Document:

Management Member's Agreement

 Exhibit 10.2 
  

 HFF&L (CAYMAN) HOLDINGS, LTD. 
 MANAGEMENT MEMBERS’ AGREEMENT 
 Dated November 1, 2005 

 TABLE OF CONTENTS 
  

					
	 	 	 	  	Page
	 ARTICLE I DEFINITIONS
	  	1
			
	 Section 1.1
	 	 Definitions
	  	1
	 Section 1.2
	 	 General Interpretive Principles
	  	5
		
	 ARTICLE II REPRESENTATIONS AND WARRANTIES
	  	5
			
	 Section 2.1
	 	 Representations and Warranties
	  	5
		
	 ARTICLE III TRANSFER RESTRICTIONS
	  	6
			
	 Section 3.1
	 	 General Restrictions on Transfers
	  	6
	 Section 3.2
	 	 Transfers to Permitted Transferees
	  	8
	 Section 3.3
	 	 Tag-Along Rights
	  	8
	 Section 3.4
	 	 Drag-Along Rights
	  	9
		
	 ARTICLE IV PURCHASE OF GRANTED SHARES ON TERMINATION OF EMPLOYMENT OF MANAGEMENT MEMBERS
	  	10
			
	 Section 4.1
	 	 General
	  	10
	 Section 4.2
	 	 Exercise of Call Rights
	  	10
	 Section 4.3
	 	 Call Option of the Sponsor Members
	  	10
	 Section 4.4
	 	 Certain Definitions used in Article IV
	  	11
	 Section 4.5
	 	 Non-Competition
	  	11
		
	 ARTICLE V ADDITIONAL AGREEMENTS OF THE PARTIES
	  	11
			
	 Section 5.1
	 	 Further Assurances
	  	11
	 Section 5.2
	 	 Legend on Share Certificates
	  	12
	 Section 5.3
	 	 Certain Undertakings
	  	12
	 Section 5.4
	 	 Tax Matters
	  	13
	 Section 5.5
	 	 “Market Stand Off” Agreement
	  	14
		
	 ARTICLE VI ADDITIONAL PARTIES
	  	14
			
	 Section 6.1
	 	 Additional Parties
	  	14
		
	 ARTICLE VII MISCELLANEOUS
	  	14
			
	 Section 7.1
	 	 Entire Agreement
	  	14
	 Section 7.2
	 	 Specific Performance
	  	14
	 Section 7.3
	 	 Governing Law
	  	15
	 Section 7.4
	 	 Arbitration
	  	15

  

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	 Section 7.5
	  	 Set-Off
	  	16
	 Section 7.6
	  	 Amendment and Waiver.
	  	16
	 Section 7.7
	  	 Assignment of Rights
	  	16
	 Section 7.8
	  	 Binding Effect
	  	16
	 Section 7.9
	  	 Notices
	  	16
	 Section 7.10
	  	 Severability
	  	18
	 Section 7.11
	  	 Counterparts
	  	18

  

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 MANAGEMENT MEMBERS’ AGREEMENT 
 This MANAGEMENT MEMBERS’ AGREEMENT (this “Agreement”) is made on November 1, 2005, by and among HFF&L (Cayman) Holdings,
Ltd., a Cayman Islands exempted company (the “Company”), and each of the following (hereinafter severally referred to as a “Member” and collectively referred to as the “Members”):
(a) Hellman & Friedman Capital Partners V (Cayman), L.P., a Cayman Islands exempted limited partnership (“HFCP V (Cayman)”), Hellman & Friedman Capital Partners V (Cayman Parallel), L.P., a Cayman Islands
exempted limited partnership (“HFCP V (Cayman Parallel)”, and together with HFCP V (Cayman), collectively, the “H&F Investors”), (b) Friedman Fleischer & Lowe Capital Partners II (Cayman), L.P., a
Cayman Islands exempted limited partnership (“FF&L (Cayman)”), FFL Parallel Fund II (Cayman), L.P., a Cayman Islands exempted limited partnership (“FF&L Parallel”), and FFL Executive Partners II (Cayman),
L.P., a Cayman Islands exempted limited partnership (“FF&L Executive”, and together with FF&L (Cayman) and FF&L Parallel, the “FF&L Investors”), and together with the H&F Investors, the
“Sponsor Members”), (c) each of the individuals listed on Exhibit A attached hereto (each a “Management Member”, collectively the “Management Members”), and (d) any other Person who
becomes a party hereto pursuant to Article VI. 
 WHEREAS, immediately prior to the execution and delivery of this Agreement, each Management
Member (a) purchased that number of Shares with the cash proceeds of his/her bonus paid pursuant to his/her respective STA Letter Agreement, in each case, in the amounts set forth opposite his/her name on Exhibit A attached hereto (the
“Investment Shares”), and (b) was issued that number of unvested Shares pursuant to his/her Restricted Share Issuance Agreement, in each case, in the amounts set forth opposite his/her name on Exhibit A attached hereto
(the “Granted Shares”); 
 WHEREAS, as a condition to the foregoing, each Management Member agreed to become a party to this
Agreement; and 
 WHEREAS, the Members and the Company desire to set forth the respective rights and obligations of the Members with respect
to Shares owned by the Management Members. 
 NOW, THEREFORE, in consideration of the mutual covenants and agreements contained herein, the
parties mutually agree as follows: 
 ARTICLE I 
 DEFINITIONS 
 Section 1.1 Definitions. As used in this Agreement, the following terms
shall have the meanings set forth below: 
 “Acquisition Company” means HFF&L (U.S.) Holdings, Inc., a Delaware
corporation. 

 “Affiliate” means (a) with respect to any Person other than a natural Person, any
other Person that controls, is controlled by, or is under common control with such Person; (b) with respect to any natural Person, (i) any parent, grandparent, sibling or child of such natural Person, or any individual married to any such
individual or (ii) any trust established for the benefit of such natural Person or any Affiliate of such natural Person; and (c) with respect to any Person that is a trust whose sole beneficiaries are individuals, such individuals and
their lineal descendants. The term “control”, as used with respect to any Person, means the power to direct or cause the direction of the management and policies of such Person, directly or indirectly, whether through the ownership
of voting securities, by contract or otherwise. “Controlled” and “controlling” have meanings correlative to the foregoing. Notwithstanding the foregoing, (a) the Company, its subsidiaries and its other
controlled Affiliates shall not be considered Affiliates of any Member, (b) none of the H&F Investors shall be considered Affiliates of any portfolio company in which any of the H&F Investors or any of their investment fund Affiliates
have made a debt or equity investment, (c) none of the FF&L Investors shall be considered Affiliates of any portfolio company in which any of the FF&L Investors or any of their investment fund Affiliates have made a debt or equity
investment, (d) none of the H&F Investors shall be considered Affiliates of any of the FF&L Investors, and (e) none of the FF&L Investors shall be considered Affiliates of any of the H&F Investors. 
 “Agreement” means this Management Members’ Agreement, including all Exhibits and/or Schedules hereto, as the same may be amended,
supplemented, restated or modified from time to time. 
 “Board” means the Board of Directors of the Company. 
 “Call” has the meaning set forth in Section 4.1. 
 “Call Date” has the meaning set forth in Section 4.4(a). 
 “Call
Price” has the meaning set forth in Section 4.4(b). 
 “Cause” means, with respect to a Management Member,
“cause” as defined in any employment agreement between such Management Member and the Company, the Acquisition Company, or any other direct or indirect subsidiary of the Company. 
 “Code” has the meaning set forth in Section 5.4(d). 
 “Company” has the meaning set forth in the preamble. 
 “Competitor” means
any Person that is engaged in the business of writing, issuing, selling, brokering, reinsuring, endorsing, marketing, distributing, soliciting, placing or providing Insurance Products. 
 “Dispute” has the meaning set forth in Section 7.4. 
 “Dragging Member” has the meaning set forth in Section 3.4. 
  

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 “Employment” or “employment” means active employment with the Company,
the Acquisition Company or any direct or indirect subsidiary of the Company. “Employee”, “employee”, “Employed” and “employed” have meanings correlative to the foregoing.

 “Fair Market Value” means, as to any Shares as of any date, the value of such Shares determined in good faith by the
Board without taking into account minority or illiquidity discounts. Fair Market Value will be determined with reference to the valuation multiples at the closing of the transactions contemplated by the Stock Purchase Agreement, until such time as
that methodology, as determined in good faith by the Board, no longer represents the fair market value of the Shares in question. 
 “FF&L (Cayman)” has the meaning set forth in the preamble. 
 “FF&L Executive” has the
meaning set forth in the preamble. 
 “FF&L Investors” has the meaning set forth in the preamble and includes any
Affiliates of the FF&L Investors that hold Shares and have become parties to this Agreement pursuant to Article VI. 
 “FF&L
Parallel” has the meaning set forth in the preamble. 
 “Good Reason” means, with respect to a Management Member,
“good reason” as defined in any employment agreement between such Management Member and the Company, the Acquisition Company, or any other direct or indirect subsidiary of the Company. 
 “Granted Shares” has the meaning set forth in the preamble. 
 “H&F Investors” has the meaning set forth in the preamble and includes any Affiliates of the H&F Investors that hold Shares and
have become parties to this Agreement pursuant to Article VI. 
 “HFCP V (Cayman)” has the meaning set forth in the
preamble. 
 “HFCP V (Cayman Parallel)” has the meaning set forth in the preamble. 
 “Initial Public Offering” means the consummation of the initial underwritten public offering (or series of offerings) of Shares
registered under the Securities Act. 
 “Insurance Product” means any property, casualty or other insurance product that is
issued by any of the Company’s subsidiaries at the time of determination. 
 “Investment Shares” has the meaning set
forth in the preamble. 
 “JAMS” has the meaning set forth in Section 7.4. 
 “Management Members” has the meaning set forth in the preamble and shall include each additional Person who becomes a party to this
Agreement pursuant to Article VI hereof and who is an employee of the Company, the Acquisition Company or any of the direct or indirect subsidiaries of the Company at the time he or she became a party to this Agreement. 
  

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 “Mature Shares” has the meaning ascribed to such term under United States generally
accepted accounting principles. 
 “Members” has the meaning set forth in the preamble. 
 “Permitted Transferee” means, with respect to a Management Member and solely in connection with his or her estate plan, such Management
Member’s spouse, siblings, parents, children and grandchildren or trusts for the benefit of such persons. 
 “Person” means an individual, partnership, corporation, business trust, joint stock company, trust, unincorporated association, joint venture, limited liability company or any other entity of whatever nature, and shall
include any successor (by merger or otherwise) of such entity. 
 “Pro Rata Portion” has the meaning set forth in
Section 3.3(c). 
 “Restricted Stock Agreement(s)” means those certain restricted share issuance agreements, dated
November 1, 2005, between each of the Management Members and the Company pursuant to which the Management Members received, or will receive, certain unvested Shares in connection with the consummation of the transactions contemplated by the
Stock Purchase Agreement. 
 “Restricted Shares” has the meaning set forth in Section 5.2(a). 
 “Sale of the Company” means any of the following events: (a) the acquisition of the Company by another Person by means of any
transaction or series of related transactions (including, without limitation, any reorganization, merger, scheme of arrangement, consolidation, recapitalization or other similar transaction) in which the Company’s members of record immediately
prior to such acquisition will, immediately after such acquisition (by virtue of securities issued as consideration for the Company’s acquisition or otherwise) fail to hold at least fifty percent (50%) of the voting power of the resulting
or surviving corporation or other surviving entity, as applicable, following such acquisition, or (b) the sale of all or substantially all of the Company’s and its subsidiaries’ assets, taken as a whole. 
 “SEC” means the U.S. Securities and Exchange Commission. 
 “Securities Act” means the Securities Act of 1933, as amended. 
 “Selling
Management Member” has the meaning set forth in Section 3.3(b). 
 “Selling Sponsor Member” has the
meaning set forth in Section 3.3(a). 
 “Shares” means the ordinary shares of the Company, par value $0.001 per share,
together with any other equity securities hereinafter issued (or issuable upon the conversion or exercise of any security issued) or distributed by the Company. 
  

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 “Sponsor Members” has the meaning set forth in the preamble. 
 “STA” means The St. Paul Travelers Companies, Inc. 
 “STA Letter Agreements” means those certain letter agreements between certain Management Members and STA pursuant to which the Management Members received, or will receive, payments in connection with
the consummation of the transactions contemplated by the Stock Purchase Agreement. 
 “Stock Purchase Agreement” means that
certain Stock Purchase Agreement, dated August 2, 2005, entered into by and among United States Fidelity and Guaranty Company, STA (solely as to Sections 1.7, 5.11, 5.17 and Article XV), the Acquisition Company, and, solely as to Sections
1.9(b), 6.6, 12.12 and Article XV of such Stock Purchase Agreement, FF&L (Cayman), HFCP V (Cayman) and HFCP V (Cayman Parallel). 
 “Termination Date” means the date on which a Management Member’s Employment with the Company, the Acquisition Company or any other direct or indirect subsidiary of the Company is terminated. 
 “Transfer Notice” has the meaning set forth in Section 3.3(a). 
 Section 1.2 General Interpretive Principles. The name assigned to this Agreement and the section captions used herein are for convenience of
reference only and shall not be construed to affect the meaning, construction or effect hereof. Unless otherwise specified, the terms “hereof,” “herein” and similar terms refer to this Agreement as a whole (including the
Schedules hereto), and references herein to Articles or Sections refer to Articles or Sections of this Agreement. Any reference in this Agreement to $ shall mean U.S. dollars. 
 ARTICLE II 
 REPRESENTATIONS AND WARRANTIES 
 Section 2.1 Representations and Warranties. 
 (a) Each of the parties hereto hereby represents and warrants to each of the other parties on the date hereof as follows: 
 (i) Such party, to the extent applicable, is duly organized or incorporated, validly existing and in good standing under the laws of the jurisdiction of its organization or incorporation and has all requisite power
and authority (acting through its general partner, as applicable) to conduct its business as it is now being conducted and is proposed to be conducted. 
 (ii) Such party has the full power, authority and legal right (acting through its general partner, as applicable) to execute, deliver and perform this Agreement and to consummate the transactions contemplated herein.
The execution, delivery and performance of this Agreement and the consummation of the transactions contemplated herein have been duly authorized by all necessary action, corporate or otherwise, of such 

  

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party. This Agreement has been duly executed and delivered by such party and constitutes its legal, valid and binding obligation, enforceable against it in
accordance with its terms, subject to applicable bankruptcy, insolvency and similar laws affecting creditors’ rights generally. 
 (iii) The execution and delivery by such party of this Agreement, the performance by such party of its obligations hereunder and the consummation of the transactions contemplated herein by such party does not and will not violate
(A) any provision of its bylaws, charter, articles of association, partnership agreement or other similar document, as applicable, (B) any provision of any material agreement to which it is a party or by which it is bound or (C) any
law, rule, regulation, judgment, order or decree to which it is subject. 
 (iv) No consent, waiver, approval, authorization,
exemption, registration, license or declaration is required to be made or obtained by such party in connection with the execution, delivery or enforceability of this Agreement or the consummation of any of the transactions contemplated herein.

