord. All such repairs, restorations and replacements made by Tenant shall be in quality and
class equal to the original work or installations that were damaged by Tenant. If Tenant fails to make such repair s, restoration
or replacements, same may be made by Landlord at the sole cost and expense of Tenant and such expenses shall be collectible as
additional rent and shall be pa id by Tenant within five (5) days after rendition by Land lord of a bill therefor.

 

7.2.       Tenant shall not place a load upon
any floor of the Demised Premises exceeding the floor load per square foot area that such floor was designed to carry and that
is allowed by law.

 

7.3.       There shall be
no allowance to Tenant for a diminution of rental value and no liability on the part of Landlord by reason of any inconvenience,
annoyance or injury to Tenant's business arising from the making of any repairs, alterations, additions, improvements in or to
any portion of the Building or the Demised Premises or in or to fixtures, appurtenances or equipment thereof by Landlord, Tenant
or any other tenant or other third party. Landlord shall exercise ordinary diligence in performing work in the Building so as to
minimize interference with Tenant's business operations, if possible, but shall not be required to perform any work on an overtime
or premium pay basis to avoid, reduce or minimize any such interference.

 

7.4.       Notwithstanding anything to the contrary
herein contained, Landlord shall not be responsible for the replacement of light bulbs, ballasts or other electrical equipment
and facilities in the Demised Premises. If Tenant requests that Landlord repair or replace any of the foregoing, and Landlord elects
to do so in its sole and absolute discretion, Landlord shall bill Tenant for such materials and services at Land lord 's customary
rates. All such charges incurred by Tenant shall be deemed additional rent and shall be payable by Tenant immediately upon Landlord
invoicing Tenant therefor.

 

7.5.       Notwithstanding
anything to the contrary herein contained, in the event that Landlord is required to perform any repairs in the Demised Premises,
under no circumstances and in no event shall Landlord be required to perform same on overtime or premium pay hours. Landlord shall
be entitled to perform such repairs during the Building's Hours, if Landlord deems it appropriate, and Tenant shall not be entitled
to any rent abatement as a result of the conduct by Landlord of repair work in the Demised Premises.

 

ARTICLE 8.

REQU IR EMENTS OF LAW

 

8.01.       Tenant shall
comply in all respects with all present and future laws, orders and regulations of federal, state, county and municipal authorities,
and of all insurance bodies, and with any direction of any public officer or officers, pursuant to law, which shall impose any
violation, order or duty upon Landlord or Tenant with respect to the Demised Premises or the use or occupation thereof or the Building.
If Tenant receives any notice of any violation of any law, ordinance, rule, order or regulation applicable to the Demised Premises
or the Building, Tenant shall give prompt written notice thereof to Landlord.

 

ARTICLE 9.

INSURAN CE, LOSS REIMBURSEMENT, LIABILITY

 

9.01.       Tenant shall not do, permit or suffer
to be done any act or thing upon the Demised Premises that would invalidate or be in conflict with New York standard fire insurance
policies covering the Building, and fixtures and property therein, or that would increase the rate of fire insurance applicable
to the Building to an amount higher than it otherwise would be; and Tenant neither shall do nor shall Tenant permit to be done
any act or thing upon the Demised Premises that shall or might subject Landlord to any liability or responsibility for injury to
any person or person to property by reason of any business or operation being carried on within the Demised Premises.

 

    	11

    	 

    

 

9.2.       If, as a result of any act or omission
by Tenant or violation by Tenant of the terms of this Lease, the rate of fire insurance applicable to the Building shall be increased
in an amount higher than it otherwise would be, Tenant shall reimburse Land lord for all increases of Landlord's fire insurance
premiums so caused; such reimbursement to be additional rent payable upon the first day of the month following any outlay by Landlord
for such increased fire insurance premium s. In any action or proceeding wherein Landlord and Tenant are parties, a schedule or
"make-up" of rates for the Building or Demised Premises by the body making fire insurance rates for the Demised Premises,
shall be presumptive evidence of the facts therein stated and of the several items and charges in the fire insurance rate then
applicable to the Demised Premises.

 

9.3.       Land lord and
its agents shall not be liable for any injury or damage to persons or property (including, but not limited to, loss of profits
and injury to business) resulting from fire, explosion, falling plaster, steam, gas, electricity, water, rain or snow or leaks
from any part of the Building, or from the pipes, appliances or plumbing works or from the roof, street or subsurface or from any
other place or by dampness or by any other cause of any nature, unless any of the foregoing shall be ca used by or due to the gross
negligence or willful misconduct of Land lord.

 

9.4.       Landlord and its agents shall not
be liable for any damage which Tenant may sustain, if at any time any window of the Demised Premises is broken, or temporarily
or permanently closed, darkened or bricked up for any reason whatsoever, except in the case of Land lord's arbitrary acts if the
result is permanent, and Tenant shall not be entitled to any compensation therefor or abatement of rent or to any release from
any of Tenant's obligations under this Lea se, nor shall the same constitute an eviction.

 

9.5.       Landlord and its agents, officers,
directors and shareholders shall have absolutely no personal liability with respect to any provision of this Lease or any obligation
or liability arising therefrom or in connection therewith. Tenant shall look solely to Land lord's estate and interest in the Land
and Building for the satisfaction of any right or remedy of Tenant for the collection of a judgment (or other judicial process)
requiring the payment of money by Landlord, in the event of any liability by Landlord, and no other property or assets of Landlord
or any agent, officer, director or shareholders shall be subject to levy, execution, attachment, or other enforcement procedure
for the satisfaction of Tenant's remedies under or with respect to this Lea se, the relationship of Land lord and Tenant hereunder,
or Tenant's use and occupancy of the Demised Premises, or any other liability of Landlord to Tenant. Nothing contained in this
Section shall be construed to permit Tenant to offset against rents due a successor landlord a judgment (or other judicial process)
requiring the payment of money by reason of any default of a prior landlord. Tenant and its agents, officers, directors and shareholders
shall have absolutely no personal liability with respect to any provision of this Lease or any obligation or liability arising
therefrom or in connection therewith.

 

9.6.       Tenant shall obtain on or before the
Commencement Date and shall keep in force during the term hereof, all-risk insurance, from an insurance company or companies acceptable
to Landlord in its sole and absolute discretion, in an amount equal to the full replacement cost of Tenant's furniture, furnishings
and other removable personal property and of all fixtures including Leasehold Improvements. If obtainable at no additional cost,
Tenant shall include in such insurance policy or policies appropriate clauses pursuant to which the insurance company or companies
(i) waive the right of subrogation against Land lord and/or any tenant of space in the Building with respect to losses payable
under such policy or policies and/or (ii) agree that such policy or policies shall not be invalidated should the insured waive
in writing prior to a loss any or all right of recovery against any party for losses covered by such policy or policies. Should
any additional premium be exacted for any such clause or clauses, Tenant shall be released from the obligation hereby imposed unless
Landlord or the other tenants shall agree to pay such additional premium.

 

    	12

    	 

    

 

9.7.       Tenant shall provide on or before
the Commencement Date and shall keep in force during the term hereof for the benefit of Landlord and Tenant a comprehensive general
liability insurance policy (including contractual liability), from an insurance company or companies acceptable to Landlord in
its sole and absolute discretion, protecting Landlord and Tenant against any liability whatsoever, arising out of the use of the
Demised Premises or any appurtenances thereto or occasioned by any occurrence on or about the Demised Premises or any appurtenances
thereto. Such policy shall be in such limits as Landlord may require which, as of the date of this Lea se, are (a) not less than
the amount of $2,000,000 per occurrence for bodily or personal injury (including death) and (b) not less than the amount of $2,000,000
in respect of property damage. Landlord reserves the right to change such limits in its sole and absolute discretion at any time,
and from time to time, that Landlord deems necessary; provided, however, that Tenant shall have fifteen (15) days from the
date of any change in Land lord's insurance limits to obtain any required additional coverage. Prior to the time such insurance
is first required to be carried by Tenant and thereafter, at least fifteen (15) days prior to the effective date of any such policy,
Tenant shall deliver to Land lord either a duplicate original of the aforesaid policies or a certificate of such insurance. Said
policy or certificate of insurance shall name Landlord, Landlord 's managing agent and, if Land lord so request s, Landlord 's
mortgage lender, as additional insureds and contain an endorsement that such insurance may not be cancelled except upon thirty
(30) days prior written notice to Landlord. Tenant's failure to provide and keep in force the aforementioned insurance shall be
regarded as a default hereunder entitling Land lord to exercise any or a ll of the remedies provided in this Lease in the event
of Tenant's default.

 

ARTICLE 10.

DAMAGE BY F I R E OR OTHER CAUSE

 

10.01.       If the Demised
Premises or any part thereof shall be damaged by fire or other casualty, Tenant shall give immediate notice thereof to Landlord
and this Lea se shall continue in full force and effect except as hereinafter set forth.

 

10.02.       (a)       If the Demised
Premises are partially damaged or rendered partially untenantable by fire or other casualty, (i) the damage thereto (excluding
those repairs which are Tenant's responsibility as provided below) shall be repaired by and at the expense of Landlord and (ii)
Tenant shall repair the damage to and restore and repair the improvements, betterments and personal property of Tenant installed
in the Demised Premises ("Tenant's Restoration Work"), and the Fixed Annual Rent shall be apportioned from the day following
the casualty until such repair shall be substantially completed according to the part of the Demised Premises that is tenantable.
Any such repairs performed by Tenant shall be deemed an Alteration for the purposes of Article 6 hereof.

 

(b)       If the Demised
Premises are totally or substantially damaged or are rendered wholly or substantially untenantable by fire or other casualty, then
the Fixed Annual Rent shall be pa id up proportionately to the time of the casualty and thenceforth shall cease until the date
when the Demised Premises shall have been repaired and restored by Landlord, subject to Landlord's right to elect not to restore
the same as hereinafter provided, and subject to Tenant 's obligation to make repair s as detailed in (a) above.

 

(c)       If the Demised
Premises are totally or substantially damaged or if the Building shall be so damaged that Land lord shall decide to demolish it
or to rebuild it, or if at least 50% of the floor area of the Demised Premises is damaged or destroyed during the last eighteen
(18) months of the then current term of this Lease, then, in any of such events, Land lord may elect to terminate this Lea se by
written notice to Tenant given within ninety (90) days after such fire or casualty specifying a date for the expiration of the
Lea se, which date shall not be more than sixty (60) days after the giving of such notice. Upon the expiration date specified in
such notice, the term of this Lease shall expire as fully and completely as if such date were the date set forth above for the
termination of this Lease and Tenant shall forthwith quit, surrender and vacate the Demised Premises without prejudice, however,
to Land lord's rights and remedies against Tenant under the Lease provisions in effect prior to such termination, and any rent
owing shall be pa id up to such date (subject to abatement as provided in subparagraph (b) above) and a ny payments of rent made
by Tenant that were on account of any period subsequent to such date shall be returned to Tenant. Unless Landlord shall serve a
termination notice as provided for herein, Land lord shall make the repairs and restorations under the conditions of (a) and (b)
hereof, with ordinary diligence during the Building's Hours, subject to delays due to adjustment of insurance claims, labor troubles
and causes beyond Landlord's control. After any such casualty, Tenant shall cooperate with Landlord's restoration by removing from
the Demised Premises as promptly as reasonably possible, all of Tenant's salvageable inventory and movable equipment, furniture
and other property. Tenant's liability for rent shall resume five (5) days after written notice from Landlord that the Demised
Premises are substantially ready for Tenant's occupancy.

 

    	13

    	 

    

 

(d)       Notwithstanding
anything to the contrary contained in this Article, if in Landlord 's sole discretion, it would be appropriate for safety reasons,
health reasons or the efficient operation or restoration of the Building for Landlord to perform all or a portion of Tenant 's
Restoration Work on behalf of Tenant, then (i) Landlord shall give Tenant a notice specifying the portion of Tenant 's Restoration
Work to be performed by Landlord (herein called the "Specified Restoration Work"), (ii) Land lord shall perform such
Specified Restoration Work and (iii) Tenant shall pay to Landlord the cost of such Specified Restoration Work within ten (10) days
following the giving of Landlord's written demand therefor. Tenant shall promptly perm it Landlord access to the Demised Premises
for the purpose of per forming the Specified Restoration Work and any restoration work to the Building which is not the responsibility
of Tenant hereunder. If required by Landlord in connection with the performance of the Specified Restoration Work or Landlord's
Restoration Work, Tenant shall promptly remove !Tom the Demised Premises all or such items of Tenant's persona l property as Landlord
may require by written notice (herein called "Tenant's Property Removal Obligation"). In the event that Tenant fails
to comply with Tenant's Property Removal Obligation within five (5) business days after the giving of such written notice by Landlord,
Landlord shall have the right to remove and store such Tenant's personal property at Tenant's sole cost and expense and with no
liability lo Land lord. Tenant shall be solely responsible for arranging for any visits to the Demised Premises by Tenant's insurance
adjuster that may be desired by Tenant prior to the performance by Landlord or Tenant of Tenant 's Property Removal Obligation
or the performance by Landlord of Landlord's repair work or the Specified Restoration Work and Landlord shall be under no obligation
to delay the performance of same, nor shall Landlord have any liability to Tenant, in the event that Tenant fails to do so.

 

10.03.       No damages,
compensation or claim shall be payable by Landlord for inconveruence, loss of business or annoyance arising from any repair or
restoration of any portion of Demised Premises or of the Building pursuant to this Article 10.

 

10.04.       Landlord will
not carry separate insurance of any kind on Tenant's property and, except as provided by a law or by reason of its breach of any
of its obligations hereunder, shall not be obligated to repair any damage thereto or replace the same.

 

10.05.      The provisions
of this Article 10 shall be considered an express agreement governing any cause of damage or destruction of the Demised Premises
by fire or other casualty, and Section 227 of the Real Properly Law of the State of New York, providing for such a contingency
in the absence of an express agreement, and any other law of like import, now or hereafter in force, shall have no application
in such case.

 

ART ICLE 11.

ASSIGNM ENT, MORTGAGING, SUBLETTING, ETC.

 

11.01.       Tenant shall
not by operation of law or otherwise (a) assign or otherwise transfer this Lease or the term and estate hereby granted, (b) sublet
the Demised Premises or any part thereof or allow the same to be used or occupied by others, other than Tenant's employees, (c)
mortgage, pledge or encumber this Lease or the Demised Premises or any part thereof in any manner by reason of any act or omission
on the part of Tenant, or (d) advertise, or authorize a broker to advertise, for a subtenant or an assignee, without, in each instance,
obtaining the prior written consent of Landlord. For purposes of this Article 11, (i) the transfer of a majority of the issued
and outstanding capital stock of any corporate tenant, or of a corporate subtenant, or the transfer of a majority of the total
interest in any partnership or limited liability company tenant or subtenant, or the transfer of control in any limited partnership
tenant or subtenant, however accomplished, whether in a single transact ion or in a series of related or unrelated transactions,
shall be deemed an assignment of this Lea se, except that the transfer of the outstanding capital stock of any corporate tenant,
or subtenant, shall be deemed not to include the sale of such stock by persons or parties other than those deemed "affiliates"
of Tenant within the meaning of Rule 144 promulgated under the Securities Act of 1933, as amended, through the "over-the-counter
market" or through any recognized stock exchange, (ii) a takeover agreement shall be deemed a transfer of this Lease, (iii)
an agreement by any other person or entity, directly or indirectly, to assume Tenant's obligations under tills Lea se shall be
deemed an assignment, (iv) any person or legal representative of Tenant, to whom Tenant's interest under tills Lea se passes by
operation of law, or otherwise, shall be bound by the provisions of this Article 11, and (v) a modification, amendment or extension
of a sublease shall be deemed a sublease. Tenant shall promptly notify Landlord of any proposed assignment, sublease or "transfer",
as defined in this Section.

 

    	14

    	 

    

 

11.02.       Any assignment
or transfer shall be made only if, and shall not be effective until, the assignee shall execute, acknowledge and deliver to Landlord
a recordable agreement, in form and substance satisfactory to Landlord, whereby the assignee shall assume the obligations and performance
of this Lease and shall agree to be bound personally by and upon all of the covenants, agreements, terms, provisions and conditions
hereof on the part of Tenant to be performed or observed and whereby the assignee shall agree that the provisions of Section 11.01
hereof shall, notwithstanding any assignment or transfer, whether or not in violation of the provisions of this Lease, and notwithstanding
the acceptance of rent by Landlord from an assignee or transferee or any other party, remain in full force and effect. Tenant shall
remain fully and primarily liable for the payment of the Fixed Annual Rent and additional rent due and to become due under this
Lease and for the performance of all of the covenants, agreements, terms, provisions and conditions of this Lease on the part of
Tenant to be performed or observed, notwithstanding any such assignment. No sublease shall release Tenant of any liability hereunder
of any kind or nature whatsoever.

 

11.03.       Landlord shall
not unreasonably with hold its consent to an assignment of this Lease or a subletting of the whole or part of the Demised Premises
for substantially the remainder of the term of this Lease, provided:

 

(a)       Tenant shall furnish
Land lord with the name and business address of the proposed subtenant or assignee, in formation with respect to the nature and
character of the proposed subtenant's or assignee's business, or activities, such references and current financial information
with respect to net worth, credit and financial responsibility as are reasonably satisfactory to Land lord, and an executed counterpart
of the sublease or assignment agreement;

 

(b)       The proposed subtenant
or assignee is a reputable party whose financial net worth, credit and financial responsibility is, considering the responsibilities
involved, satisfactory to Landlord ;

 

(c)       The nature and
character of the proposed subtenant or assignee, its business or activities and intended use of the Demised Premises is, in Landlord
's judgment, in keeping with the standards of the Building and the floor or floors on which the Demised Premises are located (it
is expressly understood and agreed that Landlord will not consent to the assignment or subletting of the Demised Premises to any
physician or other medical practitioner that performs abortions or to any other organization that Landlord deems in its sole and
absolute discretion to be inconsistent with the character of the Building notwithstanding that the proposed assignee or subtenant
's use of the Demised Premises conforms with the Permitted Use);

 

(d)       The proposed
subtenant or assignee is not then an occupant of any part of the Building or the Garden City Plaza complex (i.e. 100, 200, 300,
or 400 Garden City Plaza) or a party who dealt with Landlord or Landlord's agent (directly or through a broker) with respect to
space in the Garden City Plaza complex during the twelve (12) months immediately preceding Tenant's request for Landlord's consent;

 

(e)       All costs incurred
with respect to providing reasonably appropriate means of ingress and egress from the sublet space or to separate the sublet space
from the remainder of the Demised Premises shall, subject to the provisions of Article 6 with respect to alterations, installations,
additions or improvements, be borne by Tenant;

 

(t)       Each sublease
shall state specifically that (i) it is subject to all of the terms, covenants, agreements, provisions and conditions of this Lease,
(ii) the subtenant or assignee, as the case may be, will not have the right to a further assignment thereof or sublease or assignment
thereunder, or to allow the Demised Premises to be used by others, without the consent of Landlord in each instance, (iii) a consent
by Land lord thereto shall not be deemed or construed to modify, amend or affect the terms and provisions of this Lease, or Tenant's
obligations hereunder, which shall continue to apply to the premises involved, and the occupants thereof, as if the sublease or
assignments had not been made, (iv) if Tenant defaults in the payment of any rent, Landlord is authorized to collect any rents
due or accruing from any assignee, subtenant or other occupant of the Demised Premises and to apply the net amounts collected to
the Fixed Annual Rent and additional rent reserved herein, (v) the receipt by Landlord of any amounts from an assignee or subtenant,
or other occupant of any part of the Demised Premises sha ll not be deemed or construed as relea sing Tenant from Tenant's obl
igations hereunder or the acceptance of that party as a direct tenant, and (vi) Tenant is not released from primary liability hereunder
as a result of any assignment or sublease; and

 

    	15

    	 

    

 

(g)       Tenant, together
with requesting Landlord's consent hereunder, shall have pa id Land lord any costs incurred by Landlord to review the requested
consent including any attorneys' fees incurred by Landlord.

 

Landlord may withhold
its consent to any assignment or sublease if Tenant fails to provide in a timely fashion any and all required information hereunder
or if any of the in format ion concerning the proposed assignment or sublease is unacceptable to Landlord for any reason whatsoever.

 

11.04.       If Landlord
shall give its consent to any assignment of this Lea se or to any sublease, Tenant, in consideration thereof, shall pay to Landlord
as additional rent, any rents, additional charges and other consideration payable under the sublease or assignment to Tenant by
the subtenant or assignee in excess of the Fixed Annual Rent and additional rent accruing during the term of the sublease or assignment
in respect of the subleased or assigned space (at the rate per square foot payable by Tenant hereunder) pursuant to the terms hereof
(including, but not limited to, sums pa id for the sale or rental of Tenant's fixtures, Leasehold Improvements, equipment, furniture
or other personal property, less, in the case of the sale thereof, an amount equal to the then net unamortized or undepreciated
cost thereof to Tenant determined on the basis of Tenant's federal income tax return s). The sums payable under this Section 11.04
shall be paid to Landlord as and when pa id by the assignee or subtenant to Tenant. In the event that Tenant grants to any subtenant
or assignee any rent abatement, Landlord shall be pa id by Tenant an amount equal to the amount that Landlord would receive under
this Section 11.04 if Tenant had not granted such an abatement. Landlord shall have the right, upon reasonable notice to Tenant,
to audit Tenant 's books and records to verify the amounts received by Tenant from any proposed subtenant or assignee.

 

11.05.       (a)       If, without
first obtaining Land lord 's written consent thereto Tenant shall have assigned this Lease or sublet the Demised Premises, in whole
or in part, or if Tenant shall give notice of a proposed assignment of this Lease or notice of a proposed subletting of the Demised
Premises, in whole or in part (including all assignments or sublettings made in breach or violation of any provision requiring
Land lord's consent, or if the requirement for Landlord's consent is deemed inapplicable by operation of law or otherwise), to
any assignee, sublessee or proposed assignee or sublessee who does not meet the requirements for approval contained in Section
l1.03 hereof, then Landlord shall have the right of "Recapture" (hereinafter defined) as set forth below, in addition
to any other right or remedy available to Landlord under this Lease or at law or in equity, and without limiting any of such rights:

 

(i)       ln the case of
an assignment of this Lea se, or a proposed assignment of this Lease, Landlord shall have the right to terminate this Lease (a
"Recapture") by giving Tenant a notice of termination (the "Recapture Notice") within twenty (20) days following
Land lord's receipt of Tenant's notice or request for consent to such assignment or within six (6) months following Land lord's
actual knowledge of such assignment, whereupon this Lease (including all renewal options, whether or not theretofore exercised
by Tenant) shall cease and terminate on the date set forth in Landlord 's Recapture Notice as though such date were the date herein
originally fixed for the expiration of this Lea se and Tenant and every assignee or occupant of the Demised Premises claiming by,
under or through Tenant shall surrender this Lease and possession of the Demised Premises to Landlord in the condition required
pursuant to this Lea se and Landlord may thereafter re-let the Demised Premises for Land lord 's sole benefit. In addition to the
foregoing, Land lord may exercise all rights and remedies available to it upon the occurrence of an event of default under this
Lea se.

 

(ii)       In the case of
a sublease of all or any portion of the Demised Premises, or a proposed sublease of all or any portion of the Demised Premises,
Land lord shall have the right to Recapture such portion of the Premises as Tenant desires to sublet (or has sublet in breach or
violation of the terms of this Lease) and terminate this Lease pro tanto by giving Tenant a Recapture Notice within twenty
(20) days following Landlord 's receipt of Tenant 's notice or request for consent or within six (6) months following Landlord
's actual knowledge of such subletting if Tenant has sublet the Demised Premises without Land lord 's consent, whereupon this Lease
(including all renewal options, whether or not theretofore exercised by Tenant) shall cease and terminate as to such portion of
the Demised Premises only (and in alt other respects shall continue in full force and effect) on the date set forth in Landlord
's Recapture Notice as though such date were the date herein originally fixed for the expiration of this Lease. Landlord shall
have the right to separately demise (including the construction of necessary demising walls, doorways and segregation of utilities),
at Tenant's sole cost and expense, the space Recaptured by Landlord. Upon such Recapture, the Tenant and every occupant of the
port ion of the Premises so Recaptured shall surrender possession to Land lord in the condition required pursuant to this Lease,
and such space may thereafter be re-let by Land lord for Landlord 's sole benefit. In addition to the foregoing, Land lord may
exercise all rights and remedies available to it upon the occurrence of an event of default under this Lease.

 

    	16

    	 

    

 

ARTICLE 12.

ELECTRICITY

 

12.01.       Tenant acknowledges
and agrees that the Fixed Annual Rent hereunder includes an electric charge that is calculated using the Electric Rate Ba se Year
average demand and usage rates (the "Base Electric Charge"). In consideration of Tenant's timely payment of the Base
Electric Charge and any escalation thereof as provided herein, Landlord shall, at Landlord's sole cost and expense, furnish (i)
electric energy to the Demised Premises as is ordinarily and reasonably required by Tenant for use of the Demised Premises in accordance
with the Permitted Use and (ii) electric for HYAC at its cost and expense during the Building's Hours. Consistent with the existing
electrical capacity contained in the Demised Premises, Landlord shall permit Tenant to use presently existing electric facilities
for Tenant's reasonable lighting and other ordinary electrical fixtures, appliances and equipment (such as personal computers,
telephones and fax machines) as Land lord may permit to be installed in the Demised Premises, consistent with the Permitted Use.

 

12.2.       Tenant's use
of electric energy in the Demised Premises shall not at any time, in the reasonable judgment of Landlord, (i) exceed the capacity
of any of the electrical conductors and equipment in or otherwise serving the Demised Premises or (ii) cause or result in any impairment
or interference with Building systems, annoyance or inconvenience to other tenants or the overloading of the risers or feeders
serving the Building. Tenant shall not, without Landlord's prior consent in each instance, connect any fixtures, appliances or
equipment to the Building's electric distribution system (other than ordinary office equipment such as personal computers, fax
machines and telephones to the convenience outlets located in the Demised Premises for Tenant 's use) or make any alteration or
addition to the electric system of the Demised Premises existing on the Commencement Date. Should Landlord grant such consent,
all additional risers or other equipment required therefor shall be provided by Landlord and the cost thereof shall be pa id by
Tenant to Land lord on demand as additional rent. As a condition to granting such consent, Landlord may require Tenant to agree
to an increase in the Fixed Annual Rent to an amount which will reflect the value to Tenant of the potential additional electric
energy to be made available to Tenant based upon the estimated additional capacity of such additional risers or the connected load
of such fixtures, appliances or equipment. The amount of such increase shall be determined by an electrical consultant selected
by Landlord and paid by Tenant. Such determination shall be binding and conclusive upon the parties. Landlord, its agents and consultants
may survey the electrical fixtures, appliances and equipment in the Demised Premises and Tenant's use of electric energy therein
from time to time to ascertain whether Tenant is complying with its obligations under this Section. Each increase in the Fixed
Annual Rent under this Section shall be effective from the date such additional electric energy is made available to Tenant.

 

12.3.       In addition
to any charges payable by Tenant in accordance with the provisions of this Article, Tenant shall pay to Landlord as Additional
Rent, within ten (10) days after Land lord invoices Tenant therefor, Tenant's Proportionate Share of any increase in cost to Landlord
of providing electric energy to the Building (including increases in demand and usage charges and/or taxes) (an "Electric
Increase"). All Electric Increases shall be cumulative and shall be based upon the published and stated rate increases for
demand, usage and tax increases. All Electric Increases for increases in demand and usage charges shall be calculated by multiplying
Tenant's Proportionate Share by the amount obtained through the following formula:

 

(Current Year Electric Usage x Current
Year Electric Rate) - (Current Year Electric Usage x Base Year Electric Rate).

 

    	17

    	 

    

 

For purposes of this
formula, (i) "Current Year Electric Usage" shall mean the actual electric usage and/or demand usage, as applicable, in
the Building for the twelve (12) month period prior to the month in which Landlord seeks to impose an Electric Increase, (ii) "Current
Year Electric Rate" shall mean the average of the actual demand and/or usage rates, as applicable, charged lo Landlord by
the applicable Utility during the twelve (12) month period preceding the month in which Landlord seeks to impose an Electric Increase,
and (iii) "Base Year Electric Rate" shall mean average of t e actual demand and/or usage rates, as applicable, charged
to Land lord by the applicable Utility during the Electric Rate Base Year. Tenant shall not be entitled to any adjustment of its
rent or other obligations hereunder as a result of any decrease in the Current Year Rate.

 

ARTICLE 13.

PARKING

 

13.01.       Landlord shall
provide Tenant with six (6) reserved parking spaces in the parking area designated for use by tenants of the Building, and the
related parking passes, at no cost to Tenant for use throughout the term of this Lease; provided, however, that if Tenant requires
replacement of any parking passes, Tenant shall pay to Landlord the sum of $250.00 per parking pass prior to the issuance of same.
Landlord reserves the right to relocate Tenant 's reserved parking spaces within the parking areas for the Building, provided that
Tenant's parking spaces are at all times within reasonable proximity to the Building or to Tenant's reserved parking spaces that
Landlord seeks to relocate. Tenant shall not have the right to use any other parking spaces at the Building, except for those that
are not designated for use by other tenants, other than Tenant's reserved parking spaces. In the event that Tenant defaults under
the Lease beyond the expiration of any applicable grace period, Landlord may immediately and without notice to Tenant permanently
revoke Tenant 's reserved parking provided hereunder.

 

ARTICLE 14.

CONDEMNATION

 

14.01.       In the event
that the whole of the Demised Premises lawfully shall be condemned or taken in any manner for any public or quasi-public use, this
Lease and the term and estate hereby granted shall cease and terminate as of the date of vesting of title. In the event that only
a part of the Demised Premises shall be so condemned or ta ken, then, effective as of the date of vesting of title, the Fixed Annual
Rent and the additional rent payable hereunder shall be abated in an amount thereof apportioned according to the area of the Demised
Premises so condemned or taken. In the event that only a part of the Building or the Land shall be so condemned or taken, then
(a) Landlord (whether or not the Demised Premises be affected) may, at Landlord's option, terminate this Lease and the term and
estate hereby granted as of the date of such vesting of title by notifying Tenant in writing of such termination within sixty (60)
days following the date on which Landlord shall have received notice of vesting of title, or (b) if such condemnation or taking
shall be of a substantial part of the Demised Premises or of a substantial part of the means of access thereto, Tenant, at Tenant's
option, by delivery of notice in writing to Landlord within thirty (30) days following the date on which Tenant shall have received
notice of vesting of title, may terminate this Lease and the term and estate hereby granted as of the date of vesting of title,
or (c) if neither Landlord nor Tenant elects to terminate this Lease, as aforesaid, this Lease shall be and shall remain unaffected
by such condemnation or taking, except that the Fixed Annual Rent and the additional rent payable pursuant to Articles 3 and 4
shall be abated to the extent hereinbefore provided in this Article 14. In the event that only a part of the Demised Premises shall
be so condemned or taken and this Lease and the term and estate hereby granted with respect to the remaining port ion of the Demised
Premises are not terminated as hereinbefore provided, Landlord, with reasonable diligence and at its expense, will restore the
remaining portion of the Demised Premises as nearly as practicable to the same condition as it was in prior to such condemnation
or ta king.

 

14.2.       In the event
of the termination of this Lease in any of the cases hereinbefore provided, this Lease and the term and estate hereby granted shall
expire as of the date of such termination with the same effect as if that were the Expiration Date and the Fixed Annual Rent and
the additional rent payable hereunder shall be apportioned as of such date.

 

14.3.       In the event
of any condemnation or taking hereinbefore mentioned of all or a part of the Building, Landlord shall be entitled to receive the
entire award in the condemnation proceeding, including any award made for the value of the estate proceeding, including any award
made for the value of the estate vested by this Lease in Tenant, and Tenant hereby expressly assigns to Landlord any and all right,
title and interest of Tenant now or hereafter arising in or to any such award or any part thereof, and Tenant shall be entitled
to receive no part of such award, except that Tenant shall be entitled to make separate claim for the unamortized value of its
trade fixtures actually taken, for moving expenses and "good will" value, provided that Tenant's claim does not in any
respect diminish the value of Landlord's claim.

