Document:

Purchase Agreement

 EXHIBIT 10.21 
  
 PURCHASE AGREEMENT 
  
 THIS PURCHASE AGREEMENT (this “Agreement”) is dated as of March 31, 2004 (the “Effective Date”) and is entered into
between FORD MOTOR LAND DEVELOPMENT CORPORATION, a Delaware corporation, with offices at 550 Town Center Drive, Suite 200, Dearborn, Michigan 48126 (“Seller”) and WELLS REIT II – REPUBLIC DRIVE, LLC, a Delaware
limited liability company with offices at 6200 The Corners Parkway, Suite 250, Norcross, Georgia 30092 (“Purchaser”). 
  
 W I T N E S S T H: 
  
 This Agreement is based upon the following recitals: 
  

	 	A.	Seller is the owner of the Property (as this term is defined in Section 1.01, below), which includes certain land and the buildings located thereon at 333 Republic Drive and at 777
Republic Drive, Allen Park, Michigan. 

  

	 	B.	Seller has agreed to sell and Purchaser has agreed to purchase the Property upon the terms and conditions described in this Agreement. 

  
 NOW, THEREFORE, the parties in consideration of the mutual covenants
herein agree as follows: 
  
 ARTICLE 1. PROPERTY 

 

	 	1.01.	The Property. As used herein, the term “Property” shall include the following: 

  

	 	(a)	A certain parcel of land containing approximately Nineteen and 92/100 (19.92) acres of land located at the southeast corner of Rotunda Drive and Republic Drive, Allen Park, as is
more particularly described on Exhibit “A” (the “Land”), together with: (i) one (1) building located thereon, with one (1) tenant, containing approximately 84,000 square feet of total building area, known as 333 Republic
Drive (the “333 Building”); (ii) one (1) building located thereon, with one (1) tenant, containing approximately 85,200 square feet of total building area, known as 777 Republic Drive (the “777 Building”) (collectively, the 333
Building and 777 Building are referred to as the “Buildings”); (iii) all other structures and improvements on the Land; and (iv) all rights, privileges, easements and appurtenances belonging or appertaining to the Land or the Buildings, if
any; 

  

	 	(b)	All of the leases, licenses and occupancy agreements (collectively, the “Leases”) pertaining to the Buildings with the tenants (“Seller’s Tenants” and/or
the “Tenants”) listed in the rent roll (the “Rent Roll”) itemized on Exhibit “B” attached hereto and made a part hereof by this reference; and 

  

	 	(c)	All of the interest of Seller in any refundable deposits, retentions and holdbacks referenced in Section 8.08 and, to the extent the same survive the Closing in accordance with this
Agreement, all operating agreements, capital leases and service contracts (such service contracts being referred to as the “Service Contracts”) described on Exhibit “C” attached hereto and made a part hereof by this
reference (collectively, the “Seller’s Contracts”); and 

  

	 	(d)	 all personal property now owned or hereafter acquired by Seller and located on or to be located on or in, or used in connection with, the Land and and Buildings,
excluding, any personal property owned by the Tenants, including, without limitation, the items set forth and described on Exhibit “D” attached hereto, and all other equipment supplies tools, furniture, furnishings, office
equipment, fittings, appliances, shades, wall-to-wall carpet, draperies, screens and screening, art, awnings, plants, shrubbery, landscaping, lawn care and building maintenance equipment, vending machines and other furnishings or items of personal

  

	 	 
property owned by Seller and located on or in the Land and Buildings (collectively, the “Personal Property”); and 

  

	 	(e)	all of Seller’s right, title, and interest in and to the plans and specifications with respect to the Buildings and any guarantees, trademarks, rights of copyright, warranties,
or other rights related to the ownership of or use and operation of the Land, Personal Property, or Buildings, all governmental licenses and permits, and all intangibles associated with the Land, Personal Property, and Buildings.

  
 ARTICLE 2. PURCHASE PRICE AND DEPOSIT

  

	 	2.01	Purchase Price and Deposit. Seller agrees to sell and Purchaser agrees to purchase the Property pursuant to the terms and conditions contained in this Agreement. The total
purchase price for the Property is Eighteen Million Eight Hundred Fifty Thousand Dollars ($18,850,000.00) (the “Purchase Price”). The Purchase Price shall be paid as follows: 

  

	 	(a)	Within three (3) Business Days (as this term is defined below) of the Effective Date, Purchaser shall deliver a deposit on the Purchase Price equal to Two Hundred Fifty Thousand
Dollars ($250,000.00) (the “Deposit”) to Land America Title Insurance Company, 1050 Wilshire Drive, Suite 310, Troy, Michigan 48084 (the “Escrow Agent”), which shall be held by Escrow Agent as hereinafter described. Immediately
upon its receipt of the Deposit, Escrow Agent shall deposit the same in a federally insured, interest bearing account (the “Deposit Account”) pursuant to the escrow agreement (the “Escrow Agreement”) attached hereto as Exhibit
“E” and made a part hereof by reference. Upon the Close of Escrow, the Deposit and all interest accrued thereon shall be applied to and credited against the Purchase Price or returned to Purchaser pursuant to the terms and conditions
of this Agreement. For purposes of this Agreement, “Business Day” shall mean a day that is not: (i) a Saturday; (ii) a Sunday; or (iii) a holiday as observed by the State of Michigan or the State of Georgia.

  

	 	(b)	Purchaser shall pay the remainder of the Purchase Price to Seller on the “Closing Date,” as defined in Section 3.02 hereof, payable by certified, cashiers or official bank
check or wire transfer of immediately available federal funds, plus or minus the prorations and adjustments set forth herein. 

  

	 	(c)	If Purchaser fails to perform any of its obligations under this Agreement, Seller, upon five (5) days’ notice to Purchaser, may terminate this Agreement and the Deposit may be
retained by Seller as liquidated damages, and Seller shall have no other rights, remedies or recourse on account of Purchaser’s failure to perform its obligations. It is hereby agreed that Seller’s damages will be difficult to ascertain
and that the Deposit constitutes a reasonable liquidation thereof and is intended not as a penalty, but as fully liquidated damages. Seller agrees that in the event of a default by Purchaser, it shall not initiate any proceeding to recover damages
from Purchaser, but shall limit its recovery to the receipt and retention of the Deposit. The limitations on Purchaser’s liability under this Section 2.01(c) shall be inapplicable to the liability of Purchaser for payments, if any, due by
Purchaser to Seller under Articles 4, 5, 12 and 15 hereof. If Seller fails to perform any of its obligations under this Agreement, Purchaser, upon five (5) days’ notice to Seller, may in addition to all other remedies available at law or in
equity (including the right to specific performance, provided however, if Purchaser is awarded the remedy of specific performance, Purchaser shall not be entitled to receive any additional damages from Seller), terminate this Agreement, whereupon
Seller shall refund to Purchaser any monies paid hereunder. 

  

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 ARTICLE 3. TITLE AND INDENTURE 
  

	 	3.01.	Title Insurance. Close of Escrow shall be conditioned upon the commitment of Escrow Agent to issue effective as of the Close of Escrow, an ALTA Owner’s Policy of Title
Insurance with the endorsements set forth in Schedule 4.01(c), subject only to the exceptions described in Exhibit “F” attached hereto and made a part hereof by this reference (“Permitted Exceptions”) and in the amount of
the Purchase Price ( “Purchaser’s Title Insurance”). 

  

	 	3.02.	Close of Escrow. Provided all the conditions to the Close of Escrow have been satisfied, Escrow Agent shall close the sale of the Property within fifteen (15)
days after expiration of the Due Diligence Period (hereinafter defined in Section 4.01 hereof) or satisfaction or waiver in writing of Seller’s conditions to Closing whichever is later. For purposes of this Agreement, the terms “Closing
Date,” “Close of Escrow and “Closing” mean the date on which the Indenture (as hereinafter defined in Section 3.03) is delivered to the Wayne County Register of Deeds for recording. 

  

	 	3.03.	Covenant Deed. On the Closing Date, Seller shall sell and convey all of its right, title and interest in and to the Property to Purchaser, by indenture, a copy of the form of
which is attached hereto, marked as Exhibit “G”, and incorporated herein by this reference (the “Covenant Deed”). 

  

	 	3.04.	Seller’s Closing Documents. On or before one (1) Business Day prior to the Closing Date, Seller shall deposit with Escrow Agent: 

  

	 	(a)	The Covenant Deed executed and in recordable form. 

  

	 	(b)	Transferor’s Certification of Non-Foreign Status executed by Seller. 

  

	 	(c)	Three execution counterpart originals of an assignment by Seller of Seller’s interest as landlord under the Leases and an assumption thereof by Purchaser in the form attached
hereto as Exhibit “H” and made a part hereof by reference (“Assignment and Assumption of Leases”), duly executed and acknowledged by Seller. 

  

	 	(c!)	Three execution counterpart originals of an assignment by Seller of Seller’s interest under Seller’s Contracts and an assumption thereof by Purchaser in the form attached
hereto as Exhibit “I” and made a part hereof by reference (“Assignment and Assumption of Seller’s Contracts”), duly executed and acknowledged by Seller. 

  

	 	(e)	A “General Assignment” from Seller to Purchaser with respect to keys, warranties, building plans, surveys and drawings in Seller’s possession relating to the Properly
in the form attached hereto as Exhibit “J” and made a part hereof by this reference. All such keys and documents shall be delivered by Seller to Purchaser either at the management offices at one or both of the Buildings or at
Seller’s office at 550 Town Center Drive, Suite 200, Dearborn, Michigan promptly following the Closing. 

  

	 	(f)	Letters signed by Seller addressed to Seller’s Tenants in the form attached hereto as Exhibit “K” and made a part hereof by reference, advising Seller’s
Tenants of the sale of the Property and directing them to make all future payments to Purchaser. Purchaser acknowledges that it shall be responsible for mailing such letters. 

  

	 	(g)	All other documents reasonably required by Escrow Agent to be deposited by Seller for Close of Escrow, including, without limitation any form of owner’s or seller’s
affidavit concerning the status of title to the Property. 

  

	 	(h)	Bill of Sale. A Bill of Sale conveying to Purchaser marketable title to the Personal Property in the form and substance of Exhibit “L” attached hereto.

  

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	 	(i)	Seller’s Certificate. A certificate evidencing the reaffirmation of the truth and accuracy of Seller’s representations and warranties. 

  

	 	(j)	Surveys and Plans. Such surveys, site plans, plans and specifications, and other matters relating to the Property as are in the possession or control of Seller.

  

	 	(k)	Certificates of Occupancy. Original certificates of occupancy for all space within the Buildings, to the extent same are in the possession or control of Seller.

  

	 	(l)	Leases. An original executed counterpart of each Lease and any guaranties thereof. 

  

	 	(m)	Service Contracts. An original executed counterpart of each Service Contract, if any. 

  

	 	(n)	Estoppel Certificates. The Tenant Estoppel Certificates referred to in Section 9.01 hereof. 

  

	 	(o)	Rent Roll. The Rent Roll for the Property updated to the date of Closing and certified to be true and correct by Seller at Closing, which Rent Roll includes, inter
alia, a statement of the amount of the security deposit required under each Lease and held by Seller and a statement of the commission obligations, if any, of the landlord with respect to each Lease. 

  

	 	(p)	Corporate Resolution. A certificate of an officer of Seller certifying the due authorization by Seller to sell the Property pursuant to this Agreement and certifying the
incumbency of the persons who have executed this Agreement and who will execute all instruments to be delivered by Seller hereunder. 

  

	 	(q)	Settlement Statement. A settlement statement setting forth the amounts paid by or on behalf of and/or credited to each of Purchaser and Seller pursuant to this Agreement.

  

	 	(r)	Three execution counterpart originals of the agreement referenced in Section 19.08. 

  

	 	3.05.	Purchaser’s Closing Documents. Purchaser shall deposit on or before one (1) Business Day prior to the Closing Date with Escrow Agent: 

  

	 	(a)	The cash consideration required pursuant to Article 2. 

  

	 	(b)	Three execution counterparts of the Assignment and Assumption of Leases, duly executed and acknowledged by Purchaser. 

  

	 	(c)	Three execution counterparts of the Assignment and Assumption of Seller’s Contracts, duly executed and acknowledged by Purchaser. 

  

	 	(d)	Three execution counterpart originals of the agreement referenced in Section 19.08. 

  

	 	(e)	A certificate of an officer of Purchaser certifying the due authorization by Purchaser to purchase the Property pursuant to this Agreement and the incumbency of the persons who have
executed this Agreement and who will execute all instruments to be delivered by Purchaser hereunder. 

  

	 	(f)	All other sums and documents reasonably required by Escrow Agent to be deposited by Purchaser to close Escrow in accordance with this Agreement. 

  

	 	(g)	Side Letter regarding satisfaction of pre-closing conditions and receipt of due diligence materials. 

  

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 ARTICLE 4. DUE DILIGENCE PERIOD 
  

	 	4.01.	Due Diligence Period. For a period of thirty (30) days following the Effective Date (the “Due Diligence Period”) and thereafter up to and including the Closing
Date, Purchaser and Purchaser’s contractors, subcontractors and its and their employees (collectively, “Purchaser’s Representatives”) shall have the right to enter upon the Property to undertake the following investigations and
inspections during normal business hours and to the extent Purchaser requires access to the inside of the Buildings with at least twenty-four (24) hours’ advance notice to the Building Manager: 

  

	 	(a)	 Physical Inspection. Subject to the provisions set forth in this Agreement, including this Section 4.01, Purchaser and Purchaser’s Representatives shall
have access to the Property to make such examinations, measurements, soil borings and excavations of, or with respect to, the Property as Purchaser desires and to investigate all matters relevant to its acquisition, usage, development, operation and
marketability of the Property. Subject to the provisions set forth in this Agreement, including this Section 4.01, Seller hereby grants Purchaser and Purchaser’s Representatives reasonable access to the Property during the Due Diligence Period
for purposes of facilitating the inspection and investigations described above. Purchaser and Purchaser’s Representatives hereby understand and agree that they shall enter upon the Property at their own risk. Seller shall have no duty to
inspect the Property and shall have no duty to warn any person of any latent or patent defect, condition or risk that may exist on the Property or that might be incurred in the exercise of the rights granted herein; provided, however, Seller shall
have the obligation to disclose the existence of any of the foregoing conditions or risks to the extent of, but only to the extent of, Seller’s actual knowledge of the same. Purchaser, at its expense, shall restore the Property (including, but
not limited to, the Buildings) to substantially the same condition as existed immediately prior to any changes made by Purchaser. Purchaser shall protect, defend, indemnify and hold Seller entirely harmless from and against any and all loss, damage,
injury, liability or claims of any kind or character to any person or property (including any property adjacent to the Property) arising from, caused by otherwise related to Purchaser’s or Purchaser’s Representatives’ use of or entry
upon the Property or arising from, caused by or otherwise related to any act or omission of Property or arising from, caused by or otherwise related to any accident on the Property or any fire or other casualty on the Property caused by any use of
the Property by Purchaser or Purchaser’s Representatives, or any violation or alleged violation by Purchaser or Purchaser’s Representatives of any law or regulation now in effect or hereafter enacted. Further, Purchaser agrees to indemnify
and hold Seller harmless from any costs, liens, losses, claims, liabilities or expenses, including reasonable attorneys’ fees and costs, arising out of or in connection with its or Purchaser’s Representatives’ activities on the
Property as a result of such entry pursuant to this Section 4.01(a). This indemnity shall survive the Closing Date. No indemnity by Purchaser hereunder shall include any indemnification for any matter resulting from Purchaser or Purchaser’s
Representatives discovery of any condition at, on or adjacent to the Property, including without limitation, the presence of any “hazardous waste” or “hazardous substance” and the operation of the Property in violation of any
applicable laws. Purchaser’s Representatives shall maintain in full force and effect statutory worker’s compensation insurance coverage and commercial general liability insurance (which includes, but is not limited to, contractual
liability coverage) covering claims for bodily injury and property damage occurring on, in or about the Property, with limits of at least $2,000,000 combined single limit per occurrence (or with limits of at least $1,000,000 combined single limit
per occurrence if coupled with umbrella liability coverage of at least $2,000,000). All insurance policies maintained by Purchaser and Purchaser’s Representatives pursuant to this subsection shall be primary insurance and not excess or
contributory with respect to any insurance or self-insurance maintained by Seller. All activities undertaken by Purchaser or Purchaser’s Representatives on the 

  

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Property during the Due Diligence Period shall fully comply with all applicable laws, rules and regulations of all governmental and quasi-governmental
authorities, including laws relating to worker safety and to proper disposal of any samples taken from the Property. Purchaser shall be solely responsible for the off-site disposal of any samples taken or waste associated therewith.