 (v) Such party is not in violation of any law, rule, regulation, judgment, order or decree, which violation could
reasonably be expected at any time to have a material adverse effect upon such party’s ability to enter into this Agreement or to perform its obligations hereunder. 
 (vi) There is no pending legal action, suit or proceeding that would materially and adversely affect the ability of such party to enter
into this Agreement or to perform its obligations hereunder. 
 (vii) Such party owns the number of Shares set forth opposite
such party’s name in Exhibit A attached hereto, free and clear of any and all liens, claims and encumbrances, other than those created by this Agreement, or, in the case of the Sponsor Members, other than those set forth in that certain
Members’ Agreement, dated the date hereof, by and among the Company and the Sponsor Members. 
 (b) The Company represents and warrants
that, on the date hereof, the authorized share capital of the Company is $50,000 and consists of 50,000,000 Shares, of which 44,111,516 Shares are issued and outstanding. 
 ARTICLE III 
 TRANSFER RESTRICTIONS 
 Section 3.1 General Restrictions on Transfers. 
 (a) Prior to an Initial Public Offering, except for transfers in accordance with Sections 3.2, 3.3, 3.4 and Article IV of this Agreement, no Management Member may transfer by way of sale, exchange, assignment, pledge
(other than to the Company or any of its subsidiaries), gift or other disposition (all of which acts shall be deemed included in the term “transfer” as used in this Agreement) any Shares (whether held in its own right or by its
representative) to any Person. 
  

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 (b) In addition, no Management Member may transfer any Shares unless (i) such transfer of Shares is
made on the Register of Members of the Company and is not in violation of the provisions of this Article III and (ii) the transferee of such Shares (if other than (A) the Company or a Member, (B) a transferee of Shares made under Rule
144 or any successor provision under the Securities Act, or (C) a transferee of Shares pursuant to an offer and sale registered under the Securities Act) agrees to become a party to this Agreement pursuant to Article VI hereof and executes such
further documents as may be necessary, in the opinion of the Board, to make him, her or it a party hereto. 
 (c) Any purported transfer of
Shares other than in accordance with this Agreement by any Management Member shall be null and void, and the Company shall refuse to recognize any such transfer for any purpose and shall not reflect in its Register of Members any change in record
ownership of Shares pursuant to any such transfer. 
 (d) The Company shall not issue any Shares, or securities convertible into or
exchangeable or exercisable for any Shares, upon original issue or reissue or otherwise dispose of any Shares (other than Shares registered under the Securities Act) unless the recipient or transferee of such Shares (if other than an existing
Member) shall agree to become a party to this Agreement pursuant to Article VI hereof (or, in the case of a Person other than a Management Member, a party to that certain Members’ Agreements, dated as of the date hereof, by and among the
Company and the Sponsor Members) and executes such further documents as may be necessary, in the opinion of the Board, to make him, her or it a party hereto. 
 (e) Each Management Member acknowledges that the Shares have not been registered under the Securities Act and may not be transferred except pursuant to an effective registration statement under the Securities Act or
pursuant to an exemption from registration under the Securities Act. Each Management Member agrees that it will not transfer any Shares at any time if such action would constitute a violation of any securities laws of any applicable jurisdiction or
a breach of the conditions to any exemption from registration of Shares under any such laws or a breach of any undertaking or agreement of such Management Member entered into pursuant to such laws or in connection with obtaining an exemption
thereunder. Each Management Member agrees that any certificates representing Shares to be held by it shall bear the restrictive legend set forth in Section 5.2(a). 
 (f) No Management Member shall grant any proxy or enter into or agree to be bound by any voting trust or similar arrangement with respect to any Shares or enter into any agreements or arrangements of either kind with
any Person with respect to any Shares, in each case, that is inconsistent with the provisions of this Agreement (whether or not such agreements and arrangements are with other Members or holders of Shares who are not parties to this Agreement),
including agreements or arrangements with respect to the acquisition, disposition or voting (if applicable) of any Shares, or the exercise of any rights hereunder, nor shall any Management Member act, for any reason, as a member of a group or in
concert with any other Persons in connection with the acquisition, disposition or voting (if applicable) of any Shares, or the exercise of any rights hereunder, in any manner which is inconsistent with the provisions of this Agreement. 

 

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 (g) No Management Member may transfer any Shares to any Competitor of the Company or any Affiliate of
such Competitor, unless such transfer is consummated pursuant to Sections 3.3 or 3.4. 
 Section 3.2 Transfers to Permitted
Transferees. Notwithstanding the prohibition on transfers contemplated by this Article III, a Management Member may transfer any or all of the Shares held by it to a Permitted Transferee without complying with the provisions of this Article III
other than Section 3.1(b) through (h); provided that as a condition to such transfer, such Permitted Transferee shall become a party to this Agreement as provided in Section 3.1(b). 
 Section 3.3 Tag-Along Rights. 
 (a) If one or more of the Sponsor Members proposes to transfer, in a single transaction or series of transactions, any of its Shares to another Person (other than to an Affiliate or in a transaction pursuant to Section 3.4), such
Sponsor Members (the “Selling Sponsor Members”) shall give written notice (a “Transfer Notice”) of such proposed transfer to the Management Members at least twenty (20) days prior to the consummation of such
proposed transfer, setting forth (i) the number of Shares proposed to be transferred, (ii) the consideration to be received for such Shares by such Selling Sponsor Members (which shall be the same in all respects for each Selling
Management Member (as defined below)), (iii) the identity of the purchaser of such Shares, (iv) any other material terms and conditions of the proposed transfer, (v) the date of the proposed transfer and (vi) that each such
Management Member shall have the right to elect to sell up to its Pro Rata Portion of such Shares in such transfer, to the extent such Shares are vested. 
 (b) Upon receipt of a Transfer Notice, each such Management Member may elect to sell up to its Pro Rata Portion of Shares, to the extent such Shares are vested, at the same price per Share and pursuant to the same
terms and conditions with respect to payment for the Shares as agreed to by the Selling Sponsor Members, by sending written notice to Selling Sponsor Members, in the manner set forth in the Transfer Notice, within fifteen (15) days of the date
of the Transfer Notice, indicating its election to sell up to its Pro Rata Portion of Shares, to the extent such Shares are vested, in the same transaction, which election shall be irrevocable. Following such fifteen (15) day period, each of
the Selling Sponsor Members and each other Management Member that has delivered such written notice (each a “Selling Management Member”), concurrently with the Selling Sponsor Members, shall be permitted to sell to the purchaser on
the terms and conditions with respect to payment set forth in the Transfer Notice its Pro Rata Portion of Shares, to the extent such Shares are vested. All costs and expenses incurred by the Selling Sponsor Members in connection with such sale shall
be borne by the Selling Sponsor Members and each Selling Management Member on a pro rata basis in accordance with the number of Shares being sold by each such Person. 
 (c) For purposes of this Section 3.3, “Pro Rata Portion” shall mean, with respect to Shares held by any Selling Sponsor Member or Selling Management Member, a 

  

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number equal to the product of (i) the total number of Shares owned by such Selling Sponsor Member or Selling Management Member (to the extent such
Shares are vested), as the case may be, and (ii) a fraction, the numerator of which shall be the total number of Shares proposed to be sold to a purchaser as set forth in a Transfer Notice and the denominator of which shall be the total number
of Shares owned by all of the Selling Sponsor Members and the Selling Management Members. 
 (d) The rights of any Management Member to
participate in a transaction contemplated by this Section 3.3 will terminate upon an Initial Public Offering. 
 Section 3.4
Drag-Along Rights. 
 (a) At any time prior to an Initial Public Offering, in the event that the Board and each of the H&F
Investors and the FF&L Investors approve a Sale of the Company or a Sale of the Company is effected pursuant to Article VII of that certain Members’ Agreement, dated as of the date hereof, by and among the Company and the Sponsor Members,
then the participating Sponsor Members (the “Dragging Members”) may give notice to the Management Members that the Dragging Members intend to enter into such transaction and that the Dragging Members desire to cause the Management
Members to participate on a pro rata basis in such transaction on the same terms and conditions as available to the Dragging Members. Such notice shall also specify (i) the consideration, if any, to be received by the Management Members and any
other material terms and conditions of the proposed transaction (which price shall be the same in all respects and the other material terms and conditions, to the extent applicable, shall be the same in all material respects for all Members),
(ii) the identity of the other Person or Persons party to the transaction, (iii) the date of completion of the proposed transaction (which date shall be not less than twenty (20) days after the date of the notice) and (iv) the
action or actions required of each Management Member in order to complete or facilitate such proposed transaction (including the sale of a pro rata portion (based on the total number of Shares) of the Shares held by the Management Members or the
voting of all such Shares in favor of any such merger, consolidation or sale of assets and the waiver of any related appraisal or dissenters’ rights). The Dragging Members agree to provide any further information about the transaction
reasonably requested by any Management Member, subject to any restrictions on disclosure pursuant to applicable law or contract (unless such Management Member is willing to agree to the terms of any such contract). Upon receipt of such notice, each
Management Member shall be obligated to take the action or actions referred to in clause (iv) above. All out-of-pocket costs and expenses incurred by the Dragging Members in connection with the consummation of such sale shall be borne by the
Dragging Members and each other Management Member on a pro rata basis in accordance with the number of Shares being sold by each such Management Member. 
 (b) Notwithstanding anything to the contrary contained in this Agreement, any Shares that have been transferred, sold or assigned in accordance with this Article III shall remain subject to the terms and conditions of
this Section 3.4, and any transferee of Shares, whether or not a party to this Agreement, shall be deemed a Member for purposes of this Section 3.4 upon receipt of such Shares. 
  

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 ARTICLE IV 
 PURCHASE OF GRANTED SHARES ON TERMINATION OF 
 EMPLOYMENT OF MANAGEMENT MEMBERS 
 Section 4.1 General. If a Management Member’s Employment with the Company, the Acquisition Company or any other direct or indirect
subsidiary of the Company shall terminate, the Company (and, to the extent provided in Section 4.3, the Sponsor Members) shall have the right to purchase all or a portion of the Granted Shares owned by such Management Member and/or any of his
or her direct or indirect transferees or assignees owning any such Shares upon the terms and subject to the conditions set forth in this Article IV (a “Call”). The right of the Company (and, to the extent provided in
Section 4.3, the Sponsor Members) to effect a Call, as set forth in this Article IV, shall terminate upon an Initial Public Offering, whether or not a notice of exercise of any such Call has been given prior to such Initial Public Offering.

 Section 4.2 Exercise of Call Rights. 
 (a) If a Management Member’s Employment with the Company, the Acquisition Company or any other direct or indirect subsidiary of the Company shall terminate for any reason, the Company shall have the right (with
the approval of the Board or the applicable committee thereof), but not the obligation, by written notice to such Management Member prior to the date that is thirty (30) days after the later of (i) the Termination Date and (ii) the
date on which the Shares first become Mature Shares, to Call all or a specified portion of the Granted Shares at the Call Price. 
 (b) Upon
the exercise of a Call with respect to any Granted Shares pursuant to this Section 4.2, (i) the Company shall, within thirty (30) days following the Call Date, purchase such Granted Shares from the Management Member for the Call
Price, payable in cash and (ii) the Management Member shall, simultaneously therewith, transfer such Granted Shares to the Company free and clear of all liens by delivering to the Company share certificates (if any) for such Granted Shares and
share transfer forms, duly endorsed in blank with appropriate transfer tax stamps affixed. 
 Section 4.3 Call Option of the Sponsor
Members. If, at any time prior to the date that is thirty (30) days after the later of (a) the Termination Date and (b) the date on which the Shares first become Mature Shares, the Company shall determine not to exercise a Call
pursuant to this Article IV, then the Company shall promptly notify the Sponsor Members of such determination. In such event, the Sponsor Members shall have the right to exercise the Call right pursuant to the terms and conditions of this Article IV
in the same manner as the Company. The number of Granted Shares each Sponsor Member would be entitled to purchase pursuant to this Section 4.3 shall be determined on a pro rata basis based on the respective amounts of Shares held by each
participating Sponsor Member on the Call Date. 
  

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 Section 4.4 Certain Definitions used in Article IV. 
 (a) “Call Date” means the date on which the Company notifies (or, pursuant to Section 4.3, the Sponsor Members notify) a Management
Member of the Company’s exercise (or the Sponsor Members’ exercise) of a Call with respect to all or a portion of such Management Member’s Granted Shares. 
 (b) “Call Price” means, with respect to any Call exercised pursuant to this Article IV with respect to any Granted Shares, a price equal to: 
 (i) in the case of any Granted Shares that are deemed to be “vested” in accordance with the terms and conditions of the Restricted Share
Issuance Agreement: 
 (A) the Fair Market Value of such Granted Shares as of the Call Date, if the Management Member’s Employment is
terminated (1) by the Company without Cause or (2) by such Management Member for Good Reason; or 
 (B) the lower of (1) the
Fair Market Value of such Granted Shares as of the Call Date or (2) the original price per Share paid by the Sponsor Members on the date of this Agreement, if the Management Member’s Employment is terminated (x) by the Company for
Cause or (y) by such Management Member without Good Reason. 
 (ii) in the case of any Granted Shares that are deemed to be
“unvested” in accordance with the terms and conditions of Restricted Share Issuance Agreement, the aggregate principal amount and unpaid interest outstanding pursuant to that certain Limited Recourse Stockholder Note related to the
issuance of the Granted Shares to be issued to the Acquisition Company by such Management Member (it being understood that the repurchase price under this Section 4.4(b)(ii) may be zero if there is no balance on such Promissory Note).

 Section 4.5 Non-Competition. Notwithstanding anything to the contrary contained herein, if a Management Member engages in any
“Competitive Activity” (as defined in such Management Member’s employment agreement with the Acquisition Company) during the period commencing on the Termination Date and ending on the earlier of (a) the second anniversary of the
Termination Date and (b) the fifth anniversary of the date hereof, then such Management Member shall repay to the Company the aggregate Call Price received by such Management Member pursuant to this Article IV. As a condition to the payment of
the Call Price to any Management Member by the Company or, if applicable, the Sponsor Members, the Management Members hereby agree to enter into a separate agreement to effect the restrictions contemplated by this Section 4.5 if requested by
the Company or, if applicable, the Sponsor Members. 
 ARTICLE V 
 ADDITIONAL AGREEMENTS OF THE PARTIES 
 Section 5.1 Further
Assurances. From time to time, at the reasonable request of any other party hereto and without further consideration, each party hereto shall execute and deliver such additional documents and take all such further action as may be necessary or
appropriate to consummate and make effective, in the most expeditious manner practicable, the transactions contemplated by this Agreement. 
  