 

    	18

    	 

    

 

14.4.       The provisions
of this Article 14 shall not be applicable to any condemnations or taking for governmental occupancy for a limited period.

 

14.5.       In the event
of any taking of less than the whole of the Building that does not result in a termination of this Lea se, or in the event of a
taking for a temporary use or occupancy of all or any part of the Demised Premises that does not result in a termination of this
Lease, Landlord, at its expense, to the extent that any award or awards shall be sufficient for the purpose, shall proceed with
reasonable diligence to repair, alter and restore the remaining parts of the Building and the Demised Premises to substantially
their former condition to the extent that the same may be feasible and so as to constitute a complete and tenantable Building and
Demised Premises. Tenant shall, in such an event, continue to pay all Fixed Annual Rent and additional rent due hereunder duri
ng the period that Landlord is restoring the Building and the Demised Premises. In the event of a temporary taking, Tenant shall
continue to pay the Fixed A1mual Rent and additional rent due hereunder for the entire Demised Premises notwithstanding such taking,
and Tenant shall be entitled to assert a claim against the applicable governmental authority for any damages arising from the interruption
of Tenant's business as a result of the temporary taking.

 

14.6.       In the event
that any part of the Demised Premises are taken to effect compliance with any law or requirement of public authority other than
in the manner hereinabove provided in this Artic le 14, then, (i) if such compliance is the obligation of Tenant under this Lease,
Tenant shall not be entitled to any diminution or abatement of rent or other compensation from Landlord therefor, but (ii) if such
compliance is the obligation of Landlord under this Lease, the Fixed Annual Rent payable under Article I shall be reduced and rent
and additional rent payable under this Lease shall be adjusted in the same manner as is provided in Section 14.0I according to
the reduction in rentable area of the Demised Premises resulted from such taking.

 

ARTICLE 15.

ACCESS TO DEMISED PREMISES; CHANGES

 

15.01.       Tenant shall
permit Landlord to erect, use and maintain pipes, ducts and conduits in and through the Demised Premises, provided that the same
are installed and/or concealed in a manner reasonably consistent with Tenant's decor or concealed behind walls and ceilings of
the Demised Premises or otherwise installed in such manner as shall not materially and adversely impair Tenant's use of the Demised
Premises consistent with the Permitted Use. To the extent reasonably practical, Landlord shall install such pipes, ducts and conduits
by methods and at locations that will not materially interfere with or impair Tenant's layout or use of the Demised Premises consistent
with the Permitted Use. Landlord or its agents or designees shall have the right to enter the Demised Premises at reasonable times
during business hours on business days and at other times, to examine same or to make such repairs or alterations that Landlord
may deem necessary or desirable for the Building, or that Land lord shall be required to, or shall have the right to, make by the
provisions of this Lease or any other lease in the Building and Landlord shall have the right to enter the Demised Premises for
the purpose of exhibiting them to prospective purchasers or lessees of the entire Building or to prospective mortgagees or to prospective
assignees of any such mortgages or to the holder of any mortgage on the Landlord's interest in the Building, its agents or designees.
Landlord shall be allowed to take all material into and upon the Demised Premises that may be required for the repairs or alterations
above mentioned without the same constituting an eviction of Tenant in whole or in part, and the Fixed Annual Rent and additional
rent due hereunder shall in no way abate while said repairs or alterations are being made by reason of loss or interruption of
the business of Tenant because of the prosecution of any such work. Landlord shall exercise reasonable diligence to minimize the
disturbance but nothing contained herein shall be deemed to require Landlord to perform the same on an overtime or premium pay
basis.

  

15.02.       Landlord reserves
the right, without the same constituting an eviction and without incurring liability to Tenant therefor, to change the arrangement
and/or location of public entrances, passageway s, doors, doorways, corridors, elevators,

 

    	19

    	 

    

 

notice specifying
the same, or, in the case of a happening or default that cannot with due diligence be cured within a period of fifteen (15) days
and the continuation of which for the period required for cure will not subject Landlord to the risk of criminal liability or termination
of any superior lease or foreclosure of any superior mortgage, if Tenant shall not, (i) within said fifteen (15) day period advise
Land lord of Tenant's intention duly to institute all steps necessary to remedy such situation, (ii) duly institute within said
fifteen (15) day period, and thereafter diligently and continuously prosecute to completion all steps necessary to remedy the same
and (iii) complete such remedy within such time after the date of the giving of said notice by Landlord as is reasonably necessary;
or

 

(c)      whenever
any event shall occur or any contingency shall arise whereby this Lease or the estate hereby granted or the unexpired balance
of the term hereof, by operation of law or otherwise, would devolve upon or pass to any person, firm or corporation other
than Tenant, except as expressly permitted by Article 11; or

 

(d)       whenever Tenant
shall abandon the Demised Premises or shall cease to operate its business in the Demised Premises, except in the case of an assignment
or sublease in accordance with Article 11 ; or

 

(e)       whenever Tenant
shall default in the due keeping, observing or performance of any other covenant, agreement, provision or condition of this Lease
on the part of Tenant to be kept, observed or performed and such default shall continue and shall not be remedied by Tenant within
24 hours after Landlord shall have given to Tenant a notice specifying the same;

 

then in any of said
cases set forth in the foregoing subsections (a), (b), (c), (d) and (e), Landlord may give to Tenant a notice of intention to end
the term of this Lease at the expiration of five (5) days from the date of the service of such notice of intention, and upon the
expiration of said five (5) days this Lease and the term and estate hereby granted, whether or not the term shall theretofore
have commenced, shall terminate with the same effect as if that day were the Expiration Date, but Tenant shall remain liable for
damages as provided in Article 18.

 

ARTICLE 17.

RE-ENTRY BY LANDLORD; INJUNCTION

 

17.01.     
If Tenant shall default in the payment of any installment of Fixed Annual Rent, or of any additional rent, on any date that
the same becomes due, and such default shall continue uncured for five (5) days, or if this Lease shall expire as provided in Article
16, Landlord and Landlord's agents and employees immediately or at any time thereafter may re-enter the Demised Premises, or any
part thereof, either by summary dispossess proceedings or by a suitable act ion or proceeding at law without being liable to indictment,
prosecution or damages therefrom, to the end that Landlord may have, hold and enjoy the Demised Premises again as and of its first
estate and interest therein. In the event of any termination of this Lease under the provisions of Article 16 or if Landlord shall
re-enter the Demised Premises under the provisions of this Article 17 or in the event of the termination of this Lease, or of
re-entry, by or under any summary dispossess or other proceeding or action or any provision of law, by reason of default hereunder
on the part of Tenant, (i) Tenant thereupon shall pay to Landlord the Fixed Annual Rent and additional rent payable by Tenant to
Landlord up to the time of such termination of this Lease, or of such recovery of possession of the Demised Premises by Landlord,
as the case may be, (ii) Tenant shall pay to Landlord all expenses, including court costs and attorneys' fees and disbursements,
incurred by Landlord in recovering possession of the Demised Premises and all costs and charges for the care of the Demised Premises
while vacant and (iii) Tenant also shall pay to Landlord damages as provided in Article 18.

 

17.2.       In the event
of a breach or threatened breach by Tenant of any of its obligations under this Lease, Landlord also shall have the right of injunction.
The special remedies to which Landlord may resort hereunder are cumulative and are not intended to be exclusive of any other remedies
or means of redress to which Landlord lawfully may be entitled at any time and Landlord may invoke any remedy allowed at law or
in equity as if specific remedies were not provided for herein.

 

    	20

    	 

    

 

17.3.       If
this Lease shall terminate under the provisions of Article 16, or if Landlord shall re-enter the Demised Premises under
the provisions of this Article 17, or in the event of the termination of this Lease, or of re-entry, by or under any summary dispossess
or other proceeding or action or any provision of law by reason of default hereunder on the part of Tenant, Landlord shall be entitled
to retain all moneys, if any, paid by Tenant to Landlord, whether as advance rent, security or otherwise, but such moneys shall
be credited by Landlord against the time of such termination or re-entry or, at Landlord's option against any damages payable by
Tenant under Article 18 or pursuant to law.

 

17.4.      Tenant expressly
waives any and all rights of redemption granted by or under any present or future laws in the event of Tenant being evicted or
dispossessed for any cause, or in the event of Landlord obtaining possession of the Demised Premises, by reason of the violation
by Tenant of any of the covenants and conditions of this Lease or otherwise.

 

ARTICLE 18.

DAMAGES

 

18.11.     
If this Lease is terminated under the provisions of Artic le 16, or if Landlord shall re-enter the Demised Premises under
the provisions of Article 17, or in the event of the termination of this Lea se, or of re-entry, by or under any summary dispossess
or other proceeding or action or any provision of law by reason of any default hereunder on the part of Tenant, Tenant shall pay
to Landlord as damages, at the election of Landlord, either:

 

(a)      a sum which a
t the time of such termination of this Lease or at the time of any such re-entry by Landlord, as the case may be, represents the
then value of the excess, if any, of:

 

(1)      the aggregate
of the Fixed Annual Rent and the additional rent payable hereunder that would have been payable by Tenant, conclusively presuming
the additional rent to be the same as was payable for the year immediately preceding such termination except that additional rent
on account of increases in Taxes shall be presumed to increase at the average of the rates of increase thereof previously experienced
by Landlord during the period (not to exceed three years) prior to such termination, for the period commencing with such earlier
termination of this Lease or the date of any such re-entry, as the case may be, and ending with the Expiration Date, had this Lea
se not so terminated or had Landlord not so re-entered the Demised Premises, over

 

(2)      the aggregate rental value of
the Demised Premises for the same period ; or

 

(b)      sums equal to
the aggregate of the Fixed Annual Rent and the additional rent (as above presumed) payable hereunder that would have been payable
by Tenant had this Lease not so terminated, or had Land lord not so re entered the Demised Premises, payable upon the due dates
therefor specified herein following such termination or such re entry and until the Expiration Date; provided, however, that if
Landlord shall re-let the Demised Premises during said period, Landlord shall credit Tenant with the net rents received by Land
lord from such re-letting, such net rents to be determined by first deducting from the gross rents as and when received by Landlord
from such re-letting, the expenses incurred or pa id by Landlord in terminating this Lease in re-entering the Demised Premises
and in securing possession thereof, as well as the expenses of re-letting, including altering and preparing the Demised Premises
for new tenant s, brokers' commissions, attorneys' fees and disbursements, and all other expenses properly chargeable against the
Demised Premises and the rental thereof; it being understood that any such re-letting may be for a period shorter or longer than
the remaining term of this Lease and that Landlord may grant concessions and free rent; but in no event shall Tenant be entitled
to receive any excess of such net rents over the sums payable by Tenant to Landlord hereunder, nor shall Tenant be entitled in
any suit for the collection of damages pursuant to this subsection to a credit in respect of any net rents from a re-letting, except
to the extent that such net rents actually are received by Landlord. If the Demised Premises or any part thereof should be re-let
in combination with other space, then proper apportionment on a square foot basis shall be made of the rent received from such
re-letting and of the expenses of re-letting. Landlord in no event shall be liable in any way whatsoever for failure to re-let
the Demised Premises nor shall such failure affect Tenant's liability for damages, it being expressly under stood and agreed that
Landlord has no obligation to mitigate Tenant 's damages hereunder.

 

If the Demised Premises
or any part thereof shall be re-let by Landlord for the unexpired portion of the term of this Lease, or any part thereof, before
presentation of proof of such damages to any court, commission or tribunal, the amount of rent reserved upon such re-letting, prima
facie, shall be the fair and reasonable rental value for the Demised Premises, or part thereof, so re-let during the term of
the re-letting.

 

    	21

    	 

    

 

18.02.       Su it or suits
for the recovery of such damages, or any installments thereof, may be brought by Landlord from time to time at its election, and
nothing contained herein shall be deemed to require Landlord to postpone suit until the date when the term of this Lease would
have expired if it had not been so terminated under the provisions of Article 16, or under any provision of law, or had Landlord
not re-entered the Demised Premises. Nothing herein contained shall be construed to limit or preclude recovery by Landlord against
Tenant of any sums or damages to which, in addition to the damages particularly provided above, Land lord lawfully may be entitled
by reason of any default hereunder on the part of Tenant. Nothing herein contained shall be construed to limit or prejudice the
right of Landlord to prove and obtain as liquidated damages by reason of the termination of this Lease or re-entry of the Demised
Premises or the default of Tenant under this Lease, an amount equal to the maximum allowed by any statute or rule of law in effect
at the time when, and governing the proceedings in which, such damages are to be proved whether or not such amount be greater than,
equal to, or less than any of the sum referred to in Section 18.01.

 

ARTICLE 19.

LANDLORD'S RIGHT TO PERFORM TENANT'S
OBLIGAT IONS

 

19.01.       If Tenant shall
default in the observance or performance of any term or covenant on Tenant's part to be observed or performed under or by virtue
of any of the terms or provisions in any Article of this Lease, (a) Landlord may, but shall not be obligated to, remedy such default
for the account of Tenant, immediately and without notice in case of emergency, or in any other case only provided that Tenant
shall fail to remedy such default with all reasonable dispatch after Landlord shall have notified Tenant in writing of such default
and the applicable grace period for curing such default shall have expired; and (b) if Land lord makes any expenditures or incurs
any expenses in connection with such default including, but not limited to, attorneys' Fees in instituting, prosecuting or defending
any action or proceeding, such sums paid or obligations incurred, with interest at the Interest Rate, shall be deemed to be additional
rent hereunder and shall be pa id by Tenant to Landlord as additional rent upon rendition of a bill to Tenant therefor.

 

ARTICLE 20.

QUIET ENJOYMENT

 

20.01.       Landlord covenants and agrees that,
subject to the terms and provisions of this Lease, if, and so long as, Tenant keeps and performs each and every covenant, agreement,
term, provision and condition herein contained on the part or on behalf of Tenant to be kept or performed, then Tenant shall be
entitled to uninterrupted and undisturbed quiet enjoyment of the Demised Premises and Tenant's rights under this Lease shall not
be cut off or ended before the expiration of the term of this Lea se, subject however, to (i) the obligations of this Lease, and
(ii) the matters provided in Artic le 25 hereof that affect this Lease.

 

ARTICLE 21.

SERVICES AND EQUIPMENT

 

21.1.       Landlord shall :

 

(a)       provide necessary
elevator facilities during the Building's Hours, and shall have at least one elevator subject to call at all other times.

 

(b)       maintain and keep
in good order and repair the air conditioning, heating and ventilating systems installed by Landlord. The heating system and the
air-conditioning and ventilating systems will function when seasonably required during the Building's Hours. Landlord shall have
no responsibility or liability for the ventilating conditions and/or temperature of the Demised Premises during the hours or days
Landlord is not required to furnish heat, ventilation or air conditioning pursuant to this subsection (b). Tenant shall comply
with and observe all regulations and requirements prescribed by Landlord for the proper functioning of the heating, ventilating
and air-conditioning systems. If Tenant shall require air-conditioning, heating or ventilation at times when Landlord is not required
to furnish same, Tenant shall give Landlord reasonable advance notice of such requirement and, if Landlord elects to furnish same
to Tenant (which it shall not be required to do), Tenant shall pay on demand Landlord's customary charges therefor as additional
rent.

 

    	22

    	 

    

 

(c)       provide cleaning
and janitorial services on business days, which shall include removal of trash from the Demised Premises.

 

(d)       furnish hot and cold water for lavatory
purposes.

 

21.02.       Landlord reserves the right, without
any liability whatsoever and without abatement of Fixed Annual Rent or additional rent, to stop the heating, air-conditioning,
elevator, plumbing, sanitary, electric and other systems when necessary by reason of accident or emergency or for repairs, alterations,
replacements or improvement s, provided that, except in the case of emergency, Landlord will notify Tenant in advance of any such
stoppage and, if ascertainable, of its estimated duration, and will proceed diligently with the work necessary to resume such service
as promptly as reasonably possible and in a manner so as to minimize interference with Tenant's use and enjoyment of the Demised
Premises. Landlord shall not be liable in any way to Tenant for
any failure of the heating, air-conditioning, elevator, plumbing, sanitary, electric and other systems by reason of any failure
or defect in the supply or character of electric energy furnished to the Building or the Demised Premises by the public utility
serving the Building nor shall Tenant be entitled to any rent abatement whatsoever in the event of such a failure or interruption
of service.

 

21.03.       Landlord shall not be required to
furnish any other services, except as otherwise provided in this Lease.

 

ARTICLE 22.

FAILURE TO GIVE POSSESSION

 

22.01.       If the Demised
Premises or any additional space to be included within the Demised Premises shall not be available for occupancy by Tenant on the
specific date (if any) hereinbefore designated for the commencement of term of this Lease or for the inclusion of such space for
any reason whatsoever, then this Lea se shall not be affected thereby but, in such case, said specific date shall be deemed to
be postponed until the date when the Demised Premises or such additional space shall be available for occupancy by Tenant, and
Tenant shall not be entitled to possession of the Demised Premises or such additional space until the same are available for occupancy
by Tenant; provided, however, that Tenant shall have no claim against Land lord, and Landlord shall have no liability to
Tenant, by reason of any such postponement of said specific date, and the parties hereto further agree that any failure to have
the Demised Premises or such additional space available for occupancy by Tenant on said specific date or on the Commencement Date
shall in no way affect the obligations of Tenant hereunder nor shall the same be construed in anyway to extend the term of this
Lease and furthermore, this Section 22.01 shall be deemed to be an express provision to the contrary of Section 223-a of the Real
Property Law of the State of New York and any other law of like import now or hereafter in force.

 

ARTICLE 23.

INVALlDITY OF ANY PROVISION

 

23.01.       If
any term, covenant, condition or provision of this Lease or the application thereof to any circumstance or to any person,
firm or corporation shall be invalid or unenforceable to any extent, the remaining terms, covenants, conditions and provisions
of this Lease or the application thereof to any circumstances or to any person, firm or corporation other than those as to which
any term, covenant, condition and provision of this Lease shall be valid and shall be enforceable to the fullest extent permitted
by law.

 

    	23

    	 

    

 

ARTICLE 24.

BROKERAGE

 

24.01.       Tenant covenants,
represents and warrants that Tenant has had no dealings or negotiations with any broker or agent other than the Broker(s) in co1mection
with the consummation of this Lease. Landlord has agreed pursuant to a separate agreement to pay a commission to the Broker(s)
in connection with this Lease. Landlord has not agreed to pay any other broker, finder or agent any leasing commissions, fees or
other charges with respect to this Lease. Landlord agrees to indemnify and hold harm less Tenant from and against any and all cost,
expenses (including attorneys' fees and costs) and liability in connection with any compensation, commissions or charges claimed
by any broker or agent, other than the Brokers, with respect to this Lease or the negotiation thereof, on account of Landlord's
acts, and such indemnity shall survive the expiration or earlier termination of the Lease. Tenant covenants and agrees to pay,
hold harmless and indemnify Landlord from and against any and all cost, expense (including attorneys' fees and costs) and liability
in connection with any compensation, commissions or charges claimed by any broker or agent, other than the Brokers, with respect
to this Lease or the negotiation thereof, on account of Tenant 's acts, and such indemnity shall survive the expiration or earlier
termination of this Lease.

 

ARTICLE 25.

SUBORDlNATION

 

25.01.       This Lease
is and shall be subject and subordinate to all present and future ground or under lying leases and to all mortgages, options, and
building loan agreements that may now or hereafter affect such leases or the real property of which the Demised Premises are a
part and to all renewals, modifications, consolidations, replacements and extensions of any such ground or underlying leases, options,
building loan agreements and mortgages. The provisions of this Section 25.01 shall be self-operative and no further instrument
of subordination shall be required. In confirmation of such subordination, Tenant shall execute and deliver promptly at its own
cost and expense any instrument, in recordable form, if required, that Landlord, the lessor of any ground or underlying lease or
the holder of any such mortgage or any of their respective successors in interest or assigns may request to evidence such subordination.
Landlord shall not be required to obtain for Tenant from any such mortgagee, ground lessor, option holder, lender or any other
party a non-disturbance agreement. Tenant shall be liable to Landlord for damages, including actual, consequential and punitive
damages, caused by Tenant's failure to deliver a subordination agreement in form acceptable to Landlord and the party requestings
me.

 

25.2.       In the event
of a termination of any ground or under lying lease, or if the interests of Landlord under this Lease are sold, transferred by
reason of, or assigned in lieu of, a mortgage or if the holder of any mortgage acquires a lease in substitution therefor, then
Tenant, at the option of the lessor under such ground or underlying lease or such mortgagee or purchaser, assignee or lessee, as
the case may be, either (i) will attorn to it and will perform for its benefit all the terms, covenants and conditions of this
Lease on Tenant's part to be performed with the same force and effect as if said lessor, such mortgagee or purchaser, assignee
or lessee, were the landlord originally named in this Lease, or (ii) will enter into a new lease with said lessor or such mortgagee
or purchaser, assignee or lessee, as landlord, for the remaining term of this Lea se and otherwise on the same terms and conditions
as this Lease. The foregoing provisions of clause (i) of this Section 25.02 shall inure to the benefit of such lessor, mortgagee,
purchaser, assignee or lessee, shall be self-operative upon the exercise of such option, and no further instrument shall be required
to give effect to said provisions. Tenant, however, upon demand of any such lessor, mortgagee, purchaser, assignee or lessee, shall
execute, from time to time, instruments in confirmation of the foregoing provisions of this Section 25.02, satisfactory to any
such lessor, mortgagee, purchaser, assignee or lessee, acknowledging such attornment and setting forth the terms and conditions
of its tenancy.

 

25.3.       Anything herein contained to the
contrary notwithstanding, under no circumstances shall the aforedescribed lessor under the ground lease or mortgagee or purchaser,
assignee or lessee, as the case may be, whether or not it shall have succeeded to the interests of the Landlord under this Lease,
be:

 

(a)       liable for any act, omission or default
of any prior landlord or for the return of any security deposit or part thereof not actually received by such lessor, mortgagee,
purchaser, assignee, or lessee, as the case may be; or

 

(b)     
subject to any offsets, claims or defenses that Tenant might have against any prior landlord; or

 

    	24

    	 

    

 

(c)       bound by any rent
or additional rent that Tenant might have paid to any prior landlord for more than one (1) month in advance or for more than three
(3) months in advance where such rent payments are payable at intervals of more than one (!) month; or

 

(d)       bound by any modification,
amendment or abridgement of this Lease, or any cancellation or surrender of the same, made without its prior written approval.

 

25.4.       If, in connection
with any financing related to the Building, the holder or prospective holder of any mortgage shall request reasonable modifications
in this Lease as a condition of approval thereof, Tenant will not unreasonably withhold, delay or defer making such modifications.

 

ARTICLE 26.

CERTIFICATE OF TENANT

 

26.1 1.     
Tenant, without charge, at any time and from time to time, with in ten (10) days after request by Land lord, shall deliver
a written instrument to Landlord or to any other person, firm or corporation specified by Landlord, duly executed and acknowledged,
certifying, among other things (it being expressly understood and agreed that the list of items below shall not act to limit the
scope of items as to which Landlord may request Tenant to certify):

 

(a)       that this Lease
is unmodified and in full force and effect or, if there has been any modification, that the same is in full force and effect as
modified and stating any such modification, that there is no existing basis to cancel or terminate this Lease, and to the best
of Tenant's knowledge Land lord is not in default thereunder;

 

(b)       whether the term
of this Lease has commenced and rent become payable thereunder, and whether Tenant is in possess ion of all of the Demised Premises
except for such portions of the Demised Premises that have been sublet or being held for sublet pursuant to the provisions of this
Lease;

 

(c)       whether or not there are then existing
any defenses or offsets that are not claims under paragraph (e) of this Section 26.01 against the enforcement of any of the agreements,
terms, covenants, or conditions of this Lease and any modification thereof upon the part of Tenant to be performed or complied
with, and, if so, specifying the same;

 

(d)       the amount of
the Fixed Annual Rent payable under this Lease and the dates to which the Fixed Annual Rent and additional rent and other charges
thereunder have been paid ;

 

(e)       whether or not
Tenant has made any claims against Landlord under this Lease and, if so, the nature and the dollar amount, if any, of such claim.

 

Tenant acknowledges
and agrees that any estoppel certificate delivered by Tenant may be relied upon by any prospective purchaser of the Building, any
lender, mortgagee, lessee, assignee or other party as Landlord may designate.

 

26.02.       It
is expressly understood and agreed by Tenant that it shall be an event of default under this Lea se for Tenant to fail to
deliver the certificate required by this Article 26, in the form requested by Landlord or to demand any concession or payment of
any kind or nature in connection with the delivery of this certificate. It is further expressly under stood and agreed that delivery
of this certificate shall not be excused as a result of Tenant asserting any claims against Landlord. Tenant agrees that it shall
be liable to Landlord for damages and all costs incurred as a result of Tenant 's delay or failure to deliver such certificate
in a timely fashion (including reasonable attorneys ' fees). Without limiting the generality of the foregoing, if Tenant shall
fail to deliver to Landlord an estoppel certificate within five (5) days after Landlord's date for delivery thereof, in addition
to damages, Tenant shall pay to Landlord an administrative fee of $500.00 per day that the estoppel certificate is not so delivered.

 

    	25

    	 

    

 

ARTICLE 27.

LEGAL PROCEEDINGS ; WAIVER OF JURY
TRIAL; ATTORNEYS' FEES

 

27.01.     
Landlord and Tenant hereby waive trial by jury in any action, proceeding or counterclaim brought by either of the parties
hereto against the other on any matters whatsoever arising out of or in anyway connected with this Lease, the relationship of Landlord
and Tenant, Tenant's use or occupancy of the Demised Premises, and/or any other claims (except claims for personal injury or property
damage), and any emergency statutory or any other statutory remedy. If Land lord commences any summary proceeding for non-payment
of rent, Tenant shall not interpose and hereby waives the right to interpose any counterclaim of whatever nature or description
in any such proceeding except compulsory counterclaims. Tenant shall reimburse Landlord, on demand, for all costs and expenses
(including attorneys' fees and disbursements and court costs, whether in connection with an act ion or proceeding commenced by
Landlord, by Tenant, by a third party or otherwise) incurred by Land lord in connection with (i) enforcing Tenant's obligations
under this Lease, (ii) the termination of this Lease and the eviction of Tenant through summary or other proceedings or for any
other relief against Tenant including the recovery of damages pursuant to Article 18 hereof, (iii) recovering any sums due under
this Lease or any damages for Tenant's breach of the terms of this Lease, (iv) the defense of any claim against Landlord or any
shareholder partner, officer, director, employee, agent or servant of Landlord arising under this Lease, whether brought by Tenant
or a third party in which the claimant does not obtain a final, non-appealable judgment of all such claimant's allegations, (v)
any amendment, modification or change in any of the terms of this Lease requested by Tenant or any renewal or extension of this
Lease requested by Tenant, and any request or negotiations pertaining thereto, regardless of whether such amendment, modification,
change, renewal or extension is actually executed, and (vi) as otherwise provided in this Lease. All such amounts shall be deemed
to be additional rent, but shall be collectible whether incurred before or after the expiration or termination of this Lease.

 

ARTICLE 28.

SURRENDER OF PREMISES

 

28.01.       Upon the expiration
or other termination of the term of this Lease, Tenant shall quit and surrender the Demised Premises to Landlord, broom clean,
in good order and condition, ordinary wear and tear and damage by insured casualty excepted, and Tenant shall remove all of its
property as herein provided. Without limiting the generality of the foregoing, Tenant shall remove, upon the expiration or earlier
termination of this Lease, all cables, conduits, wires, rooftop equipment and all other such installations installed in the Demised
Premises by Tenant. If Tenant shall fail to remove its property
from the Demised Premises upon the expiration or earlier termination of this Lea se, such property shall be deemed abandoned by
Tenant and Landlord shall have the right to remove such property and dispose of same in any manner that Landlord deems appropriate,
in its sole and absolute discretion. Landlord shall have no liability to Tenant for such property or any damage thereto as a result
of such removal, it being expressly understood and agreed that Landlord may do whatever it wishes with property left in the Demised
Premises after the expiration or earlier termination of this Lease. Tenant shall be liable to Landlord for all damages, costs and
expenses associated with the removal of any of Tenant's property from the Demised Premises. The provisions of this Section 28.01
shall survive the expiration or earlier termination of this Lease.

 

28.02.       Tenant acknowledges
that possession of the Demised Premises must be surrendered to Landlord at the expiration or earlier termination of the term of
this Lease. The parties recognize and agree that the damage to Landlord resulting from any failure by Tenant to timely surrender
possession of the Demised Premises as aforesaid will be extremely substantial, will exceed amount of the monthly rent and additional
rent theretofore payable hereunder, and will be impossible to accurately measure. Tenant therefore agrees that if possession of
the Demised Premises is not surrendered to Landlord within 24 hours after the expiration or earlier termination of the term of
this Lease, then, notwithstanding anything to the contrary contained in this Lease, and in addition to any other damages, costs
and expenses caused by Tenant 's failure to timely surrender possession of the Demised Premises, including consequential damages,
Tenant shall pay to Landlord for each month and for each portion of any month during which Tenant holds over in the Demised Premises
after the expiration or sooner termination of the term of this Lease, rent at a rate equal to the greater of (a) three hundred
percent (300%) of that portion of the Fixed Annual Rent and additional rent that was payable under this Lease for the last month
of the term hereof or (b) two hundred percent (200%) of the then fair market rent for the Demised Premises. Tenant hereby waives
the provisions of Section 22.01 of the New York Civil Practice Law and Rules or any other similar rule now existing or hereafter
enacted in connection with any holdover proceedings instituted by Landlord. Tenant also hereby waives the provisions of New York
Real Property Law Section 232(c) or any other similar rule now existing or hereafter enacted. Nothing herein contained shall be
deemed to permit Tenant to retain possess ion of the Demised Premises after the expiration or sooner termination of the term of
this Lea se. The provisions of this Sect ion 28.02 shall survive the expiration or earlier termination of this Lease.

 

    	26

    	 

    

 

ARTICLE 29.

RULES AND REGULATIONS

 

29.01.       Tenant and
Tenant's invitees, employees and agents shall observe faithfully and comply strictly with such Rules and Regulations as Landlord
or Land lord's agents may adopt from time to time (a copy of the present Rules and Regulations are annexed hereto as Exhibit C);
provided, however, that in case of any conflict or inconsistency between the provisions of this Lease and of any of the
Rules and Regulations as originally or as hereafter adopted, the provisions of this Lease shall control. Reasonable written notice
of any changes to the Rules and Regulations shall be given to Tenant. Landlord shall not en force the Rules and Regulations against
Tenant in a discriminatory manner.

 

29.02.       Landlord shall
have no liability to Tenant, nor shall Tenant be entitled to any abatement of rent whatsoever, as a result of the failure of any
other tenant in the Building to comply with the Rules and Regulations or for the failure of Land lord to en force the Rules and
Regulations in any respect.

 

ARTICLE 30.

CONSENTS AND APPROVALS

 

30.01.       Wherever in
this Lease Landlord's consent or approval is required, if Landlord shall unreasonably delay or unreasonably withhold such consent
or approval (unless Landlord has the right to grant such approval in its sole and absolute discretion, in which event Tenant shall
have no claim or remedy against Landlord whatsoever), Tenant in no event shall be entitled to make, nor shall Tenant make, any
claim, and Tenant hereby waives any claim, for money damages (nor shall Tenant claim any money damages by way of set-off, counterclaim
or defense) based upon any claim or assertion by Tenant that Landlord unreasonably withheld or unreasonably delayed its consent
or approval. Tenant's sole remedy shall be an action or proceeding to en force any such provision, for specific performance, injunction
or declaratory judgment.

 

ARTICLE 31.