  

	 	(b)	Review of Seller’s Reports and Documents. Subject to Section 4.03 hereof, Seller will provide Purchaser with access at Seller’s offices located at 550 Town Center
Drive, Suite 200, Dearborn, Michigan, to Seller’s files, financial books and records relating to the ownership, operation and maintenance of the Property for the purpose of reviewing and copying the same. Additionally, Seller shall deliver to
Purchaser at Purchaser’s address, true and correct copies, to the best of Seller’s knowledge, of all items set forth on Exhibit “M” attached hereto. Purchaser acknowledges that this information is proprietary and
confidential and belongs to Seller. Pursuant to Article 12 hereof, Purchaser shall keep confidential, for as long as Seller remains the owner of the Property, all the information furnished to Purchaser by Seller. Purchaser may provide this
information to Purchaser’s Representatives, to the extent that Purchaser’s Representatives need or would find it useful to know the information to evaluate the Property, and provided that, before receiving the information, each
Purchaser’s Representative agrees to keep the information confidential in the same manner and to the same extent as Purchaser is required to do under this Agreement. 

  

	 	(c)	Review of Title. Purchaser acknowledges that within ten (10) days after the Effective Date, Seller shall deliver to it a title commitment prepared by Land America Title
Insurance Company pursuant to which Land America Title Insurance Company shall agree to issue to Purchaser an owner’s title insurance policy in the amount of the Purchase Price without standard exceptions and with the following endorsements to
the extent available in the State of Michigan: comprehensive, zoning, covenants and restrictions, survey, contiguity and access (“Purchaser’s Title Policy”). Seller shall also cause to be delivered with such title commitment, legible
copies of all documents and instruments referred to therein. The cost of the title commitment and Purchaser’s Title Policy shall be borne by Seller at Closing. The cost of any endorsements other than the comprehensive, zoning, covenants and
restrictions, survey, contiguity and access endorsements shall be paid for by Purchaser. Purchaser may, at its option, cause a survey of the Property to be prepared in accordance with the requirements set forth on Exhibit “N”
attached hereto (hereinafter, the “Survey”). The cost of the Survey (in an amount not to exceed One Thousand Four Hundred and No/100 Dollars ($1,400.00)) shall be borne by Seller. Purchaser shall review the title commitment and Survey
during the Due Diligence Period to determine whether they are satisfactory to Purchaser. 

  

	 	(d)	Legal Requirements. Review and approval by Purchaser of all applicable zoning and building codes and other laws affecting the current and future condition, use, occupancy,
value and improvement of the Property and compliance of the Property with such laws. 

  

	 	(e)	Utilities, Services and Access. Purchaser’s satisfaction that all utilities, services and access necessary for the development and operation of the Property are
available. 

  

	 	(f)	General. Purchaser’s review and approval of any and all other matters deemed relevant by Purchaser in respect of the current or future condition, use, occupancy or
improvement to the Property. 

  

	 	(g)	Tenant Interviews. Purchaser has conducted an interview and otherwise communicated with the Tenant, Roush Industries, Inc. If Purchaser desires to have further communications
with Tenant after the Effective Date, Purchaser shall provide prior written notice to Seller and Seller shall have the right to attend such communications. 

  

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	 	4.02.	Purchaser’s Reports. Upon any termination of this Agreement, Purchaser shall promptly provide Seller with copies of any and all audits, inspections, surveys, reports and
studies produced by or for Purchaser in connection with Purchaser’s investigation and evaluation of the Property prior to Closing (the “Purchaser’s Reports”). Said materials shall be provided without any warranty or
representation whatsoever, including any warranty or representation as to ownership, completeness or occuracy. 

  

	 	4.03.	Document Limitations. Purchaser shall be provided with access to Seller’s files and documents as provided in this Article 4, except for appraisals and financial analyses
generated by or made on behalf of Seller and those documents which are protected by the attorney-client and/or work product privileges. Such files and documents shall be made available to Purchaser, for examination and copying upon prior reasonable
notice to Seller, at 550 Town Center Drive, Suite 200, Dearborn, Michigan, during normal business hours. Purchaser acknowledges that the right to review such files and/or documents is a courtesy to Purchaser and Seller does not warrant the accuracy
or content of any document contained therein and that such files and documents shall not be deemed to be representations by Seller. Purchaser hereby agrees to treat all such files and documents as confidential, in accordance with Article 12 hereof.
If Purchaser makes photocopies of any material contained in such files and documents, such copies (and all copies provided by Seller to Purchaser ) shall be for Purchaser’s sole use and Purchaser agrees that it will not make such copies
available to any third parties other than its potential lenders and sources of equity, legal counsel, and consultants. Purchaser shall rely solely upon its own independent investigation concerning matters contained in such files and/or documents.

  

	 	4.04.	Failure of Condition. In the event the results of Purchaser’s inspection, investigation and review of files, documents, title commitment or physical inspection
pertaining to the Property, as provided in this Article 4, reveal that the Property is not satisfactory to Purchaser, Purchaser may, in its sole and absolute discretion, terminate this Agreement by notice in writing to Seller prior to expiration of
the Due Diligence Period, whereupon the Escrow Agent is hereby authorized, upon request of Purchaser, to return the Deposit and all interest accrued thereon to Purchaser. Purchaser shall deliver to Seller the copies of all documents provided by
Seller to Purchaser with respect to the Property and copies of the Purchaser’s Reports (to the extent the same have not previously been delivered to Seller), and thereupon neither party shall have any further obligation hereunder, except any
liabilities and obligations Purchaser may have under Articles 4, 5, 12 and 15 hereof. If Purchaser fails to deliver written notice to Seller indicating that it is not satisfied with all aspects of the Property, including, without limitation, the
condition and suitability of the Property for Purchaser’s intended use, on or before the expiration of the Due Diligence Period, Purchaser shall be conclusively deemed to be satisfied with the Property as of the expiration of the Due Diligence
Period. 

  
 ARTICLE 5. ENVIRONMENTAL DISCLOSURES
AND 
 LIMITATION OF SELLER’S LIABILITY 
  

	 	5.01.	Disclosure. Seller agrees that within ten (10) days after the Effective Date, Seller will provide to Purchaser the environmental information and to the best of Seller’s
knowledge complete and accurate copies of the reports listed on Exhibit “O” attached hereto and made a part hereof by reference (collectively, “Environmental Information”). Purchaser agrees that it will hold and utilize
the Environmental Information in accordance with the terms and conditions contained in Article 12 hereof. 

  

	 	5.02.	 Limitations of Liability and No Representation. Upon the closing of this transaction, except as may be otherwise herein provided, Purchaser shall be deemed
to represent that it has inspected the Property and knows the condition thereof and that it is accepting the same in its present “As Is” condition with all defects and faults. Purchaser further acknowledges that neither Seller nor any
agent, employee or representative of Seller or any other person purporting to represent Seller has made, and Purchaser has not been induced by nor relied upon, any statement, warranty or representation (other than any warranty or representation
contained in this Agreement), whether 

  

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express or implied, as to the environmental and physical condition of the Property or the adequacy of any environmental assessment reports that Seller may
have provided to Purchaser with respect to the Property. Seller makes no representation as to the fitness of the Property (including, but not limited to, the Buildings) for any particular purposes. Purchaser acknowledges that in making its decision
to enter into this Agreement it has relied on its own investigation of the physical and environmental condition of the Property (including, but not limited to, the Buildings). Notwithstanding the foregoing, Seller shall have the obligation to
disclose the existence of any environmental condition that negatively impacts the Property (including, but not limited to, the Buildings) to the extent of, but only to the extent of, Seller’s actual knowledge of the same. As used in this
Section 5.02, Seller’s actual knowledge, as to the environmental condition of the Property, being deemed to mean the contents of the Environmental Information only. 

  
 ARTICLE 6. TAXES AND ASSESSMENTS 
  

	 	6.01.	Applicable Taxes shall include: (a) ad valorem real property taxes; and (b) charges made for specific benefits and which are spread against all real property in a legally
constituted taxing unit in the proportion that the assessed value of each parcel of property subject to such charges or assessments bears to the total assessed value of real (or real and personal) property within such taxing unit. Applicable Taxes
shall be prorated as of the Closing Date based on the ad valorem tax bills for the Property, if then available, or if not, then on the basis of the latest available tax figures and information. Should such proration be based on such latest available
tax figures and information and prove to be inaccurate on receipt of the ad valorem tax bills for the Property for the year of Closing, either Seller or Purchaser, as the case may be, may demand at any time after Closing a payment from the other
correcting such malapportionment. In addition, if after Closing there is an adjustment or reassessment by any governmental authority with respect to, or affecting, any ad valorem taxes for the Property for the year of Closing or any prior year, any
additional tax payment for the Property required to be paid with respect the year of Closing shall be prorated between Purchaser and Seller and any such additional tax payment for the Property for any year prior to the year of Closing shall be paid
by Seller. Also in addition, if any Tenant pays, or reimburses Seller or Purchaser for, any portion of the Applicable Taxes, appropriate payment shall be made by Seller or Purchaser, as appropriate, to the other to ensure that each of Seller and
Purchaser receives reimbursement for that portion of Applicable Taxes for which it is entitled. 

  

	 	6.02.	Intentionally omitted. 

  

	 	6.03.	To the extent not payable directly by Seller’s Tenants under the Leases, Seller shall bear the expense of and remit the full amount of any special assessment affecting
the Property or any part thereof which on or before the Closing Date: (a) has become a lien against the Property; or (b) is for improvements installed or under construction. All other special assessments upon the Property shall be borne and remitted
by Purchaser. 

  

	 	6.04.	The obligations of this Article 6 shall survive the Closing. 

  
 ARTICLE 7. CLOSING COSTS 
  

	 	7.01.	Closing Costs. Seller shall pay any and all transfer taxes, recording fees, and escrow fees related to the sale of the Property and all costs associated with the issuance of
Purchaser’s Title insurance with respect to the Property as set forth in Section 4.01(c) and the costs of the Survey as set forth in Section 4.01 (c). Each party shall pay its own legal fees and third party consultant fees arising out of the
transaction contemplated herein, except as provided otherwise in this Agreement. 

  

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 ARTICLE 8. MISCELLANEOUS PRORATIONS AND ADJUSTMENTS 
  

	 	8.01.	General. The “Proration Date” as used in this Agreement shall be deemed to be 11:59 p.m. on the day immediately preceding the Closing Date so that Purchaser shall
be deemed to be in title to the Property and therefore entitled to the income and responsible for the expenses for the entire day upon which the Closing Date occurs. Any apportionments and prorations which are not expressly provided for in Article 6
and hereinbelow, shall be made in accordance with customary practice in the County where the Property is located. Purchaser and Seller agree to prepare or cause their respective representatives or accountants to prepare a schedule of tentative
adjustments prior to the Proration Date. Such adjustments, if and to the extent known and/or estimated and agreed upon as of the Close of Escrow, shall be paid by Purchaser to Seller (if the prorations result in a net credit to the Seller) or by
Seller to Purchaser (if the prorations result in a net credit to the Purchaser), by increasing or reducing the cash to be paid by Purchaser at the Close of Escrow. Any such adjustments not determined or not agreed upon as of the Close of Escrow
shall be paid by Purchaser to Seller, or by Seller to Purchaser, as the case may be, in cash or cash equivalent as soon as practicable following the receipt of determination of the information necessary to make such adjustments. For a period of
three (3) years following the Close of Escrow, Purchaser and Purchaser’s successors and assigns shall make available to Seller and Seller shall make available to Purchaser and Purchaser’s successors and assigns and their respective
employees, agents and representatives all books and records maintained for the Property which relate to any of the items to be prorated or allocated under this Agreement, which books and records shall be made available for inspection and copying by
Seller and Seller’s employees, agents and representatives during ordinary business hours. Any such inspection shall be at reasonable intervals and at the inspecting party’s sole cost and expense. 

  

	 	8.02.	Rentals. Subject to the provisions of Sections 8.03 and 8.04, Rentals which have been collected shall be prorated as of the Proration Date. “Rentals” as used
herein includes fixed monthly rentals, additional rentals, operating cost pass-throughs and expense reimbursements, common area maintenance charges, all administrative charges, utility charges, special events proceeds, and other sums and charges
payable by Tenants under the Leases or from other occupants or users of the Property. 

  

	 	8.03.	Delinquent Rentals. Rentals not yet received by Seller attributable to periods prior to and including the Proration Date and the amount of any other amounts due from
Tenants applicable to any period or periods prior to the Closing Date shall not be credited to Seller at the Close of Escrow. Seller acknowledges that Purchaser shall not be legally responsible to Seller for the collection of any uncollected
rent or other income under the Leases that is past due or otherwise due and payable as of the Closing Date. Purchaser agrees that if (i) a Tenant is in arrears on the Closing Date in the payment of rent or other charges under such Tenant’s
Lease, and (ii) upon Purchaser’s receipt of any rental or other payment from such Tenant, such Tenant is, or after application of a portion of such payment will be, current under such Lease in the payment of all accrued rental and other charges
that become due and payable on the Closing Date or thereafter and in the payment of any other obligations of such Tenant to Purchaser, then Purchaser shall refund to Seller, out of and to the extent of the portion of such payment remaining after
Purchaser deducts therefrom any and all sums due and owing it from such Tenant from and after the Closing Date, an amount up to the full amount of any arrearage existing on the Closing Date. 

  

	 	8.04.	Prepaid Rentals. Rentals already received by Seller attributable to periods after the Proration Date and the amount of any other credits due Tenants applicable to any
period or periods after the Closing Date shall be credited to Purchaser at the Close of Escrow. 

  

	 	8.05.	 Operating Expenses. All utility service charges for electricity, water, sewer, heat and air conditioning services, other utilities, common area maintenance,
taxes other than real estate taxes such as rental taxes, other expenses incurred in operating the Property that Seller customarily pays, and any other costs incurred in the ordinary course of business or the management and operation 

  

 9 

	 	 
of the Property, shall be prorated on an accrual basis. All such charges accruing prior to the Proration Date shall be the obligation of Seller, and Seller
shall at Close of Escrow pay or credit Purchaser therefore to the extent that such charges, taxes, expenses and costs have not been paid. If any Tenant pays or reimburses Purchaser for any such charges, taxes, expenses and costs for any period prior
to the Closing Date, Purchaser shall promptly pay such amounts to Seller. Purchaser shall be responsible for all such charges accruing after the Proration Date. 

  

	 	8.06.	Tenant Deposits. Purchaser shall receive possession of or be credited at the Close of Escrow with an amount equal to all deposits of Tenants under the Leases.

  

	 	8.07.	Service Contracts. Amounts payable under Service Contracts shall be prorated on an accrual basis. All amounts payable under Service Contracts accruing prior to the Proration
Date shall be the obligation of Seller, and Seller shall at Close of Escrow pay or credit Purchaser therefor to the extent such amounts have not been paid. If any Tenant pays or reimburses Purchaser for any such amounts for any period prior to the
Closing Date, Purchaser shall promptly pay such amounts to Seller. Purchaser shall be responsible for all amounts payable under Service Contracts accruing after the Proration Date. 

  

	 	8.08.	Third Party Deposits. Seller shall be credited and Purchaser shall be debited with an amount equal to all refundable deposits, retentions and holdbacks then being held by any
governmental entity, any utility company or other third party under any contract, together with all interest then accrued thereon for the benefit of Seller, to the extent same constitute liabilities of third parties to Seller which are credited or
assigned by Seller to Purchaser at the Close of Escrow. 

  
 ARTICLE 9. ESTOPPEL CERTIFICATES 
  

	 	9.01.	Conditions to Closing. Seller shall use commercially reasonable efforts to deliver to Tenant an Estoppel Certificate in the form attached hereto as Exhibit
“P”; provided, however, Purchaser agrees to accept the Estoppel Certificate as long as the Estoppel Certificate (i) is certified to Purchaser, its assignee and its mortgagee, (ii) confirms that the initial term under the Lease does not
expire earlier than November 14, 2010, (iii) states that the Lease is unmodified and in full force and effect, (iv) confirms the dates to which the rents have been paid in advance, if any, and (v) states that to the best knowledge of the signer of
the estoppel certificate the Seller is not in default in the performance of any covenant, agreement or condition contained in the lease with Tenant. Seller shall not be in default under this Agreement if Seller cannot obtain an Estoppel Certificate
from Tenant. In the event Seller has not secured an Estoppel Certificate from the Tenant, and Purchaser is not willing to close, Seller shall have the right to postpone the Closing Date for up to fifteen (15) days until it has secured the required
Estoppel Certificate. In the event Seller is still unable to deliver to Purchaser the Estoppel Certificate as required hereunder and Purchaser does not waive that requirement, Escrow Agent is hereby authorized, upon request of Purchaser, to return
the Deposit to Purchaser, including any and all accrued interest thereon, and Purchaser shall deliver to Seller copies of all documents provided by Seller to Purchaser with respect to the Property and copies of the Purchaser’s Reports (to the
extent the same have not previously been delivered to Seller), and thereupon neither party shall have any further obligation hereunder, except any liabilities and obligations under Articles 4, 5, 12 and 15 hereof. 

  

	 	9.02.	Other Estoppels. Seller shall deliver to Purchaser on or before Closing, an Estoppel Certificate in the form attached hereto as Exhibit “P-1” from Seller
dated no earlier than thirty (30) days in advance of the Closing Date. 