 11 

 Section 5.2 Legend on Share Certificates. 
 (a) The certificates representing the Shares shall include an endorsement typed conspicuously thereon of the following legend: 
 “THE SECURITIES REPRESENTED BY THIS CERTIFICATE HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE “ACT”), OR UNDER
STATE SECURITIES LAWS. THESE SECURITIES MAY NOT BE RESOLD OR TRANSFERRED UNLESS REGISTERED OR EXEMPT FROM REGISTRATION UNDER SUCH ACT AND APPLICABLE STATE SECURITIES LAWS. IN ADDITION, THE SECURITIES REPRESENTED BY THIS CERTIFICATE ARE SUBJECT TO
THE TERMS OF A MANAGEMENT MEMBERS’ AGREEMENT (THE “AGREEMENT”) DATED NOVEMBER 1, 2005 AND MAY NOT BE VOTED, SOLD, TRANSFERRED OR OTHERWISE DISPOSED OF EXCEPT IN ACCORDANCE WITH SUCH AGREEMENT.” 
 In the event that any Shares shall cease to be Restricted Shares, the Company shall, upon the written request of the holder thereof and the delivery of the certificates
representing such Shares to the Company for cancellation, issue to such holder a new certificate representing such Shares without the first two sentences of the legend required by this Section 5.2. In the event that any Shares shall cease to be
subject to the restrictions on transfer set forth in this Agreement, the Company shall, upon the request of the holder thereof and the delivery of the certificates representing such Shares to the Company for cancellation, issue to such holder a new
certificate representing such Shares without the third sentence of the legend required by this Section 5.2. 
 “Restricted
Shares” shall mean all Shares other than (a) Shares the offer and sale of which have been registered under a registration statement pursuant to the Securities Act and sold thereunder, (b) Shares with respect to which a sale
or other disposition has been made in reliance on and in accordance with Rule 144 under the Securities Act (or any successor provision) under the Securities Act, or (c) Shares with respect to which the holder thereof shall have delivered to the
Company either (i) an opinion, in form and substance satisfactory to the Company, of counsel, who shall be satisfactory to the Company, or (ii) a “no action” letter from the SEC, to the effect that subsequent transfers of
such Shares may be effected without registration under the Securities Act. 
 (b) All certificates for Shares representing Restricted Shares
hereafter issued, whether upon transfer or original issue, shall be endorsed with a like legend. 
 Section 5.3 Certain
Undertakings. 
 (a) Prior to entering into any agreement or arrangement with any Person pursuant to which the Company would effect a
merger, scheme of arrangement, consolidation, recapitaliztion or other similar transaction in which the Company would not be the surviving Person, the Company shall, to the extent permitted by applicable law, provide for the assumption of the
obligations of the Company set forth in this Agreement by such Person, unless such obligation is waived by a majority of the Members. If the obligations of the Company cannot be assumed by such Person, the Company shall cause such Person to
negotiate in good faith with 

  

 12 

 
the Members to execute and deliver an agreement among such Person and the Members on terms substantially equivalent to this Agreement, subject only to
modifications required by applicable law or mutually agreed upon by such Person and the Members, and the Members hereby agree to execute and deliver such agreement. 
 (b) Prior to a liquidation or reorganization of the Company, the Company shall cause the Person in which the Members will hold securities following such liquidation or reorganization to negotiate in good faith with
the Members to execute and deliver an agreement among such Person and the Members on terms substantially equivalent to this Agreement, subject only to modifications required by applicable law or mutually agreed upon by such Person and the Members,
and the Members hereby agree to execute and deliver such Agreement. 
 Section 5.4 Tax Matters. 
 (a) The Management Members hereby agree that the Company is intended to be treated as a partnership for U.S. federal income tax purposes. The Company
shall file all necessary tax forms and tax returns on a basis consistent with such intended treatment. Neither the Company nor any Management Member shall take any action so as to cause the Company to be treated as an association taxable as a
corporation for U.S. federal income tax purposes. 
 (b) FF&L (Cayman) shall be the “tax matters partner” of the Company. In
the event that FF&L (Cayman) cannot serve as the tax matters partner of the Company, the Members shall select one of the other Members to serve in such capacity; provided, however, that such Member shall serve in such capacity
solely as the agent of FF&L (Cayman). 
 (c) The Management Members have contributed to the Company the amount set forth opposite their
respective names on Exhibit A in exchange for the number of Shares set forth opposite their respective names on Exhibit A. The total capital of each Management Member in the Company from time to time shall be referred to as the
Management Member’s “Capital.” 
 (d) A Capital account shall be maintained for each Management Member on the books of
the Company, which account shall set forth the Capital of each Management Member in the Company. Such Capital account shall be adjusted to reflect the Management Members’ share of allocations and distributions, and any additional Capital
contributions to the Company or withdrawals of Capital from the Company. Such Capital account shall further be adjusted to conform to the Treasury Regulations under Section 704(b) of the Internal Revenue Code of 1986, as amended (the
“Code”), as interpreted in good faith by the Company. 
 (e) The Profits or Losses incurred by the Company for each taxable
year shall be determined on an annual basis. For each taxable year in which the Company realizes Profits or Losses, such Profits or Losses, respectively, shall be allocated to the Members in accordance with their percentage ownership interests in
the Company. As used herein, “Profits” and “Losses” mean, for each fiscal year or other period, an amount equal to the Company’s taxable income or loss for such year or period, determined in accordance with
Section 703(a) of the Code (for this purpose, all items of income, gain, loss or deduction required to be stated separately pursuant to Section 703(a)(1) of the Code shall be included in taxable income or loss), with the following
adjustments: 
 (i) Any income of the Company that is exempt from federal income tax and not otherwise taken into account in computing
Profits or Losses shall be added to such taxable income or loss; and 
  

 13 

 (ii) Any expenditures of the Company described in Section 705(a)(2)(B) of the Code or treated as
Section 705(a)(2)(B) of the Code expenditures pursuant to Regulations Section 1.704-1(b)(2)(iv)(i), and not otherwise taken into account in computing Profits or Losses shall be subtracted from such taxable income or loss. 
 Section 5.5 “Market Stand Off” Agreement. Each Management Member hereby agrees that during (a) the one hundred eighty
(180) day period following the effective date of a registration statement of the Company filed under the Securities Act in connection with an Initial Public Offering, and (b) the ninety (90) day period following the effective date of
a registration statement of the Company filed under the Securities Act subsequent to an Initial Public Offering, it shall not, to the extent requested by the Company and any underwriter, sell, pledge (other than to the Company or any of its
subsidiaries), hypothecate, transfer, make any short sale of, loan, grant any option or right to purchase of, or otherwise transfer or dispose of (other than to donees who agree to be similarly bound) any Shares held by it at any time during such
period. 
 ARTICLE VI 
 ADDITIONAL PARTIES 
 Section 6.1 Additional Parties. Additional parties may be added to and be bound by and
receive the benefits afforded by this Agreement upon the signing and delivery of a counterpart of this Agreement by the Company and the acceptance thereof by such additional parties. 
 ARTICLE VII 
 MISCELLANEOUS 
 Section 7.1 Entire Agreement. This Agreement and the Restricted Share Issuance Agreements constitute the entire understanding and agreement
between the parties as to restrictions on the transferability of the Shares held by the Management Members and the other matters covered herein and supersedes and replaces any prior understanding, agreement or statement of intent, in each case,
written or oral, of any and every nature with respect thereto. In the event of any inconsistency between this Agreement and any document executed or delivered to effect the purposes of this Agreement, this Agreement shall govern as among the parties
hereto. 
 Section 7.2 Specific Performance. The parties hereto agree that the obligations imposed on them in this Agreement are
special, unique and of an extraordinary character, and that, in the event of breach by any party, damages would not be an adequate remedy and each of 

  

 14 

 
the other parties shall be entitled to specific performance and injunctive and other equitable relief in addition to any other remedy to which it may be
entitled, at law or in equity; and the parties hereto further agree to waive any requirement for the securing or posting of any bond in connection with the obtaining of any such injunctive or other equitable relief. 
 Section 7.3 Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State of New York, without
regard to the conflicts of law provisions thereof. 
 Section 7.4 Arbitration. Any dispute, controversy or claim (each a
“Dispute” and collectively, the “Disputes”) arising out of, relating to or in connection with this Agreement, including, without limitation, any Dispute regarding its validity or termination, or the performance or
breach thereof under this Agreement shall be settled exclusively and finally by a panel of three (3) arbitrators selected by the mutual agreement of the parties to such Dispute in an arbitration proceeding administered by Judicial Arbitration
and Mediation Services (“JAMS”) under its Rules of Practice and Procedure in effect at the time of such proceeding, and judgment on the award rendered by such arbitrators may be entered in any court having jurisdiction thereof. If
the parties to any such Dispute are unable to select such arbitrators within fifteen (15) days of the first notice given by any party to such Dispute to the other party or parties to such Dispute requesting arbitration and the selection of such
arbitrators, any party to such Dispute may request that JAMS select such arbitrators, which selection shall be binding on the parties to such Dispute. If (a) two or more Disputes arising out of or in connection with this Agreement are
simultaneously pending, (b) the subject matters of such Disputes involve common questions of law or fact and (c) the independent resolution of each such Dispute could result in conflicting decisions or obligations, such Disputes may be
consolidated in a single proceeding. If more than one arbitration proceeding involving any such Disputes are pending, such proceedings shall, at the request of any party to such Dispute, be consolidated and settled in a single arbitration
proceeding; provided that the determination of whether such Disputes shall be consolidated shall be determined by the first panel of three (3) arbitrators established to settle any such Dispute. If such Disputes are consolidated and more than
one panel of three (3) arbitrators has been established to settle any of such Disputes, the parties to such Dispute shall, within twenty (20) days of such consolidation, select one panel of three arbitrators so established to settle the
single consolidated arbitration proceeding. Unless the parties to such Dispute otherwise agree to conduct any arbitration proceeding pursuant to this Section 7.4 elsewhere, such proceeding shall be conducted and any decision shall be rendered
in New York, New York or San Francisco, California, at a venue to be selected by mutual agreement of the parties to such Dispute (provided that if no such venue is agreed to by the parties, then New York, New York shall be the venue). Expenses and
costs associated with the submission of any Dispute to arbitration shall be the responsibility of the party against whom a final decision is rendered with respect to that Dispute (provided that in the case of multiple Disputes that are consolidated
into a single proceeding, the costs of such proceeding shall be borne on a Dispute-by-Dispute basis by the party against whom a final decision is rendered with respect to each particular Dispute). The award rendered by the arbitrators shall be final
and binding on the parties to the Dispute; provided, however, that (i) by agreeing to arbitration, the parties do not intend to deprive any court with jurisdiction of its ability to issue a preliminary injunction, attachment or
other form of provisional remedy in aid of the arbitration and a request for such provisional remedies by a party to a court shall not be deemed a waiver of this agreement to arbitrate, and (ii) in addition to 

  

 15 

 
the authority conferred upon the tribunal by the rules specified above, the tribunal shall also have the authority to grant provisional remedies, including
injunctive relief. Except as required by applicable law or the rules of any stock exchange or self regulatory authority, the Members hereby agree to keep confidential any Dispute submitted to arbitration pursuant to this Section 7.4.

 Section 7.5 Set-Off. The Company shall be permitted to set-off any payments to be made by a Management Member to the Company
against any payments to be made by the Company to such Management Member, whether pursuant to this Agreement or otherwise. 
 Section 7.6 Amendment and Waiver. 
 (a) This Agreement may be amended, modified or waived, in whole or in part, at any
time pursuant to an agreement in writing executed by (i) the Company, (ii) each of the Sponsor Members, and (iii) the Management Members holding a majority of the Shares held by all Management Members. Any amendment, modification or
waiver effected in accordance with the immediately preceding sentence shall be effective and binding on the Company and each Member. 
 (b)
Notwithstanding the foregoing, any addition of a transferee of Shares or a recipient of any Shares as a party hereto pursuant to Article VI shall not constitute an amendment hereto and need be signed only by the Company and such transferee or
recipient. Any failure by any party at any time to enforce any of the provisions of this Agreement shall not be construed a waiver of such provision or any other provisions hereof. 
 Section 7.7 Assignment of Rights. Except as otherwise expressly provided herein, the rights of each Management Member hereunder shall not be
assignable. 
 Section 7.8 Binding Effect. Except as otherwise expressly provided herein, the provisions hereof shall inure to
the benefit of, and be binding upon, the parties’ successors and permitted assigns. 
 Section 7.9 Notices. Any notice or
other communication required or permitted hereunder shall be in writing and shall be delivered (by courier or otherwise), sent by facsimile transmission or sent by certified or registered mail, postage prepaid and return receipt requested, or by
express mail. Any such notice shall be deemed given when so delivered personally or sent by facsimile transmission or, if mailed, three (3) days after the date of deposit in the United States mail as follows: 
 If to the Company, to: 
 c/o Walkers SPV
Limited 
 Walker House 
 PO Box
908GT 
 George Town, Grand Cayman 
 Cayman Islands 
 Attn: Iain McMurdo 
 Facsimile: (345) 814-8217 
  

 16 

 With a copy, which shall not constitute notice, to: 
 Friedman Fleischer & Lowe LLC 
 One
Maritime Plaza 
 Suite 1000 
 San
Francisco, California 94111 
 Attn: David L. Lowe 
 Facsimile: (415) 402-2111 
 and 
 Hellman & Friedman LLC 
 One
Maritime Plaza, 12th Floor 
 San Francisco, California 94111 
 Attn: David R. Tunnell 
           Arrie R. Park

 Facsimile: (415) 788-0176 
 and 
 Bingham McCutchen LLP 
 399 Park Avenue 
 New York, New York 10022-4689 
 Attn: Neil W. Townsend 
 Facsimile: (212) 752-5378 
 and 
 Weil, Gotshal & Manges LLP

 100 Federal Street, 34th Floor 
 Boston, Massachusetts 02110-1800

 Attn: James Westra 
 Facsimile:
(617) 772-8333 
 If to the H&F Investors, to: 
 c/o Hellman & Friedman LLC 
 One Maritime
Plaza, 12th Floor 
 San Francisco, California 94111 
 Attn: David R. Tunnell 
           Arrie R. Park 
 Facsimile: (415) 788-0176 
  

 17 

	 	(a)	With a copy, which shall not constitute notice, to: 

 Weil,
Gotshal & Manges LLP 
 100 Federal Street, 34th Floor 
 Boston,
Massachusetts 02110-1800 
 Attn: James Westra 
 Facsimile: (617) 772-8333 
 If to the FF&L Investors, to: 
 c/o Friedman Fleischer & Lowe LLC 
 One Maritime Plaza 
 Suite 1000 
 San Francisco, California 94111 
 Attn: David L. Lowe 
 Facsimile: (415) 402-2111 
  

	 	(b)	With a copy, which shall not constitute notice, to: 

 Bingham McCutchen LLP 
 399 Park Avenue 
 New York, New York 10022-4689 
 Attention: Neil W. Townsend 
 Facsimile: (212) 752-5378 
 If to any
other Member, to the address set forth below his, her or its name on the signature pages hereto or on Exhibit A hereto. 
 Each party
may change its address or facsimile number by giving notice of such change of address or facsimile number as provided in this Section 7.9. 
 Section 7.10 Severability. If any portion of this Agreement shall be declared void or unenforceable by any court or administrative body of competent jurisdiction, such portion shall be deemed severable from the remainder of this
Agreement, which shall continue in all respects valid and enforceable. 
 Section 7.11 Counterparts. This Agreement may be
executed in any number of counterparts, each of which shall be deemed an original, but all of which together shall constitute a single instrument. 
 [THE REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 
  

 18 

 IN WITNESS WHEREOF, the parties have caused this Management Members’ Agreement to be executed, by
their duly authorized officers or agents where applicable, as of the day and year first above written. 
  

			
	 HFF&L (CAYMAN) HOLDINGS, LTD.

		
	 By:
	 	 /s/ David Lowe
  

	 Name:
	 	
	 Title:
	 	

			
	 FRIEDMAN FLEISCHER & LOWE CAPITAL PARTNERS II (CAYMAN), L.P.