NOTICES

 

31.01.     
Any notice, demand, consent, approval, disapproval, or statement (collectively, "Notices") from Land lord to
Tenant or from Tenant to Landlord shall be in writing and shall be deemed duly given : (i) if mailed by certified mail,
postage prepaid, return receipt requested, (ii) if sent via nationally recognized overnight mail carrier with receipt
acknowledged, or (iii) only in the case of Notices that are Escalation Statements or bills for rent, if mailed by first class
mail, postage prepaid, to the address(es) for Notices set forth in this Article 31. Notices to Tenant shall be sent to the
address of Tenant set forth on page I of this Lease until Tenant shall be in occupancy of the Demised Premises and,
thereafter, to the Demised Premises. Landlord 's attorney shall be entitled to serve any required notices hereunder on behalf
of Landlord. Notices to Landlord shall be sent (i) to the address of Land lord set forth on page I of this Lease or (ii) to
such other address as Land lord shall have last designated by notice in writing to Tenant. Notice shall be deemed given on
the third (3rd) business day after depositing same in an official depository of the United States Postal Service
(or successor organization) or, if given by nationally recognized overnight mail carrier, upon delivery to Landlord or
Tenant, as the case may be. Notwithstanding anything to the contrary contained herein, all notices of default under this
Lease served by Landlord upon Tenant shall be served by registered or certified mail or by overnight mail carrier.

 

    	27

    	 

    

 

ARTICLE 32.

NO WAIVER

 

32.01.       No agreement
to accept a surrender of this Lease shall be valid unless in writing signed by Landlord. No employee of Land lord or of Landlord's
agents shall have any power to accept the keys to the Demised Premises prior to the termination of this Lease. The delivery of
keys to any employee of Landlord or Landlord's agent shall not operate as termination of this Lease or a surrender of the Demised
Premises. If Tenant at any time desires to have Landlord sublet the Demised Premises for Tenant's account, Landlord or Landlord's
agents are authorized to receive said keys for such purpose without releasing Tenant from any of the obligations under this Lease.
The failure of Land lord to seek redress for violation of, or to insist upon the strict performance of, any covenant or condition
of this Lease or any of the Rules and Regulations adopted by Landlord, shall not prevent a subsequent act, which would have originally
constituted a violation, from having all the force and effect of an original violation. The receipt by Landlord of rent with knowledge
of the breach of any covenant of this Lease shall not be deemed a waiver of such breach. The failure of Landlord to en force any
of the Rules and Regulations shall not be deemed a waiver by Landlord of any violation thereof or of Land lord 's right to enforce
same according to their terms in the future. No provision of this Lease shall be deemed to have been waived by Landlord, unless
such waiver is in writing signed by Landlord. No payment by Tenant or receipt by Landlord of a lesser amount than the full Fixed
Annual Rent and additional rent stipulated herein shall be deemed a satisfaction of Tenant 's obligations hereunder. All partial
payments shall be applied to the earliest outstanding amounts owed by Tenant to Landlord. No endorsement or statement on any check
or any letter accompanying any check or payment of rent shall be deemed an accord and satisfaction, and Landlord may accept such
check or payment without prejudice to Land lord's right to recover the balance of such rent or pursue any other remedy provided
in this Lease.

 

ARTICLE 33.

DEFINITIONS

 

33.01.       The term "Landlord" as
used in this Lease mea ns only the owner, or the mortgagee in possession, for the time being of the Land and Building (or the owner
of a lease of the Building or of the Land and Building), so that in the event of any transfer of title to said Land and Building
or said lease, or in the event of a lease of the Building, or of the Land and Building, upon notification to Tenant of such transfer
or lease the said transferor landlord shall be and hereby is entirely freed and relieved of all existing or future covenants, obligations
and liabilities of Landlord hereunder, and it shall be deemed and construed as a covenant running with the land without further
agreement between the parties or their successors in interest, or between the parties and the transferee of title to said Land
and Building or said lease, or the said lessee of the Building, or of the Land and Building, that the transferee or the lessee
has assumed and agreed to carry out any and all such covenants, obligations and liabilities of Landlord hereunder.

 

33.2.       The term "business
days" as used in this Lease shall exclude Saturdays, Sundays and all days observed by the federal, state or local government
as legal holidays as well as all other days recognized as holidays under applicable union contracts.

 

33.3.       The term "Interest Rate"
shall mean a fluctuating rate of interest per annum equal to the lesser of (a) 2% above the prime commercial lending rate of interest
listed from time to time by J P Morgan Chase, N.A., or, if such bank is no longer in business, such other lending institution as
the Landlord shall designate in its reasonable discretion or (b) the maximum applicable legal rate of interest, if any.

 

ARTICLE 34.

INABILITY TO PERFORM

 

34.01.       This Lease
and the obligation of Tenant to pay rent hereunder and to perform all of the other covenants and agreements hereunder on the part
of Tenant to be per formed shall in no way be affected, impaired or excused because Landlord is un able to fulfill any of its obligations
under this Lease or to supply, or is delayed in supplying, any service expressly or impliedly to be supplied, or is unable to make,
or is delayed in making, any repairs, additions, alterations or decorations or is unable to supply, or is delayed in supplying,
any equipment or fixtures if Landlord is prevented or delayed from so doing by reason of strike or labor troubles or any cause
whatsoever beyond the control of Landlord including, but not limited to, government preempt ion in connection with a National Emergency
or by reason of any rule, order or regulation of any department or subdivision thereof or any government agency or by reason of
the conditions of supply and demand which have been or are affected by war or other emergency.

 

    	28

    	 

    

 

ARTICLE 35.

ENTIRE AGREEMENT ; NO REPRESENTATIONS;
NO ORAL MODIFICATION

 

35.01.       This Lease
and the Schedules attached hereto set forth all of the covenants, promises, assurances, agreements, representations, conditions,
warranties, statements and understandings (collectively, the "Representations") between Landlord and Tenant concerning
the Demised Premises and the Building, and there are no Representations, either oral or written, between Land lord and Tenant other
than those set forth in this Lease.

 

35.2.       This Lease supersedes
and revokes all previous negotiations, arrangements, letters of intent, offers to lease, lease proposals, brochures, Representations,
and information conveyed, whether oral or in writing, between Landlord and Tenant or their respective representatives or any other
person purporting to represent Landlord to Tenant. Tenant acknowledges that it has not been induced to enter into this Lease by
any Representations of Landlord not expressly set forth in this Lea se, it has not relied on any such Representations, no such
Representations shall be used in the interpretation or construction of the Lease, and Landlord shall have no liability for any
consequences arising as a result of any such Representations.

 

35.3.       Except as otherwise
provided in this Lease, no subsequent alteration, amendment, change or addition to this Lease shall be binding upon Landlord or
Tenant unless in writing and signed by the party against whom enforcement of the alteration, amendment, change or addition is sought.

 

ARTICLE 36.

NON- LIABILITY AND INDEMNIFICATION

 

36.01.       Neither Landlord nor any partner,
member, director, officer, agent, servant or employee of Landlord shall be liable to Tenant for any loss, injury or damage to Tenant
or to any other person, or to its or their property, irrespective of the cause of such injury, damage or loss, except to the extent
the same are caused by or result from the negligence of Land lord, its agents, servants or employees in the operation or maintenance
of the Demised Premises or the Building.

 

36.02.       Tenant shall
indemnify and hold harmless Landlord and all lessors under underlying leases, of, and mortgagees under mortgages affecting, the
Land and/or the Building and its and their respective partners, members, directors, officers, agents and employees from and against
any and all claims arising from or in connection with (i) the use or occupation of the Demi sed Premises by Tenant or anyone in
the Demised Premises with Tenant's permission or from any breach of this Lease by Tenant; (ii) the conduct or management of the
Demised Premises or of any business therein, or any work or thing whatsoever done, or any condition created (other than by Landlord,
its agents, or employees) in or about the Demised Premises during the term of this Lease or during the period of time, if any,
prior to the Commencement Date that Tenant may have been given access to the Demised Premises; (iii) any act, omission or negligence
of Tenant or any of its subt enants or licensees or its or their partners, directors, principals, shareholders, officers, agents,
employees or contractors; (iv) any accident, injury or damage whatever (except to the extent caused by Land lord's gross negligence
or the gross negligence of Landlord's agents, employees, or contractors) occurring in, at or upon the Demised Premises; or (v)
from any breach of this Lease by Tenant. In case any action or proceeding be brought against Land lord and/or any lessor or mortgagee
and/or its or their partners, directors, officers, principals, shareholders, agents and/or employees by reason of any such claim,
Tenant, upon notice from Landlord or such lessor or mortgagee, shall resist and defend such action or proceeding (by counsel reasonably
satisfactory to Land lord or such lessor or mortgagee). The rights and obligations of Landlord and Tenant contained in this Article
36 shall survive the expiration or early termination of this Lease.

 

    	29

    	 

    

 

ARTICLE 37.

SECURITY

 

37.01.       Tenant has deposited
the Security Deposit with Landlord as security for the faithful performance and observance by Tenant of each and every one of the
terms, provisions, covenants and conditions of this Lease. I f Tenant defaults in respect of any of the terms, provisions, covenants
and conditions of this Lease, including, but not limited to, the payment of Fixed Annual Rent and additional rent or any other
sum as to which Tenant is in default or for any sum that Landlord may expend or may be required to expend by reason of Tenant's
default in respect of any of the terms, provisions, covenants and conditions of this Lea se, including but not limited to, any
damages or deficiency in the re-letting of the Demised Premises, whether such damages or deficiency accrued before or after summary
proceedings or other re-entry by Land lord, Landlord may retain and apply the Security Deposit against such amounts. To the extent
that Land lord, during the term of this Lease, so uses, app lies, or retains all or any part of the Security Deposit, Tenant shall
immediately and without notice or grace period replenish the Security Deposit to the original amount deposited hereunder. If Tenant
shall comply fully and faithfully with all of the terms, provisions, covenants and conditions of this Lea se, the Security Deposit,
without interest thereon, shall be returned to Tenant with in sixty (60) days after the date fixed as the end of the Lease and
after delivery of possession of the Demised Premises to Land lord in the condition required by the terms of this Lease. In the
event of a sale of the Land and the Building or the leasing or transfer of the Building, Landlord shall have the right to transfer
the Security Deposit to the vendee or lessee or transferee and Landlord thereupon shall be released by Tenant !Tom all liability
for the return of such Security Deposit. Tenant shall look solely to the new landlord for the return of the Security Deposit. The
provisions hereof shall apply to every transfer or assignment made of the Security Deposit to a new landlord. Tenant further covenants
that it will not assign or encumber or attempt to assign or encumber the money deposited as the Security Deposit under this Lease
and that neither Landlord nor its successors or assigns will be bound by any such assignment, encumbrance, attempted assignment
or attempted encumbrance. ln the event that any bankruptcy, insolvency,
reorganization or other debtor-creditor proceedings shall be instituted by or against Tenant, its successors or assigns, the Security
Deposit shall be deemed to be applied to the payment of the Fixed Annual Rent and for additional rent due Landlord for periods
prior to the institution of such proceedings and the balance, if any, may be retained by Landlord in partial satisfaction of Landlord's
da mages.

 

ARTICLE 38.

SIGNAGE

 

38.01.     
Tenant shall affix no signage to the Demised Premises or the entrance to the Demised Premises. At the inception of the Lease,
Landlord shall affix the Tenant 's name to the building directory and to the standard signage provided by the Landlord at the entrance
to the Demised Premises. Thereafter, if the Tenant wishes to change the nomenclature on the signage it shall be done through the
Landlord's office, with the Landlord's express consent and at the Tenant's sole cost and expense. If Tenant affixes any signage
in violation of this provision, among other remedies, Land lord may, without notice to Tenant, remove and discard same and Tenant
shall be immediately liable to Landlord for the cost of such removal and the restoration of the Building associated with such removal.

 

    	30

    	 

    

 

ARTICLE 39.

HAZARDOUS MATERJALS/ENVIRONMENTAL MATTERS

 

39.01.       As used herein,
"Hazardous Materials Laws" means all federal, state and local laws, statutes, ordinances and regulations, rules, rulings,
policies, orders and administrative actions and orders relating to industrial hygiene, environmental protection or the use, analysis,
generation, manufacture, storage, disposal or transportation of any oil, flammable explosives, asbestos, urea, formaldehyde, radioactive
materials or waste, infectious waste, or other hazardous, toxic, contaminated or polluting materials, substances or wastes, including,
without limitation, any "hazardous substances," "hazardous wastes," "hazardous materials" or "toxic
substances" under any such laws, ordinances or regulations (collectively, "Hazardous Materials"). Tenant shall,
at its own expense, at all times and in all respects: (i) comply with all Hazardous Materials Laws regarding Hazardous Materials
introduced in or about the Building by or at the direction of Tenant or in connection with Tenant 's use of the Premises ("Tenant's
Hazardous Materials"); (ii) [ONLY AS TO 100-300 GCP] comply with the PPA (as hereinafter defined); and (iii) procure, maintain
in effect and comply with all conditions of any and all permit s, licenses and other governmental and regulatory approvals relating
to Tenant 's Hazardous Materials within, on, under or about the Building in conformity with all applicable Hazardous Materials
Laws and prudent industry practices regarding management of such Hazardous Materials. Landlord recognizes and agrees that Tenant
may use Tenant's Hazardous Materials in normal quantities that are applicable to general office use and that such use by Tenant
shall not be deemed a violation of this Section, so long as the levels are not in violation of any Hazardous Materials Laws. Upon
termination or expiration of the term of this Lease, Tenant shall, at its own expense, cause all of Tenant 's Hazardous Materials
to be removed from the Demised Premises and the Building and transported for use, storage or disposal in accordance and in compliance
with all applicable Hazardous Materials Laws. Tenant shall indemnify, protect, defend (by counsel reasonably acceptable to Land
lord), and hold Landlord and Landlord 's employees, agents, principals, partners, shareholders, members, attorneys, accountants,
professionals and other representatives, !Tee and harm less from and against any and all claims, liabilities, penalties, forfeitures,
losses and expenses (including attorneys' fees), or death of or injury to any person or damage to any property whatsoever, including,
without limitation, the Building common area, arising from or caused in whole or in part, directly or indirectly, by the presence
in or about the Building of any of Tenant 's Hazardous Materials or by Tenant 's failure to comply with any Hazardous Materials
Laws regarding Tenant's Hazardous Materials or in connection with any removal, remediation, clean up, restoration and materials
required hereunder to return the Demised Premises and any other property of whatever nature to their condition existing prior to
the appearance of Tenant 's Hazardous Materials. Landlord shall have the right from time to time, upon reasonable prior notice,
to enter in and upon the Demised Premises and to inspect same for the presence of Hazardous Materials and for Tenant's compliance
with all Hazardous Materials Laws.

 

39.2.       Tenant shall
comply with all laws, ordinances and regulations of the State of New York and the County of Nassau regarding the disclosure of
the presence or danger of Tenant's Hazardous Materials. Tenant acknowledges and agrees that all reporting and warning obligations
required under the Hazardous Materials Laws with respect to Tenant's Hazardous Materials are the sole responsibility of Tenant,
whether or not such Hazardous Materials Laws permit or require Landlord to provide such reporting or warnings, and Tenant shall
be solely responsible for complying with such Hazardous Materials Laws regarding the disclosure of, the presence or danger of Tenant's
Hazardous Materials. Tenant shall immediately notify Landlord, in writing, of any complaints, notices, warnings, reports or asserted
violations of which Tenant becomes aware relating to Hazardous Materials on or about the Demised Premises. Tenant shall also immediately
notify Landlord if Tenant knows or has reason to believe Tenant's Hazardous Materials have or will be released in or about the
Building.

 

39.3.       Tenant shall not perform or cause
to be performed, any Hazardous Materials surveys, studies, reports or inspection, relating to the Demised Premises or the Building
without obtaining Land lord 's advance written consent, which consent may be withheld in Landlord 's sole and absolute discretion.
At any time prior to the expiration of the Lease Term, Landlord shall have the right to enter upon the Demised Premises in order
to conduct appropriate tests and to deliver to Tenant the results of such tests to demonstrate that levels of any Hazardous Materials
in excess of permissible levels has occurred as a result of Tenant 's use of the Demised Premises.

 

39.4.       Intentionally Omitted.

 

39.5.       The respective rights and obligations
of Landlord and Tenant under this Artic le shall survive the expiration or termination of this Lease.

 

ARTICLE 40.

RELOCATION OF DEMISED PREMISES;
DEMOLITION, ALTERATION AND REMOVAL

 

40.01.     
During the term of this Lease, Landlord may elect by notice to Tenant to substitute for the Demised Premises other space
in the Building (herein called the "Substitute Premises") designated by Landlord, provided that the Substitute Premises
contain at least the same usable square foot area as the Demised Premises. Landlord's notice shall be accompanied by a proposed
plan of the Substitute Premises, and such notice or the plan shall set forth the usable square foot area of the Substitute Premises.
Landlord shall, thereafter, commence the build-out of the Substitute Premises for Tenant pursuant to the plan submitted to Tenant
therefor. Promptly after Landlord has substantially completed the work to be performed by Land lord in the Substitute Premises,
Tenant shall occupy the Substitute Premises and shall simultaneously quit, surrender and vacate the Demised Premises (which shall
occur, in any event, not later than fifteen (15) days after such substantial completion). Landlord shall arrange for and incur
the reasonable costs of Tenant 's move from the Demised Premises to the Substitute Premises. Tenant shall pay the same rents with
respect to the Substitute Premises as were payable with respect to the Demised Premises, without regard to the usable square foot
area of the Substitute Premises. In such event, this Lea se (i) shall no longer apply to the Demised Premises, except with respect
to obligations which accrued on or prior to such surrender date; and (ii) shall apply to the Substitute Premises, as if the Substitute
Premises had been the space originally demised under this Lease. Landlord shall have no liability to Tenant in the event of such
substitution or the exercise of Landlord 's rights hereunder.

 

    	31

    	 

    

 

40.2.       If Landlord
intends to demolish, enlarge, reduce or materially alter the Building of which the Demised Premises forms a part, then the Landlord
shall have the right at any time and from time to time during the term of this Lease and without incurring any liability to Tenant
therefor, to terminate this Lease upon written notice (a "Termination Notice") to Tenant given not less than twelve (12)
months prior to the date specified in the Termination Notice for early termination of this Lease, upon which date the term of this
Lease shall expire as though such date were the date originally fixed in this Lease for expiration of the term. To secure such
termination of the Lease, Tenant shall, upon Landlord 's request at any time, execute, acknowledge and deliver to Landlord a Consent
to the Entry of an Order of Possession and Warrant of Eviction in form acceptable to Landlord in its sole discretion. Landlord
shall have the right to revoke any such Termination Notice by written notice to Tenant given not less than six (6) months prior
to the termination date specified in the Termination Notice.

 

40.3.       During the term of this lease, Tenant
acknowledges and agrees that Landlord shall retain any and all rights (a) to cause all or any part of the Demised Premises to be
combined with any other premises so as to constitute the combined premises into a single zoning lot or development or enlargement,
(b) to cause any lot, development or enlargement at any time constituting or including all or any part of the Demised Premises
to be subdivided into two or more lots, developments or enlargements, (c) to cause development rights (whether from the Demised
Premises or other premises) to be transferred to any such lot, development or enlargement, (d) to cause other combination s, subdivisions
and transfers to be effected, whether similar or dissimilar to those now permitted by law and (e) to exploit, sell, convey, lease
or otherwise transfer any so called "air rights" or "air space" above the Building. Tenant acknowledges and
agrees that Tenant has no rights to any such development rights, "air rights" or comparable rights appurtenant to the
Land and the Building, and consents, without further consideration, to any utilization of such rights by Landlord, and agrees to
promptly execute and deliver any instruments which may be requested by Landlord, including, but not limited to, instruments merging
zoning lots, evidencing such acknowledgment and consent. The provisions of this paragraph shall be deemed to be and shall be construed
as an express waiver by Tenant of any interest Tenant may have as a party in interest in the Land and/or the Building. Nothing
herein shall be construed to limit Landlord's rights to sell, convey, lease or otherwise transfer all or any portion of its interest
in the Demised Premises subject to the provisions of this Lease.

 

ARTICLE 41.

INTENTIONALLY OMITTED

 

ARTICLE 42.

MISCELLANEOUS

 

42.0 I.     
Intentionally Omitted.

 

42.2.        In
the event that Landlord discovers any errors in this Lease after execution hereof, Tenant shall execute such amendments
hereto as are necessary to correct such errors.

 

42.3.
       Tenant shall not, without Landlord 's prior written consent, which consent may be withheld in
Landlord 's sole and absolute discretion, record a memorandum of this Lease or any other document related to this Lease in
the land records against the Building.

 

    	32

    	 

    

 

42.4.       Irrespective of the place of execution
or performance, this Lease shall be governed and construed in accordance with the laws of the State of New York excluding its connict
of laws rules. This Lease shall be construed without regard to any presumption or other rule requiring construction against the
party causing this Lease to be drafted. Tenant hereby irrevocably consents lo the exclusive jurisdiction of any stale or federal
court in New York State in any county or judicial district where Landlord maintains an office and consents that Landlord may effect
any service of process at the Demised Premises in the manner set forth for providing notice. Tenant acknowledges and agrees that
the venue provided above is a convenient forum for both Landlord and Tenant. Tenant waives any objection to venue and any object
ion based on a more convenient forum in any action instituted under this Lease.

 

42.5.       Except as otherwise
expressly provided in this Lease, each covenant, agreement, obligation or other provision of this Lease on Tenant's part to be
performed shall be deemed and construed as a separate and independent covenant of Tenant, not dependent on any other provision
of this Lease.

 

42.6.     
All terms and words used in this Lea se, regard less of
the number or gender in which they are used, shall be deemed to include any other number and other gender as the context may require.

 

42.7.       Except as otherwise provided in this
Lease, whenever the payment of interest is required to be made by Tenant to Landlord by the terms hereof it shall be at the Interest
Rate. In the event that Tenant is in arrears in the payment of
Fixed Annual Rent or additional rent hereunder, Tenant waives Tenant's right, if any, to designate the items against which any
payments made by Tenant are to be credited, and Tenant agrees that Landlord may apply any payments made by Tenant to any items
it sees fit, irrespective of and notwithstanding any designation or request by Tenant as to the items against which any such payments
shall be credited.

 

42.8.       The captions
are inserted only as a matter of convenience and for reference, and in no way define, limit or describe the scope of this Lease
or the intent of any provision hereof.

 

42.9.       Except as otherwise expressly provided
in this Lease, the obligations of this Lea se shall bind and benefit the successors and assigns of the parties hereto with the
same effect as if mentioned in each instance where a party is named or referred to; provided, however, that the provisions of this
Section 42.09 shall not be construed as modifying the conditions of limitation contained in
Article 16 hereof.

 

42.10.     Tenant
represents and warrants that this Lease has been duly authorized, executed and delivered by Tenant. Tenant further represents and
warrants that the Office of Foreign Assets Control of the United States Department of the Treasury has not listed Tenant or any
of Tenant's affiliates, or any person that controls, is controlled by, or is under common Control with Tenant, on its list of Specially
Designated Nationals and Blocked Persons.

 

    	33

    	 

    

 

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

 

	 	LANDLORD:
	 	 
	 	TREELINE 100-400 GCP LLC
	 	 	 
	 	By:	/s/ C. Glenn Schor
	 	 	C. Glenn Schor
	 	 	President

 

	 	TENANT:
	 	 
	 	MILLENNIUM HEALTHCARE, INC.
	 	 
	 	By:
	 	Name:
	 	Title: 
	 	 
	 	Federal Identification No.: 

 

    	34

    	 

    

 

EXHIBIT A - PLAN OF DEMISED PREMISES

 

    	35

    	 

    

 

 

    	36

    	 

    

 

EXHIBIT B - INTENTIONALLY OMITTED

 

    	37

    	 

    

 

EXHIBIT C - BUILDING RULES AND REGULATIONS

 

		1.	The sidewalks, entrances, driveways, passages, courts, elevators, vestibules, stairway s, corridors
or halls shall not be obstructed or encumbered by any Tenant or used for any purpose other than for ingress or egress from the
Demised Premises and for delivery of merchandise and equipment in a prompt and efficient manner using elevators and passageways
designated for such delivery by Landlord. There shall not be used in any space, or in the public areas of the Building, either
by any Tenant or by jobbers or others in the delivery or receipt of merchandise, any hand trucks, except those equipped with rubber
tires and sideguards.

 

		2.	The water and wash closets and plumbing fixtures shall
not be used for any purpose other than those for which they were designed or constructed and no sweeping, rubbish, rags, acids
or other substances shall be deposited therein, and the expense of any breakage, stoppage, or damage resulting from the violation
of this rule shall be borne by the Tenant who, or whose clerks, agents, employees or visitors, shall have caused it.

		 	 

		3.	No carpet, rug or other article shall be hung or shaken
out of any window of the Building; and no Tenant shall sweep or throw or permit to be swept or thrown from the Demised Premises
any dirt or other substances into any of the corridors or halls, elevators, or out of the doors or windows or stairways of the
Building and Tenant shall not use, keep or permit to be used or kept any foul or noxious gas or substance in the Demised Premises,
or permit or suffer the Demised Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants
of the Building by reason of noise, odors, and/ or vibrations, or interfere in any way with other tenants or those having business
therein, nor shall any animals or birds be kept in or about the Building. Smoking or carrying lighted cigars or cigarettes in
the Building is strictly prohibited.

		 	 

		4.	No awnings or other projections shall be attached to
the outside walls of the Building without the prior written consent of Landlord.

		 	 

		5.	No Tenant shall mark, paint drill into, or in any way
deface any part of the Demised Premises or the Building of which they form a pa rt. No boring, cutting or stringing of wires shall
be permitted, except with the prior written consent of the Lessor, and as Lessor may direct. No Tenant shall lay linoleum, or
other similar floor covering, so that the same shall come in direct contact with the floor of the Demised Premises, and, if linoleum
or other similar floor covering is desired to be used a n interlining of builder's deadening felt shall be first affixed to the
floor, by a paste or other material, soluble in water, the use of cement or other similar adhesive material being expressly prohibited.

		 	 

		6.	No additional locks or bolts of any kind shall be placed
upon any of the doors or window by any Tenant, nor shall any cha nges be made in existing locks or mechanisms thereof. Each Tenant
must, upon termination of its tenancy, restore to Land lord all keys of offices and toilet rooms, either furnished to, or otherwise
procured by, such Tenant, and in the event of the loss of any keys, so furnished, such Lessee shall pay to Landlord the cost thereof.

		 	 

		7.	All moves and deliveries must be scheduled with Landlord
at least three (3) days in advance and must occur in their entirety before 8:30 a.m. or after 6:00 p.m. on weekdays or between
the hours of 9:00 a.m. and 3:00 p.m. on Saturdays.  NO DELIVERIES WILL BE ALLOWED DURING BUSIN ESS HOURS UN DER ANY CIRCUMSTANCES.
If Landlord determines, in its sole discretion, that it is necessary to provide a security guard during the time of any tenant
move, Tenant will be charged at a rate of $35 per hour for the same. Tenant is responsible for furnishing all mover insurance
information requested by Land lord. Tenant shall not allow any movers to enter the Building without proper insurance. For purposes
hereof, a "move" or "delivery" is defined as anything being brought into or removed from the Building that
cannot be moved by one person in one elevator trip with another passenger in the elevator, but excludes UPS, Fed Ex, U.S. Postal
Service, OHL or other similar delivery. Freight, furniture, business equipment, merchandise and bulky matter of any description
shall be delivered to and removed from the Demised Premises and/ or Building only on the freight elevators and through the service
entrances and corridors, and only during hours and in a manner approved by Landlord. Landlord reserves the right to inspect all
freight to be brought into the Building and to exclude from the Building all freight which violates any of these Rules and Regulations
of the Lease or which these Rules and Regulations are a part.

 

    	38

    	 

    

 

		8.	Canvassing, soliciting and peddling in the Building is
prohibited and each Lessee shall cooperate to prevent the same.

		 	 

		9.	Landlord reserves the right to exclude from the Building
between the hours of 6:00 p.m. and 8:00 a.m. and a t all hours on Sundays, and legal holidays all persons who do not present a
pass to the Building signed by Tenant. Landlord will furnish passes to persons for whom any Tenant requests same in writing. Each
Tenant shall be responsible for all persons whom he requests such pass and shall be liable to Landlord for all acts of such persons.
All requests for building access passcards must be accompanied by a copy of the driver 's license of the person to whom the card
will be issued. If a driver's license is unavailable, an alternative photo identification may be used. No access passcard will
be processed by Landlord without a photo identification.

		 	 

		10.	 Landlord shall have the right to prohibit any advertising
by any Tenant which in Landlord's opinion, tends to impair the reputation of the Building or its desirability as a Building of
offices, and upon written notice from Land lord, Tenant shall refrain from or discontinue such advertising.

		 	 

		11.	Tenant shall not bring or permit to be brought or kept
in or on the Demised Premises, any inflammable, any combustible or explosive fluid, material, chemical or substance, or cause
or permit any odors of cooking or other processes, or any unusual or other objectionable odors to permeate in or emanate from
the Demised Premises. Tenant shall not use toaster ovens or other cooking appliances in the Demised Premises except for Fire Underwriting
approved coffee brewing machines.

		 	 

		12.	The use of supplemental heating devices (i.e., electric
heaters, ceramic heaters, space heaters, portable heaters, fans with a heating element that circulates warm air and whether powered
by electric or any other power source or means) in the Building is prohibited.

		 	 

		13.	If the Building contains central air conditioning and
ventilation, Tenant agrees to keep all windows closed a t all times and to abide by all rules and regulations issued by the Landlord
with respect to such activities.

		 	 

		14.	Tenant shall not move any safe, heavy machinery, heavy
equipment, bulky matter, or fixtures into or out of the Demised Premises and/or the Building without Landlord 's prior written
consent. If such safe, machinery, equipment, bulky matter or fixtures requires special handling, all work in connection therewith
shall comply with all legal requirement s, insurance requirements and/or environmental Laws and shall be done during such hours
as Lessor may designate.

		 	 

		15.	Upon the sounding of a fire alarm, Tenant shall ensure
that each occupant of the Demised Premises promptly vacates the Demised Premises. The use of toaster ovens, microwave ovens or
any other cooking appliances (other than coffee makers) in any suite in the Building is strictly prohibited. No tenant shall trigger
a false fire alarm for any reason. Tenant acknowledges that the triggering of a false fire alarm causes serious inconvenience
and loss to Landlord and other tenants of the Building, causes a hazardous condition in the building and causes the local fire
department to waste resources and needlessly put firefighters' lives at risk. Tenant agrees that the damages incurred by Landlord
in connection with a false fire alarm are actual and substantial, but time-consuming and burdensome to calculate with precision.
Accordingly, Tenant agrees that, if Tenant (or any employee, principal, agent, guest or invitee of Tenant) shall trigger a false
fire alarm at any time, Tenant will pay to Landlord, immediately upon demand, as liquidated damages, the following sums:

 

	First incident:	$ 1,500.00
	Second Incident:	$2,500.00
	Subsequent Incidents:	$5,000.00 per incident

 

    	39

    	 

    

 

			Landlord shall donate fifty percent (50%) of the foregoing
payment to the local fire department to compensate said department for da mages caused by Tenant in triggering the false fire
alarm. In addition, Tenant is responsible for ensuring that each and every individual vacate the Demised Premises immediately
upon the sounding of the fire alarm in the Building. Failure of Tenant to comply with the foregoing shall constitute a material
default of its obligations under this Lease.

		 	 

		16.	Landlord shall have the right at any time, and from time
to time, to supplement, amend, change, revoke, and alter any or all of these Rules and Regulations. Landlord shall give Tenant
notice of any such additions or changes.

 

		17.	No posters or signage of any type shall be placed in any exterior window of the Building unless specifically approved by the
Landlord in writing.

 

    	40LEASE AGREEMENT

 

BETWEEN

 

MATRIX/AEW NB,
LLC, 

 

LESSOR,

 

-AND-

 

MILLENIUM HEALTH
CARE INC.,

 

LESSEE.