  
 ARTICLE 10. FIRE OR OTHER CASUALTY AND CONDEMNATION 
  

	 	10.01.	 Destruction and Condemnation. If between the date of this Agreement and the Closing Date, all or any part of the Property shall be destroyed or damaged by
fire or any other casualty without fault of Purchaser or shall be condemned or threatened to be condemned by governmental or other 

  

 10 

	 	 
lawful authority, Purchaser shall complete the purchase (in which event any insurance or condemnation proceeds up to the amount of the Purchase Price shall
be payable to Purchaser and Purchaser shall receive a credit against the Purchase Price for the amount of any deductible) unless in Purchaser’s reasonable judgment the value (after taking into consideration any shortfall in the available
insurance proceeds or condemnation award) of the Property is substantially reduced by such casualty or condemnation. In such latter event, Purchaser may give notice to Seller within fifteen (15) days of Purchaser’s notice of such casualty or
condemnation of its desire to terminate this Agreement and all obligations of Purchaser and Seller hereunder, whereupon the Escrow Agent is hereby authorized, upon request of Purchaser, to return the Deposit and any and all interest accrued thereon
to Purchaser and Purchaser shall deliver to Seller copies of all documents provided by Seller to Purchaser with respect to the Property and copies of the Purchase’s Reports (to the extent the same have not previously been delivered to Seller),
and thereupon neither party shall have any further obligation hereunder, except as provided in Articles 4, 5, 12 and 15 hereof. If Purchaser completes the purchase, the insurance proceeds or condemnation proceeds due Purchaser shall be payable to
Purchaser, or if such proceeds are not then available, Seller shall assign its claims therefor and all right, title and interest therein to Purchaser. Seller shall provide all relevant information reasonably requested by Purchaser to assist
Purchaser in its choices described above. Notwithstanding anything to the contrary above, in the event the cost of repairing or restoring the Properly exceeds $500,000, if any access or parking shall be taken or if any Tenant shall have the right to
terminate its Lease or reduce rent payable thereunder as a result of such destruction or condemnation, Seller shall also have the right to terminate this Agreement. In such event, Seller may give notice to Purchaser within fifteen (15) days after
the date of notice of such casualty or condemnation of its termination of this Agreement and all obligations of Purchaser and Seller hereunder, whereupon the Escrow Agent is hereby authorized, upon request of Purchaser or Seller, to return the
Deposit and any and all interest accrued thereon to Purchaser and Purchaser shall deliver to Seller copies of all documents provided by Seller to Purchaser with respect to the Property and copies of the Purchaser’s Reports (to the extent the
same have not previously been delivered to Seller), and thereupon neither party shall have any further obligation hereunder, except as provided in Articles 4, 5, 12 and 15 hereof. 

  
 ARTICLE 11. RIGHT TO ASSIGN 
  

	 	11.01.	Purchaser shall have the right to assign its interests hereunder to Wells Real Estate Investment Trust, Inc. (the “Trust”) or any affiliate of Wells Operating
Partnership II, L.P. or Trust. For purposes hereof, an “affiliate” shall mean an entity controlled by, controlling or under common control with Wells Operating Partnership II, L.P. or the Trust. Purchaser shall not otherwise have a right
to assign its interests hereunder without the prior written consent of Seller (which consent may be withheld, conditioned or denied in Seller’s sole and absolute discretion). 

  
 ARTICLE 12. CONFIDENTIALITY 
  

	 	12.01.	Purchaser shall not disclose any of the terms or provisions of this Agreement prior to the Closing Date to any person or entity not a party to this Agreement (other than
Purchaser’s Representatives or Agents), nor shall Purchaser issue any press releases or make any public statements relating to this Agreement or Purchaser’s intended use of the Property prior to Closing. Further, prior to Closing Purchaser
shall keep all materials provided or made available to Purchaser by Seller, and all materials generated by Purchaser in the course of conducting its inspections, review of books and records, and other due diligence activities relating to the
Property (including, without limitation, the Environmental Information), whether obtained through documents, oral or written communications, or otherwise (collectively, the “Information”), in accordance with the following terms and
conditions: 

  

	 	(a)	 Purchaser acknowledges that the Information is proprietary and confidential and belongs to Seller. Purchaser agrees that it shall keep confidential, for as long as
Seller remains owner of the Property, all of the Information furnished to Purchaser by Seller except as 

  

 11 

	 	 
may be otherwise required by law or as needed in seeking remedies under this Agreement; provided, however, that the Information may be disclosed to
Purchaser’s Agents, Purchaser’s Representatives, and potential sources of equity and financing. Purchaser recognizes the competitive value and confidential and sensitive nature of the Information and the damage that could result to Seller
if it is misused by Purchaser or disclosed to any third party. 

  

	 	(b)	The Information acquired by Purchaser from Seller under this Agreement shall not be utilized in any manner, without Seller’s prior written consent, except for the purpose of
evaluating the Property and the Agreement. 

  

	 	(c)	Purchaser may provide the Information to its directors, officers, employees, agents, legal counsel, consultants or lenders (collectively, “Agents”), and to
Purchaser’s Representatives, to the extent that such Agents and/or Purchaser’s Representatives need or would find it useful to know the Information to evaluate the Property and/or advise Purchaser with respect thereto, and provided that,
before receiving the Information, each Agent and/or Purchaser’s Representative has agreed to keep the Information confidential in the same manner and to the same extent as Purchaser is required to do under this Agreement. Purchaser shall
provide Seller with a list of all Agents and/or Purchaser’s Representatives prior to releasing such Information to any such Agent and/or Purchaser’s Representative. 

  

	 	(d)	Purchaser shall use commercially reasonable efforts to ensure, require and enforce compliance with the provisions of the Agreement by each and every Agent of Purchaser and each and
every Purchaser’s Representative. 

  

	 	(e)	Without Seller’s prior written consent and except as may be required by law or as needed in seeking remedies under this Agreement, neither Purchaser nor Purchaser’s
Representatives nor Purchaser’s Agents will disclose to any person (other than Tenants, potential equity and financing services, Escrow Agent, Purchaser’s Representatives, Purchaser’s Agents, governmental authorities and agencies and
other third parties in the course of Purchaser performing due diligence) the fact that the Information has been made available, that discussions, negotiations, and/or investigations are taking place concerning the purchase the Property, or any of
the terms, conditions or other facts with respect to any possible transaction, including the status thereof. 

  

	 	(f)	If Purchaser does not purchase the Property and if Seller so requests in writing, Purchaser shall promptly return to Seller all tangible copies of the Information which have not
been destroyed, in whatever form, including any photocopies made by Purchaser of any of the Information obtained under this Agreement. 

  

	 	(g)	This Agreement does not apply to any portion of the Information which is generally available to the public other than as a result of disclosure by Purchaser, its Agents and/or
Purchaser’s Representatives. 

  

	 	(h)	No inspections or investigations of the Property shall be conducted by or on behalf of Purchaser except as provided in this Agreement, and no communications of any nature regarding
the Property shall be held with governmental agencies pertaining to the environmental condition of the Property, without the prior written consent of Seller. 

  

	 	(i)	 If Purchaser, or any of its Agents, or any of Purchaser’s Representatives, believes it is legally compelled to disclose any of the Information to a
governmental entity or other person not authorized to receive the Information under this Agreement, Purchaser or its Agents or Purchaser’s Representatives, shall immediately notify Seller so that Seller may seek a protective order or other
appropriate remedy and/or waive compliance with this Agreement before release of such information. If such protective order or other remedy 

  

 12 

	 	 
is not obtained or a waiver is granted, Purchaser and its Agents and Purchaser’s Representatives shall only reveal that portion of the Information which
Purchaser is advised in writing by its legal counsel is legally required to be disclosed and Purchaser will exercise reasonable efforts to obtain assurance that the Information so revealed will be treated as confidential.

  

	 	(j)	Purchaser will indemnify and hold harmless Seller, its directors, officers, and employees from any claims, damages, liabilities, losses and expenses arising from Purchaser,
Purchaser’s Agents and Purchaser’s Representatives breach of its and/or their obligations under this Article 12. The obligations of this Article 12 shall survive the termination of this Agreement and/or the Closing, as appropriate.

  
 ARTICLE 13. SURVIVAL 
  

	 	13.01.	All obligations of Seller or Purchaser which involve performance after the Closing Date or cannot be ascertained to have been fully performed until after the Closing Date,
including without limitation all warranties and representations of Purchaser and Seller shall survive the Closing Date. 

  
 ARTICLE 14. NOTICES 
  

	 	14.01.	Unless otherwise specifically provided, all notices and other communications required or permitted to be given hereunder shall be in writing and shall be mailed by certified
mail, postage prepaid/return receipt requested or by a nationally recognized commercial courier for next day delivery providing written receipt of delivery addressed as follows; 

  

			
	 If to Seller:
	  	 Ford Motor Land Development Corporation
 550 Town
Center Drive, Suite 200
 Dearborn, Michigan 48126
 Attention: Rob
Cory

		
	 With a copy to:
	  	 Ford Motor Land Development Corporation
 c/o Ford
Motor Company
 One American Road
 Dearborn, Michigan
48321
 Attention: Counsel – Real Estate

		
	 If to Purchaser:
	  	 WELLS REIT II – REPUBLIC DRIVE, LLC
 c/o Wells
Capital, Inc.
 6200 The Corners Parkway
 Suite 250
 Norcross, Georgia 30092
 Attention: Spencer Y. Patton

		
	 With a copy to:
	  	 Troutman Sanders LLP
 Bank of America Plaza - Suite
5200
 600 Peachtree Street, N.E.
 Atlanta, Georgia
30308
 Attention: James W. Addison

  
 or to such other
address as either party may designate to the other by written notice. Any notice by certified mail shall be deemed to have been given on the date of certification of receipt thereof. Any notice by nationally recognized commercial courier for next
day delivery shall be deemed to have been given on the next business day from the day such notice was submitted to such courier. 
  

 13 

 ARTICLE 15. BROKERAGE 
  

	 	15.01.	Seller shall pay the fee or commission of Signature Associates (“Broker”) for bringing about the sale contemplated by this Agreement in accordance with a separate
agreement between Seller and Broker. If any other person or entity shall assert a claim to a fee, commission or other compensation on account of alleged employment as a broker or finder or for performance of services as a broker or finder in
connection with this Agreement, then the party through which such person is claiming shall: (a) indemnify and hold harmless the other party against and from any such claim and all costs, expenses and liabilities incurred in connection with such
claim or any action or proceeding brought thereon (including, without limitation, counsel and witness fees in defending against such claim); and (b) satisfy promptly any settlement or judgment arising from any such claim or any action or proceeding
brought thereon. This indemnity shall survive the Closing Date and any termination of this Agreement. 

  
 ARTICLE 16. REPRESENTATIONS 
  

	 	16.01.	Seller’s Representations. Seller represents to Purchaser that the facts recited below are true and accurate and will be true and accurate on the Closing Date. If,
prior to the Closing Date, Seller discovers that one or more of such facts are untrue or inaccurate, it will inform Purchaser in writing of its discovery. Such representations of Seller shall survive the Closing Date for a period of one (1) year
except to the extent that Seller gives Purchaser written notice prior to the Closing Date of the falsity or inaccuracy of any representation, or Purchaser otherwise obtains actual knowledge prior to the Closing Date of the falsity or inaccuracy of
any representation or warranty, and Purchaser nevertheless elects to close this transaction, and except to the extent that Purchaser gives Seller written notice of a breach of warranty or representation after the Closing and prior to the expiration
of such one (1) year period. In accordance with the immediately preceding sentences, Seller represents to Purchaser as follows: 

  

	 	(a)	Seller has received no written notice of any currently outstanding violation of any federal, state, county or municipal law, ordinance, order, regulation or requirement affecting
the Property and Seller has no actual knowledge of any such violation. 

  

	 	(b)	Seller has not received any written notice of any existing or threatened condemnation or other legal action of any kind involving the Property and Seller has no actual knowledge of
any existing or threatened condemnation or other legal action involving the Property. 

  

	 	(c)	Neither the execution and delivery of this Agreement nor Seller’s performance hereof are restricted by or violate any contractual or other obligations of the Seller.

  

	 	(d)	Seller is a duly organized and validly existing Delaware corporation. 

  

	 	(e)	True, correct and complete copies of the Leases are available at 550 Town Center Drive, Suite 200, Dearborn, Michigan and have been delivered by Seller to Purchaser.

  

	 	(f)	From the date hereof through the Closing Date, Seller shall operate the Property using sound business judgment and in a manner consistent with its past practices (including, without
limitation, timely paying all bills, charges, and other expenses of the Property or the business conducted thereon). 

  

	 	(g)	Seller’s Rent Roll attached as Exhibit “B” is true, correct and complete as of its date of issuance. 

  

 14 

	 	(h)	Seller has not received (and will not receive) any rent, fees or other charges due under any of the Leases for a period of more than one (1) month in advance of the current
month’s base rent, or, of the current month’s installments of other fees or charges under the Leases. 

  

	 	(i)	Seller, as the declarant under that certain Declaration of Covenants and Restrictions Upon the Use of Land Situated in Fairlane Business Park dated October 4, 1993, recorded in
Liber 26919, page 103, as amended by that certain First Amendment to Declaration of Covenants and Restrictions Upon the Use of Land Situated in Fairlane Business Park dated March 6, 2002, effective December 21, 1999, and recorded March 13, 2002, in
Liber 35773, page 99, aforesaid records, as further amended by that certain Second Amendment to Declaration of Covenants, Conditions and Restrictions Upon the Use of Land Situated in Fairlane Business Park dated March 6, 2002, effective January 17,
2001, and recorded March 13, 2002, in Liber 35773, page 203, Wayne County, Michigan Public Records has not yet formed Fairlane Business Park Owner’s Association. 

  

	 	(j)	Except as disclosed herein or on the Rent Roll, there are no other leases, licenses or similar agreements affecting the Property. Seller represents and warrants the following with
respect to the Leases: 

  

	 	a.	Seller is the sole owner of the lessor’s interest in ail of the Leases and the rent due thereunder and to Seller’s actual knowledge each Lease has been duly and validly
executed and delivered by the parties thereto and is in full force and effect; 

  

	 	b.	The copy of each Lease made available or delivered to Purchaser by Seller is true, complete and accurate and is unmodified except as set forth in any amendments listed in the Rent
Roll, and there are no agreements, oral or written, between the parties to the Lease which in any material manner vary the obligations or rights of either party; 

  

	 	c.	Seller has received no written notice of any default by Seller under any Lease and, to the best of Seller’s actual knowledge, there is no default by Seller under any Lease nor
to the best of Seller’s actual knowledge has any event occurred which with the giving of notice and/or the passage of time would constitute such a default; 

  

	 	d.	Except as shown in the Rent Roll, to the best of Seller’s knowledge, there is no default by Seller’s Tenants under any Lease; 

  

	 	e.	Except as disclosed in Exhibit P-3 attached hereto and incorporated herein by this reference, all painting repairs, alterations and other work required to be performed by
Seller, as Landlord, under the Leases or under any other agreement, and all other obligations of Seller relating to such matters and required to be performed thereunder have been fully performed and paid for in full or will be fully performed and
paid for by Seller when due prior to the Closing Date; 

  

	 	f.	No tenant has a right of refusal, option right or other right to purchase all or any portion of the Property; and 

  

	 	g.	 Except as identified on the Rent Roll, no tenant is or shall become entitled to any rebate or free rent for any period subsequent to the Closing without the prior
written consent of Purchaser, no modification to the Leases shall be made prior to the Closing Date without the prior written consent of Purchaser, and no new 

  

 15 

	 	 
leases shall be entered into by Seller after the date hereof, except with the prior written consent of Purchaser, which consent will not be unreasonably
withheld or delayed. 

  

	 	h.	To the best of Seller’s actual knowledge, there is no default by any Tenant under the Leases nor, to the best of Seller’s actual knowledge, has any event occurred which
with the giving of notice and/or the passage of time would constitute such a default. 

  

	 	i.	To the best of Seller’s actual knowledge, no Tenant has assigned its interest in its Lease or sublet any portion of the premises leased to such Tenant under its Lease, except
as set forth in the Rent Roll, other than that certain Sublease Agreement by and between Roush Industries, Inc., as sublessor, and Ford Motor Company, as sublessee, dated April 8, 2002, and that certain Sublease Agreement by and between Roush
Industries, Inc., as sublessor, and Ford Motor Company, as sublessee, dated October 24, 2001, and other than that certain Sublease Agreement by and between Roush Industries, Inc., as sublessor, and Ford Motor Company, as sublessee, dated June 20,
2001 and that certain Sublease Agreement by and between Roush Industries, Inc. and Campbell and Co. dated June 6, 2001. 

  

	 	j.	No rental, lease, or other commissions with respect to any Lease are payable to Seller, to any partner or member of Seller, any party affiliated with or related to Seller or any
partner or member of Seller or to any third party whatsoever. All commissions payable under, relating to, or as a result of the Leases have been cashed-out and paid and satisfied in full by Seller or by Seller’s predecessor in title to the
Property, and no further commissions shall be due and payable as a result of any Lease. 

  

	 	k.	To Seller’s actual knowledge, there are no defaults under any of the Service Contracts described on Exhibit “C” attached hereto. 