		
	 By:
	 	Friedman Fleischer & Lowe GP II (Cayman), L.P., as its General Partner
		
	 By:
	 	FFL GP II (Cayman), Inc., as its General Partner
		
	 By:
	 	 /s/ David Lowe
  

	 Name:
	 	
	 Title:
	 	
	
	FFL PARALLEL FUND II (CAYMAN), L.P.
		
	 By:
	 	Friedman Fleischer & Lowe GP II (Cayman), L.P., as its General Partner
		
	 By:
	 	FFL GP II (Cayman), Inc., as its General Partner
		
	 By:
	 	 /s/ David Lowe
  

	 Name:
	 	
	 Title:
	 	
	
	FFL EXECUTIVE PARTNERS II (CAYMAN), L.P.
		
	 By:
	 	Friedman Fleischer & Lowe GP II (Cayman), L.P., as its General Partner
		
	 By:
	 	FFL GP II (Cayman), Inc., as its General Partner
		
	 By:
	 	 /s/ David Lowe
  

	 Name:
	 	
	 Title:
	 	

			
	 HELLMAN & FRIEDMAN CAPITAL PARTNERS V (CAYMAN), L.P.

		
	 By:
	 	Hellman & Friedman Investors V (Cayman), L.P., as its General Partner
		
	 By:
	 	Hellman & Friedman Investors V (Cayman), Ltd., as its General Partner
		
	 By:
	 	 /s/ David Tunnell

	 Name:
	 	
	 Title:
	 	
	
	 HELLMAN & FRIEDMAN CAPITAL PARTNERS V (CAYMAN PARALLEL), L.P.

		
	 By:
	 	Hellman & Friedman Investors V (Cayman), L.P., as its General Partner
		
	 By:
	 	Hellman & Friedman Investors V (Cayman), Ltd., as its General Partner
		
	 By:
	 	 /s/ David Tunnell
  

	 Name:
	 	
	 Title:
	 	

			
	 MANAGEMENT MEMBERS

		
	 By:
	 	 /s/ Kevin Nish

	 Name:
	 	Kevin Nish
	 Title:
	 	
	
	Address:
	
	 2643 Seminole Circle

	 Fairfield Circle, California 94533

	 Facsimile:

		
	 By:
	 	 /s/ Karen Padovese

	 Name:
	 	Karen Padovese
	 Title:
	 	
	
	Address:
	
	 28 Montevideo Way

	 San Rafael, California 94903

	 Facsimile:Agreement of Lease dated March 14, 2002

 Exhibit 10.3 
  
  
  
  
  
 OFFICE LEASE 
 GREEN VALLEY BUILDING 5 
 FAIRFIELD, CALIFORNIA 
  
 ST. PAUL FIRE AND MARINE INSURANCE COMPANY 
  

 TABLE OF CONTENTS 
  

							
	 	 	 	  	 	  	Page
			
	1.	 	TERM	  	1
			
	2.	 	POSSESSION	  	1
			
	3.	 	BASE RENT	  	2
			
	4.	 	ADDITIONAL RENT	  	3
				
		 	A.	  	 Definitions
	  	4
		 	B.	  	 Tax Adjustment
	  	6
		 	C.	  	 Operating Expense Adjustment
	  	6
		 	D.	  	 Adjustment for services Not Rendered by Landlord
	  	7
		 	E.	  	 Audit of Operating Expenses.
	  	7
			
	5.	 	USE OF PREMISES	  	8
				
		 	A.	  	 Permitted Use
	  	8
		 	B.	  	 Compliance with Laws
	  	8
		 	C.	  	 Americans With Disabilities Act
	  	8
			
	6.	 	CONDITION OF PREMISES	  	8
			
	7.	 	SERVICES	  	9
				
		 	A.	  	 List of Services
	  	9
		 	B.	  	 Interruption of Services
	  	10
		 	C.	  	 Charges for Services
	  	11
		 	D.	  	 Telecommunications.
	  	11
			
	8.	 	REPAIRS	  	12
			
	9.	 	ADDITIONS AND ALTERATIONS	  	12
			
	10.	 	COVENANT AGAINST LIENS	  	13
			
	11.	 	INSURANCE AND WAIVER OF CLAIMS-INDEMNIFICATION	  	13
			
	12.	 	FIRE OR CASUALTY	  	17
			
	13.	 	NONWAIVER	  	18
			
	14.	 	CONDEMNATION	  	18
			
	15.	 	ASSIGNMENT AND SUBLETTING	  	19

  

 i 

							
			
	16.	 	SURRENDER OF POSSESSION	  	21
			
	17.	 	HOLDING OVER	  	21
			
	18.	 	TENANT’S CERTIFICATE	  	22
			
	19.	 	SUBORDINATION	  	22
			
	20.	 	CERTAIN RIGHTS RESERVED BY LANDLORD	  	22
			
	21.	 	RULES AND REGULATIONS	  	24
			
	22.	 	LANDLORD’S REMEDIES	  	24
			
	23.	 	EXPENSE OF ENFORCEMENT	  	25
			
	24.	 	COVENANT OF QUIET ENJOYMENT	  	26
			
	25.	 	SECURITY DEPOSIT	  	26
			
	26.	 	REAL ESTATE BROKER	  	26
			
	27.	 	MORTGAGEE PROTECTION CLAUSE	  	26
			
	28.	 	SEVERABILITY	  	27
			
	29.	 	HAZARDOUS MATERIALS	  	27
			
	30.	 	MISCELLANEOUS	  	28
				
		 	A.	  	 Rights Cumulative.
	  	28
		 	B.	  	 Overdue Amounts-Rent Independent.
	  	28
		 	C.	  	 Terms.
	  	28
		 	D.	  	 Binding Effect.
	  	29
		 	E.	  	 Lease Contains All Terms.
	  	29
		 	F.	  	 Delivery for Examination.
	  	29
		 	G.	  	 No Air Rights.
	  	29
		 	H.	  	 [RESERVED]
	  	29
		 	I.	  	 [RESERVED]
	  	29
		 	J.	  	 [RESERVED]
	  	29
		 	K.	  	 Transfer of Landlord’s Interest.
	  	29
		 	L.	  	 Landlord’s Title.
	  	30
		 	M.	  	 Prohibition Against Recording.
	  	30
		 	N.	  	 Captions.
	  	30
		 	O.	  	 Covenants and Conditions.
	  	30
		 	P.	  	 Only Landlord/Tenant Relationship.
	  	30
		 	Q.	  	 Application of Payments.
	  	30
		 	R.	  	 Definition of “Landlord”.
	  	30

  

 ii 

							
			
	31.	 	NOTICES	  	31
			
	32.	 	TIME OF THE ESSENCE	  	32
			
	33.	 	EXPANSION OPTION	  	32
			
	34.	 	RIGHT OF NOTICE	  	33
			
	35.	 	OPTION TO RENEW	  	33
			
	36.	 	PARKING	  	34
			
	37.	 	USE OF THE ROOF AND BUILDING STRUCTURE	  	34
			
	38.	 	GENERATOR PAD	  	34
			
	39.	 	SIGNAGE	  	34
			
	40.	 	DEFAULT BY LANDLORD	  	35
			
	41.	 	OPTIONS TO TERMINATE	  	35
			
	42.	 	LIMITATION ON LANDLORD’S LIABILITY	  	37

  

	EXHIBITS:	 	A. Preliminary Site Plan 

	    	 	B. Work Letter 

	    	 	C. Cleaning Specifications 

	    	 	D. Sample of Tenant’s Certificate 

	    	 	E. Rules & Regulations 

	    	 	F. Rules & Regulations for Use of Equipment 

	    	 	G. Rules & Regulations for Use of Pad Area 

  

 iii 

 OFFICE LEASE 
 GREEN VALLEY BUILDING 5 
 FAIRFIELD, CALIFORNIA 
 This AGREEMENT OF LEASE (hereinafter referred to as the “Lease”) is made this 14th day of March, 2002, by and between GREEN VALLEY BUILDING 1, LLC, a Delaware
limited liability company (hereinafter referred to as “Landlord”), and ST. PAUL FIRE AND MARINE INSURANCE COMPANY, a Minnesota corporation (hereinafter referred to as “Tenant”) whose present address is 385 Washington Street, St.
Paul, Minnesota 55102: 
 W I T N E S S E T H : 
 Landlord does hereby demise and lease to Tenant for use only by Tenant, and Tenant hereby accepts, the premises (hereinafter referred to as the “Premises”) containing approximately 27,609 square feet of
rentable area on the second floor of the building to be located generally as shown on the preliminary site plan attached as Exhibit “A” hereto with access to and from Business Center Drive (to be extended by Landlord) in Phase One of the
Green Valley Corporate Park in Fairfield, California 94585 (said building and the land upon which it is situated, and improvements as designated by Landlord for use in conjunction with said building, are hereinafter collectively referred to as the
“Building”). 
 1. TERM 
 The
term of this Lease (hereinafter referred to as the “Term”) shall be for seven (7) years commencing on January 15, 2003, subject to the provisions contained in paragraph 2(b) (hereinafter referred to as the “Commencement
Date”), and ending on the last day of the month which is eighty-four (84) full calendar months after the Commencement Date occurs (hereinafter referred to as the “Termination Date”), unless sooner terminated as provided herein.
Landlord and Tenant shall execute a memorandum containing the exact Commencement Date and Termination Date promptly after the Commencement Date. The period consisting of twelve (12) full calendar months following the Commencement Date and
ending on the last day of the twelfth month (plus, if the Commencement Date is a date other than the first day of a calendar month, the initial partial calendar month) and each period of twelve (12) full calendar months thereinafter, is herein
called a “Lease Year”. 
 2. POSSESSION 
 (a) Landlord agrees to construct the Building to “Base Building” condition in accordance with the Plans and Specifications therefor which have been delivered to the City of Fairfield for approval and permitting (and subject to any
revisions thereto required by the City of Fairfield in connection with approval and permitting). Landlord agrees to construct improvements to the Premises in accordance with the Work Letter attached hereto as Exhibit “B.” 
 (b) Possession of the Premises shall be tendered to Tenant by Landlord on the date that Landlord has substantially completed its express obligations
hereunder and under the Work Letter attached hereto as Exhibit “C” and made a part hereof to improve the Premises and the Building. In the event such obligations are not substantially completed by January I, 2003, this 
  

 
Lease shall nevertheless continue in full force and effect, but the Commencement Date shall be deferred until fifteen (15) days after such obligations
are substantially completed resulting in a deferral of any Rent (as hereinafter defined) due hereunder, and Landlord shall have no other liability whatsoever on account of such delay; provided, however, that (i) if Landlord has not
substantially completed its express obligations hereunder and under the Work Letter to improve the Premises and the Building by March 1, 2003, Tenant shall be entitled to a Base Rent abatement for a period following the Commencement Date equal
in duration to the number of days following February 1, 2003 and prior to substantial completion and (ii) if Landlord has not substantially completed its express obligations hereunder and under the Work Letter to improve the Premises and
Building by July 1, 2003, Tenant shall have the right to terminate this Lease by delivery of written notice to that effect to Landlord within five (5) days after such date. There shall be no deferral of the Commencement Date or rent
abatement or termination right, however, to the extent that Landlord’s obligations are not substantially completed because of any Tenant Delay, as such term is defined in the Work Letter, and there shall be no rent abatement or termination
right to the extent Landlord’s obligations are not substantially completed because of Force Majeure, as hereafter defined. Landlord’s obligations shall not be deemed incomplete if the requirements for the issuance of a certificate of
occupancy with respect to the Premises are satisfied (except for furniture installation and data center equipment and any other work which is to be performed by Tenant) and only insubstantial details of construction, decoration or mechanical
adjustments remain to be done. The mutual determination of Landlord’s and Tenant’s architects shall be final and conclusive on Tenant and Landlord as to whether Landlord’s obligations are substantially completed. As used herein, the
term “Force Majeure” shall mean any of the following: (i) war, enemy action, civil commotion, riots, or national emergency; (ii) Presidential order; (iii) national defense pre-emption of necessary materials; (iv) strike
or lockout; (v) fire or other casualty (specifically including vandalism, theft, loss of or damage to materials in transit or stored off-site); (vi) governmental or municipal moratoria or restrictions; (vii) labor, material or energy
shortages; (viii) acts of God; (ix) extraordinary weather conditions not reasonably anticipatable; (x) utility company failure to provide service; (xi) any other reason, delay, cause, act or omission beyond Landlord’s
reasonable control. 
 (c) If Landlord’s obligations to improve the Premises and Building are substantially completed prior to the
Commencement Date and Landlord and Tenant agree, without in any way being bound to so agree, Tenant may take possession of the Premises or any part thereof prior to the Commencement Date. In such event, all of the covenants and conditions of this
Lease shall be binding upon the parties hereto with respect to such whole or part of the Premises as if the Commencement Date had been fixed as the date when Tenant took possession of such whole or part of the Premises and Tenant shall pay Rent for
the period of such occupancy prior to the Commencement Date at the rate of both the annual Base Rent set forth in Article 3 hereof and the Additional Rent set forth in Article 4 hereof prorated for such period of occupancy and, if less than the
whole Premises are occupied, for the proportionate area of the total Premises so occupied. Notwithstanding the foregoing, Rent shall not be required for Tenant’s entry into the Premises pursuant to Section 9 of the Work Letter. 

3. BASE RENT 
 Tenant shall pay to Landlord or
Landlord’s agent in the office of the Building or to such other person or place as Landlord may from time to time designate in writing, in coin or currency 

  

 2 

 
which, at the time of payment, is legal tender for private or public debts in the United States of America, base rent at the annual rates per square foot of
rentable area in the Premises (hereinafter referred to as “Base Rent”) as follows: 
  

							
	 Lease Year
	  	Monthly Rate 
Per Square Foot	  	Annual Rate 
Per Square Foot
	 First Lease Year
	  	$	1.45	  	$	17.40
	 Second Lease Year
	  	$	1.49	  	$	17.88
	 Third Lease Year
	  	$	1.54	  	$	18.48
	 Fourth Lease Year
	  	$	1.58	  	$	18.96
	 Fifth Lease Year
	  	$	1.63	  	$	19.56
	 Sixth Lease Year
	  	$	1.68	  	$	20.16
	 Seventh Lease Year
	  	$	1.73	  	$	20.76

 Assuming that the Premises contain 27,609 square feet of rentable area, Base Rent, and monthly installments
thereof, shall be as follows: 
  

							
	 Lease Year
	  	Annual Base Rent	  	Monthly Installments
	 First Lease Year
	  	$	480,396.60	  	$	40,033.05
	 Second Lease Year
	  	$	493,648.92	  	$	41,137.41
	 Third Lease Year
	  	$	510,214.32	  	$	42,517.86
	 Fourth Lease Year
	  	$	523,466.64	  	$	43,622.22
	 Fifth Lease Year
	  	$	540,032.04	  	$	45,002.67
	 Sixth Lease Year
	  	$	556,597.44	  	$	46,383.12
	 Seventh Lease Year
	  	$	573,162.84	  	$	47,763.57

 Such Base Rent shall be due and payable in equal monthly installments of one-twelfth (1/12) of the annual
Base Rent for the applicable one-year period in advance on or before the first day of each and every month during the Term, without any set-off or deduction whatsoever except as expressly set forth herein. If the Term commences other than on the
first day of a month (resulting in a partial calendar month which is included in the First Lease Year), Tenant shall pay Base Rent for such partial month based on one-twelfth (1/12) of the annual Base Rent set forth above for the First Lease
Year and the number of days in such partial calendar month. The prorated Base Rent (and Additional Rent) for the partial calendar month in which the Term commences, if applicable, shall be paid on the Commencement Date. 
 4. ADDITIONAL RENT 
 In addition to paying the Base
Rent specified in Article 3 hereof, Tenant shall pay as “Additional Rent” the amounts determined as hereinafter set forth. The Base Rent and the Additional Rent are sometimes herein collectively referred to as the “Rent”. All
amounts due under this Article as Additional Rent shall be payable for the same periods and in the same manner, time and place as the Base Rent. Without limitation on other obligations of Tenant which shall survive the expiration of the Term, the
obligations of Tenant to pay the Additional Rent provided for in this Article 4 shall survive the expiration of the Term. For any partial 

  

 3 

 
Calendar Year, Tenant shall be obligated to pay only a pro rata share of the Additional Rent, based on the number of the days of the Term falling within such
Calendar Year. 
  