 

	 
	DATED:
    September 11, 2012
	 

 

Prepared by:

 

Andrew J. Camelotto, Esquire 

Drinker Biddle & Reath LLP

500 Campus Drive

Florham Park, New Jersey 07932-1047

 

    	 

    	 

    

 

TABLE
OF CONTENTS

 

	 	Page
	 	 
	PRELIMINARY STATEMENT	1
	ARTICLE	1	DEFINITIONS	2
	ARTICLE	2	DEMISE; TERM	10
	ARTICLE	3	BASIC RENT; ADDITIONAL RENT	12
	ARTICLE	4	REAL ESTATE TAXES	14
	ARTICLE	5	OPERATING EXPENSES	16
	ARTICLE	6	UTILITY COSTS	18
	ARTICLE	7	MAINTENANCE, ALTERATIONS AND ADDITIONS; REMOVAL OF
    TRADE FIXTURES	20
	ARTICLE	8	USE OF DEMISED PREMISES	22
	ARTICLE	9	LESSOR’S SERVICES	23
	ARTICLE	10	COMPLIANCE WITH REQUIREMENTS; RULES AND REGULATIONS	27
	ARTICLE	11	COMPLIANCE WITH ENVIRONMENTAL LAWS	28
	ARTICLE	12	DISCHARGE OF LIENS	32
	ARTICLE	13	PERMITTED CONTESTS	32
	ARTICLE	14	INSURANCE; INDEMNIFICATION	32
	ARTICLE	15	ESTOPPEL CERTIFICATES	39
	ARTICLE	16	ASSIGNMENT AND SUBLETTING	40
	ARTICLE	17	CASUALTY	46
	ARTICLE	18	CONDEMNATION	47
	ARTICLE	19	EVENTS OF DEFAULT	48
	ARTICLE	20	CONDITIONAL LIMITATIONS; REMEDIES	51
	ARTICLE	21	ACCESS; RESERVATION OF EASEMENTS	54
	ARTICLE	22	ACCORD AND SATISFACTION	55
	ARTICLE	23	SUBORDINATION	55
	ARTICLE	24	LESSEE’S REMOVAL	57
	ARTICLE	25	BROKERS	59
	ARTICLE	26	NOTICES	59
	ARTICLE	27	NATURE OF LESSOR’S OBLIGATIONS	60
	ARTICLE	28	SECURITY DEPOSIT	61
	ARTICLE	29	MISCELLANEOUS	61

 

    	i

    	 

    

 

TABLE
OF CONTENTS

(Continued)

 

	 	 	 	Page
	 	 	 	 
	ARTICLE 	30	USA PATRIOT ACT	66
	ARTICLE 	31	EARLY TERMINATION RIGHT	67
	 	 	 	 
	SCHEDULE 	A	DESCRIPTION OF LAND 	 
	SCHEDULE 	B	BASIC RENT	 
	SCHEDULE 	C	FLOOR PLAN	 
	SCHEDULE	D 	FINISH WORK 	 
	SCHEDULE	E 	DRAWINGS	 
	SCHEDULE	F	RULES AND REGULATIONS	 

 

    	ii

    	 

    

 

LEASE AGREEMENT

 

LEASE
AGREEMENT (this "Lease"), made as of September 11, 2012, between MATRIX/AEW NB, LLC (the
"LESSOR"), a New Jersey limited liability company, having an address c/o Matrix Realty, Inc., 3 Centre
Drive, Jamesburg, New Jersey 08831, and MILLENNIUM HEALTH CAREINC. (The "LESSEE"),a [______]
corporation, having an address at [400 Garden City Plaza]. Suite 440 Garden City NY. 11530

 

PRELIMINARY STATEMENT

 

LESSOR
is the owner in fee simple of a certain tract of land lying and being in the City of New Brunswick, County of Middlesex and State
of New Jersey (the "Land"), as more particularly described on Schedule A annexed hereto, upon which there is
an office building (the "Building"), commonly known as Plaza I, 303 George Street, New Brunswick, and other
related improvements. For the purposes of this Lease, the Land and the Building, including all other improvements on the Land
and all fixtures and appurtenances to the Land and the Building, are hereinafter collectively referred to as the "Premises".

 

The Premises
is currently a part of a complex consisting of (a) an adjacent parcel
of land (the "Adjacent Office Parcel") designated as Lot 2, Block 117.01 (formerly Lot 2, Block 117) on that
certain survey entitled, "ALTA/ACSM Land Title Survey, Block 117.01 Lots 1
& 2, situated in the City of New Brunswick, Middlesex County, New Jersey," prepared by Birdsall Services Group,
dated April 11, 2012 and revised April 30, 2012 (the "Survey")
upon which is located an office building and other related improvements, and (b) an adjacent parcel of land designated as Lot
3, Block 117.01 on the Survey (the "Adjacent Parking Parcel")uponwhich is located certain driveways, parking
areas and other related improvements.

 

LESSEEdesirestoleasefrom
rentablesquarefeetofoffice accordance with, and subject to, the LESSOR approximately 2,848 space in the Building
in provisions of this Lease.

 

NOW, THEREFORE, LESSOR
and LESSEE agree as follows:

 

    	 

    	 

    

 

ARTICLE 1

 

DEFINITIONS

 

1.1         Asusedinthis Lease, thefollowingtermshavethe following respective
meanings:

 

Additional Rent:defined
in Section 3.2.

 

AdjacentOfficeParcel:
definedinthePreliminary Statement.

  

AdjacentParking:Parcel
: definedinthePreliminary Statement. 

 

BaseInsuranceCosts
: LESSOR 'SInsuranceCostsfor the Base Period.

 

Base
Opera ting: Expenses: LESSOR 'S OperatingExpenses for the Base Period.

 

Base Period:
the calendar year 2012.

 

Base
Taxes:shall mean the Taxes for the Base Period.

 

  Base
Utility Costs: shall be the costs of electric service and gas service for the Premises determined by multiplying the utility
usage during the twelve (12) month period immediately preceding the date of this Lease by the average rates for transmission and
generation in effect during said twelve (12) month period (including surcharges and fuel energy adjustments).

 

  Basic
Rent:definedin Section3.1 andspecifiedin Schedule B annexed hereto.

 

  BasicRentPaymentDates:thefirstdayofeach consecutive calendar month during the Term.

 

  Building:
defined in the Preliminary Statement.

 

  Building's
Complex Percentage: shall mean the quotient (converted to a percentage) of the total rentable square footage of the Building
divided by the total rentable square footage of the Building and all other office buildings located on the Premises and the Adjacent
Office Parcel from time to time.

 

    	2

    	 

    

 

Building
Holidays:shall mean Sunday, New Year’s Day President’sDay, GoodFriday, Memorial
LaborDay,ThanksgivingDay,theday Christmas Day. Sunday, New Year's Day,Independence
afterThanksgiving Day, Day, and

 

BuildingHours:
8:00 AMto6:00 Friday and 8:00 AM to 1:00 PM on Saturday, Holidays. PM, Mondaythrough exceptfor
Building

 

Commencement
Date:defined in Section 2.2(b).

 

DemisedPremises:theportionofthefirst(1st) floorof the building crossed-hatched on the floor plan annexed hereto
as Schedule C.The Demised Premises is deemed to consist of 2,848 rentable square feet.

 

Early Termination
Date: defined in Section 31.1. Early Termination Notice: defined in Section 31.1.

 

Environmental
Laws:all statutes, regulations, codes andordinances of any governmental entity, agency, authority
and/ordepartmentrelatingto(i) airemissions,(ii) water discharges,(iii)
noiseemissions,(iv) air, waterorground
pollutionor(v) anyotherenvironmentalorhealthmatter,
including,butnotlimitedto,ISRA,theNewJerseySpill Compensationand Control Act,
N.J.S.A. 58:10-23.11 et· and the regulations promulgatedthereunder, the HazardousSubstance
Discharge — Reports and Notices Act, N.J.S.A. 13:lK-15 et seq.
andtheregulationspromulgatedthereunder,andthe ComprehensiveEnvironmentalResponse,
Compensation and Liability Act,42U.S.C.Section9601et· andtheregulations promulgated
thereunder.

 

Events of
Default:defined in Article 19.

 

ExcusableDelay:
anydelaycausedbygovernmental action, or lack thereof; shortages or unavailability of materials and/or
supplies; labor disputes (including, but not limited to, strikes, slow downs, job actions, picketing and/or secondary
boycotts); fire or other casualty; delays in transportation; acts of God; directives or requests by any governmental
entity, authority, agency or department; any court or administrative orders or regulations; adjustments of insurance; acts
of declared or undeclared war, public disorder, riot or civil commotion; or by anything else beyond the reasonable control
of LESSOR, including delays caused directly
orindirectlybyanactorafailuretoactbyLESSEEor LESSEE’S Visitors.

  

    	3

    	 

    

 

Fair Market Value:
     the amount a willing and independent buyer would pay for the Premises to a willing and independent
seller (neither party being forced to buy or sell) if the Building were being used for the purposes permitted by this Lease.

 

Finish Work:      defined
in Paragraph 1 of Schedule D annexed hereto.

 

Insurance Requirements:
all terms of any insurance policy maintained by LESSOR with respect to the Premises and all requirements of the National Board
of Fire Underwriters (or any other body exercising similar function) applicable to or affecting all or any part of the Premises.

 

ISRA:   Industrial
Site Recovery Act of the State of New Jersey, N. J. S. A. 13:1K-6 et. seq. and the regulations promulgated thereunder,
together with any amendments thereto and/or substitutions thereof.

 

Land:        defined
in the Preliminary Statement and described by metes and bounds annexed hereto as Schedule A.

 

Lease Expenses:
  defined in Section 31.2(b).

 

Lease Year:    the
twelve (12) month period commencing on the Commencement Date and expiring on the day immediately preceding the first (1st) anniversary
of the Commencement Date, inclusive, and each succeeding twelve (12) month period during the Term; provided, however, if the Commencement
Date is a day other than the first (1st) day of a calendar month, then the last Lease Year shall include the period from the anniversary
of the Commencement Date to and including the Termination Date.

 

Legal Requirements:
    all statutes, codes, ordinances, regulations, rules, orders, directives and requirements of any governmental
entity, authority, agency and/or department, which now or at any time hereafter may be applicable to the Premises or any part thereof,
including, but not limited to, all Environmental Laws.

 

LESSEE:      the
party defined as such in the first paragraph of this Lease.

 

    	4

    	 

    

 

LESSEE 'S Notice:
     defined in Section 16.2.

 

LESSEE'S Proportionate
Share:      for all purposes of this Lease, it is agreed to be [_____]%.

 

LESSEE 'S Visitors:
      LESSEE'S agents, servants, employees, subtenants, contractors, invitees, licensees and all
other persons invited by LESSEE into the Demised Premises as guests or doing lawful business with LESSEE.

 

LESSOR:      the
party defined as such in the first paragraph of this Lease, including at any time after the date hereof, the then owner of LESSOR
'S interest in the Premises.

 

LESSOR 'S Estimated
Insurance Costs:   defined in Section 14.2 (c).

 

LESSOR 'S Estimated
Operating Expenses:   defined in Section 5.2.

 

LESSOR 'S Expense
Statement:   defined in Section 5.2.

 

LESSOR 'S Insurance
Costs:   defined in Section 14.2(a).

 

LESSOR 'S Insurance
Statement:   defined in Section 14.2 (c).

 

    	5

    	 

    

 

LESSOR'S Operating
Expenses:     those costs or expenses paid or incurred by, or charged to, LESSOR in connection with the
ownership, operation, management, maintenance and repair of the Premises, including, but not limited to, the cost of snow and ice
removal; landscape and ground maintenance; regulation of traffic; the cost of sewer meter charges; water; window cleaning; exterminating;
maintenance, repair and replacement of utility systems; maintenance, cleaning and repairs of any kind for which LESSOR is not reimbursed
(including resurfacing and restriping of parking areas and driveways); painting and/or sealing of the exterior of the Building
and other improvements; management fees; maintenance and service agreements; security services and/or alarm and fire protection
systems and equipment; janitorial services; elevator service (if provided); wages, salaries, fringe benefits and other labor costs
of all persons engaged by LESSOR in connection with the operation, maintenance and repair of the Premises; payroll taxes and workers
' compensation for such persons; legal and accounting expenses (except legal expenses incurred in preparing leases or enforcing
the terms of leases); licenses, permits and other governmental charges; rentals of machinery and equipment used in t he operation
and maintenance o f t he Premises; cost s or expenses pa id or incur red by, or charged t o, LESSOR in connection with the ownership,
operation, management, maintenance and repair of the exterior common areas and common facilities (which shall include, without
limitation, plaza areas, driveways, sidewalks, landscaped areas, walkways, parking areas and facilities servicing such common areas,
but which shall not include any parking garages) now or hereafter located on the Adjacent Office Parcel or the Adjacent Parking
Parcel; charges to LESSOR under any easement, declaration of covenants or other agreement benefiting the Premises (including contributions
towards real estate taxes and assessments [or substitutes therefor or supplements there to] allocable to the exterior common areas
and facilities of the Adjacent Office Parcel or the Adjacent Parking Parcel ); and any other expense or cost, which, in accordance
with generally accepted accounting principles and the standard management practices for buildings comparable to the Building, would
be considered as an expense of operating, managing, maintaining or repairing the Premises or the exterior common areas and facilities
of the Adjacent Office Parcel and the Adjacent Parking Parcel. Excluded from LESSOR'S Operating Expenses are Taxes; LESSOR'S Insurance
Costs; Utility Costs; capital improvement costs; costs reimbursed by insurance; the cost of any work or service performed by LESSOR
for LESSEE or for any other tenant of the Building to the extent such work or service is not required by this Lease or the lease
for such other tenant, whichever the case may be, regardless of whether LESSEE or such other tenant reimburses LESSOR; the cost
of any work or service performed by LESSOR for any tenant of the Building pursuant to the terms of said tenant's lease to the extent
such work or service is in excess of the work or service which LESSOR is obligated to perform under this Lease; costs in connection
with preparing space for a new tenant; advertising expenses; real estate brokers' commissions; franchise, transfer, inheritance
or capital stock taxes or other taxes imposed upon or measured by the income or profits of LESSOR; and administrative wages and
salaries or any other general and administrative over head of LESSOR. All accounting for LESSOR'S Operating Expenses shall be on
the accrual basis. In the event that, at any time during the Term, the Building is not fully leased and occupied by tenants, LESSOR'S
Operating Expenses shall be projected as if the Building were fully occupied at all times.

 

LESSOR ' S Ta x Statement:
   defined in Section 4. 2.

 

    	6

    	 

    

 

LESSOR'S Utility Statement:
defined in Section 6.2.

 

Lien: any mortgage,
pledge, lien, charge, encumbrance or security interest of any kind, including any inchoate mechanic's or material lien.

 

Lot: defined in
Section 29.6.

 

Major Work: defined
in Section 7.4(b).

 

Monthly Expense Payment:
defined in Section 5.3.

 

Monthly Insurance
Payment: defined in Section 14.2 (d).

 

Monthly Tax Payment:
defined in Section 4.3.

 

Net Award:        any
insurance proceeds or condemnation award payable in connection with any damage, destruction or Taking, less any expenses incurred
by LESSOR in recovering such amount.

 

Net Rental Proceeds:
      in the case of a sublease, the amount by which the aggregate of all rents, additional charges
or other consideration payable under a sublease to LESSEE by the subtenant (including sums paid for the sale or rental of LESSEE
'S fixtures, leasehold improvements, equipment, furniture or other personal property) exceeds the sum of (i) the Basic Rent plus
all amounts payable by LESSEE pursuant to the provisions hereof during the term of the sublease in respect of the subleased space,
(ii) brokerage commissions at prevailing rates due and owing to a real estate brokerage firm, (iii) other customary and reasonable
costs incurred by LESSEE in connection with the subleasing, and (iv) the then net unamortized or undepreciated cost of the fixtures,
leasehold improvements, equipment, furniture or other personal property included in the subletting; and in the case of an assignment,
the amount by which all sums and other considerations paid to LESSEE by the assignee of this Lease for or by reason of such assignment
(including sums paid for the sale of LESSEE'S fixtures, leasehold improvements, equipment, furniture or other personal property)
exceeds the sum of (i) brokerage commissions at prevailing rates due and owing to a real estate brokerage firm, (ii) other customary
and reasonable costs incurred by LESSEE in connection with the assignment, and (iii) the then net unamortized or undepreciated
cost of the fixtures, leasehold improvements, equipment, furniture or other personal property sold to the assignee.

 

    	7

    	 

    

 

 

New Space:   defined
in Section 29.4(a).

 

NJDEP: defined in Section
ll.5(b).

 

OFAC: defined in Section 30.1.

 

Option Period: defined in Section 2.5(a).

 

Order and Orders: defined in Section
30.1.

 

Premises: defined in the Preliminary Statement.

 

Prime Rate: the prime
commercial lending rate publicly announced from time to time by Citibank N.A.

 

Projected Taxes defined
in Section 4.2.

 

Recapture Notice: defined
in Section 16.5(a).

 

Recapture Space: defined
in Section 16.5(a).

 

Restoration:
the restoration, replacement or rebuilding of the Building (excluding any alterations, additions and improvements installed by
LESSEE, and any trade fixtures and personal property owned by LESSEE) or any portion thereof as nearly as practicable to its value,
condition and character immediately prior to any damage, destruction or Taking.

 

Rules and Regulations: shall
mean the rules and as same may be amended from regulations set forth in Schedule F, time to time as provided herein.

 

Survey: defined in the Preliminary Statement.

 

Taking:
a taking of all or any part of the Premises, or any interest therein or right accruing thereto, as the result of, or in lieu of,
or in anticipation of, the exercise of the right of condemnation or eminent domain pursuant to any law, general or special, or
by reason of the temporary requisition of the use or occupancy of the Premises or any part thereof, by any governmental authority,
civil or military.

 

    	8

    	 

    

 

Taxes
: all substitutes therefore real estate taxes (including, without and assessments or limitation, amounts payable under any
“payment-in-lieu agreement” (as herein after defined)) or supplements there to, upon, applicable, attributable or assessed
against the Premises or any part thereof. If and to the extent that due to a change in the method of taxation or assessment any
franchise, capital stock, capital, rent, income, profit or other tax or charge shall be substituted by the applicable taxing authority
for the Taxes now or hereafter imposed upon the Premises or any part thereof, such franchise, capital stock, capital, rent, income,
profit or other tax or charge shall be deemed included in the term “Taxes”, provided, however, that the amount of such
tax, assessment, levy, imposition, charge or fee deemed to be included in the term “Taxes” shall be determined as if
the Premises was the only asset of LESSOR and as if the rent received therefrom were the only income of LESSOR. The term “payment-in-lieu
agreement”, as used herein, means any agreement pursuant to which, inter alia, payments are made in lieu of
all or any portion of the real estate taxes which would otherwise be assessed against the Premises or any part thereof. LESSEE
hereby acknowledges and agrees that (i) LESSOR shall have no obligation to enter in to any payment-in-lieu agreement, and (ii)
if LESSOR elects, in its sole discretion, to enter into any payment-in-lieu agreement, LESSOR shall have no obligation to keep
the agreement in effect, it being under stood that LESSOR shall have the right, in its sole discretion, at any time, to terminate
or otherwise discontinue any such payment-in-lieu agreement.

 

Term: defined in Section 2.2.

 

Termination
Date: the day immediately preceding the fifth (5th) anniversary of the Commencement Date, or such earlier date upon which the
Term may expire or be terminated pursuant to any of the conditions of this Lease or pursuant to law; provided, however, if the
day immediately preceding the fifth (5th) anniversary of the Commencement Date is not the last day of a calendar month, then the
“Termination Date” shall be the last day of the calendar month in which such anniversary date occurs; provided,
however, if LESSEE exercises its right to extend the Term for the Option Period, then the Termination Date shall be the day immediately
preceding the eighth (8th) anniversary of the Commencement Date or such earlier date; provided, however, if the day immediately
preceding the eight h (8th) anniversary of the Commencement Date is not the last day of a calendar month, then the Termination
Date shall be the last day of the calendar month in which such anniversary date occurs.

 

Termination Payment: defined in Section
31.2(b).

 

    	9

    	 

    

 

Underlying Encumbrance: defined in Section
23.1.

 

Utility Costs:
the sum of (i) all costs (including surcharges and adjustments) paid or incurred by LESSOR for fuel, electric service and gas service
for the Building and other portions of the Premises (including, but not limited to, all leased and leaseable areas, interior and
exterior common areas and common facilities); and (ii) all costs (including surcharges and adjustments) paid or incurred by, or
charged to, LESSOR for electric service for the exterior common areas and common facilities of the Adjacent Office Parcel and the
Adjacent Parking Parcel.

 

Utility Increase:
defined in Section 6.2.

 

Utility Payment:
defined in Section 6.2.

 

ARTICLE 2

 

DEMISE; TERM

 

2.1      LESSOR,
for and in consideration of the covenants hereinafter contained and made on the part of the LESSEE, does hereby demise and lease
to LESSEE, and LESSEE does hereby hire from LESSOR, the Demised Premises, together with the non exclusive right to use the portions
of the Premises intended for common use, subject, however, to the terms and conditions of this Lease.

 

2.2      (a)
The term (the “Term”) of this Lease shall commence on the Commencement Date and shall end on the Termination
Date.

 

(b)  The “Commencement
Date” shall be deemed to be the earlier to occur of (i) the date on which LESSEE takes occupancy of the Demised Premises
for the purposes of conducting its business or (ii) the date of LESSOR'S notice to LESSEE that the Finish Work is substantially
completed.

 

    	10

    	 

    

 

 

 

(c)As used herein,
the phrase “substantially completed” shall mean that (i) the Finish Work has been completed, other than (x) details of
construction, decoration and mechanical adjustments which are minor in character and the non-completion of which will not unreasonably
interfere with LESSEE’S use of the Demised Premises, and (y) any part of the Finish Work which is not completed due solely to any
act or omission of LESSEE or LESSEE’S Visitors; and (ii) LESSOR has obtained a valid temporary or permanent certificate of occupancy
for the Demised Premises or, alternatively, LESSOR has completed all Finish Work necessary to entitle LESSOR to the issuance of
a temporary or permanent certificate of occupancy other than any Finish Work which is not completed due solely to any act or omission
of LESSEE or LESSEE’S Visitors. If the occurrence of any condition listed in the immediately preceding sentence shall be delayed
due to any act or omission of any nature by LESSEE or LESSEE’S Visitors, including, but not limited to, delays due to changes in
or additions to the Finish Work requested by LESSEE, delays in submission of information or estimates, delays in giving authorizations
or approvals, or delays due to the postponement of any work at the request of LESSEE, then the Commencement Date shall be accelerated
by a time period equal to the number of days of delay so caused by LESSEE or LESSEE’S Visitors.

 

(d)LESSEE acknowledges
and agrees that neither LESSOR nor any employee, agent or representative of LESSOR has made any express or implied representations
or warranties with respect to the physical condition of the Demised Premises, the fitness or quality thereof or any other matter
or thing whatsoever with respect to the Demised Premises or any portion thereof, and that LESSEE is not relying upon any such representation
or warranty in entering in to this Lease. Supplementing the foregoing, LESSEE agrees further to accept possession of the Demised
Premises in its “ASIS” condition as of the date of this Lease, except for the Finish Work which LESSOR has agreed to
complete.

 

2.3LESSEE, by
entering in to occupancy of any part of the Demised Premises, shall be conclusively deemed to have agreed that LESSOR up to the
time of such occupancy had performed all of its obligations hereunder with respect to such part and that such part, except for
(a) latent defects, and (b) minor details of construction, decoration and mechanical adjustment referred to above, was in satisfactory
condition as of the date of such occupancy, unless within fifteen (15) days after such date LESSEE shall give notice to LESSOR
specifying the respects in which the same was not in such condition.

 

2.4When the Commencement
Date occurs, upon the request of LESSOR, LESSOR and LESSEE shall enter into an agreement memorializing the Commencement and Termination
Dates of this Lease; provided, however, that the failure to do so shall not affect the Commencement Date, the Termination Date
or the validity of this Lease.

 

    	11

    	 

    

 

2.5(a)Subject
to the provisions of this Section 2.5, LESSOR hereby grants to LESSEE the right to extend the Term for a three (3) year
period from the fifth (5th) anniversary of the Comencement Date to the day immediately preceding the eighth (8th) anniversary of
the Commencement Date, inclusive (the “Option Period”).

 

(b)Provided (x)
LESSEE is not in default under this Lease as of the exercise of its extension right or as of the day preceding the commencement
of the Option Period, (ii) LESSEE has not assigned this Lease or sublet all or any portion of the Demised Premises and (iii) LESSEE
is occupying the entire Demised Premises, then LESSEE shall have the right to extend the Term for the Option Period by notice given
to LESSOR at least twelve (12) months prior to the expiration of the original Term; LESSEE acknowledges and agrees that time is
of the essence with respect to the giving of such notices. If LESSEE exercises its extension right, then all of the terms and conditions
of this Lease shall apply during the Option Period, except that the Basic Rent shall be determined pursuant to the provisions of
Section II of Schedule B, LESSOR shall not be obligated to perform any work to the Demised Premises or to give LESSEE any work
allowance, LESSEE shall accept the Demised Premises in its then “AS IS” condition, and LESSEE shall not have any right
to extend the Term beyond the expiration of the Option Period.

 

(c)The rights
granted to LESSEE under this Section 2.5 are personal to Millennium Health Care Inc., and they cannot be assigned separately
from this Lease or in connection with an assignment of this Lease.

 

ARTICLE 3

 

BASIC RENT; ADDITIONAL RENT

 

3.1 LESSEE shall
pay rent (“Basic Rent”) to LESSOR during the Term in the amounts and at the times provided in Schedule B in lawful
money of the United States of America, except as expressly provided in the next succeeding sentence. In the event the Commencement
Date shall be other than a Basic Rent Payment Date, the Basic Rent and Additional Rent payable hereunder shall be prorated for
the initial fractional month of the Term; such prorated amount, together with the first full monthly installment of Basic Rent
and Additional Rent due for the next succeeding calendar month, shall be paid to LESSOR on the Commencement Date.

 

    	12

    	 

    

 

 

3.2        In addition to
the Basic Rent, LESSEE will pay and discharge when due, as additional rent (“Additional Rent”), all other amounts,
liabilities and obligations which LESSEE herein agrees to pay to LESSOR, together with all interest, penal ties and costs which
may be added thereto pursuant to the terms of this Lease; each such amount, liability and obligation, together with any interest,
penalty and/or cost thereon, shall be deemed Additional Rent regardless of whether it is specifically referred to as Additional
Rent in this Lease. LESSOR shall have all the rights, powers and remedies provided for in this Lease or at law or in equity or
otherwise for failure to pay Additional Rent as are available for nonpayment of Basic Rent.

 

3.3        If any installment
of Basic Rent or Additional Rent is not paid when due, LESSEE shall pay to LESSOR on demand, as Additional Rent, a late charge
equal to four percent (4%) of the amount unpaid. In addition, any installment or installments of Basic Rent or Additional Rent
accruing hereunder which are not paid within ten (10) days after the date when due, shall bear interest at the Prime Rate from
the due date thereof until the date of payment, which interest shall be deemed Additional Rent hereunder and shall be payable upon
demand by LESSOR.

 

3.4        LESSEE will contract
for and pay all charges for telecommunication services at any time rendered or used on or about the Demised Premises to the company
providing the same before any interest or penalty may be added thereto and will furnish to LESSOR, upon request, satisfactory proof
evidencing such payment.

 

3.5        Except as herein
provided, LESSEE hereby covenants and agrees to pay to LESSOR during the Term, at LESSOR’S address for notices hereunder,
or such other place as LESSOR may from time to time designate, without any offset, set-off, counterclaim, deduction, defense, abatement,
suspension, deferment or diminution of any kind (i) the Basic Rent, without notice or demand, (ii) Additional Rent and (iii) all
other sums payable by LESSEE hereunder. Except as otherwise expressly provided herein, this Lease shall not terminate, nor shall
LESSEE have any right to terminate or avoid this Lease or be entitled to the abatement of any Basic Rent, Additional Rent or other
sums payable hereunder or any reduction thereof, nor shall the obligations and liabilities of LESSEE hereunder be in any way affected
for any reason. The obligations of LESSEE hereunder shall be separate and independent covenants and agreements.

 

    	13

    	 

    

 

ART ICLE 4

 

REAL ESTATE TAX ES

 

4.1        LESSEE shall pay
to LESSOR, as Additional Rent, LESSEE'S Proportionate Share of the amount by which the Taxes for any calendar year during the
Term exceeds the Base Taxes; provided, however, that if any special assessments may be payable in installments, LESSOR may elect
to pay same over the longest period allowed by law. LESSEE'S Proportionate Share of the Taxes for less than a calendar year shall
be prorated and apportioned.

 

4.2        On or about January
1, 2 013, and thereafter within ninety (90) days following t he first day of each succeeding calendar year within the Term, LESSOR
shall determine or estimate the amount by which the Taxes for the calendar year in question will exceed the Base Taxes (the “Project
ed Taxes“) and shall submit such information to LESSEE in a written statement (“LESSOR'S Tax Statement“).

 

4.3        Commencing
on the first Basic Rent Payment Date following the submission of any LESSOR'S Tax Statement and continuing thereafter on each
successive Basic Rent Payment Date until LESSOR renders the next LESSOR'S Tax Statement, LESSEE shall pay to LESSOR on account
of its obligation under Section 4.1 of this Lease, a sum (the “Monthly Tax Payment “) equal to one-twelfth
(1/12) of LESSEE'S Proportionate Share of t he Projected Taxes for such calendar year. LESSEE'S first Monthly Tax Payment after
receipt of LESSOR'S Tax Statement shall be accompanied by the payment of an amount equal to the product of the number of full
months, if any, with in the calendar year which shall have elapsed prior to such first Monthly Tax Payment, times the Monthly
Tax Payment; minus any Additional Rent already paid by LESSEE on account of its obligation under Section 4.1 of
this Lease for such calendar year.

 

    	14

    	 

    

 

4. 4        Each LESSOR'S
Tax Statement shall reconcile the payments made by LESSEE pursuant to the preceding LESSOR'S Tax Statement with LESSEE'S Proportionate
Share of the actual Taxes imposed for the period covered thereby. Any balance due to LESSOR shall be paid by LESSEE with in thirty
(30) days after LESSEE'S receipt of LESSOR'S Tax Statement; any surplus due to LESSEE shall be applied by LESSOR against the next
accruing monthly installment (s) of Additional Rent due under this Article. If the Term has expired or has been terminated, LESSEE
shall pay the balance due to LESSOR or, alternatively, LESSOR shall refund the surplus to LESSEE, whichever the case may be, within
thirty (30) days after LESSEE'S receipt of LESSOR'S Tax Statement; provided, however, if the Term shall have been terminated
as a result of a default by LESSEE, then LESSOR shall have the right to retain such surplus to the extent LESSEE owes LESSOR any
Basic Rent or Additional Rent.

 

4.5        (a)        If LESSOR shall
receive any refund of Taxes in respect of a calendar year and if LESSEE shall have paid Additional Rent based on the Taxes for
that calendar year, LESSOR shall deduct from such tax refund any expenses, including, but not limited to, attorney’s fees
and appraisal fees, incurred in obtaining such tax refund, and out of the remaining balance of such tax refund, LESSOR shall credit
LESSEE’S Proportionate Share of such refund against the next accruing monthly installments (s) of Additional Rent, or if
the Term shall have expired, LESSEE'S Proportionate Share of such refund shall be refunded to LESSEE within thirty (30) days after
receipt thereof by LESSOR; provided, however, (i) if the Term shall have expired as a result of a default by LESSEE, LESSOR shall
have the right to retain LESSEE’S Proportionate Share of the refund to the extent LESSEE owes LESSOR any Basic Rent or Additional
Rent, and (ii) LESSEE’S Proportionate Share of such refund shall not exceed the amount of Additional Rent actually paid by
LESSEE on account of the Taxes for the calendar year in question. Any expenses incurred by LESSOR in contesting the validity or
the amount of the assessed valuation of the Premises or any Taxes, to the extent not offset by a tax refund, shall be included
as an intern of Taxes for the tax year in which such contest shall be finally determined for the purpose of computing the Additional
Rent due LESSOR or any credit due to LESSEE hereunder.

 

(b)        Notwithstanding
anything to the contrary contained in this Lease, LESSEE shall not have the right to contest or appeal the validity of any Taxes
or the amount of the assessed valuation of the Premises.