  

	 	l.	Seller has provided Purchaser with complete and accurate copies of all Service Contracts. All such Service Contracts are in full force and effect in accordance with their respective
provisions, all payments required to be made by Seller or the “Owner” thereunder have been paid in full, and there is no default, or claim of default, or any event which the passage of time or notice, or both, would constitute a default on
the part of any party to any of such Service Contracts. All such Service Contracts are terminable without penalty or obligation to pay any severance or similar compensation on no more than thirty (30) days’ notice, except as expressly set forth
on Exhibit “Q”. All Service Contracts are assignable by Seller to Purchaser and no Service Contract prohibits such assignment or provides for any right, claim, or cause of action against Purchaser or the Property upon such
Assignment. Seller has cancelled or will cancel, effective as of the Closing, any agreement in the nature of a management agreement or service contract between Seller and any partner or member of Seller or any party affiliated with or related to
Seller or any partner or member of Seller other than that certain 2004 Landscape Term Sheet dated October 31, 2003 related to that certain Landscaping Agreement by and between Ford Motor Land Development Corporation and 333 Republic Drive –
Roush Industries and that certain 2004 Landscape Term Sheet dated October 31, 2003 related to that certain Landscaping Agreement by and between Ford Motor Land Development Corporation and 777 Republic Drive – Roush Industries.

  

	 	m.	 Attached hereto as Exhibit “R” is a complete and accurate list and description of all of the warranties and guaranties of contractors, vendors,
manufactures and 

  

 16 

	 	 
other parties which are known by Seller to be in effect and to relate to the Property. Within five (5) days after the Effective Date, Seller shall provide
Purchaser with complete and accurate copies of all such warranties and guaranties which are written, which are known by Seller to relate to the Property and which are in the possession or control of Seller. 

  

	 	n.	Other than the Leases, the Service Contracts, the Permitted Exceptions, and any agreement which Roush Industries, Inc. may have entered into to the knowledge of Seller, there are no
leases, service contracts, management agreements, or other material agreements or instruments in force and effect, oral or written, entered into by Seller that grant to any person whomsoever or any entity whatsoever any right, title, interest or
benefit in or to all or any part of the Property, any rights to acquire all or any part of the Property or any rights relating to the use, operation, management, maintenance, or repair of all or any part of the Property. 

  

	 	16.02. 	Purchaser’s Representations. Purchaser represents to Seller that the facts recited below are true and accurate and will be true and accurate on the Closing Date.
If, prior to the Closing Date, Purchaser discovers that one or more of such facts is untrue or inaccurate, it will inform Seller in writing of its discovery. Such representations of Purchaser shall survive the Closing Date for a period of one (1)
year except to the extent that Purchaser gives Seller written notice prior to the Closing Date of the falsity or inaccuracy of any representation, or Seller otherwise obtains actual knowledge prior to the Closing Date of the falsity or inaccuracy of
any representation or warranty, and Seller nevertheless elects to close this transaction. In accordance with the immediately preceding sentences, Purchaser represents to Seller as follows: 

  

	 	(a)	Purchaser has full power and right to enter into and perform this Agreement and to purchase the Property as herein provided; 

  

	 	(b)	Purchaser is not in the hands of a receiver nor is an application for such a receiver pending. Purchaser has made no assignment for the benefit of creditors, nor filed, or has filed
against it, any petition in bankruptcy; and 

  

	 	(c)	The execution and delivery of this Agreement and the consummation of the transactions contemplated hereby have been duly authorized by all necessary acts of Purchaser.

  
 ARTICLE 17. DISPUTE RESOLUTION 

 

	 	17.01. 	Mediation and Arbitration. If a dispute arises between the Seller and Purchaser prior to Closing relating to this Agreement, but not relating to the disbursement of the
Deposit by Escrow Agent, the following procedure shall be implemented before either party pursues other available remedies except that either party may seek injunctive relief from a court where appropriate in order to maintain the status quo while
this procedure is being followed. 

  

	 	(a)	The Seller and Purchaser shall promptly and in any event within 15 days hold a meeting via telephone conference or in Dearborn, Michigan, or such other place as the parties may
agree, attended by persons with decision-making authority regarding the dispute, to attempt in good faith to negotiate a resolution of the dispute; provided, however, that no such meeting shall be deemed to vitiate or reduce the obligations and
liabilities of the parties hereunder or be deemed a waiver by a party hereto of any remedies to which such party should otherwise be entitled hereunder. 

  

	 	(b)	 If, within ten (10) days after such meeting, the parties have not succeeded in negotiating a resolution of the dispute, they agree to submit the dispute to
mediation in Dearborn, Michigan, or such other place as the parties may agree, in accordance with the then-current 

  

 17 

	 	 
Model Procedure for Mediation of Business Disputes of the Center for Public Resources and to bear equally the cost of mediation.

  

	 	(c)	Seller and Purchaser will jointly appoint a mutually acceptable mediator, seeking assistance in such regard from the Center for Public Resources if they have been unable lo agree
upon such appointment within five (5) days from the conclusion of the negotiation period. 

  

	 	(d)	Seller and Purchaser agree to participate in good faith in the mediation and negotiations related thereto for a period often (10) days. If the parties are not successful in
resolving the dispute through the mediation, then the parties agree to submit the matter to binding arbitration or a private adjudicator, or either party may seek an adjudicated resolution through the appropriate state or federal court.

  
 If a dispute arises between the
Seller and Purchaser after Closing or with regard to the disbursement of the Deposit by Escrow Agent, the procedure set forth above in subparagraph 17.01(a) shall be implemented before either party pursues other available remedies except that either
party may seek injunctive relief from a court order where appropriate in order to maintain the status quo while this procedure is being followed. After following the procedure set forth in subparagraph 17.01 (a), if the parties agree (which
agreement shall be in each of the parties sole discretion) to submit the matter to mediation, the procedures set forth in subparagraphs 17.01(b), (c) and (d) shall also be followed. 
  
 ARTICLE 18. CONDITIONS TO PURCHASER’S OBLIGATION 
  

	 	18.01	General Conditions Precedent to Purchaser’s Obligations Regarding the Closing. In addition to the conditions to Purchaser’s obligations set forth elsewhere
in this Agreement, the obligations and liabilities of Purchaser hereunder shall in all respects be conditioned upon the satisfaction of each of the following conditions prior to or simultaneously with the Closing, any of which may be waived by
written notice from Purchaser to Seller: 

  

	 	(a)	Seller has complied with and otherwise performed each of the covenants and obligations of Seller set forth in this Agreement. 

  

	 	(b)	All representations and warranties of Seller as set forth in this Agreement shall be in all respects true and correct as of the Closing Date (and as if made without limitation or
qualification as to Seller’s knowledge). 

  

	 	(c)	No Tenant shall be in material default (without regard to the expiration of any applicable cure period provided in the Lease with such Tenant) under the terms of such Tenant’s
Lease as of the Closing Date. 

  

	 	(d)	There has been no material adverse change in the financial condition of Roush Industries, Inc. from that existing as of the Effective Date. 

  

	 	    	Upon the failure of any of the above conditions, Purchaser may terminate this Agreement by notice to Seller whereupon the Escrow Agent is hereby authorized, upon request of
Purchaser or Seller, to return the Deposit and any and all interest accrued thereon to Purchaser and Purchaser shall deliver to Seller copies of all documents provided by Seller to Purchaser with respect to the Property and copies of the
Purchaser’s Reports (to the extent the same have not previously been delivered to Seller), and thereupon neither party shall have any further obligation hereunder, except as provided in Articles 4, 5, 12 and 15 hereof. 

 

 18 

 ARTICLE 19. MISCELLANEOUS PROVISIONS 
  

	19.01.	Miscellaneous. This Agreement contains the entire agreement between Seller and Purchaser, and there are no other terms, conditions, promises, understandings, statements or
representations, express or implied, concerning the transaction contemplated hereunder. This Agreement shall inure to the benefit of and bind the parties hereto and their respective personal representatives, heirs, successors and assigns. The
headings to the articles and sections hereof are for convenience of reference only and shall in no way expand, modify, restrict or limit any provision hereof or be used to construe any such provision. This Agreement shall be governed by and
construed in accordance with the laws of the State of Michigan. If any provision of this Agreement shall be held by a court of competent jurisdiction to be unenforceable, the remaining provisions of this Agreement as the case may be, shall not be
affected thereby. 

  

	19.02.	Attorneys’ Fees. Should any litigation (including binding arbitration) be commenced between the parties concerning the subject matter hereof, the prevailing party in
such litigation and any appeal therefrom, shall be entitled, in addition to any other relief, to reasonable attorneys’ fees, experts’ fees and costs of suits. 

  

	19.03.	Waiver. The waiver of any breach of any provision hereunder by Seller or Purchaser shall not be deemed to be a waiver of any preceding or subsequent breach hereunder. No
failure or delay of any party in the exercise of any right given hereunder shall constitute a waiver thereof nor shall any partial exercise of any right preclude further exercise thereof. 

  

	19.04.	Counterparts. This Agreement may be executed in several counterparts which when construed together shall be considered to be one Agreement. 

  

	19.05.	Knowledge. As used herein, the term “actual knowledge of Seller” or substantially similar terms, words or phrases means the actual knowledge of Rob Cory and Sean
McCourt, but without any duty of inquiry. Seller warrants and represents that the individuals listed in the previous sentence are the primary people within Seller’s organization responsible for the management and operation of the Property
and/or the Leases. 

  

	19.06.	Notice in Writing. Whenever this Agreement requires or provides for the giving of notice, the same shall be in writing. 

  

	19.07.	Construction. This Agreement shall not be construed more strictly against one party than against the other, merely by virtue of the fact that it may have been prepared
by counsel for one of the parties, it being recognized that both Purchaser and Seller have contributed substantially and materially to the preparation of this Agreement. 

  

	19.08.	Other Agreements at Closing. Seller and Purchaser agree to execute and deliver at Closing an Agreement Affecting Real Property in the form attached hereto as Exhibit
S. 

  

	19.09.	Cooperation with Purchaser’s Auditors and SEC Filing Requirements. Seller shall provide to Purchaser (at Purchaser’s expense) copies of, or shall provide Purchaser
access to, such factual information as may be reasonably requested by Purchaser, and in the possession or control of Seller, or its property manager or accountants, to enable Purchaser (or Wells Operating Partnership, L.P. or Wells Real Estate
investment Trust, Inc.) to file its or their Form 8-K, if, as and when such filing may be required by the Securities and Exchange Commission (“SEC”). At Purchaser’s sole cost and expense, Seller shall allow Purchaser’s auditor
(Ernst & Young or any successor auditor selected by Purchaser) to conduct an audit of the income statements of the Property for the year of Closing (to the Closing Date) and the two prior years, and shall cooperate (at no cost to Seller) with
Purchaser’s auditor in the conduct of such audit. In addition, Seller agrees to provide to Purchaser’s auditor a letter of representation in the form attached hereto as Exhibit “T”, and, if requested by such auditor,
historical financial statements for the Property, including income and balance sheet data for the Property, whether required before or after Closing. Without limiting the foregoing, (i) Purchaser or its designated independent or other auditor may
audit Seller’s operating statements of the Property, at Purchaser’s expense; and Seller shall provide such documentation as Purchaser or its auditor may reasonably request in order to complete such audit, and (ii) Seller shall furnish to
Purchaser such financial and other information as may be reasonably required by Purchaser to make any required filings with the SEC or other governmental authority; provided, however, that the foregoing obligations of Seller shall be limited to
providing such information or documentation as may be in the possession of, or reasonably obtainable by, Seller, its property manager or accountants, at no cost to Seller, and in the format that Seller (or its property manager or accountants) have
maintained such information.] 

  

 19 

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

									
	 SELLER:
	 	 	 	 PURCHASER:

			
	 FORD MOTOR LAND
 DEVELOPMENT CORPORATION
	 	 	 	 WELLS REIT II - REPUBLIC DRIVE, LLC

					
	By:	 	 /s/ Sean B. McCourt
	 	 	 	By:	 	Wells Operating Partnership II, L.P., its sole member
	 	 	
	 	 	 	 	 
	Name:	 	 Sean B. McCourt
	 	 	 	 	 
	 Title:
	 	 Chairman
	 	 	 	By:	 	Wells Real Estate Investment Trust II, Inc., its General Partner
					
	 	 	 	 	 	 	 By:
	 	 /s/ Douglas P. Williams

	 	 	 	 	 	 	 	 	

	 	 	 	 	 	 	 Name:
	 	 Douglas P. Williams

	 	 	 	 	 	 	 Title:
	 	 Executive Vice President

  

 20Lease

 EXHIBIT 10.22 
  
 LEASE 
  
 between 
  
 FORD MOTOR LAND DEVELOPMENT CORPORATION 
  
 Landlord 
  
 and 
  
 ROUSH INDUSTRIES 
  
 Tenant 
  

 TERM SHEET 
  
 Basic Lease Provisions 
  

					
	1.   Date:	  	December 21, 1999
		
	2.   Landlord:	  	 FORD MOTOR LAND DEVELOPMENT CORPORATION
 Suite 1500 East
 One Parklane Blvd.
 Dearborn, Michigan 48126

		
	3.   Tenant:	  	Roush Industries, a Michigan corporation
			
	4.   Section 1.01	  	Building A:	  	 Approximately 84,000 rentable square feet
 (address to be
determined at site plan review meeting)
 Allen Park, Michigan 48101

			
	 	  	Building B:	  	 Approximately 85,200 rentable square feet
 (address to be
determined at site plan review meeting)
 Allen Park, Michigan 48101

			
	5.   Section 1.01	  	Complex:	  	Fairlane Business Park
		
	6.   Section 1.01	  	Tenant’s Percentage Share: 100%
		
	7.   Section 3.01	  	 Commencement Date of Building A:    October 1, 2000
 Commencement Date of Building B:   November 15, 2000

		
	8.   Section 3.01	  	Expiration Date of Buildings A & B:    November 14, 2000
		
	9.   Section 3.02	  	Alternate Expiration Date for Buildings A & B: Ten years from Commencement Date of Building B
			
	10. Section 4.01	  	Rent	  	 

  

																	
	 	  	Sq. Ft.

	  	 Lease Years

	  	PSF

	  	Annual

	  	Monthly

	  	Daily

	 Bldg. A
	  	84,000	  	Years 1 through 5	  	$	11.00	  	$	924,000.00	  	$	77,000.00	  	$	2,531.51
	 	  	 	  	Years 6 through 10	  	$	13.00	  	$	1,092,000.00	  	$	91,000.00	  	$	2,991.78
							
	 Bldg. B
	  	85,200	  	Years 1 through 5	  	$	11.00	  	$	937,200.00	  	$	78,100.00	  	$	2,567.67
	 	  	 	  	Years 6 through 10	  	$	13.00	  	$	1,107,600.00	  	$	92,300.00	  	$	3,034.52

  

					
	11. Section 5.01	  	Permitted Use: Automotive research and development and related administrative offices
		
	12. Section 22.01	  	Broker: None
		
	13. Section 23.01	  	Landlord’s Address for Notices:
		
	 	  	Ford Motor Land Development Corporation
Suite 1500 East
One Parklane
Boulevard
Dearborn, Michigan 48126
Attn: Fairlane Property Manager

  

					
		
	 	  	Tenant’s Address for Notices:
		
	 	  	Roush Industries, Inc.
11874 Market Street
Livonia, MI 48150
Attn: Facilities Department
Phone: (734) 779-7263
		
	 	  	With a copy to:
		
	 	  	Roush Industries, Inc.
12445 Levan
Livonia, MI 48150
Attn: Legal Department
Phone: (734) 779-7201
		
	14. Section 24.01	  	Security Deposit: Waived
		
	Additional Provisions:	  	 
		
	15. Section 27	  	Building C

  
 If Tenant is not in default hereunder.
Tenant shall deliver Notice to Landlord prior to the date that is two years following Tenant’s occupancy of Building A that it has elected to exercise its right to expand into an 82,800 square foot building to be built by Landlord (“Right
to Expand”) as shown on Exhibit A (“Building C”) under the following terms and conditions: 
  

	 	(i)	the lease term for Building C will be at least five years; 

  

	 	(ii)	the lease rate will be the market rate at the projected date of occupancy for similar buildings in the Fairlane Business Park, Allen Park, Michigan; 

  

	 	(iii)	the tenant improvement allowance will be the amount of tenant improvement allowance being offered by Landlord in similar buildings in the Fairlane Business Park at the projected
date of occupancy, but not less than $25.00 per square foot; 

  

	 	(iv)	When Tenant notifies Landlord that it desires to exercise its Right to Expand, Tenant must state in such Notice the number of square feet in Building C it will lease which in no
event shall be less than fifty percent (50%) of the square footage of Building C. Notwithstanding anything to the contrary herein regarding Tenant’s Right to Expand, Landlord shall not be obligated to construct Building C in the event Tenant
notifies Landlord that it desires to lease less than one hundred percent (100%) of Building C and Landlord, in its sole judgement, determines that the remaining space in Building C unoccupied by Tenant will not be marketable to third parties at a
rate of return acceptable to Landlord. Landlord agrees that it will notify Tenant within thirty (30) days after it receives Tenant’s notice of its desire to lease less than one hundred percent (100%) of Building C whether or not Landlord will
nonetheless construct Building C. Tenant acknowledges that if it leases less than 100% of Building C, and Landlord elects to construct Building C, Landlord may lease the remaining space in Building C to such third party tenants and upon such terms
and conditions as it deems acceptable in its sole discretion, and Tenant shall share the ground-mounted sign provided in connection with Building C with such other third party tenants. 