	 	A.	Definitions. As used in this Article 4, the terms: 

 (i)
“Calendar Year” shall mean each calendar year in which any part of the Term falls, through and including the year in which the Term expires. 
 (ii) “Tenant’s Proportionate Share” shall mean the percentage calculated by dividing the rentable square feet of the Premises by the rentable square feet of the Building, which is currently estimated to
be 51.12%. Net rentable area shall be determined by the Landlord in accordance with the BOMA “Standard Method for Measuring Floor Area in Office Buildings,” approved June 7, 1996 by the American National Standards Institute, Inc.

 (iii) “Taxes” shall mean all real estate taxes and assessments, special or otherwise, levied or assessed upon or with respect to
the Building or portion thereof and ad valorem taxes for any personal property used in connection therewith, and the Building’s share of Taxes for the common areas of Green Valley Corporate Park Phase One. Should the State of California, or any
political subdivision thereof, or any other governmental authority having jurisdiction over the Building, (a) impose a tax, assessment, charge or fee, or increase a then existing tax, assessment, charge or fee which Landlord shall be required
to pay, either by way of substitution for such real estate taxes and ad valorem personal property taxes, or in addition to such real estate taxes and ad valorem personal property taxes, or (b) impose an income or franchise tax or a tax on rents
in substitution for or as a supplement to a tax levied against the Building and/or the personal property used in connection with the Building, all such taxes, assessments, fees or charges (hereinafter defined as “in lieu taxes”) shall be
deemed to constitute Taxes hereunder. “Taxes” shall also include all fees and costs incurred by Landlord in seeking to obtain a reduction of or a limit on the increase in any Taxes regardless of whether any reduction or limitation is
obtained. Landlord agrees to use reasonable efforts to contest above-market real estate tax assessments from time to time in Landlord’s judgment; provided, however, that so long as Tenant occupies not less than 50% of the Building, Landlord
shall conduct such contests from time to time upon Tenant’s written request and after having consulted with Tenant as to the actions to be taken and person or persons to be retained by Landlord in connection with any such contests. Except as
hereinabove provided with regard to “in lieu taxes”, Taxes shall not include any inheritance, estate, succession, transfer, gift, franchise, net income or capital stock tax. Tenant shall be liable for all taxes levied against personal
property and trade fixtures placed by Tenant in the Premises. 
 (iv) “Operating Expenses” shall mean all expenses, costs and
disbursements (other than Taxes) of every kind and nature (determined for the applicable Calendar Year on an accrual basis) paid or incurred by Landlord or Landlord’s beneficiaries in connection with the management, operation, maintenance and
repair of, and services provided to, the Building, including, without limitation, the Building’s share of such expenses for the common areas of Green Valley Corporate Park Phase One, except the following: 
 (a) Costs of alterations of any tenant’s premises; 
  

 4 

 (b) Principal or interest payments on loans secured by mortgages or trust deeds on the Building;

 (c) Costs of capital improvements, except that Operating Expenses shall include (i) the cost during the term, as evenly amortized
over its useful life in accordance with generally accepted accounting principles with interest at 2% over the prime rate of interest from time to time published in the money rates section of the Wall Street Journal (“Prime Rate”) on the
unamortized amount of any capital improvement completed after the initial completion of the Building which reduces any component cost included within Operating Expenses, and (ii) the cost of any capital improvements which are necessary to keep
the Building in compliance with all governmental rules and regulations applicable from time to time thereto enacted after the date hereof; 
 (d) Real estate brokers’ leasing commissions; 
 (e) Any costs or expenses incurred by Landlord or on Landlord’s behalf
resulting from or in connection with the marketing or promotion of space in the Building or the Building itself; 
 (f) Property management
fees in excess of four percent (4%) of the gross annual revenues of the Building; 
 (g) Costs incurred in connection with the initial
construction and development of the Building; 
 (h) Costs of correcting defects in the initial construction of the Building, except that
conditions resulting from ordinary wear and tear shall not be deemed defects for this category; 
 (i) Legal fees or other professional or
consulting fees in connection with the negotiation of tenant leases or costs of enforcing lease agreements or evictions of tenants; 
 (j)
The cost of repairs or replacements incurred by reason of fire or other casualty or condemnation to the extent that Landlord is compensated therefor through proceeds of insurance or condemnation awards; 
 (k) Wages and benefits paid to officers or executives of Landlord above the grade of building manager; 
 (l) The portion of wages and benefits otherwise includable in Operating Expenses to the extent allocated to any other properties of Landlord; 

(m) Costs of enforcing lease and occupancy agreements or evictions of tenants or occupants; 
 (n) Costs of any service provided to tenants or other occupants of the Building for which Landlord is reimbursed other than reimbursements for Operating
Expenses; 
  

 5 

 (o) Depreciation of the Building or its equipment; 
 (p) The expenses of any special service provided to a tenant of the Building that is not offered or available to the Tenant; and 
 (q) Penalties, interest and late fees resulting from late payments by Landlord which are the fault of Landlord. 
 B. Tax Adjustment. 
 Tenant shall pay to
Landlord as Additional Rent, in addition to the Base Rent required by Article 3 hereof, an amount (“Tax Adjustment Amount”) equal to Tenant’s Proportionate Share of the combined total of Taxes incurred with respect to each Calendar
Year. The Tax Adjustment Amount with respect to each Calendar Year shall be paid in monthly installments in an amount from time to time estimated by Landlord and communicated by written notice to Tenant. Landlord shall cause to be kept books and
records showing Taxes in accordance with an appropriate system of accounts and accounting practices consistently maintained. As promptly as practical following the close of each Calendar Year, Landlord shall cause the amount of the Tax Adjustment
Amount for such Calendar Year to be computed and Landlord shall deliver to Tenant a statement of such amount and the amount of all estimated installments paid by Tenant for such Calendar Year. Tenant shall pay to Landlord any deficiency as shown by
such statement within thirty (30) days after receipt of such statement. If the total of the estimated monthly installments paid by Tenant for any Calendar Year exceeds the actual amount due from Tenant for such Calendar Year, at Landlord’s
option, such excess shall be either credited against payments next due hereunder or refunded by Landlord, provided Tenant is not then in default hereunder. The amount of any refund of Taxes received by Landlord shall be credited against Taxes for
the year in which such refund is received. All references to Taxes “for” a particular year shall be deemed to refer to Taxes paid during such year without regard to when such Taxes are assessed or levied. 
 In determining the amount of Taxes for the purposes of this paragraph, if less than 95 percent of the rentable area of the Building shall have been
occupied by tenants during the year, Taxes shall be deemed for the purposes of this paragraph to be increased to the amount of taxes that would normally be expected to be incurred had occupancy been 95 percent. 
 C. Operating Expense Adjustment. 
 Tenant
shall pay to Landlord as Additional Rent, in addition to the Base Rent required by Article 3 hereof, an amount (“Expense Adjustment Amount”) equal to Tenant’s Proportionate Share of the combined total of Operating Expenses (determined
on an accrual basis) paid or incurred during each Calendar Year. The Expense Adjustment Amount with respect to each Calendar Year shall be paid in monthly installments in an amount from time to time estimated by Landlord and communicated by written
notice to Tenant. Landlord shall cause to be kept books and records showing Operating Expenses in accordance with generally accepted accounting principles, consistently applied. As promptly as practical following the close of each Calendar Year,
Landlord shall cause the amount of the Expense Adjustment Amount for such Calendar Year to be computed based upon the actual Operating Expenses paid or incurred for such 

  

 6 

 
Calendar Year and Landlord shall deliver to Tenant a statement of such amount and the amount of all estimated installments paid by Tenant for such Calendar
Year. Tenant shall pay to Landlord any deficiency as shown by such statement within thirty (30) days after receipt of such statement. This statement as to the amount of Operating Expenses for such Calendar Year for the Building shall constitute
a determination which is final and conclusive on Tenant subject to Section 4E below. If the total of the estimated monthly installments paid by Tenant during any Calendar Year exceeds the actual amount due from Tenant for such Calendar Year, at
Landlord’s option, such excess shall be either credited against payments next due hereunder or refunded by Landlord within thirty (30) days, provided Tenant is not then in default hereunder. 
 In determining the amount of Operating Expenses for the purposes of this paragraph, if less than 95 percent of the rentable area of the Building shall
have been occupied by tenants and fully used by them during the year, Operating Expenses shall be deemed for the purposes of this paragraph to be increased to the amount of operating expenses that would normally be expected to be incurred had
occupancy been 95 percent and had full use been made during the entire period. 
 D. Adjustment for services Not Rendered by Landlord.

 Tenant acknowledges that Landlord’s projection of the amount of Operating Expenses stated in paragraph 4C hereof is based upon the
assumption that Landlord will be providing identical services to all tenants in the Building. If this assumption is not in fact correct, that is, if Landlord is not furnishing any particular work or service (the cost of which, if performed by
Landlord, would be included in Operating Expenses) to a tenant who has undertaken to perform such work or service in lieu of the performance thereof by Landlord, Operating Expenses shall be deemed for the purposes of paragraph 4C to be increased by
an amount equal to the additional Operating Expenses which would reasonably have been incurred during such period by Landlord if it had, at its own expense, furnished such work or service to such tenant. 
 E. Audit of Operating Expenses. 
 Tenant or
its representative shall have the right, at Tenant’s sole expense, to examine Landlord’s books and records showing Operating Expenses upon reasonable prior notice and during normal business hours at any time within one hundred twenty
(120) days following the furnishing by the Landlord to the Tenant of Landlord’s statement provided for in paragraph 4C. Unless Tenant shall take written exception to any item within one hundred twenty (120) days after the furnishing
of the Landlord’s statement containing such item, such Landlord’s statement shall be considered as final and accepted by Tenant. If Tenant takes exception to any item in Landlord’s statement within the applicable time period and if
Landlord and Tenant are unable to agree on the correctness of said item, then either party may refer the decision of said issue to a reputable firm of independent certified public accountants selected by Tenant from a list of not less than three
(3) firms designated by Landlord (which list shall be provided promptly following Tenant’s request therefor) and the decision of said accountants shall be conclusively binding on the parties. Pending resolution of any dispute, however,
Tenant shall make payments in accordance with the information contained in Landlord’s statement. Tenant shall pay all fees and expenses of such audit unless the audit discloses that Operating Expenses were overstated by 

  

 7 

 
Landlord by five percent (5%) or more, in which case Landlord shall pay all reasonable fees and expenses of such audit. 
 5. USE OF PREMISES 
 A. Permitted Use. Tenant shall
use and occupy the Premises as an office for the following type of business: general office use consistent with Class A office buildings in the East Bay area. 
 B. Compliance with Laws. Tenant shall not use or permit the use of any part of the Premises for any purpose prohibited by law. Tenant shall, at its sole expense, comply with and conform to all of the requirements of
all governmental authorities having jurisdiction over the Building which relate in any way to the condition, use and occupancy of the Premises throughout the entire Term of this Lease. 
 C. Americans With Disabilities Act. Landlord and Tenant acknowledge that the Americans With Disabilities Act of 1990 (42 U.S.C. §12101 et seq.) and
regulations and guidelines promulgated thereunder, as all of the same may be amended and supplemented from time to time (collectively referred to herein as the “ADA”) establish requirements for business operations, accessibility and
barrier removal, and that such requirements may or may not apply to the Premises and the Building depending on, among other things: (1) whether Tenant’s business is deemed a “public accommodation” or “commercial
facility”, (2) whether such requirements are “readily achievable”, and (3) whether a given alteration affects a “primary function area” or triggers “path of travel” requirements. The parties hereby agree
that notwithstanding anything contained in this Lease to the contrary: (a) Landlord shall be responsible for ADA Title III compliance in the common areas of the Building and the Building shell and core except as provided below, (b) Tenant
shall be responsible for ADA Title III compliance in the Premises, including any leasehold improvements or other work to be performed in the Premises under or in connection with this Lease, and (c) Landlord may perform, or require Tenant to
perform, and Tenant shall be responsible for the cost of, ADA Title III compliance in the common areas of the Building necessitated by the Building being deemed to be a “public accommodation” instead of a “commercial facility” as
a result of Tenant’s use of the Premises other than general office use. Tenant shall be solely responsible for requirements under Title I of the ADA relating to Tenant’s employees. 
 6. CONDITION OF PREMISES 
 The Tenant’s taking
possession of any portion of the Premises shall be conclusive evidence that such portion of the Premises was in good order and satisfactory condition when the Tenant took possession, except as to latent defects and defects (other than items of
damage caused by Tenant or its agents, independent contractors or suppliers) contained on a punchlist to be prepared and signed by Landlord and Tenant prior to Tenant’s taking possession of the Premises. Landlord shall complete or repair such
punchlist items within thirty (30) days or such longer period as is reasonable under the circumstances, such as in the case of long lead time items ordered at Tenant’s request and other work affected by long lead time items. In the event
Landlord fails to so complete or repair punchlist items within the time allowed hereunder, Tenant may give written notice to Landlord of such failure, and if Landlord has not remedied such 

  

 8 

 
failure within ten (10) days, Tenant may complete or repair such punchlist items on behalf of and at the expense of Landlord. Reimbursement for costs
incurred by Tenant in performing Landlord’s obligations as aforesaid shall be due from Landlord upon demand, and shall bear interest at the rate of interest provided for in paragraph 30B from the date of demand for reimbursement until
reimbursement is made. Any claim for amounts due to Tenant under this Article may be prosecuted in an action against Landlord, but claims or judgments for such amounts may not be set off against amounts due from Tenant under this Lease. No promise
of the Landlord to alter, remodel or improve the Premises or the Building and no representation by Landlord or its agents respecting the condition of the Premises or the Building have been made to Tenant or relied upon by Tenant other than as may be
contained in the Work Letter, this Lease or in any written amendment hereto signed by Landlord and Tenant. 
 7. SERVICES 
 A. List of Services. 
 Landlord shall provide
the following services on all days during the Term, except Sundays and holidays, unless otherwise stated, the cost of which may be included in Operating Expenses except as expressly provided to the contrary herein: 
 (i) Heating and air conditioning when necessary for normal comfort in the Premises, from Monday through Friday during the period from 8 a.m. to 6 p.m. and
8 a.m. to 1 p.m. on Saturdays. The heating and air conditioning system is designed to maintain within normal tolerances an inside space condition of 75 degrees F dry bulb and 50% relative humidity when outside conditions are 95 degrees F dry
bulb and 75 degrees F wet bulb, and an inside space condition of 72 degrees dry bulb when outside temperatures are 30 degrees F. Electricity consumed in supplying heating and air conditioning to the Premises shall be separately metered to the
Premises along with other electricity furnished to the Premises, the cost of which electricity shall be paid by Tenant directly to the utility company providing such service. Tenant will pay for all heating and air conditioning requested and
furnished prior to or following such hours at rates to be established from time to time by Landlord. Landlord’s obligations with respect to heating and air conditioning shall be subject to all governmental rules, regulations and guidelines
applicable thereto. When machines or equipment are used in the Premises that generate heat or in any way affect the temperature otherwise maintained by the air conditioning system, or when the occupancy of the Premises or electrical load exceeds the
standards set from time to time by Building management, Landlord reserves the right to install or to require Tenant to install supplementary air conditioning and/or ventilation units in the Premises. Tenant shall bear all costs and expenses related
to the installation, maintenance and operation of such units. 
 (ii) Adequate electrical wiring and facilities for standard building
lighting fixtures provided by Landlord and for Tenant’s incidental uses. Tenant shall bear the cost of replacement of bulbs and ballasts for lighting fixtures. In respect of such incidental uses, adequate electrical wiring and facilities will
be furnished in the Premises by Landlord, provided that (a) the connected electrical load of the incidental use equipment does not exceed an average of eight (8) watts per square foot of the premises; (b) the electricity so furnished
for incidental uses will be a nominal 120 volts and no electrical circuit for the supply of such incidental use will have a current capacity exceeding 15 amperes; and (c) such electricity will be used only for 

  

 9 

 
equipment and accessories normal to office usage. If Tenant’s requirements for electricity for incidental uses are in excess of those set forth in the
preceding sentence, the Landlord reserves the right to require Tenant to install the conduit wiring and other equipment necessary to supply electricity for such excess incidental use requirements at the Tenant’s expense by arrangement with the
approved local utility, if applicable. 
 (iii) Water from the regular Building outlets for drinking, lavatory, lunchroom and toilet purposes.