 

4.6        While proceedings
for the reduction in assessed valuation for any year are pending, the computation and payment of LESSEE’S Proportionate Share
of Taxes shall be based upon the original assessments for such year.

 

    	15

    	 

    

 

4.7        LESSEE shall also
pay to LESSOR, as Additional Rent, upon demand, the amount of all increases in Taxes and/or all assessments or impositions made,
levied or assessed against or imposed upon the Premises or any part thereof which are attributable to additions or improvements
in, on or about the Demised Premises made by or on behalf of LESSEE or which in whole or in part belong to LESSEE.

 

4.8        In no event shall
any adjustment in LESSEE’S obligation to pay Additional Rent under this Article 4 result in a decrease in the Basic
Rent payable hereunder. LESSEE’S obligation to pay Additional Rent, and LESSOR’S obligation to credit and/or refund
to LESSEE any amount, pursuant to the provisions of this Article 4, shall survive the Termination Date.

 

4.9        The provisions
of Section 29.3 shall apply to LESSOR’S Tax Statement.

 

ARTICLE 5

 

OPERATING EXPENSES

 

5.1        LESSEE shall pa
y to LESSOR, as Additional Rent, LESSEE’S Proportionate Share of the amount by which LESSOR’S Operating Expenses for
any calendar year during the Term exceeds the Base Operating Expenses. LESSEE’S Proportionate Share of LESSOR’S Operating
Expenses for less than a calendar year shall be prorated and apportioned.

 

5.2        On or about January
1, 2013, and thereafter within ninety (90) days following the first day of each succeeding calendar year within the Term, LESSOR
shall determine or estimate the amount by which LESSOR’S Operating Expenses for the calendar year in question will exceed
the Base Operating Expenses (“LESSOR’S Estimated Operating Expenses”) and shall submit such information
to LESSEE in a written statement (“LESSOR’S Expense Statement”)

 

5.3        Commencing on the
first Basic Rent Payment Date following the submission of any LESSOR’S Expense Statement and continuing thereafter on each
successive Basic Rent Payment Date until LESSOR renders the next LESSOR’S Expense Statement, LESSEE shall pay to LESSOR on
account of its obligation under Section 5.1 of this Lease, a sum (the “Monthly Expense Payment”) equal
to one-twelfth (1/12) of LESSEE’S Proportionate Share of LESSOR’S Estimated Operating Expenses for such calendar year.
LESSEE’S first Monthly Expense Payment after receipt of LESSOR’S Expense Statement shall be accompanied by the payment
of an amount equal to the product of the number of full months, if any, within the calendar year which shall have elapsed prior
to such first Monthly Expense Payment, times the Monthly Expense Payment; minus any Additional Rent already paid
by LESSEE on account of its obligation under Section 5.1 of this Lease for such calendar year.

 

    	16

    	 

    

 

5.4        Each LESSOR’S
Expense Statement shall reconcile the payments made by LESSEE pursuant to the preceding LESSOR’S Expense Statement with LESSEE’S
Proportionate Share of LESSOR’S Operating Expenses for the period covered thereby. Any balance due to LESSOR shall be paid
by LESSEE within thirty (30) days after LESSEE’S receipt of LESSOR’S Expense Statement; any surplus due to LESSEE shall
be applied by LESSOR against the next accruing monthly installment(s) of Additional Rent due under this Article. If the Term has
expired or has been terminated, LESSEE shall pay the balance due to LESSOR or, alternatively, LESSOR shall refund the surplus to
LESSEE, whichever the case may be, within thirty (30) days after LESSEE’S receipt of LESSOR’S Expense Statement; provided,
however, if the Term shall have been terminated as a result of a default by LESSEE, then LESSOR shall have the right to retain
such surplus to the extent LESSEE owes LESSOR any Basic Rent or Additional Rent.

 

5.5        LESSEE or its representative
shall have the right to examine LESSOR’S books and records with respect to the reconciliation of LESSOR’S Operating
Expenses for the prior calendar year set forth in LESSOR’S Expense Statement during normal business hours at any time within
thirty (30) days following the delivery by LESSOR to LESSEE of such LESSOR’S Expense Statement. Unless LESSEE shall give
LESSOR a notice objecting to said reconciliation and specifying the respects in which said reconciliation is claimed to be incorrect
within fifteen (15) days after its examination of LESSOR’S books and records, said reconciliation shall be considered as
final and accepted by LESSEE. Notwithstanding anything to the contrary contained in this Article, LESSEE shall not be permitted
to examine LESSOR’S books and records or to dispute said reconciliation unless LESSEE has paid to LESSOR the amount due as
shown on LESSOR’S Expense Statement; said payment is a condition precedent to said examination and/or dispute.

 

    	17

    	 

    

 

 

5.6        In
no event shall any adjustment in LESSEE’S obligation to pay Additional Rent under this Article 5 result in a decrease
in the Basic Rent payable hereunder. LESSEE’S obligation to pay Additional Rent, and LESSOR’S obligation to credit
and/or refund to LESSEE any amount, pursuant to the provisions of this Article 5, shall survive the Termination Date.

 

5.7        If
any tenant in the Building for any reason shall not be provided all services generally provided by LESSOR to other tenants of the
Building, then for purposes of determining LESSOR’S Operating Expenses, LESSOR shall reasonably estimate what LESSOR’S
Operating Expenses would have been had such service been provided to all tenants.

 

5.8       LESSEE
shall also pay to LESSOR, as Additional Rent, upon demand, the amount of any increase in LESSOR’S Operating Expenses which
is attributable to LESSEE’S use or manner of use of the Demised Premises, to activities conducted on or about the Demised
Premises by LESSEE or on behalf of LESSEE or to any additions, improvements or alterations to the Demised Premises made by or on
behalf of LESSEE.

 

5.9        The provisions
of Section 29.3 shall apply to LESSOR’S Expense Statement.

 

ARTICLE 6

 

UTILITY COSTS

 

6.1        LESSEE
shall pay to LESSOR, as Additional Rent, LESSEE’S Proportionate Share of the amount by which the Utility Costs for any Lease
Year during the Term exceeds the Base Utility Costs. LESSEE’S Proportionate Share of the Utility Costs for less than a Lease
Year shall be prorated and apportioned.

 

6.2        If,
at any time after the date of this Lease, there is an increase in the Utility Costs over the Base Utility Costs (such increase
being hereinafter referred to as the “Utility Increase”), then LESSOR shall submit such information to LESSEE
in a written statement (“LESSOR’S Utility Statement”). Commencing on the first Basic Rent Payment Date
following the submission of any LESSOR’S Utility Statement and continuing thereafter on each successive Basic Rent Payment
Date until LESSOR renders the next LESSOR’S Utility Statement, LESSEE shall pay to LESSOR on account of its obligation under
Section 6.1 of this Lease, a sum (the “Utility Payment”) equal to LESSEE’S Proportionate Share
of the Utility Increase.  If LESSOR’S Utility Statement is submitted after the effective date of such Utility Increase,
then LESSEE’S first Utility Payment after receipt of LESSOR’S Utility Statement shall be accompanied by the payment
of an amount equal to the product of the number of full months, if any, within the Lease Year which shall have elapsed between
the period from the effective date of the Utility Increase and LESSEE’S payment of the first Utility Payment after receipt
of LESSOR’S Utility Statement, times the Utility Payment; minus any Additional Rent already paid by LESSEE
on account of its obligation under Section 6.1 of this Lease for such Lease Year.

 

    	18

    	 

    

 

6.3        In
connection with the submission of any LESSOR’S Utility Statement, LESSEE shall have the right, within thirty (30) days after
its receipt of LESSOR’S Utility Statement, to request from LESSOR any back-up statements received by LESSOR from the applicable
utility company with respect to the Utility Increase shown on the LESSOR’S Utility Statement in question. LESSOR agrees to
provide such information to LESSEE within a reasonable period of time after its receipt of LESSEE’S request. Notwithstanding
anything to the contrary contained in this Article, LESSEE shall not be entitled to the back-up statements or to dispute the Utility
Increase unless LESSEE has paid to LESSOR the amount due as shown on LESSOR’S Utility Statement; said payment is a condition
precedent to LESSEE’S right to receive said back-up statements and/or to dispute the Utility Increase.

 

6.4        In
no event shall any adjustment in LESSEE’S obligation to pay Additional Rent under this Article 6 result in a decrease
in the Basic Rent payable hereunder. LESSEE’S obligation to pay Additional Rent pursuant to the provisions of this Article
6 shall survive the Termination Date.

 

6.5        The
provisions of Section 29.3 shall apply to LESSOR’S Utility Statement.

 

    	19

    	 

    

 

ARTICLE 7

 

MAINTENANCE, ALTERATIONS AND

ADDITIONS; REMOVAL OF TRADE FIXTURES

 

7.1        LESSEE agrees
to keep the Demised Premises (including all equipment and facilities therein) in good order and condition (except for ordinary
wear and tear) and, except as provided in Section 7.2, will make all non-structural repairs, alterations, renewals and replacements,
ordinary and extraordinary, foreseen or unforeseen, and shall take such other action as may be necessary or appropriate to keep
and maintain the Demised Premises in good order and condition. Except as expressly provided in this Lease, LESSOR shall not be
obligated in any way to maintain, alter or repair the Demised Premises. Notice is hereby given that, except with respect to repairs
or restoration undertaken by LESSOR, LESSOR will not be liable for any labor, services or materials furnished or to be furnished
to LESSEE, or to anyone holding the Demised Premises or any part thereof through or under LESSEE, and that no mechanics’
or other liens for any such labor or materials shall attach to or affect the interest of LESSOR in and to the Premises. Prior to
making any repair or replacement to any supplemental HVAC unit or any other equipment in the Demised Premises for which LESSEE
is responsible hereunder, LESSEE shall give LESSOR notice of LESSEE’S desire to make any such repair or replacement. Within
fifteen (15) days after LESSOR’S receipt of such notice, LESSOR shall have the right, but not the obligation, to elect to
perform such repair or replacement by notice given to LESSEE. If LESSOR elects to perform the repair or replacement, then LESSEE
shall reimburse LESSOR upon demand, as Additional Rent, for the cost thereof.

 

7.2        LESSOR shall make
all repairs and replacements to the foundation, the bearing walls, the structural columns and beams, the exterior walls, the exterior
windows and the roof of the Building; provided, however, if such repairs and replacements are necessitated by the intentional acts
or negligence of LESSEE or LESSEE’S Visitors, then LESSEE shall reimburse LESSOR, upon demand, for the reasonable cost thereof.
The costs and expenses incurred by LESSOR in connection with such repairs and replacements shall be included in LESSOR’S
Operating Expenses to the extent permitted by the terms of this Lease.

 

7.3        All maintenance
and repair, and each addition, improvement or alteration, performed by, on behalf of or for the account of LESSEE (a) must not,
individually or in the aggregate, lessen the Fair Market Value of the Building or adversely affect the usefulness of the Building
for use as an office building, (b) shall be completed expeditiously in a good and workmanlike manner, and in compliance with all
applicable Legal and Insurance Requirements, (c) shall be completed free and clear of all Liens and (d) shall be performed by contractors
approved by LESSOR to the extent such work involves any work to any electrical, mechanical, plumbing or other system of the Building,
any work to the outside of the Building, any work to the roof of the Building or any work to any structural element of the Building.

 

    	20

    	 

    

 

7.4        (a)         If there is no default by LESSEE under this Lease, LESSEE may, upon prior notice to LESSOR and submission of plans and specifications,
make interior, non-structural additions, improvements or alterations to the Demised Premises having an aggregate cost not to exceed
$10,000.00, so long as the same do not affect, alter, interfere with or disrupt any of the electrical, mechanical, plumbing or
other system of the Building, do not affect the outside appearance of the Building, do not affect the roof of the Building, do
not affect the ingress to or egress from the Demised Premises and do not affect any structural element of the Building.

 

(b)     LESSEE
shall not make any addition, improvement or alteration of the Land or of the Building. In addition, LESSEE shall not make any
addition, improvement or alteration of the Demised Premises having an aggregate cost in excess of $10,000.00, or affecting, altering,
interfering with or disrupting any electrical, mechanical, plumbing or other system of the Building, or affecting the outside
appearance, the roof, the ingress to or the egress from the Demised Premises and/or any structural element of the Building (any
such work being hereinafter referred to as “Major Work”), unless LESSEE submits to LESSOR detailed plans and
specifications therefor and LESSOR approves such plans and specifications in writing (which such approval shall be at LESSOR’S
sole discretion). If LESSOR approves such work, LESSOR may, at any time within twenty (20) days after such approval, submit to
LESSEE a proposal to undertake such work at a specified fixed price. If the fixed price submitted by LESSOR is equal to or less
than other bids received by LESSEE from independent contractors utilizing union labor, LESSEE shall, at the request of LESSOR,
engage LESSOR to undertake the Major Work in accordance with LESSOR’S proposal and the plans and specifications and at the
price quoted by LESSOR. If the fixed price submitted by LESSOR is more than other responsible fixed price bids received by LESSEE
from said independent, licensed contractors for the work shown on the plans and specifications approved by LESSOR, LESSEE shall
deliver to LESSOR a photocopy of the lower bid which LESSEE desires to accept, certified by LESSEE to be a true and complete photocopy
of the original bid. Within ten (10) days after the giving of such lower bid to LESSOR, LESSOR shall have the option to elect,
by notice to LESSEE within said ten (10) day period, to agree to perform the work contemplated by said plans and specifications
for the fixed price set forth on said lower bid. In the event of such election by LESSOR, LESSEE shall engage LESSOR to undertake
the Major Work in accordance with the plans and specifications and LESSOR’S proposal at the fixed price set forth on said
lower bid.

 

    	21

    	 

    

 

7.5        (a)         All additions, improvements and alterations to the Demised Premises shall, upon installation, become the property of LESSOR and
shall be deemed part of, and shall be surrendered with, the Demised Premises, unless LESSOR, by notice given to LESSEE at least
thirty (30) days prior to the Termination Date, elects to relinquish LESSOR’S right thereto. If LESSOR elects to relinquish
LESSOR’S right to any such addition, improvement or alteration, LESSEE shall remove said addition, improvement or alteration,
shall promptly repair any damage to the Demised Premises caused by said removal and shall restore the Demised Premises to the condition
existing prior to the installation of said addition, improvement or alteration; all such work shall be done prior to the Termination
Date.

 

(b) At any time during
the Term, LESSEE may install or place or reinstall or replace and remove from the Demised Premises any trade equipment, machinery
and personal property belonging to LESSEE, provided that (i) LESSEE shall repair all damage caused by such removal and (ii) LESSEE
shall not install any equipment, machinery or other items upon the roof of the Building or make any openings on or about such roof.
Such trade equipment, machinery and personal property shall not become the property of LESSOR.

 

ARTICLE 8

 

USE OF DEMISED PREMISES

 

8.1        LESSEE shall
not, except with the prior consent of LESSOR, use or suffer or permit the use of the Demised Premises or any part thereof for any
purposes other than for general administrative offices; provided, however, anything in this Lease to the contrary notwithstanding,
that (a) the portions of the Demised Premises which are identified as toilets or utility areas shall be used by LESSEE only for
the purposes for which they are designed and (b) LESSEE complies with the requirements of Section 8.2 hereof.

 

    	22

    	 

    

 

8.2        LESSEE
shall not use, or suffer or permit the use of, the Demised Premises or any part thereof in any manner or for any purpose or do,
bring or keep anything, or suffer or permit anything to be done, brought or kept, therein (including, but not limited to, the installation
or operation of any electrical, electronic or other equipment) (a) which would violate any covenant, agreement, term, provision
or condition of this Lease or is unlawful or in contravention of the certificate of occupancy for the Building, or is in contravention
of any Legal or Insurance Requirement to which the Demised Premises is subject, or (b) which would overload or could cause an overload
of the electrical or mechanical systems of the Building or which would exceed the floor load per square foot which the floor was
designed to carry and which is allowed by law, or (c) which in the reasonable judgment of the LESSOR may in any way impair or interfere
with the proper and economic heating, air conditioning of the Building or (d) suffer or permit the Building or any component thereof
to be used in any manner or anything to be done therein or anything to be brought into or kept thereon which, in the reasonable
judgment of LESSOR, would in any way impair or tend to impair or exceed the design criteria, the structural integrity, character
or appearance of the Building, or result in the use of the Building or any component thereof in a manner or for a purpose not intended;
nor shall the LESSEE use, or suffer or permit the use of, the Demised Premises or any part thereof in any manner, or do, or suffer
or permit the doing of, anything therein or in connection with the LESSEE’S business or advertising which, in the reasonable
judgment of the LESSOR, may be prejudicial to the business of LESSOR.

 

8.3        LESSEE
shall obtain, at its sole cost and expense, all permits, licenses or authorizations of any nature required in connection with the
operation of LESSEE’S business at the Demised Premises.

 

ARTICLE 9

 

LESSOR’S SERVICES

 

9.1        LESSOR
shall furnish to LESSEE only the services set forth in this Lease. All costs and expenses incurred by LESSOR in connection with
providing said services shall be included in LESSOR’S Operating Expenses.

 

    	23

    	 

    

 

9.2        (a)
Throughout the Term, LESSOR shall supply (i) hot and cold water to any lavatories within or serving the Demised Premises; (ii)
heat, ventilation and air conditioning to the Demised Premises during Building Hours each day (other than during Building Holidays)
as and when reasonably required to maintain reasonably comfortable temperatures therein; (iii) passenger elevator service during
Building Hours each day (other than during Building Holidays) to each floor above the street floor of the Building, with one of
the elevators being subject to call during hours other than Building Hours or on Building Holidays; (iv) janitorial services for
the Demised Premises after Building Hours each day (other than during Building Holidays); and (v) snow and ice removal each day
(other than during Building Holidays) within a reasonable time after accumulation thereof.

 

(b) If LESSEE requires
any services beyond the Building Hours, LESSOR will furnish the same in accordance with the provisions of this Section 9.2(b).
LESSEE shall give LESSOR’S managing agent sufficient advance notice of such requirement, which notice shall be given on or
before 12:00 PM on the day (other than a Building Holiday) such extra service is required; provided, however, if such extra service
is required during a Building Holiday, then such notice shall be given not later than 12:00 PM of the last day (other than a Building
Holiday) preceding the Building Holiday on which such extra service is required. LESSEE agrees to pay to LESSOR, as Additional
Rent, the cost of such extra service within fifteen (15) days after receipt of a statement for such extra service; the cost of
such extra service shall be determined in accordance with LESSOR’S then current schedule of costs for the Building service
in question. Without limiting LESSOR’S right to increase its charge for after hours heating, ventilation and air conditioning
service, LESSOR advises LESSEE that as of the date of this Lease, its current charge for such service is $75.00 per hour for each
floor, or portion of a floor, to which such service is furnished.

 

9.3        (a)        Subject
to the provisions of this Section 9.3, LESSOR agrees to furnish to the Demised Premises the Standard Electric Service (as
herein defined). The term “Standard Electric Service” shall mean the amount of electricity required during Building
Hours for the lights and outlets in the Demised Premises (as such exist as of completion of the Finish Work), assuming that (i)
LESSEE has not connected to the outlets or the electrical system any fixtures, appliances or equipment (including, without limitation,
any supplemental air conditioning equipment) other than electric typewriters, personal computers, calculators, Building standard
lights, desk lights, photocopy machines and other small, ordinary office equipment, (ii) the electrical service required to the
Demised Premises does not exceed 20 amp service, and (iii) there is no computer room within the Demised Premises.

 

    	24

    	 

    

 

(b)     For
the purposes of this Lease, LESSOR and LESSEE agree that the Basic Rent includes an amount for furnishing the Standard Electric
Service to the Demised Premises. If, as a result of (i) the installation of additional fixtures, appliances or equipment in the
Demised Premises or (ii) the use of electricity during non-Building Hours, then LESSOR shall have the right to submit to LESSEE
a monthly electrical bill for the additional costs. LESSOR shall have the right to determine such additional costs by any reasonable
means, including, without limitation, by causing a survey to be conducted from time to time (but not more frequently than once
per year) by a reputable independent electrical consultant of the average monthly electrical consumption through the lights and
outlets in the Demised Premises, the results of which shall be binding on LESSEE. LESSEE shall pay such additional costs to LESSOR,
as Additional Rent, in arrears, within fifteen (15) days after its receipt of said statement. The costs of any such survey which
LESSOR obtains shall be included in LESSOR’S Operating Expenses; provided, however, if the results of any such survey reveal
that LESSEE’s average monthly electric consumption exceeds the Standard Electric Service, then LESSEE shall pay the costs
of such survey to LESSOR as Additional Rent within fifteen (15) days after any request therefor from LESSOR.

 

(c)     In
no event shall any adjustment in the electrical usage or rates result in a decrease in the Basic Rent payable hereunder.

 

(d)     Notwithstanding
anything to the contrary contained in this Lease, LESSEE hereby expressly agrees and acknowledges that (i) LESSOR shall
not be liable in any way to LESSEE (A) for any loss, damage, failure, defect or change in the quantity or character of electricity
furnished to the Demised Premises, (B) or if such quantity or character of electricity furnished to the Demised Premises is no
longer available or suitable for LESSEE’S requirements, or (C) for any cessation, diminution or interruption of the supply
thereof.

 

9.4        (a)       LESSEE shall replace, at its sole cost and expense, all light bulbs, fluorescent lamps, Building standard lamps and bulbs, and
all ballasts used by LESSEE in the Demised Premises with “like kind” bulbs, lamps and ballasts.

 

    	25

    	 

    

 

 

(b)        LESSEE shall make no alteration to the existing electrical equipment or connect any fixtures, appliances or equipment thereto
(other than electric typewriters, personal computers, calculators, desk lights, photocopy machines and other small, ordinary office
equipment) without the prior written consent of LESSOR in each instance. Should LESSOR grant such consent, all additional risers
or other equipment required therefor shall be provided by LESSOR and the cost thereof shall be paid by LESSEE as Additional Rent
within fifteen (15) days after receipt of a statement for such cost.

 

9.5          LESSOR
shall not be liable to LESSEE for any costs, expenses or damages incurred by LESSEE as a result of any failure to furnish any
service hereunder, or any interruption of any utility service to the Demised Premises, and such failure or interruption (i) shall
not be construed as a constructive eviction or eviction of LESSEE, (ii) shall not excuse LESSEE from failing to perform any of
its obligations hereunder and (iii) shall not entitle LESSEE to any abatement or offset against Basic Rent or Additional Rent.
LESSEE agrees that any service to be provided by LESSOR may be stopped and/or interrupted in connection with any inspection, repair,
replacement or emergency.

 

9.6          The
parties hereto shall comply with all mandatory and voluntary energy conservation controls and requirements imposed or instituted
by the Federal, State or local governments and applicable to office buildings, or as may be required to operate the Building as
an office building comparable to equivalent facilities in the Middlesex County area including, without limitation, controls on
the permitted range of temperature settings in office buildings, and requirements necessitating curtailment of the volume of energy
consumption or the hours of operation of the Building. Any terms or conditions of this Lease that conflict or interfere with such
controls or requirements shall be suspended for the duration of such controls or requirements. Compliance with such controls or
requirements shall not be considered an eviction, actual or constructive, of LESSEE from the Demised Premises and shall not entitle
LESSEE to terminate this Lease or to an abatement of any Basic Rent or Additional Rent.

 

    	26

    	 

    

 

ARTICLE
10

 

COMPLIANCE
WITH REQUIREMENTS; RULES AND REGULATIONS

 

10.1        (a)           LESSEE
will (i) comply with all Legal and Insurance Requirements applicable to the Demised Premises or the use thereof and (ii) maintain
and comply with all permits, licenses and other authorizations required by any governmental authority for its use of the Demised
Premises and for the proper operation, maintenance and repair of the Demised Premises or any part thereof. LESSOR will join in
the application (but at no cost to LESSOR) for any permit or authorization with respect to Legal Requirements if such joinder
is necessary.

 

(b)         Supplementing
the provisions of clause (i) of Section 10.1 (a), if any structural repairs or replacements are required in connection
with such compliance, LESSOR shall perform such repairs or replacements for LESSEE'S account, and LESSEE shall reimburse LESSOR,
upon demand, for the costs and expenses incurred by LESSOR in connection with such repairs or replacements.

 

10.2        LESSEE
shall not do, or permit to be done, anything in or to the Demised Premises, or bring or keep anything therein which will, in any
way, increase the cost of fire or public liability insurance on the Premises, or invalidate or conflict with the fire insurance
or public liability insurance policies covering the Premises or any personal property kept therein by LESSOR, or obstruct or interfere
with the rights of LESSOR or of other tenants, or in any other way injure LESSOR or other tenants, or subject LESSOR to any liability
for injury to persons or damage to property, or interfere with good order of the Building, or conflict with the Legal Requirements.
Any increase in fire insurance premiums on the Premises or the contents within the Building, or any increase in the premiums of
any other insurance carried by LESSOR in connection with the Building or the Premises, caused by the use or occupancy of the Demised
Premises by LESSEE and any expense or cost incurred in consequence of the negligence, carelessness or willful action of LESSEE,
shall be Additional Rent and paid by LESSEE to LESSOR within ten (10) days of demand therefore made by LESSOR to LESSEE.

 

10.3        LESSEE
shall comply, and shall cause LESSEE'S Visitors to comply, with the Rules and Regulations. LESSOR shall have the right to make
reasonable additions and amendments to the Rules and Regulations from time to time, and LESSEE shall comply, and cause LESSEE'S
Visitors to comply, with such additions and amendments after delivery of a copy thereof to LESSEE or the posting of a copy thereof
in a prominent place in the Building. LESSOR shall not be liable for the failure of any lessee, sublessee, or their agents, employees
and visitors to comply with the Rules and Regulations.

 

    	27

    	 

    

 

ARTICLE
11

 

COMPLIANCE
WITH ENVIRONMENTAL LAWS

 

11.1       Supplementing
the provisions of Article 10, LESSEE shall comply, at its sole cost and expense, with all Environmental Laws in connection
with its use and occupancy of the Demised Premises; provided, however, the provisions of this Article 11 shall not obligate
LESSEE to comply with the Environmental Laws if such compliance is required solely as a result of the occurrence of a release,
spill, discharge or other event before the Commencement Date, or if such release, spill, discharge or other event was not caused
by the act, negligence or omission of LESSEE or LESSEE'S Visitors or did not arise out of or in connection with LESSEE'S use and
occupancy of the Demised Premises.

 

11.2        LESSEE
shall deliver promptly to LESSOR a true and complete photocopy of any correspondence, notice, report, sampling, test, finding,
declaration, submission, order, complaint, citation or any other instrument, document, agreement and/or information submitted
to, or received from, any governmental entity, department or agency in connection with any Environmental Law relating to or affecting
LESSEE, LESSEE'S employees, or LESSEE'S use and occupancy of the Demised Premises.

 

11.3        (a)        Except
as set forth in Section 11.3 (b), LESSEE shall not cause or permit any "hazardous substance" or "hazardous
waste" (as such terms are defined in ISRA) to be brought, kept or stored on or about the Demised Premises, and LESSEE shall
not engage in, or permit any other person or entity to engage in, any activity, operation or business on or about the Demised
Premises which involves the generation, man ufacture, refining, transportation, treatment, storage, handling or disposal of hazardous
substances and/or hazardous wastes.

 

(b)        LESSEE
shall be permitted to maintain and use in the Demised Premises, in accordance with all applicable Environmental Laws, hazardous
substances and hazardous wastes which are customarily used in the operation of a comparable Class A office space (such as, for
example, copier fluid or common household type cleaning supplies). LESSEE shall maintain and use any such hazardous substances
and hazardous wastes in small quantities customarily associated with a comparable office use.

 

    	28

    	 

    

 

11.4       
(a)        If a release, spill or discharge of a hazardous substance or a hazardous waste
occurs on the Premises, LESSEE shall give LESSOR immediate oral and written notice of such release, spill and/or discharge, setting
forth in reasonable detail all relevant facts. In the event such release, spill or discharge arose out of or in connection with
LESSEE'S use and occupancy of the Demised Premises, or in the event such release, spill or discharge was caused by the act, negligence
or omission of LESSEE or LESSEE'S Visitors, then LESSEE shall pay all costs and expenses relating to compliance with the applicable
Environmental Law (including, without limitation, the costs and expenses of the site investigations and of the removal and remediation
of such hazardous substance or hazardous waste).

 

(b)        Without
relieving LESSEE of its obligations under this Lease and without waiving any default by LESSEE under this Lease, LESSOR shall
have the right, but not the obligation, to take such action as LESSOR deems necessary or advisable to investigate or remove any
hazardous substance or hazardous waste, or to investigate, cleanup, resolve or minimize the impact of or otherwise deal with any
release, spill or discharge of any hazardous substance or hazardous waste. In the event the need for such investigation or removal
of any hazardous substance or hazardous waste, or for investigation or cleanup of any release, spill or discharge arose out of
or in connection with LESSEE'S use and occupancy of the Demised Premises, or in the event the need for investigation or removal
of such hazardous substance or hazardous waste, or for investigation or cleanup of any release, spill or discharge was caused
by the act, negligence or omission of LESSEE or LESSEE'S Visitors, then LESSEE shall pay to LESSOR on demand, as Additional Rent,
all costs and expenses incurred by LESSOR in connection with any action taken by LESSOR.

 

    	29

    	 

    

 

11.5       (a)        Notwithstanding
anything to the contrary in this Lease, LESSEE shall not use the Demised Premises for any use which would qualify the Demised
Premises as an "Industrial Establishment " under ISRA. If LESSEE'S operations at the Demised Premises now or hereafter
qualify the Demised Premises as an "Industrial Establishment " (as defined under ISRA) or are subject to the provisions
of any other Environmental Law, then without waiving any default by LESSEE under the immediately preceding sentence, LESSEE agrees
to comply, at its sole cost and expense, with all requirements of ISRA and any other applicable Environmental Law to the satisfaction
of LESSOR and the governmental entity, department or agency having jurisdiction over such matters (including, but not limited
to, performing site investigations and performing any removal and remediation required in connection therewith), in connection
with (i) the occurrence of the Termination Date, (ii) any termination of this Lease prior to the Termination Date, (iii) any closure,
transfer or consolidation of LESSEE'S operations at the Demised Premises, (iv) any change in the ownership or control of LESSEE,
(v) any permitted assignment of this Lease or permitted sublease of all or part of the Demised Premises, or (vi) any other action
by LESSEE which triggers ISRA or any other Environmental Law.

 

(b)        In
connection with subsection (a) above, if, with respect to ISRA, LESSEE has failed to obtain an unconditional final remediation
document (as defined in ISRA) from the New Jersey Department of Environmental Protection ("NJDEP") or a New Jersey
Licensed Site Remediation Professional (as defined in ISRA), as the case may be, and evidence reasonably satisfactory to LESSOR
that all conditions to the effectiveness of such final remediation document have been fully satisfied (including, for example,
evidence that the document has been executed and delivered by all parties and, if applicable, filed with NJDEP); or if LESSEE
fails to otherwise comply with the provisions of ISRA prior to the Termination Date; or if, with respect to any other Environmental
Law, LESSEE has failed to fully comply with the applicable provisions of such other Environmental Law prior to the Termination
Date; then in any of the foregoing cases, LESSEE shall be deemed to be a holdover tenant, shall pay rent at the rate set forth
in Section 24.3 and shall continue to diligently pursue compliance with ISRA and/or such other Environmental Law. Upon
LESSEE'S full compliance with the provisions of ISRA or of such other Environmental Law, LESSEE shall deliver possession of the
Demised Premises to LESSOR in accordance with the provisions of this Lease and such holdover rent shall be adjusted as of said
date. Without limiting LESSEE'S obligations hereunder, if NJDEP commences an audit with respect to, or otherwise challenges or
disapproves, any final remediation document, then LESSEE shall take all actions required by NJDEP and LESSOR to comply with the
provisions of ISRA in connection therewith.