  

	 	(v)	Building C will match Buildings A and B in building materials and colors; 

  

	 	(vi)	Following Tenant’s Notice to Landlord that it is exercising Its Right to Expand, Building C will be available for occupancy approximately twelve (12) months following the
latter of: (a) Tenant providing Landlord with an approved space plan, or (b) Tenant and Landlord executing a mutually-agreeable form of lease, whichever occurs last. 

  

 If Tenant does not exercise its Right to Expand, Landlord may (but is not required to) build Building C and market it to
third party tenants in its sole discretion. 
  
 Landlord and Tenant agree that the
site plan for Building C has not yet been engineered and is subject to approval of the Michigan Department of Environmental Quality (“MDEQ”) regarding wetlands mitigation and the approval of the City of Allen Park with respect to the site
plan for Building C. Landlord represents that Building C will meet or exceed the parking requirements of the City of Allen Park, provided however that it might require downsizing the building. 
  

	16.	Section 28 Signage 

  
 Notwithstanding anything to the contrary in Section 19, Tenant shall be allowed to install at Tenant’s expense (with an allowance from Landlord of $15,000 per sign) two ground-mounted signs, in the approximate
locations shown on Exhibit A, similar in size and character to similar single-tenant buildings in the Fairlane Business Park. Such signage shall be subject to Landlord’s approval, which shall not be unreasonably delayed or withheld. 

 

	17.	Section 29 Right to Extend 

  
 Within sixty (60) days following Tenant’s Notice to Landlord to extend the Initial Term or if applicable, to extend the First Extended Term, pursuant to Section 4.05 and 4.06 respectively, Landlord shall notify
Tenant in writing of the proposed Rent amount to be paid during the First Extended Term (the “First Extended Term Rent”), or if applicable, the proposed Rent amount to be paid during the Second Extended Term (the “Second Extended Term
Rent”) which shall be equal to the then Fair Market Rental Value of the Premises. Fair Market Rental Value shall be defined as the annual rental (projected from the date of the commencement of the payment of annual rental to which it applies)
which Tenant would expect to pay and Landlord would expect to receive under leases of space of comparable conditions, on conditions comparable to this Lease, covering premises comparable to the Premises in the Fairlane Business Park, Allen Park,
Michigan. Tenant shall have sixty (60) days following receipt of Landlord’s notice of determination of the proposed First Extended Term Rent or, if applicable, the Second Extended Term Rent, in which to: 
  

	 	(a)	accept such determination; or 

  

	 	(b)	elect to have such determination made by appraisal as described below; or 

  

	 	(c)	withdraw its notice of exercise of option to extend. 

  
 If Tenant fails to notify Landlord in writing of its election within said sixty (60) day period, Tenant shall be deemed conclusively to have withdrawn its notice of
exercise of the option to extend the Lease and the Lease shall terminate on the Expiration Date of the Initial Lease Term, or, if applicable, the Expiration Date of the First Extended Term as if such notice was never given. If Tenant elects to have
such determination made by appraisal, then: 
  
 (i) Within ten
(10) days after Landlord receives Tenant’s notice of its election to have such determination made by appraisal, Landlord and Tenant shall each appoint and employ, at its cost, a real estate appraiser (who shall be licensed in the State of
Michigan and be a member of the American Institute of Real Estate Appraisers [“MAI”] with at least ten (10) years of full-time commercial appraisal and real estate marketing experience in the Dearborn area) to appraise and establish the
Fair Market Rental Value. 
  
 (ii) Within thirty (30) days after
the selection of the two (2) appraisers, the appraisers shall each submit an appraisal of the Fair Market Rental Value. If the appraisers are equal to or less than ten percent (10%) apart in their determination of Fair Market Rental Value, the Fair
Market Rental Value shall be the average of She two appraisals. If the appraisers are more than ten percent (10%) apart in their determination of Fair Market Rental Value, then the two appraisers shall attempt to agree upon and designate a third
appraiser meeting the qualifications set forth above within ten (10) days after the date of appointment of the last two appraisers. 
  

 (iii) If the two appraisers are unable to agree on the third appraiser, either of the parties, after
giving five (5) days notice to the other, shall request the American Arbitration Association in Wayne County, Michigan to appoint such independent third appraiser, who shall be of similar affiliation or background of the appraisers aforementioned.
Each of the parties shall bear one-half of the cost of the appointment of the third appraiser and of the third appraiser’s fee. 
  
 (iv) Within thirty (30) days after the selection of the third appraiser, a majority of the appraisers shall agree upon the Fair Market Rental Value. If a
majority of the appraisers are unable to agree within the stipulated time, then each appraiser shall render his/her separate appraisal within such time, and the three appraisals shall be averaged in order to establish such rate; provided, however,
if the low appraisal and/or the high appraisal are more than ten percent (10%) lower and/or higher than the middle appraisal, the low appraisal and/or high appraisal shall be disregarded. If both the low appraisal and the high appraisal are
disregarded, the middle appraisal shall establish the Fair Market Rental Value. After the Fair Market Rental Value has been established, the appraisers shall immediately notify the parties in writing. 
  

	18.	Section 30 Parking 

  
 Parking will meet or exceed the actual parking spaces shown on Exhibit A Pages 2 and 3. 
  

	19.	Section 31 Termination of Existing Lease 

  
 Tenant is successor in interest to a lease dated March 9, 1994 between Detroit Art Services, as tenant, and Ford Motor Land Development Corporation, as
landlord, for 16,755 rentable square feet in Suite 450, 555 Republic Drive, Allen Park, Michigan (“Existing Lease”). Landlord and Tenant shall execute an agreement terminating the Existing Lease effective as of the Commencement Date of
this Lease. 
  

	20.	Section 32 Option to Construct Interior Tenant Improvements 

  
 Provided Tenant is not in default of any terms or conditions under this Lease, Tenant shall have the option to construct certain Tenant Improvements
defined as Tenant’s Work in Exhibit C hereof (herein called “Option to Construct”), by giving Landlord Notice of Its election by March 1, 2000. If Tenant elects to exercise Its Option to Construct, Landlord and Tenant shall both be
bound by the terms of Exhibit C Plans and Specifications for Tenant Improvements, Landlord’s Workletter, attached hereto. All Plans and Specifications for Tenant’s Work shall be submitted to Landlord by March 1, 2000, for coordination of
the schedule with Landlord’s Contractors, specifically as relates to Plans and Specifications that will affect the slab, fire protection, perimeter fintube heating system, and any underground plumbing or modifications to the slab. 

 

	21.	Section 33 Fence 

  
 In the event that Wayne County installs a sidewalk on the county property adjacent to and on the same side of the Rouge River as Tenant’s Building,
Landlord will install a decorative fence at its expense. The purpose of such fence is to discourage public use of Tenant’s parking lot and grounds as a means of access to and from such county property. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have executed the Lease to which this
Term Sheet is attached by signing and dating this Term Sheet, initialing the first page of the Lease, signing and dating Exhibit B hereof and signing and dating Exhibit C hereof. 
  

									
	 Landlord:
	 	 	 	 Tenant:

			
	Ford Motor Land Development Corporation, a Delaware corporation	 	 	 	Roush Industries, Inc., a Michigan corporation
					
	By:	 	 /s/ Illegible
	 	 	 	By:	 	 /s/ Illegible

	 	 	
	 	 	 	 	 	

	 Its:
	 	 Vice President
	 	 	 	 Its:
	 	 EVP

  

 TABLE OF CONTENTS 
  

			
	 1. Definitions
	  	1
		
	 2. Construction of Tenant Improvements
	  	4
		
	 3. Commencement Date; Initial Term
	  	4
		
	 4. Rent
	  	5
		
	 5. Use of Premises
	  	5
		
	 6. Utilities and Services to Premises
	  	5
		
	 7. Tenant’s Property and Alterations
	  	6
		
	 8. Repairs and Maintenance, Compliance with Laws and Fire/Casualty
	  	6
		
	 9. Insurance
	  	8
		
	 10. Intentionally Deleted
	  	9
		
	 11. Condemnation
	  	9
		
	 12. Dedications and Easements
	  	10
		
	 13. Property Taxes and Assessments
	  	10
		
	 14. Remedies in Case of Default; Indemnification; Right to Perform Covenants
	  	11
		
	 15. Subordination
	  	12
		
	 16. Certificates by Landlord and Tenant
	  	12
		
	 17. Quiet Enjoyment
	  	13
		
	 18. Assignment and Subletting
	  	13
		
	 19. Signs
	  	13
		
	 20. Hazardous Materials
	  	13
		
	 21. Recording
	  	14
		
	 22. Brokers
	  	14
		
	 23. Notices
	  	14
		
	 24. Security Deposit
	  	14
		
	 25. Miscellaneous
	  	14
		
	 26. Execution
	  	16
		
	 EXHIBIT A
	  	18
	 EXHIBIT B
	  	19
	 EXHIBIT C
	  	22

  

 LEASE 
  
 THIS LEASE dated as of the date specified in Item 1 of the Term Sheet, between the party (herein called
“Landlord”) identified as Landlord in Item 2 of the Term Sheet and the party (herein called “Tenant”) identified as Tenant in Item 3 of the Term Sheet. 
  
 W I T N E S S E T H: 
  
 Upon and subject to the terms, covenants, agreements and conditions set forth herein, Landlord hereby leases to Tenant, and Tenant hereby hires from
Landlord, the Premises (defined below). 
  
 1. Definitions 
  
 1.01. Unless otherwise defined herein or unless the context otherwise requires, terms used
in this Lease with initial capitalization shall have the following meanings: 
  
 “Additional Improvements” shall have the meaning specified in Exhibit B hereof. 
  
 “Base Building Work” shall have the meaning specified in Exhibit C hereof. 
  
 “Building” shall mean the buildings described in Item 4 of the Term Sheet. 
  
 “Business Day” shall mean all days on which Tenant is
normally open for business at the Premises. 
  
 “Business
Hours” shall mean 7:00 a.m. to 6:00 p.m. on Business Days. 
  
 “Calendar Year” shall mean each period during the Lease Term commencing on January 1. 
  
 “Commencement Date” shall have the meaning specified in Section 3.01 hereof. 
  
 “Common Area” shall mean that area cross-hatched on Exhibit
A hereof. 
  
 “Common Area Expenses” shall mean
any and all costs, expenses and disbursements of every kind and character that are paid or incurred by Landlord in connection with the operation, maintenance and repair of the Building and the Common Area, limited to the following, the costs of
water; sewer charges; general landscape maintenance; all costs in connection with the maintenance, operation and repair of Complex of which the Building is a part, including, without limitation, road security patrol, payroll taxes, wages and
salaries and fringe benefits of all on-site persons, if any, and an allocable share of the costs of all off-site persons, if any; amounts funded into any common area expense reserve maintained by Landlord to cover reasonable contingencies during the
current calendar year; amortization of costs (on a straight-line basis over a depreciable life consistent with generally accepted accounting principles), including actual or imputed financing or leasing costs, incurred by Landlord for any equipment,
device or capital improvement installed by Landlord which is designed as a Building-wide or Complex-wide labor-saving measure or designed to effect other Building-wide or Complex-wide economies or efficiencies in the operation or maintenance of all
or any part of the Building or the Complex or which is required by any laws, rules or regulations of any governmental or quasi-governmental authority having jurisdiction; the charges of any independent contractor who performs any of the work of
operating and maintaining all or any portion of the Complex; management fee equal to 1% of Rent; legal fees (other than legal fees payable in connection 
  

			
		
	 Landlord:
	 	 /s/ Illegible 

	 	 	

		
	 Tenant:
	 	 /s/ Illegible

	 	 	

  

 1 

 with disputes with tenants or obtaining new tenants) and disbursements; accounting fees and disbursements
paid or reimbursed by Landlord to independent contractors and to affiliates of Landlord; personal property taxes paid or incurred by Landlord in connection with any personalty located on or used in connection with the operation or maintenance of the
Complex; and any other costs, charges and expenses which under generally accepted accounting principles and practice would be regarded as maintenance and operating expenses, including such costs, charges and expenses as would normally be amortized
over a period not exceeding five years. 
  
 “Complex” shall have the meaning specified in Item 5 of the Term Sheet. 
  
 “Construction Information” shall have the meaning specified in Exhibit B hereof. 
  
 “Date of Acceptance” shall have the meaning specified in
Exhibit C hereof. 
  
 “Expense Year” shall mean
the current calendar year commencing January 1, provided that Landlord, upon Notice to Tenant, may change the Expense Year from time to time to any other current 12 consecutive month period, and in the event of any such change, Tenant’s
Percentage Share of Project Expense shall be equitably adjusted for the Expense Years involved in any such change. 
  
 “Extended Term” or “Extended Terms” shall have the meaning specified in Section 4 hereof. 
  
 “Initial Term” shall have the meaning specified in Section
3.01 hereof. 
  
 “Insurance Requirements” shall
mean all terms and conditions of any insurance policy covering or applicable to the Premises, and rules, regulations and other requirements of the American Insurance Association, formerly the National Board of Fire Underwriters (or other body
exercising similar functions) applicable to the Premises or the use of the Premises. 
  
 “Hazardous Material” shall mean any of the following: asbestos or any substance containing more than 0.1 percent asbestos and deemed hazardous under any Hazardous Material Law (defined below); the
group of organic compounds known as polychlorinated biphenyls;, flammable explosives; radioactive materials; chemicals known to cause cancer or reproductive toxicity; pollutants, effluents, contaminants, emissions or related materials and any items
included in the definition of hazardous or toxic wastes, materials or substances under the Hazardous Material Laws; and any mixture of a Hazardous Material (regardless of concentration) with other materials. 
  
 “Hazardous Material Laws” shall mean any law relating to
environmental conditions and industrial hygiene, including, without limitation, the Resource Conservation and Recovery Act of 1976 (“RCRA”), 42 U. S. C. 6901 et seq., the Comprehensive Environmental Response, Compensation and
Liability Act of 1980 (“CERCLA”), 42 U. S. C. 9601 et seq., as amended by the Superfund Amendments and Reauthorization Act of 1986 (“SARA”), the Hazardous Materials Transportation Act, 49 U. S. C. 1801, et seq., the
Federal Water Pollution Control Act, 33 U. S. C. 1251 et seq., the Clean Air Act, 42 U. S. C. 7401 et seq., the Clean Water Act, 33 U. S. C. 7401, et seq., the Toxic Substances Control Act, 15 U. S. C. 2601 et seq., the
Safe Drinking Water Act, 42 U. S. C. 300f et seq., and all similar federal, state and local environmental statutes, ordinances and the regulations, orders, decrees now or hereafter promulgated thereunder. 
  
 “Landlord’s Allowance for Tenant Work” shall have the
meaning specified in Exhibit C hereof. 
  
 “Landlord’s Architect” shall have the meaning specified in Exhibit C hereof. 
  
 “Landlord’s General Contractor” shall have the meaning specified in Exhibit C hereof. 
  
 “Lease” shall include this Lease Agreement, the Term Sheet
and the Exhibits attached hereto and made a part hereof by reference. 
  
 “Lease Term” shall be deemed to include the Initial Term and, if applicable, the First Extended Term and the Second Extended Term unless specifically provided otherwise herein. 
  

 2 

 “Legal Requirements” shall mean all laws, statutes, codes, acts, ordinances, orders,
rules, regulations and requirements, now or hereafter enacted or in force, of all governmental bodies or quasi-governmental bodies having jurisdiction over the Premises or its use or over the streets, walkways and areas adjacent to the Premises.

  
 “Notices” shall have the meaning specified
in Article 23 hereof. 
  
 “Plans and
Specifications” shall have the meaning specified in Exhibit B hereof. 
  
 “Premises” shall mean (i) that portion of Building A and Building B, associated parking, and land shown on the site plan attached hereto as Exhibit A; (ii) the Tenant Improvements; and (iii) all
fixtures, equipment and other property (other than Tenant’s Property and Alterations as defined below) now or hereafter installed therein either prior to the Commencement Date or during the Lease Term (all of the foregoing (ii) and (iii) being
herein collectively called the “Improvements”) and [illegible]. 
  
 “Project Manager” shall have the meaning specified in Exhibit C hereof. 
  
 “Property Taxes” shall mean the total of all ad valorem real property taxes and currently due installments of assessments, special or
otherwise, levied upon, or with respect to or reasonably allocable to the Premises and the Common Area or the Rent and additional charges payable hereunder, imposed by any taxing authority having jurisdiction. With respect to the payment of
assessments, special or otherwise, payment in installments over the longest possible term shall be deemed to have been elected in any instance where a determinable option so to pay existed, or may exist, notwithstanding that an assessment may have
been, or may hereafter be, paid in full, and Tenant shall bear the cost of only such installments as would have become due, payable and delinquent during the initial Term or any applicable Extended Term had the installment option been elected.
Property Taxes also shall include all taxes, levies and charges which may be assessed, levied or imposed in replacement of or in addition to all or any part of ad valorem real property taxes as revenue sources, and which in whole or in part are
measured or calculated by, based upon or allocable to the Premises and the Common Area, the leasehold estate of Landlord or Tenant or the Rent and other charges payable hereunder. 
  