 (iv) Janitor services as specified in Exhibit C attached hereto and made a part hereof. 
 (v) Window washing of all inside windows in the Premises at intervals to be determined by Landlord, but not less than three (3) times per calendar
year. 
 (vi) Window washing of all outside windows in the Premises, weather permitting, at intervals to be determined by Landlord, but not
less than four (4) times per calendar year. 
 (vii) Adequate operatorless passenger elevator service at all times. 
 (viii) Elevator service for freight purposes subject to scheduling by Landlord. 
 (ix) An electronic card key security system providing for 24-hour, 365-day access. 
 B. Interruption of Services. 
 Neither
Landlord nor Landlord’s beneficiary (if applicable), nor any company, firm or individual operating, maintaining, managing or supervising the plant or facilities furnishing any of the services described in the paragraph immediately preceding,
nor any of their respective directors, officers, shareholders, agents or employees shall be liable to Tenant, or any of Tenant’s employees, agents, customers, or invitees or anyone claiming through or under Tenant, for any damages, injuries,
losses, expenses, claims or causes of action, because of any interruption or discontinuance at any time for any reason in the furnishing of any of the services described in the paragraph immediately preceding; nor shall any interruption or
discontinuance be deemed an eviction or disturbance of Tenant’s use or possession of the Premises or any part thereof; nor shall any such interruption or discontinuance relieve Tenant from full performance of Tenant’s obligations under
this Lease. Notwithstanding the foregoing, if any interruption or discontinuance of such services renders the Premises untenantable for more than five (5) consecutive business days (the “Eligibility Period”) and such interruption or
discontinuance is not caused by fire or casualty or the act or omission of Tenant, its employees or agents, and Tenant is not using the untenantable portion, Rent shall abate on a per diem basis proportionately to the portion of the Premises
rendered untenantable and unused by Tenant from the sixth such day until said portion of the Premises is again rendered tenantable or is used by Tenant. To the extent rental loss insurance carried by Landlord, the premiums for which are included in
Operating Expenses, covers rent loss for any portion of the Eligibility Period, the Eligibility Period shall be reduced to the extent of such coverage. 
  

 10 

 C. Charges for Services. 
 Charges for any services for which Tenant is required to pay from time to time hereunder, including but not limited to light bulb or ballast changes, shall be due and payable at the same time as the installment of
Rent with which they are billed, or if billed separately, shall be due and payable within thirty (30) days after such billing. If Tenant shall fail to make payment for any such services, Landlord may, with notice to Tenant, discontinue any or
all of such services and such discontinuance shall not be deemed to constitute an eviction or disturbance of the Tenant’s use and possession of Premises or relieve Tenant from paying Rent or performing any of its other obligations under this
Lease. 
 D. Telecommunications. 
 Tenant shall
be responsible for arranging for its own telecommunications services at the Premises. All telegraph, telephone, and electric connections which Tenant may desire and the location of all wires and the work in connection therewith shall be first
approved by Landlord in writing before the same are installed but such approval shall not be unreasonably withheld, conditioned or delayed. Tenant shall be responsible for obtaining all governmental approvals and shall pay all costs incurred in
connection with the installation of telephone cables and related wiring from the point of presence on the first floor, through conduit sleeves provided by Landlord to the telephone closets on each floor, then to and in the Premises, including,
without limitation, any hook-up, access and maintenance fees related to the installation of such wires and cables in the Premises and the commencement of services therein, and the maintenance thereafter of such wire and cables, and all installation,
hook-up or maintenance costs incurred by Landlord in connection with telephone cables and related wiring in the Premises which are allocable to Tenant. If Tenant fails to maintain all such telephone cables and related wiring, or if such cables or
wiring affects or interferes with the operation or maintenance of any other telephone cables or related wiring in the Building, Tenant shall immediately following notice take such action as is required to eliminate such interference and, in the
event Tenant fails to do so, Landlord or any vendor hired by Landlord may perform such repairs, restorations or alterations as Landlord deems necessary in order to eliminate any such interference (and Landlord may recover from Tenant all of
Landlord’s costs in connection therewith) and, if necessary, may enter into and upon the Premises forthwith to perform such repairs, restorations or alterations. Upon expiration of the Term, Tenant shall remove, at its cost and expense, all
telephone cables and related wiring installed by or for Tenant after completion of the initial tenant improvements in the Premises which Landlord requests Tenant to remove. If Tenant so requests at the time any such cables or wiring is to be
installed, Landlord will advise Tenant as to whether such cable or wiring will be required to be removed at the termination or expiration of the Lease. Tenant agrees that neither Landlord nor any of its agents or employees shall be liable, by
abatement of Rent or otherwise, to Tenant, or any of Tenant’s employees, agents, customers or invitees or anyone claiming through, by or under Tenant, for any damages, injuries, losses, expenses, claims or causes of action because of any
interruption, diminution, delay or discontinuance at any time for any reason in the furnishing of any telecommunications service to the Premises (including, without limitation, any act or omission of any tenant or occupant of the Building or any
other person with respect to the Building wiring) and no such interruption, diminution, delay or discontinuance shall constitute an eviction or disturbance of Tenant’s use and possession of the Premises or any part thereof. 
  

 11 

 8. REPAIRS 
 A. Subject to paragraph 8B below, Tenant will, at Tenant’s own expense, keep the Premises in good order, repair and condition, at all times during the Term, and Tenant shall promptly and adequately repair all damage to the Premises and
replace or repair all damaged or broken fixtures and appurtenances and such replacement or repair shall be under the supervision and subject to the approval of the Landlord (which shall not be unreasonably withheld, conditioned or delayed) and
within a reasonable period of time specified by the Landlord. If the Tenant does not do so after notice and reasonable opportunity to cure, Landlord may, but need not, make such repairs and replacements, and Tenant shall pay Landlord forthwith, upon
being billed for same by Landlord, the cost thereof, including 15% of the cost thereof plus all overhead, general conditions, fees and other costs or expenses arising from Landlord’s involvement with such repairs and replacements. Landlord may,
but shall not be required to, enter the Premises at all reasonable times to make such repairs, alterations, improvements and additions to the Premises or to the Building or to any equipment located in the Building as Landlord desires or deems
necessary or as Landlord may be required to do by governmental authority or court order or decree. 
 B. Landlord shall, at Landlord’s
sole cost and expense (which costs and expenses may be included in Operating Expenses subject to the exclusions set forth in paragraph 4A(iv) hereof), maintain the exterior, all common areas and the basic building systems in good order, repair and
condition comparable to a first class office building. As a material inducement to Landlord entering into this Lease, Tenant waives and releases its right to make repairs at Landlord’s expense under Section 1942 of the California Civil
Code or under any other law, statute or ordinance now or hereafter in effect, and Tenant waives and releases the right to terminate this Lease under Section 1932(1) of the California Civil Code or any similar or successor statute. 

9. ADDITIONS AND ALTERATIONS 
 A. Tenant shall not,
without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed, make any alterations, improvements or additions to the Premises; provided, however, that Landlord’s consent shall not be
required with respect to alterations, improvements or additions which (i) cost less than $50,000, (ii) do not involve any structural work in the Building and are not visible from the exterior of the Premises, (iii) do not involve any
alterations to basic Building systems or affect the operation thereof, and (iv) do not require entry into another tenant’s premises. If Landlord consents to said alterations, improvements or additions, it may impose such reasonable
conditions with respect thereto as Landlord deems appropriate, including, without limitation, insurance against liabilities which may arise out of such work, and plans and specifications plus permits necessary for such work. The work necessary to
make any alterations, improvements or additions to the Premises shall be done at Tenant’s expense by employees of or contractors hired by Landlord, except to the extent Landlord gives its prior written consent to Tenant’s hiring
contractors which consent shall not be unreasonably withheld. Tenant shall promptly pay to Landlord’s or to Tenant’s contractors, as the case may be, when due, the cost of all such work and of all decorating required by reason thereof.
Tenant shall also pay to Landlord actual costs of such work including such costs sufficient to reimburse Landlord for overhead, general conditions, fees (including legal and other 

  

 12 

 
professional fees) and all other costs and expenses arising from Landlord’s involvement with such work, and, if Landlord acts as General Contractor or
Subcontractor for all or any portion of the work, in addition to the foregoing, Landlord shall be entitled to 10% of the cost of such work performed by Landlord. Upon completion of such work, Tenant shall deliver to Landlord, if payment is made
directly to contractors, evidence of payment, contractors’ affidavits and full and final waivers of all liens for labor, services or materials. Tenant shall defend and hold Landlord harmless from all costs, damages, liens and expenses related
to such work other than work performed by Landlord, if any. All work done by Tenant and Landlord or its contractors pursuant to Article 8 or 9 shall be done in a first-class workmanlike manner using only good grades of materials and shall comply
with all insurance requirements and all applicable laws and ordinances and rules and regulations of governmental departments or agencies. If Tenant so requests at the time Tenant makes any alterations, improvements or additions, Landlord will advise
Tenant as to whether such alterations, improvements or additions will be required to be removed at the termination or expiration of the Lease. 
 B. All alterations, improvements and additions to the Premises (other than Tenant’s trade fixtures, equipment and other movable personal property), whether temporary or permanent in character, made or paid for by Landlord or Tenant,
shall, without compensation to Tenant, become Landlord’s property at the termination of this Lease by lapse of time or otherwise and shall be relinquished to Landlord in good condition, ordinary wear excepted, unless Landlord requests their
removal (in which case Tenant shall remove the same as provided in Article 16.) 
 10. COVENANT AGAINST LIENS 
 Tenant has no authority or power to cause or permit any lien or encumbrance of any kind whatsoever, whether created by act of Tenant, operation of law or
otherwise, to attach to or be placed upon Landlord’s title or interest in the Building or Premises, and any and all liens and encumbrances created by Tenant shall attach to Tenant’s interest only. Tenant covenants and agrees not to suffer
or permit any lien or mechanics or material men or others to be placed against the Building or Premises with respect to work or services claimed to have been performed for or materials claimed to have been furnished to Tenant or the Premises, and,
in case of any such lien attaching, Tenant covenants and agrees to cause it to be immediately released and removed of record, which may be accomplished by the purchase of a lien release bond. 
 In the event that such lien is not immediately released and removed or so bonded against, Landlord, at its sole option, may take all action necessary to
release and remove such lien (without any duty to investigate the validity thereof) and Tenant shall promptly, upon notice, reimburse Landlord for all sums, costs and expenses (including reasonable attorneys’ fees) incurred by Landlord in
connection with such lien. 
 11. INSURANCE AND WAIVER OF CLAIMS-INDEMNIFICATION 
 Landlord shall keep the Building insured for the benefit of Landlord in an amount equivalent to the full replacement value thereof (excluding foundation,
grading and excavation costs) against: 
 (a) loss or damage by fire and “all risk” perils, including theft; 
  

 13 

 (b) such other risk or risks of a similar or dissimilar nature as are now, or may in the future be,
customarily covered with respect to buildings and improvements similar in construction, general location, use, occupancy and design to the Building including, but without limiting the generality of the foregoing, windstorms, hail, explosion,
vandalism, malicious mischief, civil commotion, and such other coverage as Landlord may deem appropriate or necessary including, but not limited to, boiler and machinery, difference in condition and rent loss insurance provided that such additional
coverage is obtainable and provided further that such additional coverage is such as is customarily carried with respect to buildings and improvements similar in construction, general location, use, occupancy and design to the Building. 