 

    	30

    	 

    

 

11.6      
(a)        In connection
with (i) any sale or other disposition of all or part of LESSOR'S interest in the Premises, (ii)
any change in the ownership or control of LESSOR, (iii) any foreclosure or (iv) any other action by LESSOR which triggers
ISRA or any other Environmental Law, LESSOR shall comply, at its sole cost and expense, with all requirements of ISRA and such
other applicable Environmental Law; provided, however, if any site investigation is required as a result of LESSEE'S use and
occupancy of the Demised Premises, or the presence of a hazardous substance or hazardous waste, or a release, spill or discharge
of a hazardous substance or hazardous waste caused by the act, negligence or omission of LESSEE or LESSEE'S Visitors, then LESSEE
shall pay all costs associated with said site investigation; in addition, if any removal and remediation is required as a result
of the presence of a hazardous substance or hazardous waste, or any release, spill or discharge of a hazardous substance or hazardous
waste arising out of or in connection with LESSEE'S use and occupancy of the Demised Premises or caused by the act, negligence
or omission of LESSEE or LESSEE'S Visitors, then LESSEE shall pay all costs associated with said removal and remediation.

 

(b)        If,
in connection with such compliance, LESSOR requires any affidavits, certifications or other information from LESSEE, LESSEE agrees
to cooperate with LESSOR and to deliver to LESSOR without charge all such documents within five (5) business days after LESSEE'S
receipt of said request. LESSEE shall not be required to perform any investigations or conduct any tests in connection therewith
unless such investigations or tests are required as a result of LESSEE'S use and occupancy of the Demised Premises, or the presence
of a hazardous substance or hazardous waste, or the release, spill or discharge of a hazardous substance or hazard ous waste caused
by the act, negligence or omission of LESSEE or LESSEE'S Visitors.

 

11.7        LESSEE
hereby agrees to defend, indemnify and hold LESSOR harmless from and against any and all claims, losses, liability, damages and
expenses (including, without limitation, site investigation costs, removal and remediation costs and attorneys ' fees and disbursements)
arising out of or in connection with (i) LESSEE'S use and occupancy of the Demised Premises, (ii) the presence of a hazardous
substance or hazardous waste, or any release, spill or discharge of a hazardous substance or hazardous waste caused by LESSEE
or LESSEE'S Visitors and/or (iii) LESSEE'S failure to comply with the provisions of this Article 11.

 

11.8        If
LESSOR has given to LESSEE the name and address of any holder of an Underlying Encumbrance, LESSEE agrees to send to said holder
a photocopy of those items given to LESSOR pursuant to the provisions of Section 11.2.

 

    	31

    	 

    

 

11.9        LESSEE'S
obligations under this Article 11 shall survive the expiration or earlier termination of this Lease.

 

ARTICLE
12

 

DISCHARGE
OF LIENS

 

LESSEE
will discharge within fifteen (15) days after receipt of notice thereof any Lien on the Premises or the Basic Rent, Additional
Rent or any other sums payable under this Lease, caused by or arising out of LESSEE'S acts or LESSEE'S failure to perform any
obligation hereunder.

 

ARTICLE
13

 

PERMITTED
CONTESTS

 

LESSEE
may contest by appropriate proceedings, the amount, validity or application of any Legal Requirement which LESSEE is obligated
to comply with or any Lien which LESSEE is obligated to discharge, provided that (a) such proceedings shall suspend the collection
thereof, (b) no part of the Premises or of any Basic Rent or Additional Rent or other sum payable hereunder would be subject to
loss, sale or forfeiture during such proceedings, (c) LESSOR would not be subject to any civil or criminal liability for failure
to pay or perform, as the case may be, (d) LESSEE shall have furnished such security as may be required in the proceedings or
reasonably requested by LESSOR, (e) such proceedings shall not affect the payment of Basic
Rent, Additional Rent or any other sum payable to LESSOR hereunder or prevent LESSEE from using the Demised Premises for its intended
purposes, and (f) LESSEE shall notify LESSOR of any such proceedings not less than ten (10) days prior to the commencement thereof,
and shall describe such proceedings in reasonable detail. LESSEE will conduct all such contests in good faith and with due diligence
and will, promptly after the determination of such contest, pay and discharge all amounts which shall be determined to be payable
therein.

 

ARTICLE
14

 

INSURANCE; INDEMNIFICATION

 

14.1        (a)        LESSEE shall obtain, and shall keep in full force and effect, following at
its sole cost and expense, during the Term, the insurance coverage’s, with insurers which are authorized to do business
in the State of New Jersey and which are rated at least A–X in Best's Key Rating Guide:

 

    	32

    	 

    

 

(i)          Commercial
general liability insurance ("Occurrence Form," edition 1998 or later) (including, during any period when LESSEE is
making alterations or improvements to the Dem ised Premises, coverage for any construction on or about the Demised Premises),
with coverages for hazards of premises/operations, independent contractors, products and completed operations, contractual liability,
advertising injury, bod ily injury, personal injury, death, and broad form coverage for property damage occurring on, in or about
the Demised Prem ises, or as a result of ownership of facilities located on the Demised Premises, with no mold or fungus exclusions
and no lim iting "insured versus insured " exclusion, in an amount per location and per occurrence of not less than
the following:

 

	$1,000,000	Each
    Occurrence
	$2,000,000	Completed
    Operations Aggregate
	$1,000,000	Personal
    Injury and Advertising Injury
	$2,000,000	General
    Aggregate

 

(ii)         Workers'
compensation insurance that covers all employees with the statutory benefits that are required by  the workers' compensation laws in New Jersey;

 

(iii)        Employers
liability insurance coverage with limits not less than the greater of (i) $500,000.00 each accident, $500,000.00
disease – each employee, and $500,000.00 disease – policy limit, and (ii) the full statutory liability of LESSEE;

 

(iv)        Business
interruption insurance in such amounts as will reimburse LESSEE for direct and indirect loss of earnings attributable to those
events commonly insured against by reasonable prudent tenants and/or attributable to LESSEE'S inability to access or to occupy
(all or part of) the Demised Premises;

 

(v)         Special form ("All Risk") property insurance, including, without limitation, extended coverage, vandalism and malicious
mischief coverage upon property of every description and kind owned, leased, rented or borrowed by LESSEE or for which LESSEE
is legally liable and located within the Demised Premises (including, without limitation, furniture and equipment) or installed
by or on behalf of LESSEE within the Demised Premises, including, without limitation, additions, alterations, improvements and
installations to the Demised Premises made by or on behalf of LESSEE, in an amount equal to the full replacement cost thereof
;

 

    	33

    	 

    

 

(vi)         Commercial
umbrella liability insurance on a following form basis of the underlying commercial general liability and employer's
liability coverage. The limits of liability of the umbrella policy shall be not less than $10,000,000.00 per occurrence and
$10,000,000.00 aggregate. This policy shall not contain any limiting "insured versus insured" exclusion;
and

 

(vii)        Such
other insurance with respect to the Demised Premises in such amounts and against such insurable exposures (A) as may reasonably
and customarily be required by any mortgagee holding a first lien upon the Building, or (8) as may be required by LESSOR, provided
such amounts and such additional requirements imposed by LESSOR are then being customarily required by lessors of first-class
office buildings in central New Jersey.

 

(b)         The
policies of insurance required to be maintained by LESSEE pursuant to Section 14.1 shall (i) name LESSEE as the named insured,
(ii) be reasonably satisfactory to LESSOR, (iii) provide that thirty (30) days ' prior written
notice of suspension, cancellation, termination, modification, non-renewal or lapse or material change of coverage shall be given
to LESSOR and that such insurance shall not be invalidated by any act or neglect of LESSOR or LESSEE or any owner of the Premises,
nor by any change in the title or ownership of the Premises, nor by occupation of the Demised Premises for purposes more hazardous
than are permitted by such policy, (iv) (except for worker's compensation insurance) not contain a provision relieving the insurer
thereunder of liability for any loss by reason of the existence of other policies of insurance covering the Demised Premises against
the peril involved, whether collectible or not, (v) not have a deductible or self insured retention greater than $10,000.00, and
(vi) be written on an "occurrence " basis and not a "claims-made basis"; and the policies of insurance required
to be maintained by LESSEE pursuant to subsection 14.1 (a) (i) shall also include a contractual liability endorsement (with
no limitation on the sole negligence of a third party) evidencing coverage of LESSEE'S obligation to indemnify LESSOR pursuant
to Sections 11.7, 14.4, 16.13, 24.3, and 25 hereof. Upon request from LESSOR at any time, LESSEE
shall deliver to LESSOR copies of any of the insurance policies which LESSEE is required to maintain hereunder. The commercial
general liability and commercial umbrella liability insurance policies shall name the following parties as additional insureds
on a primary non contributory basis with no limitation on the sole negligence of such additional insureds: LESSOR, the holder
of any Underlying Encumbrance, any Building property manager, and their respective shareholders, partners, members, directors,
officers, employees, representatives and agents, and any other party associated with the Building as LESSOR reasonably requests.

 

    	34

    	 

    

 

(c)        Not
less than ten (10) days prior to the Commencement Date, LESSEE shall deliver to LESSOR original or duplicate policies or certificates
of the insurers evidencing all the insurance which is required to be maintained hereunder by LESSEE, and, within ten (10) days
prior to the expiration of any such insurance, other original or duplicate policies or certificates evidencing the renewal of
such insurance.

 

(d)        LESSEE
shall not obtain or carry separate insurance concurrent in form or contributing loss with that required by Section 14.1.

 

14.2        (a)        LESSOR
shall obtain, and shall keep in full force and effect during the Term, the following insurance coverages, with insurers which
are authorized to do business in the State of New Jersey and which are rated at least A–  in Best's Key Rating Guide:

 

(i)         property
insurance on the Building with respect to risks from time to time included under a standard special form ("All Risk")
policy, including, but not limited to, fire, vandalism, malicious mischief, loss of rental income endorsement (for a 12 month
period) and ordinance coverage (but excluding flood and earthquake insurance), with an agreed amount endorsement in an amount
equal to the full replacement cost of the Building, as determined from time to time (but not less often than once every year)
by a method required by the insurer or insurers;

 

(ii)        commercial
general liability insurance (including, during any period when LESSOR is making alterations or improvements to the Premises, coverage
for any construction on or about the Premises), against claims for bodily injury, personal injury, death or property damage occurring
on, in or about the Premises, or as a result of ownership of facilities located on the Premises, in an amount per occurrence and
with such deductible as required by the holder of any Underlying Encumbrance, or if none, as would
be reasonably carried by a prudent owner of property similar to the Premises;

 

    	35

    	 

    

 

(iii)        rental
income insurance in an amount equal to the aggregate rental income from the Building, from time to time, for a period of twelve
(12) months; and

 

(iv)        such
other insurance carried in good faith by LESSOR and applicable to the Premises and/or the common areas and facilities of the
Adjacent Office Parcel and /or the Adjacent Parking Parcel.

 

For
the purposes of this Lease, the cost of the insurance coverages maintained by LESSOR under this Section 14.2 (a) is he
re in after referred to as "LESSOR'S Insurance Costs"; provided, however, if LESSOR elects to carry commercial
general liability insurance cover age pursuant to subsection (ii) of Sect ion 14.2 (a) which provides coverage applicable
to both the Premises and the Adjacent Office Parcel and the building and improvements thereon, then only the Building's Complex
Percentage of the costs for any such common liability policy shall be included as part of "LESSOR'S Insurance Costs".

 

(b)        LESSEE
shall pay to LESSOR, as Additional Rent, LESSEE'S Proportionate Share of the amount by which LESSOR'S Insurance Costs for any
Lease Year during the Term exceeds the Base Insurance Costs. LESSEE'S Proportionate Share of LESSOR'S Insurance Costs for less
than a Lease Year shall be prorated and apportioned.

 

(c)        On
or about January 1, 2013, and thereafter within ninety (9 0) days following the first day of each succeeding calendar year with
in the Term, LESSOR shall determine or estimate the amount by which LESSOR'S Insurance Costs for the calendar year in quest ion
will exceed the Base Insurance Costs ("LESSOR'S Estimated Insurance Costs") and shall submit such in formation
to LESSEE in a written statement ("LESSOR'S Insurance Statement").

 

    	36

    	 

    

 

(d)        Commencing
on the first Basic Rent Payment Date following the submission of any LESSOR'S Insurance Statement and continuing the reafter on
each successive Basic Rent Payment Date until LESSOR renders the next LESSOR'S Insurance Statement, LESSEE shall pay to LESSOR
on account of its obligation under this Section 14.2, a sum (the "Monthly Insurance Payment") equal to
one-twelfth (1/12) of LESSEE'S Proportionate Share of LESSOR'S Estimated Insurance Costs for such calendar year. LESSEE'S first
Monthly Insurance Payment after receipt of LESSOR'S Insurance Statement shall be accompanied by the payment of an amount equal
to the product of the number of full months, if any, within the calendar year which shall have elapsed prior to such first Monthly
Insurance Payment, times the Monthly Insurance Payment; minus any Additional Rent already paid by LESSEE on account of
its obligation under Section 14.2 of this Lease for such calendar year.

 

(e)        Each
LESSOR'S Insurance Statement shall reconcile the payments made by LESSEE pursuant to the preceding LESSOR'S Insurance Statement
with LESSEE'S Proportionate Share of LESSOR'S Insurance Costs for the period covered thereby. Any balance due to LESSOR shall
be paid by LESSEE within thirty (30) days after LESSEE'S receipt of LESSOR'S Insurance Statement; any surplus due to LESSEE shall
be applied by LESSOR against the next accruing monthly installment (s) of Additional Rent due under this Section 14.2.
If the Term has expired or has been terminated, LESSEE shall pay the balance due to LESSOR or, alternatively, LESSOR shall refund
the surplus to LESSEE, whichever the case may be, within thirty (30) days after LESSEE'S receipt of LESSOR'S Insurance Statement
; provided, however, if the Term shall have been terminated as a result of a default by LESSEE, then LESSOR shall have the right
to retain such surplus to the extent LESSEE owes LESSOR any Basic Rent or Additional Rent.

 

(f)        
In no event shall any adjustment in LESSEE'S obligation to pay Additional Rent under this Section 14.2 result in a
decrease in the Basic Rent payable hereunder. LESSEE’S to pay Additional Rent, and LESSOR'S obligation to credit and/or
refund to
LESSEE any amount, pursuant to the provisions of this Section 14.2, shall survive the Termination Date.

 

(g)        The
provisions of Section 29.3 shall apply to LESSOR'S Insurance Statement.

 

14.3         (a)        LESSOR hereby waives and releases LESSEE, and
LESSEE hereby waives and releases LESSOR, from any and all liabilities, claims and losses for which the released party is or
may be held liable to the extent of any insurance proceeds received by said injured party.

 

    	37

    	 

    

 

(b)        Each
party hereto agrees to have included in each of its property insurance policies (insuring the Building in the case of LESSOR,
and insuring LESSEE'S personal property, trade fixtures, equipment and improvements in the case of LESSEE) a waiver of the insurer
's right of subrogation against the other party to this Lease. If there is any extra charge for such waiver, the party requesting
the waiver shall pay the extra charge therefor. If such waiver is not enforceable or is unattainable, then such insurance policy
shall contain either (i) an express agreement that such policy shall not be invalidated if LESSOR or LESSEE, whichever the case
may be, waives the right of recovery against the other party to this Lease or (ii) any other form for the release of LESSOR or
LESSEE, whichever the case may be.

 

14.4        LESSEE
hereby indemnifies, and shall pay, protect and hold LESSOR harmless from and against all liabilities, losses, claims, demands,
costs, expenses (including attorneys ' fees and expenses) and judgments of any nature, (except to the extent LESSOR is compensated
by insurance maintained by LESSOR or LESSEE hereunder and except for such of the foregoing as arise from the negligence, recklessness
or willful misconduct of LESSOR, its agents, servants or employees), arising, or alleged to arise, from or in connection with,
(i) any injury to, or the death of, any person or loss or damage to property on or about the Demised Premises, (ii) any violation
of this Lease or of any Legal or Insurance Requirement, or (iii) performance of any labor or services or the furnishing of any
materials or other property in respect of the Demised Premises or any part thereof. LESSEE will resist and defend any action,
suit or proceeding brought against LESSOR by reason of any such occurrence by independent counsel selected by LESSEE which is
reasonably acceptable to LESSOR. The obligations of LESSEE under this Section 14.4 shall survive any termination of this
Lease.

 

14.5        LESSEE
agrees to make no claim against LESSOR (a) for any damage to, or loss (by theft or otherwise) of, or loss of use of, any property
of LESSEE or of any other person, or (b) for business interruption or consequential damages, it being understood that LESSEE assumes
all risk in connection therewith, and LESSOR shall not be liable therefor, for any reason, including the negligence of LESSOR,
its employees, agents, servants or invitees, or the breach by LESSOR of any provision of this Lease.

 

    	38

    	 

    

 

ARTICLE
15 

 

ESTOPPEL
CERTIFICATES

 

15.1        At
any time and from time to time, upon not less than ten (10) days ' prior notice by lessor, LESSEE shall execute, acknowledge and
deliver to LESSOR a statement (or, if LESSEE is a corporation, an authorized officer of LESSEE shall execute, acknowledge and
deliver to LESSOR a statement) certifying the following: (i) the Commencement Date, (ii) the Termination Date, (iii) the date
(s) of any amendment (s) and / or modification (s) to this Lease, (iv) that this Lease was properly executed and is in full force
and effect without amendment or modification, or, alternatively, that this Lease and a ll amendments and / or modifications there
to have been properly executed and are in full force and effect, (v) the current annual Basic Rent, the current monthly installments
of Basic Rent and the date on which LESSEE'S obligation to pay Basic Rent commenced, (vi) the current monthly installment of Additional
Rent for Taxes and LESSOR'S Operating Expenses, (vii) the date to which Basic Rent and Additional Rent have been paid, (viii)
the amount of the security deposit, if any, (ix) that all work to be done to the Demised Premises by LESSOR has been completed
in accordance with his Lease and have been accepted by LESSEE, except as specifically provided in the estoppel certificate, (x)
that no installment of Basic Rent or Additional Rent has been paid more than thirty (30) days in advance, (xi) that LESSEE is
not in arrears in the payment of any Basic Rent or Additional Rent, (xii) that, to the best of LESSEE'S knowledge, neither party
to this Lease is in default in the keeping, observance or performance of any covenant, agreement, provision or condition contained
in this Lease and no event has occurred which, with the giving of notice or the passage of time, or both, would result in a default
by either party, except as specifically provided in the estoppel certificate, (xiii) that, to he best knowledge, LESSEE has no
existing defenses, offsets, liens, claims or credits against the Basic Rent or Additional Rent or against enforcement of this
Lease by LESSOR, (xiv) that LESSEE has not been granted any opt ions or rights of first refusal to extend the Term, to lease additional
space, to terminate this Lease before the Termination Date or to purchase the Premises,except as specifically provided in this
Lease, (xv) that LESSEE has not received any notice of violation of Legal Requirements or Insurance Requirements relating to the
Premises or to the Demised Premises, (xvi) that LESSEE has not assigned this Lease or sublet a ll or any portion of the Demised
Premises, (xvii) that no "hazardous substances " or "hazardous wastes " have been generated, manufactured,
refined, transported, treated, stored, handled, disposed or spilled on or about the Demised Premises and (xviii) such other reasonable
matters as the person or entity requesting the Certificate may request. LESSEE hereby acknowledges and agrees that such statement
may be relied upon by any mortgagee, or any prospective purchaser, lessee, sublessee, mortgagee or assignee of any mortgage, of
the Premises or any part thereof.

 

    	39

    	 

    

 

15.2        If
LESSEE shall fail or otherwise refuse to execute an estoppel certificate in accordance with Section 15.1, then and upon
such event, LESSEE shall be deemed to have appointed LESSOR and LESSOR shall thereupon be regarded as the irrevocable attorney-in-fact
of LESSEE duly authorized to execute and deliver the required certificate for and on behalf of LESSEE, but the exercise of such
power shall not be deemed a waiver of LESSEE'S default.

 

ARTICLE
16

 

ASSIGNMENT
AND SUBLETTING

 

16.1        Except
as otherwise expressly provided in this Article 16, LESSEE shall not sell, assign, transfer, hypothecate, mortgage, encumber,
grant concessions or licenses, sublet, or otherwise dispose of any interest in this Lease or the Demised Premises, by operation
of law or otherwise, without the prior written consent of LESSOR; and any such sale, assignment, transfer, hypothecation, mortgage,
encumbering, concession, license, sublease, or other disposition without LESSOR'S consent shall be voidable at LESSOR'S election
(which election shall be at LESSOR'S sole discretion). Any consent granted by LESSOR in any instance shall not be construed to
constitute a consent with respect to any other instance or request. If the Demised Premises or any part thereof should be sublet,
used, or occupied by anyone other than LESSEE, or if this Lease should be assigned by LESSEE, LESSOR shall have the right to collect
rent from the assignee, subtenant, user or occupant, but no such assignment, subletting, use, occupancy or collection shall be
deemed a waiver of any of LESSOR'S rights under the provisions of this Section 16.1, a waiver of any of LESSEE'S covenants
contained in this Article 16, the acceptance of the assignee, subtenant, user or occupant as tenant, or a release of LESSEE
from further performance by LESSEE of LESSEE'S obligations under the Lease.

 

16.2        If
LESSEE shall desire to sublet the Demised Premises or to assign this Lease, it shall first submit to LESSOR a written notice ("LESSEE'S
Notice") setting forth in reasonable detail: 

 

    	40

    	 

    

 

(a)         the
name and address of the proposed sublessee or assignee;

 

(b)         the
terms and conditions of the proposed subletting or assignment (including the proposed commencement date of the sublease or the
effective date of the assignment, which shall be at least thirty (30) days after LESSEE'S Notice is given);

 

(c)        the
nature and character of the business of the proposed sublessee or assignee;

 

(d)        banking,
financial, and other credit information relating to the proposed sublessee or assignee, in reasonably sufficient detail, to enable
LESSOR to determine the proposed sublessee's or assignee's financial responsibility; and

 

(e)        in
the case of a subletting, complete plans and specifications for any and all work to be done in the Demised Premises to be sublet.

 

16.3        Within
thirty (30) days after LESSOR'S receipt of LESSEE'S Notice, LESSOR agrees that it shall notify LESSEE whether LESSOR (i) consents
to the proposed sublet or assignment, (ii) does not consent to the proposed sublet or assignment, or (iii) elects to exercise
its recapture right, as described in Section 16.5. In the event LESSOR does not elect to exercise its recapture right,
then LESSOR agrees not to unreasonably withhold its consent to the proposed sublet or assignment.

 

16.4        In
addition to the foregoing requirements,

 

(a)        no
assignment or sublease shall be permitted if, at the effective date of such assignment or sublease, LESSEE is in default under
this Lease; and

 

(b)        no
assignment or sublease shall be permitted unless LESSEE agrees, at the time of the proposed assignment or sublease and in LESSEE'S
Notice, to pay to LESSOR, immediately upon receipt thereof, 100% of all Net Rental Proceeds, of whatever nature, payable by the
prospective assignee or sublessee to LESSEE pursuant to such assignment or sublease.

 

    	41

    	 

    

 

16.5        (a)         LESSOR
shall have the right, to be exercised by giving written notice (the "Recapture Notice") to LESSEE within thirty
(30) days after receipt of LESSEE'S Notice, to recapture the space described in LESSEE'S Notice (the "Recapture Space").
The Recapture Notice shall cancel and terminate this Lease with respect to the Recapture Space as of the date stated in LESSEE'S
Notice for the commencement of the proposed assignment or sublease as fully and completely as if that date had been herein definitively
fixed as the Termination Date, and LESSEE shall surrender possession of the Recapture Space as of such date. Thereafter, the Basic
Rent and Additional Rent shall be equitably adjusted based upon the square footage of the Demised Premises then remaining, after
deducting the square footage attributable to the Recapture Space.

 

(b)        In
the event LESSOR elects to exercise its recapture right and the Recaptured Space is less than the entire Demised Premises, then
LESSOR, at its sole expense, shall have the right to make any alterations to the Demised Premises required, in LESSOR'S reasonable
judgment, to make such Recaptured Space a self-contained rental unit. LESSOR agrees to perform all such work, if any, with as
little inconvenience to LESSEE'S business as is reasonably possible; provided, however, LESSOR shall not be required to perform
such work after normal business hours or on weekends; and provided further, LESSOR shall not be deemed guilty of an eviction,
partial eviction, constructive eviction or disturbance of LESSEE'S use or possession of the Demised Premises, and shall not be
liable to LESSEE for same.

 

16.6        In
addition to the foregoing requirements, any sublease must contain the following provisions:

 

(a)        the
sublease shall be subject and subordinate to all of the terms and conditions of this Lease, including without limitation, the
provisions of Article 14 (Insurance; Indemnification). For the avoidance of doubt, during the term of any sublease, LESSEE
and the sublessee shall each obtain and keep in full force and effect the insurance coverages required to be obtained and kept
by LESSEE pursuant to Article 14;

 

(b)        at
LESSOR'S option, in the event of cancellation or termination of this Lease for any reason or the surrender of this Lease, whether
voluntarily, involuntarily, or by operation of law, prior to the expiration of such sublease, including extensions and renewals
of such sublease, the subtenant shall make full and complete attornment to LESSOR for the balance of the term of the sublease.
The attornment shall be evidenced by an agreement in form and substance satisfactory to LESSOR which the subtenant shall execute
and deliver at any time within five (5) days after request by LESSOR or its successors and assigns;

 

    	42

    	 

    

 

(c)        the
term of the sublease shall not extend beyond a date which is one day prior to the Termination Date;

 

(d)        no
subtenant shall be permitted to further sublet all or any portion of the subleased space or to assign its sublease without LESSOR'S
prior written consent; and

 

(e)        the
subtenant shall waive the provisions of any law now or subsequently in effect which may give the subtenant any right of election
to terminate the sublease or to surrender possession of the space subleased in the event that any proceeding is brought by LESSOR
to terminate this Lease.

 

16.7        Each
of the following events shall be deemed to constitute an assignment of this Lease and each shall require the prior written consent
of LESSOR:

 

(a)        any
assignment or transfer of this Lease by operation of law; or

 

(b)        any
hypothecation, pledge, or collateral assignment of this Lease; or

 

(c)        any
involuntary assignment or transfer of this Lease in connection with bankruptcy, insolvency, receivership, or similar proceeding;
or

 

(d)        any
assignment, transfer, disposition, sale or acquisition of a controlling interest in LESSEE to or by any person, entity, or group
of related persons or affiliated entities, whether in a single transaction or in a series of related or unrelated transactions;
or

 

(e)        any
issuance of an interest or interests in LESSEE (whether stock, partnership interests, or otherwise) to any person, entity, or
group of related persons or affiliated entities, whether in a single transaction or in a series of related or unrelated transactions,
which results in such person, entity, or group holding a controlling interest in LESSEE. For purposes of the immediately foregoing,
a "controlling interest" of LESSEE shall mean 50% or more of the aggregate issued and outstanding equitable interests
(whether stock, partnership interests, membership interests or otherwise) of LESSEE.

 

    	43

    	 

    

 

16.8        It
is a further condition to the effectiveness of any assignment otherwise complying with this Article 16 that the assignee
execute, acknowledge, and deliver to LESSOR an agreement in form and substance satisfactory to LESSOR whereby the assignee assumes
all of the obligations of LESSEE under this Lease and agrees that the provisions of this Article 16 shall continue to be
binding upon it with respect to all future assignments and deemed assignments of this Lease.

 

16.9        No
assignment of this Lease nor any sublease of all or any portion of the Demised Premises shall release or discharge LESSEE from
any liability, whether past, present, or future, under this Lease and LESSEE shall continue to remain primarily liable under this
Lease.

 

16.10      LESSEE
shall be responsible for obtaining all permits and approvals required by any governmental or quasi- governmental agency in connection
with any assignment of this Lease or any subletting of the Demised Premises, and LESSEE shall deliver copies of these documents
to LESSOR prior to the commencement of any work, if work is to be done.

 

16.11      If
LESSOR consents to any proposed assignment or sublease and LESSEE fails to consummate the assignment or sublease to which LESSOR
consented within ninety (90) days after the giving of such consent, LESSEE shall be required again to comply with all of the provisions
and conditions of this Article 16 before assigning this Lease or subletting the Demised Premises. If LESSEE consummates
the assignment or sublease to which LESSOR consented within said ninety (90) day period, LESSEE agrees that it shall deliver to
LESSOR a fully executed, duplicate original counterpart of the assignment or sublease agreement within ten (10) days of the date
of execution of such item.

 

16.12      LESSEE
agrees that under no circumstances shall LESSOR be liable in damages or subject to liability by reason of LESSOR'S failure or
refusal to grant its consent to any proposed assignment of this Lease or subletting of the Demised Premises.

 

16.13      If
LESSOR withholds its consent of any proposed assignment or sublease, LESSEE shall defend, indemnify,
and hold LESSOR harmless from and reimburse LESSOR for all liability, damages, costs, fees, expenses, penalties, and charges (including,
but not limited to, reasonable attorneys' fees and disbursements) arising out of any claims that may be made against LESSOR by
any brokers or other persons claiming a commission or similar compensation in connection with the proposed assignment or sublease.

 

    	44

    	 

    

 

16.14      (a)        Notwithstanding
anything to the contrary contained in this Lease, in the event that this Lease is assigned to any person or entity pursuant to
the provisions of the Bankruptcy Code, any and all monies or other consideration payable or otherwise to be delivered in connection
with such assignment shall be paid or delivered to LESSOR, shall be and remain the exclusive property of LESSOR and shall not
constitute property of LESSEE or of the estate of LESSEE within the meaning of the Bankruptcy Code. Any and all monies or other
consideration constituting LESSOR'S property under the preceding sentence not paid or delivered to LESSOR shall be held in trust
for the benefit of LESSOR and be promptly paid to or turned over to LESSOR.

 

(b)        If
LESSEE proposes to assign this Lease pursuant to the provisions of the Bankruptcy Code to any person or entity who shall have
made a bona fide offer to accept an assignment of this Lease on terms acceptable to LESSEE, then notice of such proposed assignment
setting forth (i) the name and address of such person or entity, (ii) all of the terms and conditions of such offer and (iii)
the adequate assurance to be provided by LESSEE to assure such person's or entity's future performance under this Lease, including,
without limitation, the assurance referred to in Section 365(b)(3) of the Bankruptcy Code, or any such successor or substitute
legislation or rule thereto, shall be given to LESSOR by LESSEE no later than twenty (20) days after receipt by LESSEE, but in
any event no later than ten (10) days prior to the date that LESSEE shall make application to a court of competent jurisdiction
for authority and approval to enter into such assignment and assumption; for the purposes of clause (iii) of this sentence, the
phrase "adequate assurance" shall mean the deposit of cash security in an amount equal to the Basic Rent and Additional
Rent payable under this Lease for the next succeeding twelve (12) months (which annual Additional Rent shall be reasonably estimated
by LESSOR). LESSOR shall thereupon have the prior right and option, to be exercised by notice to LESSEE given at any time prior
to the effective date of such proposed assignment, to accept an assignment of this Lease upon the same terms and conditions and
for the same consideration, if any, as the bona fide offer made by such person for the assignment of this Lease. Any person or
entity to which this Lease is assigned pursuant to the provisions of the Bankruptcy Code shall be deemed without further act or
deed to have assumed all of the obligations arising under this Lease on or after the date of such assignment. Any such assignee
shall, upon demand, execute and deliver to LESSOR an instrument confirming such assumption.

 

    	45

    	 

    

 

ARTICLE
17

 

CASUALTY

 

17.1        If
there is any damage to or destruction of the Demised Premises, LESSEE shall promptly give notice thereof to LESSOR, describing
the nature and extent thereof.

 

17.2        If
the Demised Premises are damaged, but no portion thereof is rendered untenantable, and this Lease is not terminated pursuant to
Section 17.4, 17.5 or 17.6 hereof, LESSOR shall, at its own expense, cause Restoration to be completed as soon as reasonably
practicable but in no event later than ninety (90) days from the occurrence, subject to any Excusable Delays, and the Basic Rent
and Additional Rent shall not abate.

 

17.3        If
the Demised Premises are damaged or destroyed and are rendered partially or wholly untenantable, and this Lease is not terminated
pursuant to Section 17.4, 17.5 or 17.6 hereof,LESSOR shall, at its own expense, cause Restoration to be completed as soon
as reasonably practicable but in no event later than one hundred eighty (180) days from the occurrence, subject to any Excusable
Delays, and the Basic Rent and Additional Rent shall be equitably abated.