 Notwithstanding the foregoing, Property Taxes shall not include federal, state or local income taxes; franchise, gift,
transfer, excise, capital stock, estate, succession or inheritance taxes. 
  
 “Restroom Allowance” shall have the meaning specified in Exhibit B hereof. 
  
 “Space Plan” shall have the meaning specified in Exhibit B hereof. 
  
 “Substantial Completion” shall mean the date on which Landlord determines that the Tenant Improvements (or,
if applicable, the Base Building Work and/or Tenant Work) are complete. If any dispute shall arise as to whether the Tenant Improvements (or, if applicable, the Base Building Work and/or Tenant Work) are complete, a certificate furnished by
Landlord’s architect certifying the date of Substantial Completion shall be conclusive and binding of that fact and date upon Landlord and Tenant. 
  
 “Tenant’s Contractors” shall have the meaning specified in Exhibit C hereof. 
  
 “Tenant Delay” shall have the meaning specified in Exhibit
B hereof. 
  
 “Tenant Improvements” shall mean
the improvements to the Building constructed by Landlord pursuant to the Plans and Specifications and as provided in Exhibit B hereto in the event Tenant does not exercise its Option to Construct. 
  
 “Tenant Improvement Allowance” shall have the meaning
specified in Exhibit B hereof. 
  
 “Tenant Work”
shall have the meaning specified in Exhibit C hereof. 
  

 3 

 “Tenant’s Percentage Share” shall have the meaning specified in Item 6 of the Term
Sheet.  
  
 “Tenant’s Property”
shall have the meaning specified in Section 7.01 hereof. 
  
 “Termination Date” shall mean the date on which the Lease Term shall expire or earlier terminate. 
  
 “Trade Payment Breakdown” shall have the meaning specified in Exhibit C hereof. 
  
 “Unavoidable Delay” shall mean delays due to strikes,
lockouts, labor disputes, acts of God, inability to obtain labor or materials, governmental restrictions, emergency acts, civil commotion or unavoidable casualty or similar causes beyond the control of Landlord or Tenant. 
  
 “Work” shall have the meaning specified in Section 2.01
hereof. 
  
 2. Construction of Tenant Improvements 
  

	2.01.	Landlord shall provide all necessary labor and materials to construct the Tenant Improvements and prepare the Premises for occupancy by Tenant and to perform all work necessary in
connection therewith (the “Work”), all in accordance with the provisions of Exhibit B hereto. 

  

	2.02.	Notwithstanding to the contrary contained herein, if Tenant exercises Its Option to Construct, Tenant shall provide all necessary labor and materials to construct certain of the
Tenant Improvements and prepare the Premises for occupancy by Tenant and to perform all work necessary in connection therewith (the “ Tenant Work”), all in accordance with the provisions of Exhibit C attached hereto.

  
 3. Commencement Date; Initial Term 
  
 3.01. The initial term of the Lease (the “Initial Term”) shall commence on the
date specified in Item 7 of the Term Sheet (the “Commencement Date”) and, unless sooner terminated as hereinafter provided, shall end on the date specified in Item 8 of the Term Sheet (the last day of the Initial Term or any Extended Term
is herein called the “Expiration Date”). Notwithstanding anything to the contrary contained herein, if Tenant exercises Its Option to Construct, the Initial Term shall commence sixty (60) days following the Substantial Completion of the
Base Building Work as defined in Exhibit C. 
  
 3.02. If Landlord fails to
deliver possession of the Premises on the Commencement Date, either (a) because Substantial Completion of the Work has not occurred (or in the event Tenant has exercised its Option to Construct and Substantial Completion of the Base Building Work
has not occurred), or (b) on account of Unavoidable Delay, then the following provisions shall apply: 
  
 (i) the Initial Term shall not commence on the Commencement Date specified in Item 7 of the Term Sheet, but shall commence instead on the Commencement
Date fixed by Landlord in a notice to Tenant, which notice shall state that the Premises shall be ready for occupancy by the Commencement Date fixed in such notice; 
  
 (ii) the Term shall not end on the Expiration Date specified in Item 8 of the Term Sheet, but instead shall end on the
Expiration Dale specified in Item 9 of the Term Sheet; 
  
 (iii)
neither the validity of this Lease nor the obligations of Tenant under this Lease shall be affected by such failure to deliver possession, except that the Initial Term shall begin and end as provided in clauses (i) and (ii) above; and 
  
 (iv) Tenant shall have no claim against Landlord because of Landlord’s
failure to deliver possession of the Premises on the Commencement Date specified in Item 7 of the Term Sheet. 
  
 3.03. Any holding over by Tenant beyond the expiration of the Initial Term or, if applicable, any Extended Term, shall give rise to a tenancy from month to month at a monthly rent equal to 130% of the monthly Rent
during the last month of the Lease Term and all other provisions of this Lease shall continue. Such tenancy from month to month may be terminated by either Landlord or Tenant upon giving thirty days’ prior written notice to the other.

  

 4 

 4. Rent 
  
 4.01. Tenant shall pay to Landlord throughout the Lease Term an annual net rental (the “Rent”) for the Premises in the amounts specified in Item 10 of the Term
Sheet. The Rent shall be payable in monthly installments on or before the first day of each calendar month, without notice or demand; except that the Rent for Building A for the first month of the Initial Term shall be paid upon execution and
delivery of this Lease. If the Commencement Date or Termination Date shall occur on a day which is not the first day of a calendar month, then the Rent for the first month and the last month of the Lease Term shall be prorated based on the actual
number of days in the Lease Term during such months. 
  
 4.02. Tenant shall bear
Tenant’s Percentage Share of all Property Taxes, Common Area Expenses, and all other amounts, liabilities, obligations and other payments which Tenant herein assumes or agrees to pay (herein collectively called the “Additional Rent”)
and, in the event of any failure on the part of Tenant to pay any such amounts, Landlord shall have all rights, powers and remedies provided for herein or by law in the case of nonpayment of Rent. Except as otherwise provided herein, all Additional
Rent to be paid to Landlord shall be paid on the earlier of (i) 30 days after receipt of an invoice therefor from Landlord or (ii) 20 days prior to the date on which such payments are due and payable to the third party entitled to payment.

  
 4.03. If the Lease Term shall terminate prior to the Expiration Date (except
pursuant to Section 15), then Rent and Additional Rent paid with respect to periods occurring after the termination of the Lease Term shall be refunded to Tenant. 
  
 4.04 The Rent and Additional Rent shall be paid to Landlord at Landlord’s address for Notices hereunder or to such other person or
entity or at such other place as Landlord may from time to time designate in writing. The Additional Rent shall be remitted by Tenant directly to the person or entity to which such sum is owing only with Landlord’s consent, which Landlord may
withdraw at any time. 
  
 4.05 Provided Tenant shall not be in default of any
terms or conditions of this Lease, Tenant shall have the option to extend the Initial Lease Term for an additional five (5) year term (the “First Extended Term”) by giving Landlord Notice of its intention to do at least twelve (12) months
prior to the end of the Initial Lease Term, upon the same terms and conditions as herein stated except the rental rate shall be determined as provided for in Section 29 hereof. 
  
 4.06 Provided Tenant shall not be in default of any terms or conditions of this Lease and provided that Tenant shall have exercised its
option for the First Extended Term, Tenant shall have the option to extend the First Extended Term for an additional five (5) year term (the “Second Extended Term”) by giving Landlord Notice of its intention to do at least twelve (12)
months prior to the end of the First Extended Term, upon the same terms and conditions as herein stated except that the rental rate shall be determined as provided for in Section 29 hereof. 
  
 5. Use of Premises 
  
 5.01. The Premises may be used only for the purposes stated in Item 11 of the Term Sheet. 
  
 5.02. Tenant shall comply with all Legal Requirements regarding the physical condition of the
Premises and the use or occupancy thereof by Tenant. 
  
 6. Utilities and
Services to Premises 
  
 6.01. Tenant shall pay, directly to the provider of
the service, for all gas, heat, light, power, telephone, janitorial and other utilities (other than water) supplied to the Premises during the Lease Term, together with any taxes thereon; provided, however, that if Landlord reasonably determines
that Tenant’s water usage is excessive in comparison with other tenants of the Building, then Landlord shall have the right to install a water meter to monitor Tenant’s usage of water and Tenant shall pay for such water usage. 

 

 5 

 6.02. Landlord shall furnish to the Building and the Complex water and such Common Area services as landscaping services,
directional and traffic signs, parking area maintenance (to the extent not included in the Premises or another tenant’s premises), other repair, maintenance and utility services relating to the Complex which are not the obligation of Tenant or
any other tenant and any other costs, charges and expenses which under generally accepted accounting principles and practice would be regarded as maintenance and operating expenses, including such costs, charges and expenses as would normally be
amortized over a period not exceeding five years. 
  
 6.03. Tenant shall pay, as
Additional Rent, one-twelfth of Landlord’s estimate of Tenant’s Percentage Share of Common Area Expenses (as defined in Section 1.01) for the Expense Year on the first day of each month during such Expense Year. With reasonable
promptness after the expiration of the Expense Year, Landlord shall furnish Tenant with a statement (“Landlord’s Expense Statement”), certified by an independent certified public accountant, setting forth in reasonable detail the
Common Area Expenses for the Expense Year, and Tenant’s Percentage Share of such Common Area Expenses. If Tenant’s Percentage Share of the actual Common Area Expenses for the Expense Year exceeds the estimated Common Area Expenses paid by
Tenant for such Expense Year, Tenant shall pay to Landlord the difference between the amount paid by Tenant and Tenant’s Percentage Share of the actual Common Area Expenses, within 15 days after the receipt of Landlord’s Expense Statement.
If the total amount of Common Area Expenses paid by Tenant for the Expense Year exceeds Tenant’s Percentage Share of the actual Common Area Expenses for the Expense Year, such excess shall be credited against the next installment of Common Area
Expenses due from Tenant to Landlord hereunder or, if in the last year of Tenant’s occupancy of the Building, returned to Tenant with reasonable promptness following the end of the calendar year. Tenant’s liability for Tenant’s
Percentage Share of Common Area Expenses for the last Expense Year falling entirely or partly within the Lease Term or any Extended Term shall survive the expiration of the Lease Term, or any Extended Term. 
  
 The Premises have not yet been built; accordingly Landlord estimates that the Common Area
Expenses for the year 2000 will be approximately $1.75 per square foot based on similar properties in the Complex. 
  
 7. Tenant’s Property and Alterations 
  
 7.01. Tenant shall make no additions, alterations and improvements to the Premises (herein collectively called Alterations) without Landlord’s prior consent. Tenant
may instant therein or thereon fixtures, machinery, equipment and advertising signs (herein collectively called “Tenant’s Property”) which do not involve Alterations without any consent being required of Landlord other than for signs
affixed to the Building or the exterior of the Premises. 
  
 7.02. Except as
provided otherwise in Exhibits B and C hereof, all Tenant’s Property and Alterations shad be and remain the property of Tenant. Upon any expiration of the Lease Term, Tenant shall remove all of Tenant’s Property from the Premises unless
Landlord agrees that they need not be removed, and Tenant shall repair, restore and replace all damage caused by such removal. Tenant’s Property and Alterations not so removed by Tenant shal become the property of Landlord, Tenant’s
obligation to repair, restore and replace all damage caused by such removal shall survive the termination of this Lease. 
  
 8. REPAIRS, MAINTENANCE, COMPLIANCE WITH LAWS AND FIRE/CASUALTY 
  
 8.01. Landlord shall be responsible for the repair of the roof structure (excluding the roof membrane) ; the exterior walls, foundations and masonry of the Premises
provided that such repairs are not necessitated by Tenant’s acts or negligence. 
  
 8.02 (a) Tenant shall keep and maintain all other aspects of the Premises, including the roof membrane, interior walls including interior perimeter walls, ceilings, floors, doors, corridors, glass, beams, load Bearing partitions, duct work,
windows, the electrical and lighting system, pipes and plumbing, ventilating system, air conditioning system, heating and all necessary apparatus, accessories and fixtures pertaining thereto, the paved or blacktopped areas and the adjacent alleys,
sidewalks and curbs) in first-class order and repair (including periodic painting, washing and general refurbishing) and free of accumulations of trash, rubbish, snow and ice, and any Hazardous Substance or other contaminants. Except as provided in
Section 8.01, Tenant shall make all repairs, replacements, alterations, additions and betterments, ordinary and extraordinary, structural and non-structural, foreseen and unforeseen (including the roof membrane, walls, floors, ceilings and windows,
the heating, air conditioning, electrical, water, power and plumbing systems and equipment, the paved or blacktopped areas and the adjacent alleys, sidewalks and curbs) as may be necessary or desirable in order to keep and maintain the Premises in
first-class order and repair and in a condition suitable for the operation and 

  

 6 

 
conduct of Tenant’s business. Tenant shall clean up and remove any release of Hazardous Substance (hereinafter defined) or other contaminants on or
under the Premises arising after the Commencement Date. Tenant agrees that as part of its janitorial services Tenant shall be solely responsible for the lawful disposal and, as applicable, recycling of trash and waste from the Premises including,
but not limited to: lighting tubes, ballast and bulbs, small batteries, toner cartridges and cleaning solvents and supplies. Tenant shall indemnify, defend and save harmless Tenant from and against all suits, liabilities, obligations, damages,
penalties, costs, charges and expenses, including reasonable attorneys’ fees, which may be imposed upon or incurred by or asserted against Tenant as a result of or arising out of any such disposal. 
  
 (b) Landlord shall assign and transfer to Tenant any warranty or guaranty
received by Landlord from any party who may have supplied labor, services and/or materials with respect to any portion built by Landlord’s Contractor with respect to any portion of the Premises which Tenant is required to repair pursuant to
this Lease. 
  
 (c) the term “Hazardous Substance” means
any substance: (i) the presence of which requires investigation or remediation under any federal, state or local statute, regulation, ordinance, order, action, policy or common law, or (it) which is or becomes defined as a “hazardous
waste,” “hazardous substance,” pollutant or contaminant under any federal, state or local statute, regulation, rule or ordinance or amendments thereto, including the Comprehensive Environmental Response, Compensation and Liability Act
(42 U.S.C. section 9601, et seq.) and/or the Resource Conservation and Recovery Act (42 U.S.C. section 6901, et seq.); or (iii) which is toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic, or otherwise hazardous
and is or becomes regulated by any governmental authority, agency, department, commission, board, agency or instrumentality of the United States, the State where the Premises are located, or any political subdivision thereof; or (iv) the presence of
which on the Premises causes or threatens to cause a nuisance upon the Premises to adjacent properties or poses or threatens to pose a hazard to the health or safety of persons on or about the Premises; or (v) without limitation which contains
gasoline, PCB’s, diesel fuel or other petroleum hydrocarbons. 
  
 8.03. (a)
Tenant shall give notice promptly to Landlord if the Improvements shall be damaged or destroyed by fire or other casualty, specifying the date, nature and extent of such damage or destruction. Tenant shall take whatever steps may be necessary to
prevent further damage or destruction to the Improvements. 
  
 (b)
If prior to or during the Initial Lease Term (and, if applicable, the Extended Lease Term (i) the Improvements shall be damaged or destroyed by fire or other casualty insured against by Tenant’s fire and extended coverage policy covering the
Improvements as specified in Article 9 hereof, (ii) Landlord shall not have elected to terminate this Lease as provided in Subsection 8.03(c), and (iii) Tenant shall have paid to Landlord, upon demand, the amount of the deductible under the
insurance covering the Improvements required to be maintained by Tenant pursuant to Article 9 hereof, then Landlord shall repair or restore the Improvements so damaged or destroyed to the extent it receives the deductible amount from Tenant and the
proceeds from the insurance policies to be maintained by Tenant as described in Article 9 hereof. Landlord shall have no obligation to repair or restore any of Tenant’s Property nor shall it be required to rebuild the Improvements beyond the
scope or quality standards that existed before any such damage or destruction. If the Premises shall be rendered untenantable as a result of such damage or destruction, there shall be a reduction in Rent (or, if applicable, Extended Term Rent) to
the extent Landlord is reimbursed for such reduction through the insurance policies to be maintained by Tenant as described in Article 9 hereof and for the period of such untenantability, all as shall be determined by Landlord in its reasonable
discretion. 
  
 (c) If prior to or during the Initial Lease Term
(or, if applicable, the Extended Terms) improvements shall be damaged or destroyed by fire or other casualty, then landlord shall have the obligation to reconstruct the improvements, unless the damage or destruction is 50% or more of the
Improvements during the last two years of the Initial Lease Term or any Extended Terms, in which case Landlord, within sixty (60) days after such fire or other casualty, by notice given to Tenant, may designate a date on which this Lease shall
terminate (which date shall be no later than sixty (60) days after the giving of such notice). Thereupon, on the date fixed in such notice, this Lease shall terminate as if such date were the Expiration Date. Tenant shall pay to Landlord, upon
demand, the amount of the deductible under the insurance covering the Improvements required to be maintained by Tenant as described in Article 9 hereof. Tenant further acknowledges that Landlord shall be entitled to all proceeds under the insurance
policies to be maintained by Tenant as described in Article 9 hereof. 
  