Insurance premiums paid for such coverage shall be a portion of the “Operating Expenses” described in Article 4 hereof. These insurance
provisions shall in no way limit or modify any of the obligations of Tenant under any provision of this Lease. Landlord agrees that such policy or policies of insurance shall contain a waiver of subrogation clause as to Tenant, Tenant’s agents
and employees, and, except as provided in paragraph 16 hereof and in paragraphs (w) and (x) of the Rules and Regulations from time to time in effect, Landlord waives, releases and discharges Tenant, Tenant’s agents and employees, from
all claims or demands whatsoever which Landlord may have or acquire arising out of damage to or destruction of the Building or Landlord’s business therein occasioned by fire or other cause, to the extent such loss or damage is covered by valid
and collectible insurance policies or would have been recoverable under any insurance policy required to be carried hereunder or is within the deductible amount of any such insurance policy. Notwithstanding the foregoing, (i) nothing herein
shall release Tenant from damage to the building caused by Tenant, its agents or employees or contractors in connection with moving Tenant’s property into or out of the Building and (ii) Tenant shall be obligated to pay the Rent called for
hereunder in the event of damage to or destruction of the Building occasioned by the negligence or fault of Tenant, its agents or employees. 
 Tenant shall keep all of its machinery, equipment, furniture, fixtures, personal property (including also property under the care, custody, or control of Tenant) and business interests which may be located in, upon, or about the Premises
insured for the benefit of Tenant in an amount equivalent to the full replacement value or insurable value thereof against: 
 (a) loss or
damage by fire and “all risk” perils, including theft; 
 (b) such other risk or risks of a similar or dissimilar nature as are
now, or may in the future be, customarily covered with respect to a tenant’s machinery, equipment, furniture, fixtures, personal property, including but not limited to Tenant’s improvements to the Premises, and business located in a
building, similar in construction, general location, use, occupancy and design to the Building, including, but without limiting the generality of the foregoing, windstorms, hail, explosions, vandalism, theft, malicious mischief, civil commotion, and
such other coverage as Tenant may deem appropriate or necessary. 
 Tenant agrees that such policy or policies of insurance shall contain a
waiver of subrogation clause to Landlord, the Building manager and their respective directors, officers, shareholders, agents, employees and Tenant waives, releases and discharges Landlord, the 

  

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Building manager and their respective directors, officers, shareholders, agents and employees from all claims or demands whatsoever which Tenant may have or
acquire arising out of damage to or destruction of the machinery, equipment, furniture, fixtures, personal property and business of Tenant occasioned by fire or other cause, to the extent such loss or damage is covered by valid and collectible
insurance policies or would have been recoverable under any insurance policy required to be carried hereunder or is within the deductible amount of any such insurance policy. 
 Landlord shall, as a portion of the Operating Expenses defined in Article 4, maintain, for its benefit and the benefit of the Building manager, general
public liability insurance against claims for personal injury, death or property damage occurring upon, in or about the Building, such as insurance to afford protection to Landlord and the Building manager in an amount not less than Three Million
and 00/100 Dollars ($3,000,000.00) per occurrence, Three Million and 00/100 Dollars ($3,000,000.00) aggregate, combined single limit bodily injury and property damage. 
 Tenant shall, at Tenant’s sole cost and expense, for the benefit of Landlord, the Building manager and Tenant, maintain comprehensive commercial general liability with broad liability endorsement insurance
against claims for personal injury, death or property damage occurring upon, in or about the Premises. Such insurance shall afford protection to Landlord, its managing agent and Tenant to the limit of not less than Three Million and 00/100 Dollars
($3,000,000.00) per occurrence, Three Million and 00/100 Dollars ($3,000,000.00) aggregate, combined single limit bodily injury and property damage. Such policies of insurance shall be written in companies reasonably satisfactory to Landlord, naming
Landlord, Landlord’s directors, officers, shareholders, agents and employees as additional insureds thereunder, and such policies, or a memorandum or certificate of such insurance, shall, prior to Tenant taking possession of the Premises, be
delivered to Landlord endorsed “Premium Paid” by the company or agency issuing the same or accompanied by other evidence satisfactory to Landlord that the premium thereon has been paid. At such time as insurance limits required of tenants
in office buildings in the area in which the Building is located are generally increased to greater amounts, Landlord shall have the right to require such greater limits as may then be customary. Any such coverage shall be deemed primary to any
liability coverage secured by Landlord. 
 Subject to Landlord’s express waivers under this Article 11, Tenant agrees to indemnify and
save Landlord and Landlord’s directors, officers, shareholders, agents and employees harmless against and from any and all claims by or on behalf of any person or persons, firm or firms, corporation or corporations, arising from any breach or
default on the part of Tenant in the performance of any covenant or agreement on the part of Tenant to be performed, pursuant to the terms of this Lease, or arising from the use of the Premises or any act or negligence on the part of Tenant or its
agents, contractors, servants, employees or licensees, or arising from any accident, injury or damage to the extent caused by Tenant, its agents, and employees to any person, firm or corporation occurring during the Term of this Lease or any renewal
thereof, in or about the Premises and Building, and from and against all costs, reasonable counsel fees, expenses and liabilities incurred in or about any such claim or action or proceeding brought thereon; and in case any action or proceeding be
brought against Landlord, and Landlord’s directors, officers, shareholders, agents and employees by reason of any such claim, Tenant, upon notice from Landlord, covenants to resist or defend such action or proceeding by counsel reasonably
satisfactory to Landlord. 
  

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 Tenant agrees, to the extent not expressly prohibited by law, that Landlord and Landlord’s
directors, officers, shareholders, agents, employees and servants shall not be liable, and Tenant waives all claims for damage to property and business sustained during the Term of this Lease by Tenant occurring in or about the Building, resulting
directly or indirectly from any existing or future condition, defect, matter or thing in the Premises, the Building, or any part thereof, or from equipment or appurtenances becoming out of repair or from accident, or from any occurrence or act or
omission of Landlord and Landlord’s directors, officers, shareholders, agents, employees or servants, or any tenant or occupant of the Building or any other person. This paragraph shall apply especially, but not exclusively, to damage caused as
aforesaid or by the flooding of basements or other subsurface areas, or by refrigerators, sprinkling devices, air conditioning apparatus, water, snow, frost, steam, excessive heat or cold, falling plaster, broken glass, sewage, gas, odors or noise,
or the bursting or leaking of pipes or plumbing fixtures, and shall apply equally, whether any such damage results from the act or omission of other tenants or occupants in the Building or any other persons, and whether such damage be caused by or
result from any of the aforesaid, or shall be caused by or result from other circumstances of a similar or dissimilar nature. Notwithstanding the foregoing, Tenant shall not be required to indemnify Landlord for, and does not waive, claims to the
extent caused by the negligence or willful misconduct of Landlord, its agents or employees. 
 Subject to Tenant’s express waivers under
this Article 11 and subject to Article 42 of this Lease, Landlord agrees to indemnify and save Tenant and Tenant’s directors, officers, shareholders, agents and employees harmless against and from any and all claims by or on behalf of any
person or persons, firm or firms, corporation or corporations, arising from any breach or default on the part of Landlord in the performance of any covenant or agreement on the part of Landlord to be performed pursuant to the terms of this Lease, or
arising from any negligence or willful misconduct on the part of Landlord or its agents, contractors, servants or employees, or arising from any accident, injury or damage to the extent caused by Landlord, its agents and employees to any person,
firm or corporation occurring during the Term of this Lease or any renewal thereof, in or about the Premises and Building, and from and against all costs, reasonable counsel fees, expenses and liabilities incurred in or about any action or
proceeding brought thereon; and in case any action or proceeding be brought against Tenant, and Tenant’s directors, officers, shareholders, agents and employees by reason of any such claim, Landlord, upon notice from Tenant, covenants to resist
or defend such action or proceeding by counsel reasonably satisfactory to Tenant. 
 Tenant shall comply with all applicable laws and
ordinances, all orders and decrees of court and all requirements of other governmental authorities, and shall not, directly or indirectly, make any use of the Premises which may thereby be prohibited or be dangerous to person or property or which
may jeopardize any insurance coverage, or may increase the cost of insurance or require additional insurance coverage. If by reason of the failure of Tenant to comply with the provisions of this Article 11, any insurance coverage is jeopardized or
insurance premiums are increased, Landlord shall have the option either to terminate this Lease or to require Tenant to make immediate payment of the increased insurance premium. 
 Tenant shall have the right at any time, and from time to time, during the term of this Lease to carry any insurance required under this Lease on a
“blanket” policy and/or to self-insure as to any risk required to be insured by Tenant under the Lease, provided, in each case that 

  

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Tenant demonstrates to Landlord’s reasonable satisfaction that such alternative program will not subject Landlord to any additional risk of cost or loss
(e.g., by reason of loss of the practical effect of any waiver of claims by Tenant in this Lease, etc.). 
 12. FIRE OR CASUALTY 
 Article 8 hereof not withstanding, if the Premises or the Building (including machinery or equipment used in its operation) shall be damaged by fire or
other casualty and if such damage does not render all or a substantial portion of the Premises or the building untenantable, then Landlord shall repair and restore the same with reasonable promptness, subject to reasonable delays for insurance
adjustments and delays caused by matters beyond Landlord’s reasonable control but Landlord shall not be obligated to expend therefor an amount in excess of the proceeds of insurance recovered with request thereto. If any such damage renders all
or a substantial portion of the Premises or the Building untenantable, Landlord shall, within sixty (60) days of such damage or destruction, deliver to Tenant an estimate of the duration of the period in which the Premises will be untenantable,
as reasonably determined by Landlord. If such estimated period shall be for more than three hundred (300) days from the date of such damage, then Landlord or Tenant shall have the right to terminate this Lease (with appropriate prorations of
Rent being made for Tenant’s possession subsequent to the date of such damage of those tenantable portions of the Premises) upon giving written notice to the other within fifteen (15) days after the delivery to Tenant of Landlord’s
repair estimate. Unless this Lease is terminated as provided in the preceding sentence and so long as such damage does not result from Tenant’s fault or neglect, Landlord shall proceed with reasonable promptness to repair and restore the
Premises, subject to reasonable delays for insurance adjustments and delays caused by matters beyond Landlord’s reasonable control. Landlord shall have no liability to Tenant, and Tenant shall not be entitled to terminate this Lease by virtue
of any delays in completion of such repairs and restoration; provided, however, that (i) Rent shall abate on those portions of the Premises as are, from time to time, untenantable as a result of such damage (except fires or casualties resulting
from Tenant’s fault or neglect) and (ii) Tenant shall have a right to terminate this Lease by written notice to Landlord prior to completion of the repair and restoration of the Premises if such repair and restoration work is not completed
within one hundred eighty (180) days of Landlord’s original estimated completion date. For purposes of this Section 12, the Premises shall be deemed “untenantable” to the extent they are materially unsuitable for typical
office uses, in Tenant’s reasonable judgment, or Tenant is deprived access thereto, on account of any casualty (whether or not the casualty affects the Premises, or portion thereof, directly). 
 Notwithstanding anything to the contrary herein set forth, Landlord shall have no duty pursuant to this Article 12 to repair or restore any portion of
the alterations, additions or improvements in the Premises or the decoration thereto except to the extent that such alterations, additions, improvements and decoration were provided by Landlord, at Landlord’s cost, at the beginning of the Term.
If Tenant wants any other additional repairs or restoration and if Landlord consents thereto, the same shall be done at Tenant’s expense subject to all of the provisions of Article 8 hereof. 
 The provisions of this Lease, including this Article 12, constitute an express agreement between Landlord and Tenant with respect to any and all damage
to, or destruction of, all or any part of the Premises, the Building or any other portion of the Project by fire or other casualty and 

  

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no statute or regulation which is inconsistent with this Article 12, now or hereafter in effect, including without limitation. Section 1932(2) and
1933(4) of the California Civil Code, shall have any application to this Lease with respect to any damage or destruction to all or any part of the Premises or the Building. 
 13. NONWAIVER 
 No waiver of any provision of this Lease shall be implied by any failure of Landlord
to enforce any remedy on account of the violation of such provision, even if such violation be continued or repeated subsequently, and no express waiver shall affect any provision other than the one specified in such waiver and that one only for the
time and in the manner specifically stated. No receipt of moneys by Landlord from Tenant after the termination of this Lease shall in any way alter the length of the Term or of Tenant’s right of possession hereunder or after the giving of any
notice shall reinstate, continue or extend the Term or affect any notice given Tenant prior to the receipt of such moneys, it being agreed that after the service of notice or the commencement of a suit or after final judgment for possession of the
Premises, Landlord may receive and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment. 
 14.
CONDEMNATION 
 If the whole of or any substantial part of the Premises is taken by any public authority under the power of eminent
domain, or taken in any manner for any public or quasi-public use, so as to render (in Landlord’s reasonable judgment) the remaining portion of the Premises unsuitable for the purposes intended hereunder, then the Term of this Lease shall cease
as of the day possession shall be taken by such public authority and Landlord shall make a pro rata refund of any prepaid Rent. All damages awarded for such taking under the power of eminent domain or any like proceedings shall belong to and be the
property of Landlord, and Tenant hereby assigns to Landlord its interest, if any, in said award. In the event that fifty percent (50%) or more of the Building area or appurtenances or fifty percent (50%) or more of the value of the
Building is taken by public authority under the power of eminent domain, then, at Landlord’s option, by written notice to Tenant mailed within sixty (60) days from the date possession shall be taken by such public authority, Landlord may
terminate this Lease effective upon a date within ninety (90) days from the date of such notice to Tenant. Further, if the whole or any part of the Premises is taken by public authority under the power of eminent domain, or taken in any manner
for any public or quasi-public use, so as to render the remaining portion of the Premises unsuitable, in Tenant’s reasonable opinion, for the purposes intended hereunder, upon delivery of possession to the condemning authority pursuant to the
proceedings, Tenant may, at its option, terminate this Lease as to the remainder of the Premises by written notice to Landlord. Such notice is to be given to Landlord within thirty (30) days after Tenant receives notice of the taking. Tenant
shall not have the right to terminate this Lease pursuant to the proceeding sentence unless (i) the business of Tenant conducted in the portion of the Premises taken cannot, in Tenant’s reasonable judgment, be carried on with substantially
the same utility and efficiency in the remainder of the Premises (or any substitute space securable by Landlord pursuant to clause (ii) hereof); and (ii) Tenant cannot secure substantially similar (in Tenant’s reasonable judgment)
alternate space upon the same terms and conditions as set forth in this Lease (including rental) from Landlord in the Building. Any notice of termination shall specify the 

  

 18 

 
date, no more than sixty (60) days after the giving of such notice as the date, for such termination. 
 Anything in this Article 14 to the contrary notwithstanding, Tenant shall have the right to prove in any condemnation proceedings and to receive any
separate award which may be made for damages to or condemnation of Tenant’s moveable trade fixtures and equipment and for moving expenses; provided however, Tenant shall in no event have any right to receive any award for its interest in this
Lease or for loss of leasehold. Anything in this Article 14 to the contrary notwithstanding, in the event of a partial condemnation of the Building or Premises and this Lease is not terminated, Landlord shall, at its sole cost and expense, restore
the Building and Premises to a complete architectural unit and the Base Rent provided for herein during the period from and after the date of delivery of possession pursuant to such proceeding to the termination of this Lease shall be reduced to a
sum equal to the product of the Base Rent provided for herein multiplied by a fraction, the numerator of which is the fair market rent of the Premises after such taking and after the same has been restored to a complete architectural unit, and the
denominator of which is the fair market rent of the Premises prior to such taking. 
 15. ASSIGNMENT AND SUBLETTING 
 Tenant shall not, without the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed in the case of
assignment or subletting by Tenant: (a) assign, convey or mortgage this Lease or any interest hereunder; (b) suffer to occur or permit to exist any assignment of this Lease or any lien upon Tenant’s interest herein, involuntarily or
by operation of law; (c) sublet the Premises or any portion thereof; or (d) permit the use of the Premises by any parties other than Tenant and Tenant’s employees. Any such action on the part of Tenant shall be void and of no effect.
Notwithstanding the foregoing, Tenant may, upon prior notice to Landlord, sublet all or a portion of the Premises or assign this Lease to an Affiliate of Tenant. For purposes hereof, an “Affiliate” shall mean (i) an entity which
controls, is controlled by or is under common control with Tenant, or any successor by merger or consolidation with Tenant provided that the net worth and total assets of the successor corporation is not less than Fifty Million Dollars ($50,000,000)
or (ii) any entity which purchases all or substantially all of the assets of Tenant, provided that the net worth of such purchasing entity is not less than Fifty Million Dollars ($50,000,000). A subletting or assignment permitted under the
preceding two (2) sentences shall be referred to herein as a “Permitted Transfer”. Landlord’s consent to any assignment, subletting or transfer, or the occurrence of any assignment, subletting or transfer which does not require
Landlord’s consent, shall not release the original Tenant from any covenant or obligation under this Lease. Further, the consent of Landlord to any assignment, subletting or transfer shall not constitute a waiver of the right of Landlord to
withhold its consent to any further assignment, subletting or transfer. Landlord may condition its consent upon execution by the subtenant or assignee of an instrument confirming such restrictions on further subleasing or assignment and joining in
the waivers and indemnities made by Tenant hereunder. Tenant hereby waives any right it may have at law or in equity to terminate this Lease as a result of Landlord’s failure to consent to any assignment, subletting or transfer, including any
of its rights under California Civil Code Section 1985.310. 
  