 

17.4        If,
in the sole opinion of LESSOR, the Building is damaged or destroyed and the total cost of Restoration shall amount to thirty percent
(30%) or more of the full insurable value of the Building, LESSOR, in lieu of Restoration, may elect to terminate this Lease,
provided that notice of such termination shall be sent to LESSEE within sixty (60) days after the occurrence of such casualty.
If LESSOR exercises its right to terminate this Lease, this Lease shall cease, terminate and expire, and all Basic Rent and Additional
Rent shall be prorated, as of the date of such damage or destruction.

 

17.5        If
the Building is damaged or destroyed and, in the reasonable opinion of LESSOR, more than one hundred eighty (180) days are necessary
to complete Restoration, or if during the final year of the Term the Demised Premises are damaged or destroyed
and rendered partially or wholly untenantable, LESSOR may elect to terminate this Lease provided notice of such termination shall
be sent to LESSEE within sixty (60) days after the occurrence of such casualty. If LESSOR exercises its right to terminate this
Lease, this Lease shall cease, terminate and expire, and all Basic Rent and Additional Rent shall be prorated, as of the date
of such damage or destruction.

 

17.6        LESSOR
shall not be required to expend for Restoration an amount in excess of (i) the Net Award received by it plus (ii) the amount of
the deductible. In the event such amount is not adequate or the holder of an Underlying Encumbrance elects to retain the Net Award,
LESSOR shall have the right to terminate this Lease provided notice of such termination shall be sent to LESSEE within sixty (60)
days after the amount of such Net Award is ascertained, or after the date on which the holder of the Underlying Encumbrance notifies
LESSOR that it has elected to retain the Net Award, whichever the case may be. If LESSOR exercises its right to terminate this
Lease, this Lease shall cease, terminate and expire, and all Basic Rent and Additional Rent shall be prorated, as of the date
of such damage or destruction.

 

    	46

    	 

    

 

ARTICLE
18

 

CONDEMNATION

 

18.1        LESSEE
hereby irrevocably assigns to LESSOR any award or payment to which LESSEE becomes entitled by reason of any Taking of all or any
part of the Demised Premises, whether the same shall be paid or payable in respect of LESSEE'S leasehold interest hereunder or
otherwise, except that LESSEE shall be entitled to any award or payment for the Taking of LESSEE'S trade fixtures or personal
property or for loss of business, relocation or moving expenses provided the amount of the Net Award payable to LESSOR with respect
to the fee interest is not diminished. All amounts payable pursuant to any agreement with any condemning authority which have
been made in settlement of or under threat of any condemnation or other eminent domain proceeding shall be deemed to be an award
made in such proceeding. LESSEE agrees that this Lease shall control the rights of LESSOR and LESSEE in any Net Award and any
contrary provision of any present or future law is hereby waived.

 

18.2        In
the event of a Taking of the whole of the Demised Premises, then the Term shall cease and terminate as of the date when possession
is taken by the condemning authority and all Basic Rent and Additional Rent shall be paid up to that date.

 

    	47

    	 

    

 

18.3        In
the event of a Taking of thirty (30%) percent or more of the Demised Premises, then, if LESSEE shall determine in good faith and
certify to LESSOR that the Taking of the Demised Premises or the applicable portion thereof will have a permanent, material adverse
affect on LESSEE'S operations at the Demised Premises, LESSEE may, at any time either prior to or within a Period of sixty (60)
days after the date when possession of such Demised Premises shall be required by the condemning authority, elect to terminate
this Lease. In the event that LESSEE shall fail to exercise any such option to terminate this Lease, or in the event of a Taking
of the Demised Premises under circumstances under which LESSEE will have no such option, then, and in either of such events, LESSOR
shall, subject to the provisions of Section 18.4, cause Restoration to be completed as soon as reasonably practicable,
but in no case later than ninety (90) days after the date the condemning authority takes possession of such portion of the Demised
Premises, subject to any Excusable Delays, and the Basic Rent and Additional Rent thereafter payable during the Term shall be
equitably prorated based upon the square foot area of the Building actually taken

 

18.4
If        (a)        the Net Award is inadequate
to complete Restoration of the Demised Premises, or (b) in the case of a Taking of thirty (30%) percent or more of the Demised
Premises, LESSEE has not elected to terminate this Lease pursuant to Section 18.3 hereof, then LESSOR may elect either
to complete such Restoration or terminate this Lease by giving notice to LESSEE within sixty (60) days after (x) the amount of
the Net Award is ascertained or (y) the expiration of the sixty (60) day period within which LESSEE may terminate this Lease (as
described in Section 18.3 hereof), whichever the case may be. In such event, all Basic Rent and Additional Rent shall be
apportioned as of the date the condemning authority actually takes possession of the Demised Premises.

 

Article
19

 

EVENTS
OF DEFAULT

 

19.1        Any
of the following occurrences, conditions or acts shall constitute an "Event of Default" under this Lease:

 

(a)        If
LESSEE shall default in making payment when due of any Basic Rent, Additional Rent or other amount payable by LESSEE hereunder,
and such default shall continue for five (5) days; or

 

    	48

    	 

    

 

(b)        if
LESSEE shall fail to take actual occupancy of the Demised Premises within ninety (90) days after the Commencement Date or shall
thereafter vacate the Demised Premises for a period in excess of sixty (60) days; provided, however, in the event LESSEE is required
to vacate the entire Demised Premises as a result of a casualty, an Event of Default shall not be deemed to have occurred unless
LESSEE fails to take actual occupancy of the Demised Premises within ninety (90) days after the Restoration has been substantially
completed; or

 

(c)        if
the Demised Premises shall be abandoned by LESSEE for a period of thirty (30) consecutive days; or

 

(d)        if
LESSEE or any guarantor shall file a petition in bankruptcy pursuant to the Bankruptcy Code or under any similar federal or state
law, or shall be adjudicated a bankrupt or become insolvent, or shall commit any act of bankruptcy as defined in any such law,
or shall take any action in furtherance of any of the foregoing; or

 

(e)        if
a petition or answer shall be filed proposing the adjudication of LESSEE or any guarantor as a bankrupt pursuant to the Bankruptcy
Code or any similar federal or state law, and (i) LESSEE or such guarantor shall consent to the filing thereof, or (ii) such petition
or answer shall not be discharged or denied within sixty (60) days after the filing thereof; or

 

(f)        if
a receiver, trustee or liquidator (or other similar official) of LESSEE or any guarantor or of all or substantially all of its
business or assets or of the estate or interest of LESSEE in the Demised Premises shall be appointed and shall not be discharged
within sixty (60) days thereafter or if LESSEE or such guarantor shall consent to or acquiesce in such appointment; or

 

(g)        if
the estate or interest of LESSEE in the Demised Premises shall be levied upon or attached in any proceeding and such process shall
not be vacated or discharged within sixty (60) days after such levy or attachment; or

 

(h)        if
LESSEE shall use or suffer or permit the use of the Demised Premises or any part thereof for any purpose
other than expressly specified in Section 8.1; or

 

    	49

    	 

    

 

(i)          if
LESSEE fails to comply with any of the provisions of Article 11; or

 

(j)          if
LESSEE fails to discharge any Lien within the time period set forth in Article 12; or

 

(k)         if
LESSEE fails to maintain the insurance required pursuant to Article 14, or LESSEE fails to deliver to LESSOR the insurance
certificates required by Article 14 within the time periods set forth in Section 14.1(c); or

 

(1)         if
LESSEE fails to deliver to LESSOR the estoppel certificate required by Article 15 within the time period set forth therein;
or

 

(m)        if
LESSEE assigns this Lease or sublets all or any portion of the Demised Premises without complying with all the provisions of Article
16; or

 

(n)         if
LESSEE fails to deliver to LESSOR the subordination agreement required by Section 23.1 within the time period set forth
therein; or

 

(o)         if
LESSEE fails to comply with any Legal or Insurance Requirement, and such failure continues for a period of ten (10) days after
LESSOR shall have given notice to LESSEE specifying such default and demanding that the same be cured; or

 

(p)         if
LESSEE shall default in the observance or performance of any provision of this Lease other than those provisions contemplated
by clause (a) through (o), inclusive, of this Section 19.1, and such default shall continue for thirty (30) days after
LESSOR shall have given notice to LESSEE specifying such default and demanding that the same be cured (unless such default cannot
be cured by the payment of money and cannot with due diligence be wholly cured within such period of thirty (30) days, in which
case LESSEE shall have such longer period as shall be necessary to cure the default, so long as LESSEE proceeds promptly to cure
the same within such thirty (30) day period, prosecutes the cure to completion with due diligence and advises LESSOR from time
to time, upon LESSOR'S request, of the actions which LESSEE is taking and the progress being made); or

 

(q)         if
any guarantor defaults under the terms and conditions of the guaranty delivered to LESSOR, and such default continues
beyond any applicable cure period contained therein, or if any of the representations and/or warranties made by any guarantor are
untrue or materially misleading as of the date of the guaranty delivered to LESSOR.

 

    	50

    	 

    

 

ARTICLE
20 

 

CONDITIONAL
LIMITATIONS; REMEDIES

 

20.1
This Lease and the Term and estate hereby granted are subject to the limitation that whenever
an Event of Default shall have happened and be continuing, LESSOR shall have the right, at its election, then or thereafter while
any such Event of Default shall continue and notwithstanding the fact that LESSOR may have some other remedy hereunder or at law
or in equity, to give LESSEE written notice of LESSOR'S intention to terminate this Lease on a date specified in such notice, which
date shall be not less than five (5) days after the giving of such notice, and upon the date so specified, this Lease and the estate
hereby granted shall expire and terminate with the same force and effect as if the date specified in such notice were the date
hereinbefore fixed for the expiration of this Lease, and all right of LESSEE hereunder shall expire and terminate, and LESSEE shall
be liable as hereinafter in this Article 20 provided. If any such notice is given, LESSOR shall have, on such date so specified,
the right of re-entry and possession of the Demised Premises and the right to remove all persons and property therefrom and to
store such property in a warehouse or elsewhere at the risk and expense, and for the account, of LESSEE. Should LESSOR elect to
re-enter as herein provided or should LESSOR take possession pursuant to legal proceedings or pursuant to any notice provided for
by law, LESSOR may from time to time re-let the Demised Premises or any part thereof for such term or terms and at such rental
or rentals and upon such terms and conditions as LESSOR may deem advisable, with the right to make alterations in and repairs to
the Demised Premises.

 

20.2 In
the event of any termination of this Lease as in this Article 20 provided or as required or permitted by law, LESSEE shall forthwith
quit and surrender the Demised Premises to LESSOR, and LESSOR may, without further notice, enter upon, re-enter, possess and repossess
the same by summary proceedings, ejectment or otherwise, and again have, repossess and enjoy the same as if this Lease had not
been made, and in any such event LESSEE and no person claiming through or under LESSEE by virtue of any law or an order of any
court shall be entitled to possession or to remain in possession of the Demised Premises but
shall forthwith quit and surrender the Demised Premises, and LESSOR at its option shall forthwith, notwithstanding any other provision
of this Lease, be entitled to recover from LESSEE, as and for liquidated damages, the sum of:

 

    	51

    	 

    

 

(a) all
Basic Rent, Additional Rent and other amounts payable by LESSEE hereunder then due or accrued and unpaid, and

 

(b) for
loss of the bargain, an amount equal to the aggregate of all unpaid Basic Rent and Additional Rent which would have been payable
if this Lease had not been terminated prior to the end of the Term then in effect, discounted to its then present value in accordance
with accepted financial practice using a rate equal to six percent (6%) per annum; and

 

(c) all
other damages and expenses (including attorneys' fees and expenses), which LESSOR shall have sustained by reason of the breach
of any provision of this Lease.

 

20.3 Nothing
herein contained shall limit or prejudice the right of LESSOR, in any bankruptcy or insolvency proceeding, to prove for and obtain
as liquidated damages by reason of such termination an amount equal to the maximum allowed by any bankruptcy or insolvency proceedings,
or to prove for and obtain as liquidated damages by reason of such termination, an amount equal to the maximum allowed by any statute
or rule of law whether such amount shall be greater or less than the excess referred to above.

 

20.4 In
the event that LESSEE should abandon the Demised Premises, LESSOR may, at its option and for so long as LESSOR does not terminate
LESSEE'S right to possession of the Demised Premises, enforce all of its rights and remedies under this Lease, including the right
to recover all Basic Rent, Additional Rent and other payments as they become due hereunder. Additionally, LESSOR shall be entitled
to recover from LESSEE all costs of maintenance and preservation of the Demised Premises, and all costs, including attorneys' and
receiver's fees, incurred in connection with the appointment of or performance by a receiver to protect the Demised Premises and
LESSOR'S interest under this Lease.

 

20.5 Nothing
herein shall be deemed to affect the right of LESSOR to indemnification pursuant to Section 14.4 of this Lease.

 

    	52

    	 

    

 

20.6 
At the request of LESSOR upon the occurrence of an Event of Default, LESSEE will quit and surrender the Demised Premises to LESSOR
or its agents, and LESSOR may without further notice enter upon, re-enter and repossess the Demised Premises by summary proceedings,
ejectment or otherwise. The words enter, re-enter", and "re-entry" are not restricted to their technical legal
meanings.

 

20.7 If
either LESSOR or LESSEE shall be in default in the observance or performance of any provision of this Lease, and an action shall
be brought for the enforcement thereof in which it shall be determined that said party was in default, the defaulting party shall
pay to the non-defaulting party all reasonable fees, costs and other expenses incurred by the nondefaulting party in connection
therewith, including reasonable attorneys' fees and expenses. In the event it is determined that said party was not in default,
then the party alleging said default shall pay to the other party all the aforesaid reasonable fees, costs and expenses incurred
by said party.

 

20.8 If
LESSEE shall default in the keeping, observance or performance of any covenant, agreement, term, provision or condition herein
contained, LESSOR, without thereby waiving such default, may perform the same for the account and at the expense of LESSEE (a)
immediately or at any time thereafter and without notice in the case of emergency or in case such default will result in a violation
of any Legal or Insurance Requirement, or in the imposition of any Lien against all or any portion of the Premises and (b) in any
other case if such default continues after thirty (30) days from the date of the giving by LESSOR to LESSEE of notice of LESSOR'S
intention so to perform the same. All costs and expenses incurred by LESSOR in connection with any such performance by it for the
account of LESSEE and also all costs and expenses, including attorneys' fees and disbursements incurred by LESSOR in any action
or proceeding (including any summary dispossess proceeding) brought by LESSOR to enforce any obligation of LESSEE under this Lease
and/or right of LESSOR in or to the Demised Premises, shall be paid by LESSEE to LESSOR upon demand.

 

20.9 Except
as otherwise provided in this Article 20, no right or remedy herein conferred upon or reserved to LESSOR or LESSEE is intended
to be exclusive of any other right or remedy, and every right and remedy shall be cumulative and in addition to any other legal
or equitable right or remedy given hereunder, or now or hereafter existing. No waiver by LESSOR or by LESSEE of any provision of
this Lease shall be deemed to have been made

 

    	53

    	 

    

 

unless
expressly so made in writing. LESSOR and LESSEE shall be entitled, to the extent permitted by law, to injunctive relief in case
of the violation, or attempted or threatened violation, of any provision of this Lease, or to a decree compelling observance or
performance of any provision of this Lease, or to any other legal or equitable remedy.

 

ARTICLE
21 

 

ACCESS;
RESERVATION OF EASEMENTS

 

21.1 LESSOR
and LESSOR'S agents and representatives shall have the right to enter into or upon the Demised Premises, or any part thereof, at
all reasonable hours for the following purposes: (1) examining the Demised Premises; (2) making such repairs or alterations therein
as may be necessary in LESSOR'S sole judgment for the safety and preservation of the Demised Premises; (3) erecting, maintaining,
repairing or replacing wires, cables, ducts, pipes, conduits, vents or plumbing equipment running in, to or through the Building;
(4) showing the Demised Premises to prospective new tenants during the last twelve (12) months of the Term; or (5) showing the
Demised Premises during the Term to any mortgagees or prospective purchasers of the Premises. LESSOR shall give LESSEE three (3)
business days prior written notice before commencing any nonemergency repair or alteration.

 

21.2 LESSOR
may enter upon the Demised Premises at any time in case of emergency without prior notice to LESSEE.

 

21.3 LESSOR,
in exercising any of its rights under this Article 21, shall not be deemed guilty of an eviction, partial eviction, constructive
eviction or disturbance of LESSEE'S use or possession of the Demised Premises and shall not be liable to LESSEE for same.

 

21.4 All
work performed by or on behalf of LESSOR in or on the Demised Premises pursuant to this Article 21 shall be performed with
as little inconvenience to LESSEE'S business as is reasonably possible.

 

21.5 LESSEE
shall not change any locks or install any additional locks on doors entering into the Building without immediately giving to LESSOR
a copy of any such lock key. If in an emergency LESSOR is unable to gain entry to the Building by unlocking entry doors thereto,
LESSOR may force or otherwise enter the Building, without liability to LESSEE for any damage

 

    	54

    	 

    

 

resulting
directly or indirectly therefrom. LESSEE shall be responsible for all damages created or caused by its failure to give LESSOR a
copy of any key to any lock installed by LESSEE controlling entry to the Building.

 

21.6 LESSOR
reserves the right, from time to time, to make changes, alterations, additions, improvements, repairs or replacements in or to
(i) those portions of the Demised Premises which LESSOR is obligated to maintain and repair pursuant to the provisions of Section
7.2 and (ii) to the other portions of the Demised Premises and to the fixtures and equipment in the Building as LESSOR may
reasonably deem necessary to comply with any applicable Legal Requirements and/or to correct any unsafe condition; provided, however,
that there be no unreasonable obstruction of the means of access to the Demised Premises or unreasonable interference with LESSEE'S
use of the Demised Premises and the usable square foot area of the Building is not unreasonably affected thereby. Nothing contained
in this Article shall be deemed to relieve LESSEE of any duty, obligation or liability of LESSEE with respect to making any repair,
replacement or improvement or complying with any applicable Legal Requirements.

 

ARTICLE
22 

 

ACCORD
AND SATISFACTION

 

The
receipt by LESSOR of any installment of Basic Rent or of any Additional Rent with knowledge of a default by LESSEE under the terms
and conditions of this Lease shall not be deemed a waiver of such default. No payment by LESSEE or receipt by LESSOR of a lesser
amount than the rent herein stipulated shall be deemed to be other than on account of the earliest stipulated rent, nor shall any
endorsement or statement on any check or any letter accompanying any check or payment as rent be deemed an accord and satisfaction,
and LESSOR may accept such check or payment without prejudice to LESSOR'S right to recover the balance of such rent or pursue any
other remedy in this Lease provided.

 

ARTICLE
23 

 

SUBORDINATION

 

23.1 This
Lease and the term and estate hereby granted are and shall be subject and subordinate to the lien of each mortgage which may now
or at any time hereafter affect all or

 

    	55

    	 

    

 

any
portion of the Premises or LESSOR'S interest therein and to all ground leases which may now or at any time hereafter affect all
or any portion of the Premises (any such mortgage or ground lease being herein called an "Underlying Encumbrance")
.. The foregoing provisions for the subordination of this Lease and the term and estate hereby granted to an Underlying Encumbrance
shall be self-operative and no further instrument shall be required to effect any such subordination; provided, however, at any
time and from time to time, upon not less than ten (10) days' prior notice by LESSOR, LESSEE shall execute, acknowledge and deliver
to LESSOR any and all reasonable instruments that may be necessary or proper to effect such subordination or to confirm or evidence
the same.

 

23.2 If
all or any portion of LESSOR'S estate in the Premises shall be sold or conveyed to any person, firm or corporation upon the exercise
of any remedy provided for in any mortgage or by law or equity, such person, firm or corporation and each person, firm or corporation
thereafter succeeding to its interest in the Premises (a) shall not be liable for any act or omission of LESSOR under this Lease
occurring prior to such sale or conveyance, (b) shall not be subject to any offset, defense or counterclaim accruing prior to such
sale or conveyance, (c) shall not be bound by any payment prior to such sale or conveyance of Basic Rent, Additional Rent or other
payments for more than one month in advance, and (d) shall be liable for the keeping, observance and performance of the other covenants,
agreements, terms, provisions and conditions to be kept, observed and performed by LESSOR under this Lease only during the period
such person, firm or corporation shall hold such interest.

 

23.3 In
the event of an act or omission by LESSOR which would give LESSEE the right to terminate this Lease or to claim a partial or total
eviction, LESSEE will not exercise any such right until it has given written notice of such act or omission, or, in the case of
the Demised Premises or any part thereof becoming untenantable as the result of damage from fire or other casualty, written notice
of the occurrence of such damage, to the holder of any Underlying Encumbrance whose name and address shall previously have been
furnished to LESSEE in writing, by delivering such notice of such act, omission or damage addressed to such holder at said address
or if such holder hereafter furnishes another address to LESSEE in writing at the last address of such holder so furnished to LESSEE,
and, unless otherwise provided herein, until a reasonable period for remedying such act, omission or damage shall have elapsed

 

    	56

    	 

    

 

following
such giving of such notice, provided any such holder, with reasonable diligence, shall, following the giving of such notice, have
commenced and continued to remedy such act, omission or damage or to cause the same to be remedied.

 

23.4 If,
in connection with obtaining financing for the Premises or refinancing any mortgage encumbering the Premises, the prospective lender
requests reasonable modifications to this Lease as a condition precedent to such financing or refinancing, then LESSEE hereby covenants
and agrees not to unreasonably withhold, delay or condition its consent to such modifications, provided such modifications do not
increase the Basic Rent or Additional Rent, do not increase the security deposit, do not reduce the length of the Term, do not
affect the termination, extension and/or expansion options, do not materially and adversely affect the leasehold interest created
by this Lease and do not materially and adversely affect the manner in which LESSEE'S operations are conducted at the Demised Premises.

 

ARTICLE
24 

 

LESSEE'S
REMOVAL

 

24.1 Upon
the expiration or earlier termination of this Lease, LESSEE shall surrender the Demised Premises to LESSOR in the condition same
is required to be maintained under Article 7 of this Lease and broom clean. Any personal property which shall remain in any part
of the Demised Premises after the expiration or earlier termination of this Lease shall be deemed to have been abandoned, and either
may be retained by LESSOR as its property or may be disposed of in such manner as LESSOR may see fit; provided, however, that,
notwithstanding the foregoing, LESSEE will, upon request of LESSOR made not later than thirty (30) days after the expiration or
earlier termination of this Lease, promptly remove from the Demised Premises any such personal property.

 

24.2 If,
at any time during the last three (3) months of the Term, LESSEE shall not occupy any part of the Demised Premises in connection
with the conduct of its business, LESSOR may elect, at its option, to enter such part of the Demised Premises to alter and/or redecorate
such part of the Demised Premises, and LESSEE hereby irrevocably grants to LESSOR a license to enter such part of the Demised Premises
in connection with such alterations and/or redecorations. LESSOR'S exercise of such right shall not relieve LESSEE from any of
its obligation under this Lease.

 

    	57

    	 

    

 

24.3 If
LESSEE holds over possession of the Demised Premises beyond the Termination Date, such holding over shall not be deemed to extend
the Term or renew this Lease but such holding over shall continue upon the terms, covenants and conditions of this Lease except
that LESSEE agrees that the charge for use and occupancy of the Demised Premises for each calendar month or portion thereof that
LESSEE holds over (even if such part shall be one day) shall be a liquidated sum equal to one-twelfth (l/12th) of two (2) times
the Basic Rent and Additional Rent required to be paid by LESSEE during the calendar year preceding the Termination Date. The parties
recognize and agree that the damage to LESSOR resulting from any failure by LESSEE to timely surrender possession of the Demised
Premises will be extremely substantial, will exceed the amount of the monthly Basic Rent and Additional Rent payable hereunder
and will be impossible to accurately measure. If the Demised Premises are not surrendered upon the expiration of this Lease, LESSEE
shall indemnify, defend and hold harmless LESSOR against any and all losses and liabilities resulting therefrom, including, without
limitation, any claims made by any succeeding tenant founded upon such delay, so long as LESSOR has notified LESSEE that LESSOR
has executed a lease or other occupancy agreement for all or any portion of the Demised Premises. Nothing contained in this Lease
shall be construed as a consent by LESSOR to the occupancy or possession by LESSEE of the Demised Premises beyond the Termination
Date, and LESSOR, upon said Termination Date, shall be entitled to the benefit of all legal remedies that now may be in force or
may be hereafter enacted relating to the immediate repossession of the Demised Premises. The provisions of this Article shall survive
the expiration or sooner termination of this Lease.

 

    	58

    	 

    

 

ARTICLE
25

 

BROKERS

 

LESSEE
represents to LESSOR that LESSEE has not dealt with any real estate broker or sales representative in connection with this transaction
other than Newmark Grubb Knight Frank; the phrase "real estate broker or sales representative" shall be deemed to include
any finder/consultant retained by LESSEE, but whose fees are to be paid by LESSOR. LESSEE agrees to indemnify and hold harmless
LESSOR, LESSOR'S managing agent, and the respective directors, officers, employees, members and partners of the foregoing entities,
or of any partner of the foregoing entities, from and against any threatened or asserted claims, liabilities, losses or judgments
(including reasonable attorneys' fees and disbursements) by any real estate broker or sales representative (other than those set
forth above) based on alleged contacts between such broker or sales representative and LESSEE which have resulted in allegedly
providing such broker or sales representative with the right to claim a commission or finder's fee in connection with this Lease.
The provisions of this Article shall survive the expiration or sooner termination of this Lease.

 

Article
26

 

NOTICES

 

All
notices, demands, requests, consents, approvals, offers, statements and other instruments or communications required or permitted
to be given hereunder (shall be in writing and shall be delivered by (a) certified mail, postage prepaid, or (b) a nationally recognized
overnight delivery service (such as Federal Express), addressed as follows:

 

To
LESSOR:

 

MATRIX/AEW
NB, LLC 

c/0
Matrix Realty, Inc.

3
Centre Drive

Jamesburg,
New Jersey 08831

Attention:
Joseph S. Taylor

 

with
a copy to:

MATRIX/AEW
NB, LLC 

c/O
Matrix Realty, Inc.

Forsgate
Drive

 

    	59

    	 

    

 

CN
4000

Cranbury,
New Jersey 08512 

Attention:
Donald M. Epstein

 

To
LESSEE (prior to the Commencement Date):

Millenium
Vascular Management Group of New Brunswick LLC 

400
Garden City Plaza, Suite 440 

Garden
City, New York 11530

 

To
LESSOR (after the Commencement Date):

Millenium
Vascular Management Group of New Brunswick LLC 

Plaza
I

303
George Street

New
Brunswick, New Jersey 08901

Attention:
[______________]

 

with
a copy to:

[____________]

[____________]

[____________]

[____________]

 

The
foregoing addresses may be changed or supplemented by written notice given as above provided. Any such notice sent by mail shall
be deemed to have been received by the addressee on the third (3rd) business day after posting in the United States
mail, or, if transmitted by overnight delivery service, on the first (1st) business day after transmittal. Counsel for
a party may give notice to the other party with the same effect as if given by a party.

 

ARTICLE
27

 

NATURE
OF LESSOR'S OBLIGATIONS

 

Anything
in the Lease to the contrary notwithstanding, no recourse or relief shall be had under any rule of law, statute or constitution
or by any enforcement of any assessments or penalties, or otherwise or based on or in respect of this Lease (whether by breach
of any obligation, monetary or non-monetary), against LESSOR, it being expressly understood that all obligations of LESSOR under
or relating to this Lease are solely obligations payable out of the Premises and are compensable solely therefrom. It is expressly
understood that all such liability is and is being expressly waived and released as a condition of and as a condition for the execution
of this Lease, and LESSEE expressly waives and releases all such liability as a

 

    	60

    	 

    

 

condition
of, and as a consideration for, the execution of this Lease by LESSOR.

 

ARTICLE
28

 

RESERVED

 

ARTICLE
29

 

MISCELLANEOUS

 

29.1 This
Lease may not be amended, modified or nor may any obligation hereunder be waived, orally, and no such amendment, modification,
termination or waiver, shall be effective unless in writing and signed by the party against whom enforcement thereof is sought.
No waiver by LESSOR of any obligation of LESSEE hereunder shall be deemed to constitute a waiver of the future performance of such
obligation by LESSEE. If any provision of this Lease or any application thereof shall be invalid or unenforceable, the remainder
of this Lease and any other application of such provision shall not be affected thereby. This Lease shall be binding upon and inure
to the benefit of and be enforceable by the respective successors and assigns of the parties hereto, except as provided in Article
16. Upon due performance of the covenants and agreements to be performed by LESSEE under this Lease, LESSOR covenants that
LESSEE shall and may at all times peaceably and quietly have, hold and enjoy the Demised Premises during the Term, without molestation
or hindrance by LESSOR or any party claiming through or under LESSOR. The table of contents and the article headings are for convenience
of reference only and shall not limit or otherwise affect the meaning hereof. [Schedules A, B, C, D, E and F annexed hereto are
incorporated into this Lease. This Lease will be simultaneously executed in several counterparts, each of which when so executed
and delivered, shall constitute an original, fully enforceable counterpart for all purposes. This Lease shall be governed by and
construed in accordance with the laws of the State of New Jersey.

 

29.2 No
act or thing done by LESSOR or LESSOR'S agents during the Term shall be deemed an acceptance of a surrender of the Demised Premises,
and no agreement to accept such surrender shall be valid unless in writing and signed by LESSOR. No employee of LESSOR or LESSOR'S
agents shall have any authority to accept the keys to the Demised Premises prior to the Termination Date and the delivery of keys
to any employee of

 

    	61

    	 

    

 

LESSOR
or LESSOR'S agents shall not operate as an acceptance of a termination of this Lease or an acceptance of a surrender of the Demised
Premises.

 

29.3 LESSOR'S
failure during the Term to prepare and deliver any of the statements, notices or bills set forth in this Lease shall not in any
way cause LESSOR to forfeit or surrender its rights to collect any amount that may have become due and owing to it during the Term.

 

29.4 (a)
LESSOR hereby reserves the right, at its sole option, to relocate LESSEE to other space within the Building (the "New Space")
at any time during the Term so long as the following preconditions are satisfied:

 

(i) The
rentable square footage of the New Space is the same as, or within 100 square feet of (plus or minus), the rentable square footage
of the Demised Premises; and

 

(ii) LESSOR,
at its sole cost and expense, has completed the New Space and has prepared the same for LESSEE'S occupancy so that the level of
finish therein is reasonably comparable to the level of finish of the Demised Premises.

 

If
LESSOR elects to exercise its relocation right, LESSOR agrees to notify LESSEE of said exercise and of the estimated date of the
relocation, which date shall not be less than sixty (60) days after the date of LESSOR'S notice.

 

(b) Within
twenty (20) days following the giving by LESSOR of a notice stating that the rentable square footage of the New Space satisfies
that requirement of clause (a) (i) above and that the New Space is substantially completed in accordance with the requirements
of clause (a)(ii) above, LESSEE shall vacate the Demised Premises and move into the New Space. LESSOR agrees to reimburse LESSEE
for all reasonable costs and expenses incurred by LESSEE in connection with (i) moving its equipment, furniture and other personal
property from the Demised Premises to the New Space, (ii) installing its telephone and computer systems in the New Space and (iii)
installing its identification sign at the entrance to the New Space; said reimbursement shall be made within thirty (30) days following
LESSOR'S receipt of evidence reasonably satisfactory to it setting forth in reasonable detail the costs and expenses incurred by
LESSEE and a description of services performed.

 

    	62

    	 

    

 

(c) 
In the event LESSOR exercises its right to relocate LESSEE, LESSOR and LESSEE hereby agree, within twenty (20) days after LESSEE
takes possession of the New Space, to promptly amend those provisions of this Lease which are affected by the relocation and the
change, if any, in the rentable square footage. If the amount of the Basic Rent and LESSEE'S Proportionate Share are affected,
the Basic Rent and Additional Rent payable or paid for the calendar month in which the move to the New Space occurs shall be equitably
adjusted, and LESSEE shall pay to LESSOR any balance owing to LESSOR within five (5) business days after the date LESSEE takes
possession of the New Space, or alternatively, LESSOR shall reimburse to LESSEE any monies owing to LESSEE within five (5) business
days after the date LESSEE takes possession of the New Space.