 7 

 (d) Other than as specifically provided in Subsection 8.03(b), there shall be no abatement of Rent (or,
if applicable, Extended Term Rent) or Additional Rent on account of any casualty or destruction to or untenantability of the Premises, any statute or rule of law to the contrary notwithstanding. 
  
 8.04. Tenant, at its sole cost and expense, shall comply with all laws, rules and regulations
(whether now existing or hereafter enacted or promulgated) of governmental authorities relating to Tenant’s use and occupancy of the Premises, including all laws, rules, and regulations relating to the environmental condition of the Premises or
the use and presence of any Hazardous Substances on the Premises and all orders, rules and regulations of the board of fire underwriters or any other body hereafter exercising similar functions relating to use and occupancy of the Premises. Tenant
likewise shall comply with the requirements of all governmental permits and certificates and all policies of public liability, fire and other insurance at any time in force with respect to the Premises. Without limiting the foregoing, Tenant shall
promptly deliver to Landlord copies of any notice or other correspondence sent by Tenant to any governmental body, or received by Tenant from any governmental body, concerning the environmental conditions of the Premises. 
  
 8.05. As of the Commencement Date, Landlord warrants that the Premises, to the extent
constructed by Landlord, are in compliance with all applicable laws, rules and regulations of governmental authorities including, without exception, the Americans with Disabilities Act. 
  
 9. Insurance 
  
 9.01. Tenant shall maintain during the Initial Lease Term (or, if applicable, the First Extended Term or the Second Extended Term) the following insurance policies: (a)
General or public liability insurance against claims for bodily injury, death or property damage occurring on, in or about the Premises and the streets and alleys adjoining the Premises, affording protection of at least $3,000,000 single limit per
occurrence of loss or damage, if during the Initial Lease Term (or, if applicable, the First Extended Term or the Second Extended Term) changed conditions or other pertinent factors, in the reasonable judgment of Landlord, should render inadequate
the insurance limits referred to above, Tenant shall furnish on demand such additional coverage as reasonably may be required by Landlord. Such insurance shall name Landlord as an additional insured; (b) Fire and extended coverage insurance for the
Improvements (including insurance on rental income derived by Landlord from this Lease on a profit form of coverage, with a period of coverage of not less than 12 months representing the time period required to completely rebuild the Improvements as
a result of a casualty - such time period may be adjusted from time to time by Landlord) in an amount equal to the full replacement cost of the Improvements (exclusive of the cost of excavations, foundations and footings). Such policy shall name
Landlord, Tenant and all mortgagees as additional insureds and loss payees, and shall contain an agreement by the insurer that such policies shall not be canceled or substantially modified without providing at least thirty (30) days’ prior
notice to Landlord. Such policy shall include a waiver by the insurer of all rights of subrogation against the Landlord, its directors, officers, employees, or representatives, which arises or might arise by reason of any payment under such
policies, or by reason of any act or omission of Landlord, its directors, partners, officers, employees or representatives 
  
 9.02. All such insurance required to be maintained by Tenant as specified in this Article 9 shall also meet the following additional requirements: (a) Each policy
evidencing the insurance to be maintained by Tenant under this Lease shall contain a clause that such policy and the coverage evidenced thereby shall be primary with respect to any policies maintained by Landlord, and that any coverage maintained by
Landlord shall be excess insurance, (b) All such insurance shall be effected at Tenant’s expense under valid and enforceable policies issued by insurance companies licensed in the State of Michigan having an A. M. Best’s
policyholder’s rating of “A” and a financial category no lower than “VI” ($25 million to $50 million of adjusted policyholder’s surplus), (c) Certificates of insurance providing evidence of such coverage shall be
delivered by Tenant to Landlord prior to the Commencement Date, and similar replacement certificates shall be delivered by Tenant to Landlord at least fifteen (15) days prior to the expiration dates of expiring policies, (d) All such insurance shall
contain an agreement by the insurer that such policies shall not be canceled or substantially modified without providing at least thirty (30) days’ prior notice to Landlord, (e) If Tenant does not provide such evidence to Landlord of valid
liability insurance coverage, then Landlord, at its option, may provide said coverage at any time and without notice to Tenant. The cost thereof will be charged to Tenant as Additional Rent. 
  

 8 

 9.03. Tenant hereby waives, to the extent of recovery under Tenant’s fire and extended coverage insurance policies,
(a) any obligation on the part of Landlord to pay for repairs to the Premises necessitated or occasioned by fire or other casualty that is an insured risk under the insurance policies required to be maintained by Tenant pursuant to this Article 9;
and (b) any right of recovery against Landlord for any loss occasioned by fire or other casualty that is an insured risk under such policies. 
  
 10. INTENTIONALLY DELETED 
  
 11. Condemnation 
  
 11.01. The term “Taking” shall mean (a) a taking during the Lease Term of all or part of the Premises as a result of condemnation or eminent domain proceedings or by agreement between Landlord and the
governmental or other body which has the power of condemnation, (b) damage to all or part of the Premises as the result of condemnation or eminent domain proceedings, and (c) damage to the Premises incidental to a public work. The term “Date of
Taking” shall mean the date on which title is vested in such authority or the damage is imposed, as the case may be. 
  
 11.02. Immediately upon the receipt by Landlord or Tenant of any notice of the institution of any proceeding for a Taking, or for any street widening other than a Taking
or any change of grade affecting the Premises or any part thereof, the party receiving such notice shall promptly give Notice to the other party to this Lease. 
  

11.03. In the event of a Taking of the fee of all of the Premises at the election of Tenant the Lease Term shall expire as of the Date of Taking. Such election shall
be made by Notice to Landlord within 120 days after the Date of Taking. 
  
 11.04.
In the event of a Taking of the fee of less than all of the Premises or the temporary use of, or a perpetual or temporary easement, upon all or less than all of the Premises, if Landlord, in its reasonable discretion, shall determine that the
remaining portions of the Premises cannot be used satisfactorily for the use specified in Item 11 of the Term Sheet and shall forward Notice to Tenant of such determination within 120 days after the Date of Taking this Lease shall expire as of the
Date of Taking, or, if Tenant shall have remained in possession of the untaken part of the Premises after the Date of Taking, this lease shall terminate as of the date specified in such Notice by Landlord to Tenant. Such date shall be no later than
the 180th day after the Date of Taking. 
  
 11.05. In the event this Lease shall
terminate in accordance with the provisions of Sections 11.03 or 11.04, the aggregate of the awards or other proceeds of the Taking (including any interest included in or paid with respect to such award or proceeds) on account of Landlord’s and
Tenant’s interests in the Premises shall be divided between Landlord and Tenant as follows: 
  
 (a) Tenant shall be entitled to receive such portion of such awards or proceeds, with the interest thereon, as shall represent compensation for the value,
immediately prior to the Date of Taking of the unamortized cost of improvements paid for by Tenant (as amortized over the Lease Term); and 
  
 (b) Landlord shall be entitled to receive the balance of such awards or proceeds, with the interest thereon. 
  
 11.06. In the event of a Taking of either the fee or the temporary use of, or a perpetual
easement upon, less than all of the Premises, and if this Lease shall not have terminated pursuant to the provisions of Section 11.04; 
  
 (a) Landlord shall repair and restore the Premises to the condition that existed immediately prior to the Taking (or if the Premises are not capable of
being so repaired and restored, then as closely to such condition as is possible and is consistent with the intended use); 
  
 (b) the total of the awards or other proceeds of the Taking, with the interest thereon, shall first be used to reimburse Landlord for its actual expenses
in restoring or repairing the Premises and the remainder shall be allocated between Landlord and Tenant in the manner prescribed in Section 11.05 hereof; and 
  

(c) this Lease shall remain in full force and effect with respect to the remainder of the Premises, except that Rent, from and after the Date of
Taking, shall be equal to the product obtained by multiplying the Rent in effect immediately prior to the Date of Taking by a fraction, the numerator of which shall be the fair market value of the Premises immediately following the Date of Taking
and the denominator of which shall be the fair market value immediately prior to the Date of Taking. 
  

 9 

 11.07. In the event of any street widening (other than a Taking) or change of grade affecting the Premises the aggregate
of the awards of other proceeds paid in connection therewith (including any interest included in or paid in respect of such awards or proceeds) after deducting the reasonable expenses of Landlord and Tenant in collecting the same, shall be allocated
between Landlord and Tenant in the manner prescribed in Section 11.05 hereof, and there shall be the same reduction in Rent as recited in Section 11.06 hereof. 
  

11.08. Nothing contained in this Article shall be deemed to give Landlord any interest in any award for any Taking of any Tenant’s Property or Alterations or the
personal property of any subtenant or any damage to such property resulting from a Taking, and all such awards shall belong to Tenant or such subtenant, as the case may be. All claims for any such award may be filed and prosecuted by Tenant or any
subtenant, respectively. 
  
 11.09. Landlord and Tenant may appear in any
proceedings involving a Taking and be represented by their respective counsel. 
  
 12. Dedications and Easements 
  
 12.01. Landlord and Tenant
agree that Landlord may convey title to, or grant easements in, portions of the Land included in the Premises to governmental authorities or utility companies for road widening, curb rounding and water, sewer, electrical, communication and other
utility lines. Any such conveyance or grant shall be deemed a Taking only if Landlord receives compensation therefor; otherwise there shall be no reduction in Rent. 
  
 13. Property Taxes and Assessments 
  
 13.01. For the purposes of this Article 13, Property Taxes are for and pertain to the “calendar year” (herein called the “Tax Year”). 
  
 13.02. Tenant shall bear Tenant’s Percentage Share of Property Taxes becoming due and
payable during the Lease Term. Tenant shall bear as Additional Rent the expense of Property Taxes for full Tax Years during the Lease Term and, additionally, the expense thereof for the Tax Years in which the Lease Term begins or terminates in the
proportion that the number of days the Lease Term exists within each of such Tax Years bears to the total number of days in such year. Since the Premises have been neither built nor assessed yet, the actual Property Taxes will not be known at the
time of execution of this Lease. Landlord’s best estimate for such Property Taxes based on similar properties in the Complex is approximately $1.25 per square foot in 2000. 
  
 13.03. Special assessments applicable to the Premises and the Common Area which are confirmed and become due and payable, either in full or
in part, prior to the Commencement Date shall be remitted by, and be the sole expense of, Landlord, but if such assessments are payable in installments, Landlord shall bear the expense of and remit those installments due and payable prior to the
Commencement Date. Tenant shall bear as Additional Rent the expense of installments due thereafter and special assessments confirmed thereafter, but only to the extent that such assessments become due and payable in full or in installments during
the Lease Term. Those installments becoming due and payable after the termination of the Lease Term shall be the sole responsibility and expense of Landlord. For purposes of this Section, payment in installments over the longest possible term shall
be deemed to have been elected in any instance where a determinable option so to pay existed, or may exist, notwithstanding that an assessment may have been or may hereafter be, paid in full, and Tenant shall bear the expense of only such
installments as would have become due, payable and delinquent during the Lease Term had the installment option been elected. Tenant’s liability for Tenant’s Percentage Share of Property Taxes for the last Tax Year falling entirely or
partly within the Lease Term or any Extended Term shall survive the expiration of the Lease Term, or any Extended Term. 
  

 10 

 13.04. Tenant shall pay, as Additional Rent, one-twelfth of Landlord’s estimate of Tenant’s Percentage Share of
the cost of all Property Taxes for the Tax Year on the first day of each month during such Tax Year. With reasonable promptness after Landlord has received the tax bills for such Tax Year, or in the event of enactment of taxes in replacement of
Property Taxes which require the filing of returns, then with reasonable promptness after the filing of the last such return, Landlord shall furnish Tenant with a statement (“Landlord’s Tax Statement”), setting forth the amount of
Property Taxes for the Tax Year, and Tenant’s Percentage Share of such Property Taxes. If Tenant’s Percentage Share of the actual Property Taxes for the Expense Year exceeds the estimated Property Taxes paid by Tenant for such Tax Year,
Tenant shall pay to Landlord the difference between the amount paid by Tenant and Tenant’s Percentage Share of the actual Property Taxes, within 15 days after the receipt of Landlord’s Tax Statement. If the total amount of Property Taxes
paid by Tenant for the Tax Year exceeds Tenant’s Percentage Share of the actual Property Taxes for the Tax Year, such excess shall be credited against the next installment of Property Taxes due from Tenant to Landlord hereunder. 
  
 13.05. Tenant may request Landlord to pursue such administrative and judicial procedures as
may be necessary to contest and appeal any assessment or valuation. If Landlord agrees to pursue such procedures, then Tenant shall bear all of the costs and expenses related thereto and Tenant agrees to cooperate in all reasonable ways to further
any such procedure by Landlord. Benefits and expenses resulting from any contest with respect to Property Taxes for the Tax Year in which the Lease Term begins or terminates shall be borne ratably by Tenant and Landlord in proportion to the amount
of the reduction of the tax required to be borne by each pursuant to the terms of this Lease in the absence of a contest thereof. 
  
 14. Remedies in Case of Default; Indemnification; Right to Perform Covenants 
  
 14.01. If Tenant shall 
  

	 	(i)	default in its performance of or compliance with its obligation to pay Rent, Additional Rent or any other sum of money payable hereunder or 

  

	 	(ii)	default in its performance of or compliance with any of its other obligations under this Lease and such default shall continue for a period of 30 days after Notice by Landlord to
Tenant of such default (unless, in the case of any default which cannot with due diligence be remedied within such 30-day period, a course of action adequate to remedy the same shall be commenced by Tenant within such period and thereafter shall be
prosecuted with diligence and continuity), or 

  

	 	(iii)	be adjudicated a bankrupt or insolvent or make an assignment for the benefit of creditors, 

  
 then, in the event of any such situation and in addition to any other remedies that Landlord may have at law or in equity, Landlord may
enter the Premises or any part thereof and repossess the same and evict Tenant and all persons claiming under and through Tenant, and remove any effects, without being guilty of trespass and without prejudice to any remedies which may be available
for arrears of Rent or for Tenant’s breach of covenant; and upon entry as aforesaid, this Lease shall terminate and wholly expire. Tenant shall be liable for the Rent up to the date of such termination and for Rent that would have been payable
following such termination in excess of any rent received by Landlord for that period. 
  
 14.02. Landlord shall indemnify and save harmless Tenant (and anyone claiming under Tenant) against and from any loss, damage, claim, liability, cost and expense (including without limitation counsel fees and disbursements) which shall be
asserted against and incurred by Tenant (or anyone claiming under Tenant) occasioned by or arising from (a) any default by Landlord under this Lease or (b) any negligent or other tortious act of Landlord with respect to the Premises. To the extent
that Tenant recovers from the insurance carried by Tenant pursuant to Article 10, Landlord is released from this indemnification. 
  
 14.03. Tenant shall indemnify and save harmless Landlord against and from all loss, damage, claim, liability, cost and expense (including without limitation reasonable
counsel fees and disbursements) which shall be asserted against or incurred by Landlord and occasioned by or arising from (a) any default by Tenant under this Lease or (b) any negligent or other tortious act of Tenant with respect to the Premises.
To the extent that Landlord recovers from the insurance carried pursuant to Article 9, Tenant is released from this indemnification. 
  

 11 

 14.04. Landlord shall have the right at any time, after 15 days’ Notice Tenant (or without Notice in case of
emergency or in case any fine, penalty, interest or cost may otherwise be imposed or incurred), to make any payment, including but not limited to Property Taxes, or perform any act required of Tenant under any provision of this Lease, and in
exercising such right, to incur necessary or incidental costs and expenses, including reasonable counsel fees. Nothing herein shall imply any obligation on the part of Landlord to make any payment or perform any act required of Tenant, and the
exercise of the right so to do shall not constitute a release of any obligations of a waiver of any default. All payments made and all costs and expenses incurred in connection with any exercise of such right shall be reimbursed by Tenant to
Landlord within ten days after Notice, together with interest at the rate of 12% per annum compounded monthly, (or if such amount shall be in excess of the highest rate of interest permitted by law, then at such highest rate permitted by law), from
the respective dates of the making of such payments or the incurring of such costs and expenses. In addition to any other rights and remedies available to Landlord, Landlord shall have, in respect of Tenant’s failure to make reimbursement of
any amount as aforesaid, the same rights and remedies as in the case of default by Tenant in the payment of Rent. 
  
 14.05. Tenant agrees to provide Landlord’s mortgagee, as defined below, with a copy of all notices of default provided by Tenant to Landlord. 
  
 14.06. If Tenant shall abandon or surrender the Premises, or be dispossessed by process of
law or otherwise, any personal property belonging to Tenant and left on the Premises shall be deemed to be abandoned, at the option of Landlord. 
  
 15. Subordination 
  
 15.01. This Lease and the estate granted hereby shall be subject and subordinate to the lien of any first mortgage or consolidated first mortgage which may now or at any time hereafter constitute a lien on the
Premises, and to any agreements at any time made, modifying, supplementing, extending or renewing any such mortgage; provided, however, that such subordination of this Lease and the estate hereby granted to any such mortgagee shall be upon the
condition that the mortgagee under such mortgage shall execute and deliver to Tenant an instrument in recordable form (herein called a “Recognition Agreement”) providing that, so long as Tenant shall not be in default in the payment of the
Rent or Additional Rent or in the performance of its obligations and covenants hereunder, this Lease and the estate hereby granted shall not be terminated, and Tenant’s possession of the Premises shall not be interfered with in any foreclosure
or other action or proceeding instituted under or in connection with such mortgage. The term “mortgage” as used in this Lease shall include an indenture of mortgage and deed of trust and the term “mortgagee” as used in this Lease
shall include the trustee or other holder of an indenture of mortgage or deed or trust. 
  
 15.02. It is the intention of the parties hereto that, subject to the execution and delivery of a Recognition Agreement, the provision for the subordination of this Lease and the estate hereby granted shall be self-operative and that no
further instrument shall be required to effect such subordination; but Landlord and Tenant, upon request by the other, at any time or times shall execute and deliver any and all instruments that may be reasonably necessary or proper to effect such
subordination or to confirm or evidence the same. 
  
 15.03. If on the
Commencement Date there is any mortgage constituting a lien on the fee of the Premises, Landlord shall obtain and deliver to Tenant a Recognition Agreement from the mortgagee under such mortgage containing the provisions referred to in this Article.

  
 16. Certificates by Landlord and Tenant 
  
 16.01. Each party hereto agrees at any time and from time to time during the lease Term,
within 30 days after written request from the other party, to execute, acknowledge and deliver to the other party a statement in writing certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, that
the same is in full force and effect as modified and stating the modifications), and the dates to which the Rents have been paid in advance, if any, and stating whether or not to the best knowledge of the signer of such certificate the other party
hereto is in default in the performance of any covenant, agreement or condition contained in this Lease, and, if in default, specifying each such default of which the signer may have knowledge. 
  

 12 

 17. Quiet Enjoyment 
  
 17.01. Tenant, upon paying the Rent and the Additional Rent and performing or observing all covenants, agreements, terms, and conditions of this Lease on its part to be
performed or observed, shall lawfully and quietly hold, occupy, and enjoy the Premises during the Lease Term without hindrance or molestation by Landlord, or any person or persons claiming through Landlord. 
  
 18. Assignment and Subletting 
  
 18.01. During the Lease Term, Tenant shall not, without the consent of Landlord, assign this
Lease or any interest herein, or encumber its interest in this Lease, or sublease all or any part of the Premises. Landlord shall not unreasonably delay or withhold its consent for Tenant to sub-lease a portion(s) of the Premises to either
General Motors Corporation, Chrysler Corporation, Ford Motor Company, Visteon, or other “Tier One” suppliers or other proposed sub-tenants who are of substantially similar reputation and financial strength as Tenant and whose use of
the subleased Premises is required by the business practices of Tenant and/or its customers, provided that such subleased uses do not conflict with Tenant’s proposed use and occupancy of the Premises. 
  
 18.02. Notwithstanding the provisions of Section 18.01, in the event that Landlord consents
to any such assignment, encumbrance or subletting. Tenant shall nevertheless remain liable for the payment of any Rent, Additional Rent and for the performance or observance of all other covenants, conditions and undertakings of Tenant hereunder. In
the event that Tenant receives any compensation from any permitted assignee of this Lease for making such assignment, Landlord shall be entitled to receive such compensation. In the event that the rent and additional rent payable by any permitted
subtenant of Tenant is greater than the Rent and Additional Rent payable hereunder, Landlord shall be entitled to receive the excess. Tenant may subtract from any sums due to Landlord pursuant to the preceding two sentences any sums expended by
Tenant to secure the assignment or subletting such as brokerage commissions and tenant improvement costs. 
  
 18.03. Sales aggregating fifty percent or more of the capital or voting stock of Tenant (if Tenant is a non-public corporation) or transfers aggregating fifty percent or more of Tenant’s partnership interest (if
Tenant is a partnership) shall be deemed to be an assignment of this Lease within the meaning of this Article. 
  
 19. Signs 
  
 19.01. Tenant may not place
any signs on the Building other than lettering on the outside doors to the Premises, which shall be of a style and size approved by Landlord. Tenant shall obtain written consent from Landlord for the placement of any other sign outside of the
Premises. Any sign which Tenant is permitted to place outside of the Premises shall at all times be and remain the property of Tenant and shall be removed at Tenant’s election and expense on the Expiration Date or earlier termination of this
Lease. No signs, whether permanent or temporary, may be placed in windows of the Premises. 
  
 19.02. From time to time during the last 120 days of the initial Term or any applicable Extended Term, whichever is later, Tenant shall permit Landlord to display “For Lease” signs upon the Premises in such
a manner as not to interfere with the normal and regular conduct of Tenant’s business. 
  
 20. Hazardous Materials 
  
 20.01. Tenant
shall and hereby does agree to pay, protect, defend, indemnify and hold Landlord harmless from and against any and all loss, damages, expenses, fees, claims, costs and liabilities (including, but not limited to, attorneys’ fees and costs of
litigation) arising out of or in any manner related to the generation, storage use, treatment or disposal of Hazardous Materials or violation of Hazardous Materials Laws at the Premises and the Common Area by Tenant or its agents, employees or
contractors. Landlord shall and hereby does agree to pay, protect, defend, indemnify and hold Tenant harmless from and against any and all loss, damages, expenses, fees, claims, costs and liabilities (including, but not limited to attorney’s
fees and cost of litigation) arising out of or in any manner related to the generation, storage, use, treatment or disposal of Hazardous Materials or violation of Hazardous Materials Laws at the Premises by Landlord or its agents, employees or
contractors. 
  

 13 

 20.02. Tenant covenants and agrees that (a) it will not violate any Hazardous Materials Laws (b) no activity shall be
undertaken on the Premises or the Common Area which would cause: (i) the Premises or the Common Area to become a hazardous waste treatment, storage or disposal facility within the meaning of, or otherwise bring the Premises or the Common Area within
the ambit of, any Hazardous Material Law, (ii) a release or threatened release of Hazardous Material from the Premises or the Common Area within the meaning of, or otherwise bring the Premises or the Common Area within the ambit of, any Hazardous
Material Law, or (iii) the discharge of Hazardous Material into any watercourse, body of surface or subsurface water or wetland, or into the atmosphere of any Hazardous Material which would require a permit under any Hazardous Material Law; (c) no
activity shall be undertaken with respect to the Premises or the Common Area which would cause a violation or support a claim under any Hazardous Material Law; (d) no underground storage tanks or underground deposits will be located on the Premises
or the Common Area. 
  
 21. Recording 
  
 21.01. Landlord at its option may record this Lease, or at Tenant’s or Landlord’s
request, each party shall execute a short form or memorandum of lease (herein called the “Short Form Lease”) for recording purposes. Tenant shall cooperate with Landlord in every reasonable way to place this Lease or the Short Form Lease,
if executed, in recordable form. Tenant shall not record this Lease without Landlord’s written consent, but may record a Short Form Lease. 
  
 22. Brokers 
  
 22.01. Landlord and Tenant represent and warrant to each other that neither has engaged a real estate broker, finder or any other person who would be entitled to any commission or fee in respect to the execution of
this Lease and any other transaction contemplated by this Lease other than the broker listed in Item 12 of the Term Sheet for whose commission Landlord shall be responsible; and Landlord and Tenant each agree to indemnify and hold the other harmless
from and against any and all losses, liabilities or expenses which may be incurred as a result of any claim which may be asserted by any such broker, finder or other person on the basis of any arrangements or agreements made or alleged to have been
made on behalf of Landlord or Tenant. 
  
 23. Notices 
  
 23.01. All notices and other communications (herein called “Notices”) required or
permitted to be given hereunder shall be in writing and shall be mailed by certified mail, postage prepaid or by prepaid overnight mail delivery service providing written evidence of delivery, and addressed as follows: 
  
 To Landlord: To the address specified in Item 13 of the Term Sheet

  
 To Tenant: To the address specified in Item 13 of the Term
Sheet 
  
 23.02. All Notices personally delivered shall be deemed received on the
date of delivery. Any Notice by certified shall be deemed to have been given on the date of certification thereof. The date of any Notice by overnight mail service shall be the date the airbill is signed by the recipient. Either party may change its
address for the receipt of Notices by giving Notice thereof to the other. 
  
 24. Security Deposit [Intentionally Deleted] 
  
 25.
Miscellaneous 
  
 25.01 
  
 (a) In the event the original Landlord hereunder or any successor owner of
the Building shall sell or convey the Building, all liabilities and obligations on the part of the original Landlord or such successor owner under this Lease accruing thereafter shall terminate, and thereupon all such liabilities and obligations
shall be binding upon the new owner. Tenant agrees to attorn to such new owner. 
  

 14 

 (b) Landlord shall not be responsible or liable to Tenant for any loss or damage that may be occasioned
by or through the acts or omissions of persons occupying adjoining areas or any part of the area adjacent to or connected with the Premises or any part of the Building or for any loss or damage resulting to Tenant or his property from burst, stopped
or leaking water, gas, sewer or steam pipes, or for any damage or loss of property within the Premises from any cause other than solely by reason of the gross negligence or willful act of Landlord, its employees and contractors and no such
occurrence shall be deemed to be an actual or constructive eviction from the Premises or result in an abatement of rental. 
  
 (c) If Landlord shall fail to perform any covenant, term or condition of this Lease upon Landlord’s part to be performed, and, if as a consequence of
such default, Tenant shall recover a money judgment against Landlord, such judgment shall be satisfied only out of the proceeds of sale received upon execution of such judgment and levied thereon against the right, title and interest of Landlord in
the Building and out of rents or other income from the Building receivable by Landlord, or out of the consideration received by Landlord from the sale or other disposition of all or any part of Landlord’s right, title and interest in the
Building, and Landlord shall not be liable for any deficiency. 
  
 25.02. No
failure by Landlord or Tenant to insist upon the strict performance of any covenant, agreement, term or condition of this Lease or to exercise any right, power or remedy consequent upon a breach thereof, shall constitute a waiver of any such breach
or of such covenant, agreement, term or condition. No waiver of any breach shall affect or alter this Lease, but each and every covenant, agreement, term, and condition of this Lease shall continue in full force and effect with respect to any other
then existing or subsequent breach thereof. 
  
 25.03. The rights and obligations
contained in this Lease shall bind and inure to the benefit of Landlord and Tenant and, except as otherwise provided herein, their respective personal representatives, successors, and permitted assigns. 
  
 25.04. If any provision of this Lease or the application thereof to any person or
circumstances, to any extent, shall be invalid or unenforceable, the remainder of this Lease, or the application of such provision to person or circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby,
and each provision of this Lease shall be valid and enforceable to the fullest extent permitted by law. 
  
 25.05. This Lease shall be construed and enforced in accordance with the laws of the State where the Premises are located. 
  
 25.06. All of the covenants and agreements of Landlord hereunder shall be deemed and construed to be “conditions” as well as “covenants” as though the
words specifically expressing or importing covenants and conditions were used in each separate instance. 
  
 25.07. Unless the context otherwise requires, pronouns used herein shall refer to the masculine and the feminine and to the singular and the plurals forms of such terms. The words “herein”,
“hereof”, “hereinafter” “hereafter and words of similar import refer to this Lease as a whole and not to any particular Article, Section, Paragraph or subdivision. 
  
 25.08. The headings of the Articles in this Lease are for convenience only and shall not be
used to construe or interpret the scope or intent of this Lease or in any way affect the same. 
  
 25.09. This Lease contains the entire agreement between the parties and all prior negotiations and agreements are merged herein. Neither this Lease nor any provision hereof may be changed, waived, discharged or
terminated orally, but only by an instrument in writing signed by the party against which enforcement of the change, waiver or termination is sought; provided, however, no such instrument shall be deemed binding on Landlord unless signed by the
President, a Vice President, Secretary or an Assistant Secretary of Tenant or by any other person to whom authority to execute any such instrument shall be delegated in writing by any of such officers. 
  
 25.10. In the event of any breach or threatened breach by either Landlord or Tenant of any of
the covenants, agreements, terms, or conditions of this Lease, Landlord and Tenant each shall be entitled to enjoin such breach or threatened breach and shall have the right to invoke any right, power, and remedy allowed at law or in equity or by
statute or otherwise. 
  

 15 

 25.11. If more than one person or party shall be Landlord or Tenant, such parties, by appointment by the holders of (i)
at least 51 percent of the estate of Landlord or Tenant, as the case may be, or (ii) the owners of at least 51 percent of the Premises, or of a corporation that owns or controls the Premises, Landlord or Tenant, as the case may be, by Notice to the
other, shall designate a single person or party to act as their sole representative to receive or pay the Rent and Additional Rent, give or receive Notices, and give consents under this Lease for and on behalf of Landlord or Tenant, as the case may
be; in which case payments of the Rent and Additional Rent to or by, Notice to or by and consent by such representative shall be deemed to be valid payment to or by, Notice to or by or consent by all of the parties constituting Landlord or Tenant,
as the case may be. Such designation may be revoked by Notice given in the same manner as the appointment, by death of the person designated or by judicial determination of incompetency of the person designated, but not otherwise. Until such
designation is revoked, payment to, or Notice to or by, or consent by such representative shall be conclusively binding upon all of the parties constituting Landlord or Tenant, as the case may be, and upon their respective heirs, executors,
administrators, guardians, successors, and assigns. In the event no such appointment shall be in effect at any time during the term of this Lease, payment and Notice to and consent by any one party who may own an interest in the estate of Landlord
or Tenant, as the case may be, shall be deemed payment and Notice to and consent by all of the parties constituting Landlord or Tenant, as the case may be, and upon their respective heirs, executors, administrators, guardians, successors, and
assigns. 
  
 25.12. If as a result of any breach or default in the performance of
any of the provisions of this Lease, Landlord uses the services of an attorney in order to secure compliance with such provisions or recover damages therefor, or to terminate this Lease or evict Tenant, Tenant shall reimburse Landlord upon demand
for any and all reasonable attorneys’ fees and expenses so incurred by Landlord, provided that if Tenant shall be the prevailing party in any legal action brought by Landlord against Tenant, Tenant shall be entitled to recover for the fees of
its attorneys in such amount as the court may adjudge reasonable. 
  
 25.13. The
relationship between the parties hereto is solely that of Landlord and Tenant and nothing contained herein shall constitute or be construed as establishing any other relationship between the parties, including, without limitation, the relationship
of principal and agent, employer and employee or parties engaged in a partnership or joint venture. Without limiting the foregoing, it is specifically understood that neither party is the agent of the other and neither is in any way empowered to
bind the other to use the name of the other in connection with the construction, maintenance or operation of the Premises, except as otherwise specifically provided herein. 
  
 26. Execution 
  
 26.01 Landlord and Tenant have executed this Lease by signing and dating the Term Sheet, Exhibit B and Exhibit C and by initialing the first page of this Lease Agreement.

  

 16 

 FIRST AMENDMENT TO LEASE 
  
 First Amendment to Lease (“First Amendment”) dated the 27th day of August, 2001 by and between FORD MOTOR LAND
DEVELOPMENT CORPORATION, a Delaware corporation, (“Landlord”), and Roush Industries, a Michigan corporation, (“Tenant”). 
  
 WITNESSETH: 
  
 WHEREAS, Landlord, and Tenant, entered into a certain Lease dated December 21,1999 (herein called the “Lease”) covering approximately 84,000
rentable square feet of the Building located at 333 Republic Court and 85,200 rentable square feet of the Building located at 777 Republic Court, Allen Park, Michigan; and 
  
 WHEREAS, Landlord and Tenant wish to amend said lease in the manner set forth hereinafter; 
  
 NOW, THEREFORE, for good and valuable consideration, the receipt and adequacy
of which are hereby acknowledged, Landlord and Tenant hereby agree as follows: 
  
 1. All terms used in this First Amendment with initial capitalization defined in the Lease shall have meanings defined in the Lease, unless the context otherwise requires. 
  
 2. Amortization of Tenant Improvements Effective September 1, 2001,
Tenant will also pay, as Additional Rent, sixteen consecutive equal monthly installments of Thirty-Five Thousand Five Hundred Ninety-five and 93/100 Dollars ($ 35,595.93) each for the amortization of Tenant Improvements, per Attachment A attached
hereto. 
  
 3. Item 13 Section 23.01 Landlord’s Address for
Notices is amended to; 
  
 Ford Motor Land Development
Corporation 
 Suite 200 
 550
Town Center Drive 
 Dearborn, MI 48126 
 Attn: Fairlane Business Park-Property Manager 
  
 The
Lease as herein amended is hereby ratified and confirmed by the parties hereto and shall remain in full force and effect. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have executed this First Amendment as of the day and year first above written. 
  

									
	 LANDLORD:
 Ford Motor Land Development Corporation, a Delaware corporation
	 	 	 	 TENANT:
 Roush Industries, a Michigan corporation

					
	By:	 	 /s/ Mark K. Woods
	 	 	 	By:	 	 /s/ Illegible

	 	 	
	 	 	 	 	 	

	 Its:
	 	 Mark K. Woods, Vice President
	 	 	 	 Its:
	 	 CEO

	 Dated:
	 	 Aug. 31, 2001
	 	 	 	 Dated:
	 	 8. 27. 01

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