 

(d) After
LESSEE takes possession of the New Space, the term "Demised Premises", as used in this Lease, shall be deemed to
refer to and include the New Space.

 

29.5 LESSEE
shall keep proper books and records of account in accordance with generally accepted accounting principles consistently applied.
LESSEE shall deliver to LESSOR, within one hundred eighty (180) calendar days after the close of each of its fiscal years, a balance
sheet and statement of income and expense for such year (which shall separately set forth the expenses of the Demised Premises).
In addition, LESSEE shall provide to LESSOR, within ten (10) calendar days after request, with such other information with respect
to LESSEE as LESSOR may reasonably request from time to time. All financial statements shall include a complete comparison with
the figures for the preceding year, and shall be certified by (a) the chief financial officer of LESSEE or, (b) if prepared by
any accounting firm, by such accounting firm. 

 

29.6 (a)
LESSOR hereby advises LESSEE that the parking areas servicing the Building at present consists of a lot located on the Adjacent
Parking Parcel (the "Lot"). LESSEE acknowledges that the Lot is currently open to the public and services all
of the tenants of the Building, at rates established from time to time by the operator of the Lot. LESSEE agrees to observe, and
to cause LESSEE'S employees to observe, reasonable safety precautions in the use of the automobile parking spaces in the Lot, and
to comply with, and to cause LESSEE'S employees and invitees to comply with, all reasonable rules and regulations promulgated from
time to time by LESSOR or the operator of the Lot, including, but not limited to, the prohibition of overnight parking.

 

    	63

    	 

    

 

(b) LESSEE
acknowledges that if a tenant of the Building uses a disproportionate number of spaces in the Lot, the other tenants of the Building
may not have sufficient parking for their employees and invitees. Accordingly, LESSEE agrees that, upon the written request of
LESSOR, it shall cause its officers, employees, agents and invitees to park in no more than eight (8) spaces in the Lot, notwithstanding
the fact that the Lot is open to the general public. The failure of LESSEE to comply with the terms and provisions of this Section
29.6(b) shall be deemed to be a default by LESSEE of its obligations hereunder and, in such event, LESSOR shall have the right
to exercise any rights or remedies it may have under Articles 19 and 20 above, including the termination of this
Lease.

 

(c) LESSOR
does not assume any responsibility for, and shall not be held liable for, any damage or loss to any automobiles parking in the
Lot, or to any personal property located therein.

 

(d) Nothing
in this Lease shall be deemed or construed (i) to give LESSEE the right to use any parking spaces in the Lot or any other rights
with respect to the Lot or the property on which the Lot is situated, (ii) as a representation, warranty or agreement that the
Lot will continue to be operated as a parking facility, or (iii) to obligate LESSOR to police, regulate or otherwise control the
use of the Lot by other tenants of the Building or third parties or to furnish any other work or service with respect to the Lot.
If LESSEE desires to utilize any parking spaces in the Lot, LESSEE shall enter into a separate agreement with LESSOR or the operator
of the Lot for such parking spaces; provided, however, that nothing contained in this Lease shall be construed as an obligation
on the part of LESSOR or the operator of the Lot to enter into any such agreement with LESSEE.

 

29.7 LESSEE
shall be entitled (i) to use LESSEE'S Proportionate Share of the spaces available on the office building directory located on the
main floor of the Building and (ii) to use LESSEE'S prorata share (determined by dividing
the rentable square footage of the Demised Premises by the aggregate rentable square footage of the first floor) of the spaces
available on the floor directory located in the elevator lobby on the first (1st) floor of the Building. LESSOR shall pay the cost
of the initial listings on said directories, but LESSEE shall pay the costs of any changes to the listings. LESSEE

 

    	64

    	 

    

 

acknowledges
and agrees that the cost of maintaining the directories shall be part of LESSOR'S Operating Expenses.

 

29.8 The
submission of this Lease to LESSEE for examination does not constitute an offer to lease the Demised Premises on the terms set
forth herein, and this Lease shall become effective as a lease agreement only upon the execution and delivery of the Lease by LESSOR
and LESSEE.

 

29.9 Subject
to all applicable Legal Requirements and to LESSOR'S rules and regulations, LESSEE shall be permitted keyed access to the Demised
Premises twenty-four (24) hours per day, seven (7) days per week.

 

29.10 The
term "LESSOR", as used in this Lease, shall mean only the owner of the title to the Premises as of the date in question.
Upon the sale, transfer or other conveyance by LESSOR of the Premises, LESSOR shall be released from any and all liability under
this Lease arising after the date of such sale, transfer or other conveyance.

 

29.11 Notwithstanding
anything to the contrary contained in this Lease, (A) LESSEE acknowledges and agrees that LESSEE has no rights to use all or any
part of the Adjacent Office Parcel, the Adjacent Parking Parcel or the Lot, and (B) LESSOR reserves the right, in its sole discretion
at any time, to modify or alter the Premises, the Adjacent Office Parcel, the Adjacent Parking Parcel and/or the Lot, including,
but not limited to, (i) expanding, reducing and otherwise modifying or altering the Building and/or other improvements; (i i) constructing
additional buildings and/or improvements; and (iii) increasing or decreasing the size of the Land and/or increasing, decreasing
or eliminating the common areas and facilities on the Adjacent Office Parcel and/or the Adjacent Parking Parcel; provided, however,
if, as a result of LESSOR'S exercise of its rights hereunder, the acreage of the Land is reduced or increased or the rentable square
footage of the Building is reduced or increased, then, in either event, LESSOR shall equitably adjust those expenses affected by
such action.

 

29.12 LESSEE
is responsible for and is required to reimburse LESSOR, as Additional Rent, within thirty (30) days after demand, for all reasonable
fees, costs and expenses, including, but not limited to, reasonable attorneys' fees and disbursements, which LESSOR incurs in reviewing
any proposed assignment of this Lease, any proposed sublease of the Demised Premises or any part thereof, and any plans and specifications,

 

    	65

    	 

    

 

permits,
approvals, and applications for or notices of additions, improvements and alterations to the Demised Premises, and in reviewing
any other matter which requires the consent or approval of LESSOR under this Lease.

 

ARTICLE
30 

 

USA
PATRIOT ACT

 

30.1 LESSEE
represents, warrants and covenants that neither LESSEE nor any of its partners, officers, directors, members or shareholders (i)
is listed on the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Asset Control, Department
of the Treasury ("OFAC") pursuant to Executive Order No. 13224, 66 Fed. Reg. 49079 (Sept. 25, 2001)("Order")and
all applicable provisions of Title III of the USA Patriot Act (Public Law No. 107-56 (October 26, 2001)); (ii) is listed on the
Denied Persons List and Entity List maintained by the United States Department of Commerce; (iii)is listed on the List of Terrorists
and List of Disbarred Parties maintained by the United States Department of State, (iv) is listed on any list or qualification
of "Designated Nationals" as defined in the Cuban Assets Control Regulations 31 C.F.R. Part 515; (v) is listed on any
other publicly available list of terrorists, terrorist organizations or narcotics traffickers maintained by the United States Department
of State, the United States Department of Commerce or any other governmental authority or pursuant to the Order, the rules and
regulations of OFAC (including without limitation the Trading with the Enemy Act, 50 U.S.C. App. 1-44; the International Emergency
Economic Powers Act, 50 U.S.C. §§ 1701-06; the unrepealed provision of the Iraq Sanctions Act, Publ.L. No. 101-513; the
United Nations Participation Act, 22 U.S.C. § 2349 aa-9; The Cuban Democracy Act, 22 U.S.C. §§ 60-01-10; The Cuban
Liberty and Democratic Solidarity Act, 18.U.S.C. §§ 2332d and 233; and The Foreign Narcotic Kingpin Designation Act,
Publ. L. No. 106-120 and 107- 108, all as may be amended from time to time); or any other applicable requirements contained in
any enabling legislation or other Executive Orders in respect of the Order (the Order and such other rules, regulations, legislation
or orders are collectively called the "Orders"); (vi) is engaged in activities prohibited in the Orders; or (vii)
has been convicted, pleaded nolo contendere, indicted, arraigned or custodially detained on charges involving money laundering
or predicate crimes to money laundering, drug trafficking, terrorist-related activities or other money laundering predicate crimes
or in connection with the Bank Secrecy Act (31 U.S.C. §§ 5311 et. seq.).

 

    	66

    	 

    

 

ARTICLE
31 

 

EARLY TERMINATION RIGHT

 

31.1 Subject
to the terms of this Article 31, LESSEE shall have the right to terminate this Lease as of the last day of the month during which
the third (3rd) anniversary of the Commencement Date occurs (the "Early Termination Date"), provided (i) LESSEE
notifies LESSOR in writing (the "Early Termination Notice") of LESSEE'S termination of this Lease prior
to the one hundred eightieth (180th) day after the second (2nd) anniversary of the Commencement Date, time
being of the essence with respect to such notice, (ii) LESSEE is not in default under the terms and conditions of this Lease as
of the giving of the Early Termination Notice or as of the Early Termination Date, and (iii) within sixty (60) days after the date
of the Early Termination Notice, LESSEE pays to LESSOR an amount equal to the Termination Payment. If either of the conditions
set forth in clauses (i) or (ii) of the preceding sentence is not satisfied, then LESSEE shall be deemed to have waived
its early termination option. If LESSEE fails to pay the Termination Payment within sixty (60) days after the date of the Early
Termination Notice, then, at LESSOR'S option, either (i) this Lease shall remain in full force and effect, or (ii) the Lease shall
terminate and expire as of the Early Termination Date. LESSOR'S election pursuant to the immediately preceding sentence shall not
be deemed a waiver of LESSEE'S obligation to pay the Termination Payment or LESSEE'S default for failure to pay the Termination
Payment as required herein.

 

31.2 (a)
LESSOR shall use good faith efforts to notify LESSEE, within thirty (30) days after receipt of the Early Termination Notice, of
the amount of the Termination Payment. LESSOR'S failure to notify LESSEE of the amount of the Termination Payment shall not be
deemed to be a waiver of LESSOR'S right to receive, or LESSEE'S obligation to pay, the Termination Payment.

 

(b) As
used herein, the term "Termination Payment" shall mean the sum of (a) the unamortized costs and expenses incurred
by LESSOR in connection with the Finish Work, plus (b) the unamortized portion of any brokerage commission paid in connection
with this Lease, plus (c) the unamortized legal fees and expenses incurred by LESSOR in connection with this Lease (the
foregoing set forth in clauses (a), (b) and (c) shall be collectively referred to as the "Lease Expenses").
For the

 

    	67

    	 

    

 

purposes
hereof, the Lease Expenses, together with interest thereon at a rate of nine percent (9%) per year, shall be amortized (on a straight
line basis) over the period commencing on the Commencement Date and ending on the last day of the month during which the day immediately
preceding the fifth (5th) anniversary of the Commencement Date occurs.

 

31.3 The
rights granted to LESSEE under this Article 31 are personal to Millennium Health Care Inc., and they cannot be assigned separately
from this Lease or in connection with an assignment of this Lease.

 

[Signature
page follows]

 

    	68

    	 

    

 

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

 

	WITNESS:	 	 	 	LESSOR:
	(SEAL)	 	 	 	MATRIX/AEW NB, LLC
	 	 	 	 	BY: Taylor/Epstein Investment
	 	 	 	 	Fund, LLC, its Manager
	 	 	 	 	 
	 	 	 	By:	/s/ Donald M. Epstein 
	 	 	 	 	Name: Donald M. Epstein
	 	 	 	 	Title: Manager
	 	 	 	 	 
	ATTEST:	 	 	 	LESSEE:
	(SEAL)	 	 	 	MILLENIUM HEALTH CARE INC.
	 	 	 	 	 
	 	 	 	By:	/s/  Chris Amandola
	 	Secretary	 	 	Name: Chris Amandola
	 	 	 	 	Title: President

 

    	69

    	 

    

 

SCHEDULE
A

 

DESCRIPTION
OF LAND

 

All
that certain lot, tract or parcel of land situate, lying and being in the City of New Brunswick, in the County of Middlesex, and
the State of New Jersey being described as follows:

 

BEGINNING
at a point on the Easterly Right of Way line of George Street (60.00 feet wide), said point being located 28.33 feet Northerly
from the intersection of the aforesaid Easterly sideline of George Street with the Northerly Right of Way line of New Street (variable
width), if same were extended to form an intersection, said beginning point being also described in Deed Book 4878 Page 379 and
re-recorded in Deed Book 4888 Page 288; thence running:

 

1)          Along
the aforesaid Easterly sideline of George Street, North 09 degrees 28 minutes 45 seconds West, a distance of 86.37 feet to a point;
thence

 

2)          North
80 degrees 26 minutes 29 seconds East, a distance of 179.52 feet to a point; thence

 

3)          North
09 degrees 33 minutes 42 seconds West, a distance of 5.26 feet to a point; thence

 

4)          North
80 degrees 26 minutes 29 seconds East, a distance of 53.16 feet to a point; thence

 

5)          South
09 degrees 22 minutes 33 seconds East, a distance of 132.89 feet to a point on the aforesaid Northerly sideline of New Street;
thence

 

6)          Along
the aforesaid Northerly sideline of New Street, on a curve to the right, having a radius of 1311.47 feet and an arc length of 44.00
feet to a point; thence

 

7)          Continuing
along the aforesaid Northerly sideline of New Street, South 83 degrees 48 minutes 30 seconds West, a distance of 160.45 feet to
a point; thence

 

8)          Along
a curve to the right, having a radius of 30.00 feet and an arc length of 45.40 feet to a point on the aforesaid Easterly sideline
of George Street, said point being the point and place of BEGINNING.

 

Schedule
A - 1

    	 

    	 

    

 

BEING known and designated as Lot 1 in Block 117. 01 (formerly
Lot 1 in Block 118) as shown on the Official Tax Rolls of the City of New Brunswick, Middlesex County, New Jersey.

 

The above description being drawn in accordance with a survey
prepared by Birdsall Services Group, dated April 11, 2012 and revised to April 30, 2012.

 

    	Schedule A - 2

    	 

    

 

SCHEDULE B

 

BASIC RENT

 

The Basic Rent (inclusive
of electricity at $1.75 per rentable square foot) shall be payable in equal monthly installments, in advance, on the Basic Rent
Payment Dates, commencing on the Commencement Date, except that LESSEE shall pay the first (1st) installment of Basic
Rent upon LESSEE'S execution and delivery of this Lease.

 

Section I:

 

The Basic Rent for
the initial five (5) year Term shall be as follows: (a) for the period from the Commencement Date to the day immediately preceding
the first (1st) anniversary of the Commencement Date, inclusive, the Basic Rent shall be $64,080.00 per annum, payable in equal
monthly installments of $5,340.00;

 

(b)          for
the period from the first (1st) anniversary of the Commencement Date to the day immediately preceding the second (2nd) anniversary
of the Commencement Date, inclusive, the Basic Rent shall be $66,216.00 per annum, payable in equal monthly in stallments of $5,518.00;

 

(c)          for
the period from the second (2nd) anniversary of the Commencement Date to the day immediately preceding the third (3rd) anniversary
of the Commencement Date, inclusive, the Basic Rent shall be $67,640.00 per annum, payable in equal monthly installments of $5,636.67;

 

(d)          for
the period from the third (3rd) anniversary of the Commencement Date to the day immediately preceding the fourth (4th) anniversary
of the Commencement Date, inclusive, the Basic Rent shall be $69,064.00 per annum, payable in equal monthly in stallments of $5,755.33;
and

 

(e)          for
the period from the fourth (4th) anniversary of the Commencement Date to the last day of the month during which the day immediately
preceding the fifth (5th) anniversary of the Commencement Date occurs, inclusive, the Basic Rent shall be $70,488.00 per annum,
payable in equal monthly installments of $5,874.00.

 

    	Schedule B - 1

    	 

    

 

Section II:

 

(a)          The
Basic Rent for the Option Period shall be equal to the greater of (i) the then fair market rental value of the Demised Premises
as of the commencement of the Option Period (as determined pursuant to the provisio ns set forth below) or (ii) the annual Basic
Rent payable during the last Lease Year of the original five (5) year Term.

 

(b)          On
or before the first (1st) day of the eleventh (11th) calendar month preceding the then Termination Date, LESSOR shall notify LESSEE
of its determination of the fair market rental value of the Demised Premises for the Option Period. If LESSOR 'S determination
is equal to or less than the annual Basic Rent then payable by LESSEE, then the Basic Rent during the Option Period shall be the
annual Basic Rent then payable by LESSEE; and if LESSOR 'S determination is more than the annual Basic Rent then payable by LESSEE,
then the Basic Rent during the Option Period shall be equal to LESSOR 'S determination, subject, however, to LESSEE 'S right to
object to such determination as provided in paragraph (c) below.

 

(c)          LESSEE
shall have the right to object to LESSOR 'S determination of the fair market rental value by notice given to LESSOR within fifteen
(15) days after receipt of LESSOR 'S determination. If LESSEE objects to such fair market rental value, and if the parties are
unable to resolve the dispute within thirty (30) days after LESSOR 'S receipt of LESSEE 'S objection notice, then the fair market
rental value of the Demised Premises shall be determined pursuant to the provisions of the immediately following paragraph.

 

    	Schedule B - 2

    	 

    

 

(d)          The
phrase "fair market rental value " shall mean the rent generally payable in the general area of New Brunswick, New Jersey
for premises of approximately the same size, level of tenant improvement and condition as the Demised Premises in a building comparable
to the Building for an equivalent term. On or before the ninetieth (90th) day preceding the commencement of the Option Period in
question, LESSOR and LESSEE shall each appoint an appraiser who is a member of the Member Appraisal Institute (MAI) of the American
Institute of Real Estate Appraisers. In the event either party fails to so appoint an appraiser on or before the day specified
in the preceding sentence, the person appointed as the appraiser may appoint an appraiser to represent the party having failed
to appoint an appraiser within ten (10) days after the expiration of such period. The two appraisers appointed in either manner
shall then proceed to appraise the Demised Premises and determine its fair market rental value. In the event of their inability
to reach a determination of the fair market rental value within thirty (30) days after their appointment, then they shall select
a third appraiser. Said third appraiser shall appraise the Demised Premises within thirty (30) days after his or her appointment
to determine its fair market rental value. In such event, for the purposes of clause (i) of Section II (a) above, the fair market
rental value of the Demised Premises shall be the average of the two (2) closest appraisals. LESSOR and LESSEE agree to be bound
by the determination of the fair market rental value of the Demised Premises by the appraisers. Each party shall be responsible
for the fees and disbursements of its appraiser and attorneys, and the parties shall share equally the fees and disbursements of
the third (3rd) appraiser.

 

(e)          In
the event a final determination of the annual Basic Rent for the Option Period has not been made by the commencement date of the
Option Period, then LESSEE shall pay to LESSOR the Basic Rent at the same rate as most recently paid by LESSEE. When the annual
Basic Rent for the Option Period has been determined, LESSEE shall pay to LESSOR, with the next monthly installment of Basic Rent
due after such determination, an amount equal to the difference between the Basic Rent previously paid during the Option Period
and the amount which would have been payable had the annual Basic Rent for the Option Period been made as of the commencement of
the Option Period.

 

    	Schedule B - 3

    	 

    

 

SCHEDULE C

 

FLOOR PLAN

 

    	Schedule C - 1

    	 

    

 

 

    	 

    	 

    

 

SCHEDULE D

 

FINISH WORK

 

1.          As
soon as reasonably possible after the date of this Lease, LESSOR shall (subject to Excusable Delay) using Building
standard methods and materials, (i) combine two rooms in the Demised Premises to create one room approximately twenty-two
(22) feet x twelve (12) feet, as shown on Schedule E annexed hereto, (ii) create double swing entry doors to the newly
created room as shown on Schedule E annexed he re to (iii) re install a sink with base cabinets and countertop as shown on
Schedule E annexed here to, (iv) remove any of the previous tenant's equipment from Demised Premises as shown on Schedule E
annexed hereto, (v) repair and / or replace, at LESSOR'S option, any stained or broken ceiling tiles within the Demised
Premises, (vi) repaint the walls within the Demised Premises with one (1) coat of Building standard paint in a color selected
by LESSEE from LESSOR'S Building standard paint chart, (vii) recarpet the portions of the Demised Premises which are carpeted
as of the date hereof with Building standard carpeting in a color selected by LESSEE from LESSOR'S Building standard select
ion of carpet, which recarpeting shall include installation of cove wall base a s shown on Schedule E annexed hereto, and
(viii) replace any outlets, lighting and / or window treatments which are not in operating condition as of the date hereof
(such work shall be collectively refer red to he rein as the "Finish Work").

 

    	Schedule D - 1

    	 

    

 

SCHEDULE E

 

DRAWINGS

 

    	Schedule E - 1

    	 

    

 

 

    	 

    	 

    

 

SCHEDULE F

 

ROLES AND REGULATIONS

 

1.          Obstruction
of Passageways: The sidewalks, entrances, passages, courts, elevators, vestibules, stairways, corridors and public parts of
the Building shall not be obstructed or encumbered by LESSEE or LESSEE 'S Visitors, or used by LESSEE or LESSEE 'S Visitors for
any purpose other than ingress and egress to and from the Demised Premises.

 

2.          Windows:
Windows in the Demised Premises shall not be covered or obstructed by LESSEE. No bottles, parcels, or other articles shall be placed
on the windowsills, in the halls, or in any other part of the Building other than the Demised Premises. No carpet, rug or other
article shall be hung, shaken or thrown out of the doors or windows of the Demised Premises and LESSEE shall not sweep or throw
or permit to be swept or thrown from the Demised Premises any dirt or other substances into any of the corridors or halls, elevators,
or out of the doors or windows or stairways of the Building.

 

3.          Projections
from the Building: No awnings, air conditioning units, or other fixtures shall be attached to the outside walls or the windowsills
of the Building or otherwise affixed so as to project from the Building, without the prior written consent of LESSOR.

 

4.          Signs:
No sign, notice or lettering shall be affixed, inscribed or exhibited by LESSEE to any part of the outside of the Demised Premises
or the Building, or any part of the inside of the Demised Premises so as to be visible from the outside of the Building, without
the prior written consent of LESSOR. However, LESSEE shall have the right to place its name on any door leading into the Demised
Premises, the size, color and style thereof to be subject to the LESSOR 'S approval. In the event of the violation of the foregoing
by LESSEE, LESSOR may remove and dispose of same without any liability, and may charge the expense incurred by such removal to
LESSEE.

 

5.          Floor
Coverings: LESSEE shall not lay any hard surface flooring so that the same shall come in direct contact with the floor of the
Demised Premises. If linoleum or other similar floor covering is desired to be used, an interlining of builder's deadening felt
first shall be fixed to the floor by a water soluble paste; use of cement or other similar adhesive material being expressly prohibited.
LESSEE shall reimburse LESSOR for the cost of any sound insulation required in the Demised Premises below the hard surface flooring
area.

 

    	Schedule F - 1

    	 

    

 

6.          Interference
with Occupants of the Building: LESSEE shall not use, keep or permit to be used or kept, any foul or noxious gas or substance
in the Demised Premises. LESSEE shall not suffer the Demised Premises to be used in an manner offensive or objectionable to LESSOR
or other occupants of the Building by reason of unseemly or disturbing noise, odor and/or vibrations and shall not interfere in
any way with other tenants or those having business with them. LESSEE will keep all mechanical apparatus in the Demised Premises
free of vibration and noise which may be transmitted beyond the limits of the Demised Premises.

 

7.          Smoking:
Smoking or carrying lighted cigars, pipes or cigarettes in the Building is prohibited.

 

8.          Locks,
Keys: LESSEE shall give to LESSOR a duplicate or master key or access card or code for each and every door in the Demised Premises.
LESSEE, shall, on the termination of LESSEE 's tenancy, deliver to LESSOR all keys to any space within the Building, either furnished
to or otherwise procured by LESSEE, and in the event of the loss of any keys furnished, LESSEE shall pay to LESSOR the cost thereof.
LESSEE, before closing and leaving the Demised Premises each day, shall ensure that all windows are closed and entrance doors locked.
LESSEE, at its expense, shall be responsible for repair to all doors and locks which are in violation of this Rule and shall pay
any alarm fees resulting from LESSOR 's entrance into the Demied Premises as permitted under the Lease.

 

9.          Contractors/Janitors:
LESSEE shall not enter into any contract whatsoever with any supplier of towels, water, toilet articles, or with any provider of
waxing, rug shampooing, venetian blind washing, furniture polishing, lamp servicing, cleaning of electrical fixtures, or for removal
of water, paper, rubbish or garbage, or other like service without the prior writ en consent of LESSOR. No vending machine of any
kind shall be installed in the Demised Premises without the prior written consent of LESSOR. LESSEE shall not employ any person
or per sons other than LESSOR's janitors for the purpose of cleaning the Demised Premises, without prior writ ten consent of LESSOR.
LESSOR shall not be responsible to LESSEE for any loss of property from the Premises, however occurring, or for any damage done
to the effects of LESSEE by such janitors or any of its employees, or by any other person or any other cause.

 

    	Schedule F - 2

    	 

    

 

10.         Mechanical,
Plumbing, Electric, Life Safety or Telephone Work: LESSEE shall at no time perform any alternation, additions or repairs to
the air conditioning, heating, ventilating, plumbing, fire protection, or electrical systems servicing the Premises, without obtaining
the prior written consent of LESSOR. LESSOR reserves the right through the use of its own contractors, to perform all work on these
systems. All telephone work shall be performed by LESSEE in accordance with the provisions of the Lease and all Legal Requirements
and shall be installed so as not to interfere with the operation of any fire dampers, or fire separation systems. All penetrations
shall be sealed to maintain the integrity of the fire separation walls. LESSEE shall reimburse LESSOR for all restoration work
required that is not performed by LESSEE as outlined above. The location of all plumbing; electrical; heating, ventilation and
air conditioning; and telephone work which is to be installed in the Premises shall be subject to LESSOR 's approval which shall
include a review of the number of appliances and their locations. Plumbing facilities shall not be used for any purpose other than
those for which they were constructed and no sweepings, rubbish, rags, sanitary napkins, acids or other substances shall be deposited
therein, and the expense of any breakage, stoppage, or damage resulting from the violation of this Rule shall be born by LESSEE.
When electric wiring of any kind is introduced, it must be connected as directed by LESSOR and no stringing or cutting of wires
will be allowed, except by prior written consent of LESSOR and shall be done by contractors approved by LESSOR.

 

11.         Movement
of Furniture, Freight or Bulky Matter: LESSEE shall not move any safe, heavy machinery, heavy equipment or fixtures into or
out of the Building without LESSOR 's prior consent. If such matter requires special handling, all work in connection therewith
shall comply with all Legal Requirements and shall be done during such hours as LESSOR may designate. Freight, furniture and bulky
matter shall be delivered to and removed from the Demised Premises only on the freight elevators, if provided, and through service
entrances and corridors during hours designated by LESSOR. No hand trucks may be used in the movement of heavy equipment except
those with rubber tires and sideguards. LESSEE shall provide protection of all floor surfaces during the movement of furniture
or heavy equipment as may be reasonably required by LESSOR. LESSEE shall be responsible for the cost of removal of all boxes, garbage
and debris caused by the movement of any heavy or bulky equipment or fixtures. LESSOR reserves the right to prescribe the maximum
weight and position of all safes and other heavy equipment so as to distribute properly the weight thereof and prevent any unsafe
condition from arising. The cost of any additional reinforcing required shall be the responsibility of LESSEE. LESSOR reserves
the right to inspect all freight to be brought into the Building and to exclude from the Building all freight which violates any
of these Rules and Regulations or the Lease.

 

    	Schedule F - 3

    	 

    

 

12.         Advertising:
LESSOR shall have the right to prohibit any advertising by LESSEE which in LESSOR 's opinion, tends to impair the reputation of
the Building or its desirability as a Building for offices and upon written notice from LESSOR, LESSEE shall refrain from or discontinue
such advertising.

 

13.         Parking
Areas: No part of the driveways, loading areas or parking areas shall be used for washing, maintaining, repairing or installing
parts in any vehicle except to the extent that repairs are reasonably necessary to fix a flat tire or start an engine enabling
the vehicle to be driven from the Premises or the Adjacent Parking Parcel. No vehicle shall be towed from the Premises by LESSEE
except after LESSEE informs LESSOR of such removal. Overnight parking of vehicles is prohibited without the prior written consent
of LESSOR. LESSEE shall take reasonable action to ensure that LESSEE 'S Visitors do not utilize any par king spaces designated
for the use of others, nor park in any driveways, fire lanes or other areas not striped for vehicular parking.

 

14.         HVAC:
If the Building contains central air conditioning and ventilation, LESSEE agrees to keep all windows and exterior doors closed
at all times and to abide by all Rules and Regulations issued by LESSOR with respect to such services.

 

15.         Non-Observance
or Violation of Rules by Other Tenants: LESSOR shall not be liable to LESSEE for any violation or non observance of the Rules
and Regulations by any other tenant, its servants, employees, agents, visitors, invitees, sublessees or licensees, nor is LESSOR
obligated to enforce the Rules and Regulations or the terms, covenants, or conditions in any other lease against any other tenant.

 

16.         After
Hours Use: LESSOR reserves the right to exclude from the Premises between the hours of 6:00 p.m. and 8:00 a.m. from Monday
to Friday, inclusive, and between the hours of 1:00 p.m. on Saturday and 8:00 a.m. on the following Monday, as well as Building
Holidays any visitor not authorized by LESSEE to have access.

 

    	Schedule F - 4

    	 

    

 

17.         Rubbish:
To the extent required by Legal Requirements, LESSEE shall separate its rubbish into separate categories. Any excess trash or garbage
which LESSEE generates beyond that generated by a normal office user and all garbage from LESSEE 's food service operation, if
any, shall be removed by LESSOR upon notice from LESSEE, at LESSEE 's sole cost and expense. LESSEE shall not dispose of any hazardous
substance or waste in wastebaskets, boxes, or in LESSOR 'S dumpster or trash compactor.

 

18.         Prohibited
on Premises: LESSEE shall not conduct, or perm it any other person to conduct, any auction upon the Demised Premises; manufacture
or store goods, wares or merchandise upon the Demised Premises, without the prior written consent of LESSOR, except the storage
of usual general office type supplies to be used by LESSEE in conducting of its business; or permit the Demised Premises to be
used for gambling. LESSEE shall not permit any portion of the Demised Premises to be used for the storage, manufacture or sale
of intoxicating beverages, narcotics, tobacco in any form, or as a barber or manicure shop. Canvassing, soliciting, pamphletting
and peddling in the Building and about the sidewalks, driveways, and parking areas are expressly prohibited and LESSEE shall cooperate
to prevent the same. LESSEE shall report all peddlers, solicitors and beggars to LESSOR. No vehicles or animals of any kind shall
be brought into or kept in or about the Premises, except as used in accordance with the Americans with Disabilities Act.

 

19.         LESSOR
hereby reserves to itself any and all rights not granted to LESSEE under the Lease, including, but not limited to, the following
rights which are reserved to LESSOR for the purpose of operating the Building:

 

		(a)	The exclusive right to use the name of the Building for all purposes, except that LESSEE may use
the name as its business address and for no other purpose;

 

		(b)	The right to change the name or address of the Building, without incurring any liability to LESSEE
for doing so;

 

		(c)	The right to install and maintain a sign or signs on the exterior of the Building;

 

		(d)	The exclusive right to use or dispose of the use of the roof of the Building;

 

    	Schedule F - 5

    	 

    

 

		(e)	The right to limit the space on any directory of the Building and any floor directory allotted
to LESSEE;

 

		(f)	The right to grant to anyone the right to conduct any particular business or undertaking in the
Building.

 

20.         In
the event of any inconsistency between the terms of this Schedule F and the text of the Lease, the terms of the text of the Lease
shall control.

 

    	Schedule F - 6

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00224-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00224-of-00352.parquet"}]]