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 If Tenant desires the consent of Landlord to an assignment or subletting, Tenant shall submit to Landlord
at least ten (10) business days prior to the proposed effective date of the assignment or sublease a written notice which includes: 
 (a) all documentation then available related to the proposed sublease or assignment (copies of final executed documentation to be supplied on or before the effective date in form identical in all substantive respects to that which is
consented to by Landlord); and 
 (b) sufficient information to permit Landlord to determine the identity, character and financial condition
of the proposed subtenant or assignee and the intended use of the Premises or portion thereof by such proposed subtenant or assignee; 
 Landlord may withhold its consent to such assignment or subletting for reasons which include, but are not limited to, the following: 
 (a) in the reasonable judgment of Landlord the subtenant or assignee is of a character or engaged in a business which is not in keeping with the standards maintained by Landlord in the Building; 
 (b) in the reasonable judgment of Landlord the subtenant or assignee does not have a financial condition sufficient to satisfy its obligations with
respect to its occupancy of the Premises or portion thereof; 
 (c) in the reasonable judgment of Landlord the purpose for which the
subtenant or assignee intends to use the subleased space is in violation of the terms of this Lease or the lease of any other tenant in the Building which prohibits such use; or 
 (d) the proposed subtenant or assignee is an agency or instrumentality of any federal, state or local government or governmental authority. 

Landlord shall have the right, but not the duty, to terminate this Lease as to that portion of the Premises which Tenant seeks to assign, sublet or
convey, whether by requesting the consent of Landlord thereto or otherwise. Landlord may exercise such right to terminate by giving written notice to Tenant within ten (10) business days after receipt of notice from Tenant of its intent to
sublease all or a portion of the Premises or to assign the Lease. In the event Landlord exercises such right to terminate, Landlord shall be entitled to recover possession of such portion of the Premises on the later of (a) the proposed date
for possession of the Premises or portion thereof by such assignee or subtenant or (b) ninety (90) days after the date of Landlord’s notice of termination. Landlord’s right to recapture hereunder shall be reinstated as to any
portion of the Premises which is not sublet or assigned within six (6) months of Tenant’s notice. 
 In the event Landlord fails to
exercise its right of termination as aforesaid in the preceding paragraph and Landlord consents to any assignment or sublease of any portion of the Premises, as a condition of Landlord’s consent, if Landlord so elects to consent, Tenant shall
pay to Landlord fifty percent (50%) of all profit derived by Tenant from such assignment or sublease after deducting Tenant’s costs of the transaction evenly amortized over the term thereof. Tenant shall furnish Landlord with a sworn
statement, certified by an officer of Tenant, setting forth in 

  

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detail the computation of profit (which computation shall be based upon generally accepted accounting principles), and Landlord, or its representatives,
shall have access to the books, records, and papers of Tenant in relation thereto, and to make copies thereof. Any rent in excess of that paid by Tenant hereunder realized by reason of such assignment shall be deemed an item of such profit. If a
part of the consideration for such assignment shall be payable other than in cash, the payment to Landlord shall be payable in accordance with the foregoing percentage of the cash and other non-cash considerations in such form as is satisfactory to
Landlord. Such percentage of Tenant’s profit shall be paid to Landlord promptly by Tenant upon Tenant’s receipt from time to time of periodic payments from such assignee or subtenant or at such other time as Tenant shall realize its
profits from such assignment or sublease. 
 16. SURRENDER OF POSSESSION 
 Upon the expiration of the term or upon the termination of Tenant’s right of possession, whether by lapse of time or at the option of Landlord as herein provided, Tenant shall forthwith surrender the Premises to
Landlord in good order, repair and condition, ordinary wear excepted, and shall, if Landlord so requires, restore the Premises to the condition existing at the beginning of the Term, ordinary wear and tear excepted. Any interest of Tenant in the
alterations, improvements, and additions to the Premises (including without limitation all carpeting or floor covering) made or paid for by Landlord or Tenant shall, without compensation to Tenant become Landlord’s property at the termination
of this Lease by lapse of time or otherwise and such alterations, improvements and additions shall be relinquished to Landlord in good condition, ordinary wear excepted. At the termination of the Term or of Tenant’s right of possession, Tenant
agrees to remove all alterations, improvements and additions required to be removed pursuant to Section 9 hereof and the following items of Tenant’s property: office furniture, trade fixtures, office equipment and all other items of
Tenant’s property on the Premises. Tenant shall pay to Landlord, upon demand, the cost of repairing any damage to the Premises and to the Building caused by any such removal. If Tenant shall fail or refuse to remove any such property from the
Premises, Tenant shall be conclusively presumed to have abandoned the same, and title thereto shall thereupon pass to Landlord without any cost either by set-off, credit, allowance or otherwise, and Landlord, at its option, may accept the title to
such property or at Tenant’s expense may (i) remove the same or any part in any manner that Landlord shall choose, repairing any damage to the Premises caused by such removal, and (ii) store, destroy or otherwise dispose of the same
without incurring liability to Tenant or any other person. Notwithstanding anything contained in this Article 16 to the contrary, Tenant shall not be required to remove (a) the initial improvements to the Premises installed pursuant to the Work
Letter (except for any roof-mounted equipment installed by Tenant) or (b) any alterations, improvements or additions with respect to which Tenant has been released from the obligations for removal pursuant to the last sentence of paragraph 9(a)
above. 
 17. HOLDING OVER 
 Tenant shall
pay to Landlord as Rent a sum equal to 150% of the Rent herein provided during each month or portion thereof for which Tenant shall retain possession of the Premises or any part thereof after the termination of the Term or of Tenant’s right of
possession, whether by lapse of time or otherwise, and also shall pay all damages sustained by Landlord on account 

  

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thereof allowed by law. The provisions of this Article 17 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord at
law or as provided herein. 
 18. TENANT’S CERTIFICATE 
 The Tenant agrees that, from time to time upon not less than ten (10) business days prior request by Landlord, the Tenant or Tenant’s duly authorized representative having knowledge of those matters set
forth in Exhibit “D” attached hereto and made a part hereof shall deliver to Landlord a completed Tenant’s Statement in the form attached hereto as Exhibit “C,” it being intended that such Tenant’s Statement may be
relied upon by any mortgagee of Landlord or by any other person, firm or entity to whom Landlord may further direct Tenant to address such Tenant’s Statement. Tenant shall execute and deliver such completed Tenant’s Statement, and in the
event Tenant fails so to do within twenty (20) days after demand in writing, Tenant shall be in default under this Lease. 
 19. SUBORDINATION

 This Lease is subject and subordinate to all present and future ground or underlying leases of the Building and to the lien of any
mortgages or trust deeds, now and hereafter in force against the Building or any of them or any part thereof, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made or hereafter to be made
upon the security of such mortgages or trust deeds, unless the holders of such mortgages or trust deeds or the lessors under such ground lease or underlying leases require, in writing, that this Lease shall be superior thereto; provided, however,
that this Lease will not be subordinate to future mortgages, trust deeds or ground or underlying leases unless the holder thereof agrees in a non-disturbance agreement that Tenant’s use and occupancy of the Premises shall not be disturbed so
long as Tenant is not in default under this Lease. Landlord agrees to use reasonable efforts (but shall not be required to pay any fee or cost) to obtain for Tenant a subordination, non-disturbance and attornment agreement with any existing
mortgagee of the Building in accordance with such mortgagee’s requirements. Tenant shall, at Landlord’s request execute such further reasonable instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm the
subordination or superiority of this Lease to any such mortgages, trust deeds, ground leases or underlying leases. If any mortgage shall be foreclosed or property encumbered thereby is transferred in lieu of foreclosure, or if any ground or
underlying lease be terminated, (i) the liability of the mortgagee or trustee hereunder or purchaser at such foreclosure sale or the liability of a subsequent owner designated as Landlord under this Lease shall exist only so long as such
trustee, mortgagee, purchaser or owner is the owner of the Land or Building and such liability shall not continue or survive after further transfer of ownership; and (ii) upon the request of the mortgagee, trustee or ground lessor, Tenant will
attorn, as Tenant under this Lease, to the purchaser at any foreclosure sale under any mortgage or the ground lessor. 
 20. CERTAIN RIGHTS RESERVED BY
LANDLORD 
 Landlord shall have the following rights, each of which Landlord may exercise without notice to Tenant and without liability
to Tenant for damage or injury to property, person or business on account of the exercise thereof, and the exercise of any such rights shall not be 

  

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deemed to constitute an eviction or disturbance of Tenant’s use or possession of the Premises and shall not give rise to any claim for set-off or
abatement of rent and any other claim: 
 (a) To change the Building’s name or street address; 
 (b) To install, affix and maintain any and all signs on the exterior and on the interior of the Building; 
 (c) To decorate or to make repairs, alterations, additions, or improvements, whether structural or otherwise, in and about the Building, or any part
thereof, and for such purposes, to enter upon the Premises, and during the continuance of any of said work, to temporarily close doors, entryways, public space and corridors in the Building and to interrupt or temporarily suspend services or use of
facilities, all without affecting any of Tenant’s obligations hereunder, so long as the Premises are reasonably accessible and usable; 
 (d) To furnish door keys for doors in the Premises at the commencement of the Lease. To retain at all times, and to use in appropriate instances, keys to all doors within and into the Premises. Tenant agrees to purchase only from Landlord
additional duplicate keys as required, to change no locks, and not to affix locks on doors without the prior written consent of Landlord. Notwithstanding the provisions for Landlord’s access to Premises, Tenant relieves and releases the
Landlord of all responsibility arising out of theft, robbery and pilferage. Upon the expiration of the Term or of Tenant’s right to possession, Tenant shall return all keys to Landlord and shall disclose to Landlord the combination of any
safes, cabinets or vaults left in the Premises; 
 (e) To designate that window treatment shall be Building standard venetian blinds or
curtains and to designate and approve, prior to installation, all types of additional window shades, blinds, or draperies; 
 (f) To approve
the weight, size and location of safes, vaults and other heavy equipment and articles in and about the Premises and the Building (so as not to exceed the legal live load per square foot designated by the structural engineers for the Building, which
is a superimposed load capacity of 100 pounds per square foot which includes twenty pounds per square foot for partition load), and to require all such items and furniture and similar items to be moved into or out of the Building and Premises only
at such times and in such manner as Landlord shall direct in writing. Tenant shall not install or operate machinery or any mechanical devices of a nature not directly related to Tenant’s ordinary use of the Premises without the prior written
consent of Landlord. Movements of Tenant’s property into or out of the Building and within the Building are entirely at the risk and responsibility of Tenant and Landlord reserves the right to require permits before allowing any property to be
moved into or out of the Building; 
 (g) To close the Building after regular working hours and on Saturdays, Sundays and legal holidays
subject, however, to Tenant’s right to admittance to the Premises under such regulations as Landlord may prescribe from time to time, which may include but shall not be limited to, a requirement that persons entering or leaving the Building
identify themselves to a watchman by registration or otherwise and establish their right to enter or leave the Building. 

  

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Such regulations may include, but shall not be limited to, the requiring of identification from Tenant’s employees, agents, clients, customers,
invitees, visitors and guests. 
 (h) To establish controls for the purpose of regulating all property and packages (both personal and
otherwise) to be moved into or out of the Building and Premises; 
 (i) To regulate delivery and service of supplies in order to insure the
cleanliness and security of the Premises and to avoid congestion of the loading docks, receiving areas and freight elevators; 
 (j) To show
the Premises to prospective tenants at reasonable hours upon reasonable advance notice (which may be telephonic) during the last six (6) months of the Term, and, if vacated or abandoned, to show the Premises at any time; 
 (k) To erect, use and maintain pipes, ducts, wiring and conduits, and appurtenances thereto, in and through the Premises at reasonable locations; and

 (l) To enter the Premises at any reasonable time with reasonable advance notice (except in the event of an emergency) to inspect the
Premises. 
 21. RULES AND REGULATIONS 
 Tenant agrees to observe the rules and regulations for the Building attached hereto as Exhibit “D” and made a part hereof. Landlord shall have the right from time to time to prescribe additional rules and regulations which, in its
judgment, may be desirable for the use, entry, operation and management of the Premises and Building, each of which rules and regulations and any amendments thereto shall become a part of this Lease. Tenant shall comply with all such rules and
regulations provided, however, that such rules and regulations shall not contradict or abrogate any right or privilege herein expressly granted to Tenant. 
 22. LANDLORD’S REMEDIES 
 If default shall be made in the payment of the Rent or any installment thereof in the payment
of any other sum required to be paid by Tenant under this Lease or under the terms of any other agreement between Landlord and Tenant and such default shall continue for five (5) days after written notice to Tenant (provided, however, that
Landlord shall not be required to give Tenant notice or an opportunity to cure with respect to a monetary default after the first time in any one year period), or if default shall be made in the observance or performance of any of the other
covenants or conditions in this Lease which Tenant is required to observe and perform and such default shall continue for thirty (30) days after written notice to Tenant (unless such non-monetary default by its nature is curable but cannot be
cured within such thirty (30) day period, in which event, if Tenant commences and diligently prosecutes such cure within thirty (30) day period, Tenant shall have such additional period as is reasonably necessary to cure such default to
completion, in no event, to exceed ninety (90) days after such notice to Tenant), or if a default involves a hazardous condition and is not cured by Tenant immediately upon written notice to Tenant, or if the interest of Tenant in this Lease
shall be levied on under execution or other legal process, or if any voluntary petition in Bankruptcy or for corporate reorganization or any similar relief shall be filed by Tenant, or if any involuntary petition in Bankruptcy shall be 

  

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filed against Tenant under any federal or state Bankruptcy or insolvency act and shall not have been dismissed within thirty (30) days from the filing
thereof, or if a receiver shall be appointed for Tenant or any of the property of Tenant by an court and such receiver shall not have been dismissed within thirty (30) days from the date of his appointment, or if Tenant shall make an assignment
for the benefit of creditors, or if Tenant shall admit in writing Tenant’s inability to meet Tenant’s debts as they mature, then Landlord may treat the occurrence of any one or more of the foregoing events as a breach of this Lease, and
thereupon, at its option, may, with or without notice or demand of any kind to Tenant or any other person, have any one or more of the following described remedies in addition to all other rights and remedies provided at law or in equity or
elsewhere herein: 
 (a) Landlord may terminate this Lease and the Term created hereby, in which event Landlord may forthwith repossess the
Premises and be entitled to recover forthwith, as damages, in addition to any other sums or damages for which Tenant may be liable to Landlord, a sum of money equal to the excess of the value of the Rent provided to be paid by Tenant for the balance
of the Term over the fair market rental value of the Premises, after deduction of all anticipated expenses of reletting, for said period. Should the fair market rental value of the Premises, after deduction of all anticipated expenses of reletting,
for the balance of the term, exceed the value of the Rent provided to be paid by Tenant for the balance of the Term, Landlord shall have no obligation to pay to Tenant the excess or any part thereof or to credit such excess or any part thereof
against any other sums or damages for which Tenant may be liable to Landlord. 
 (b) Landlord may terminate Tenant’s right of possession
and may repossess the Premises by forcible entry and detainer suit, by taking peaceful possession or otherwise, without terminating this Lease, in which event Landlord may, but shall be under no obligation to, relet the same for the account of
Tenant, for such rent and upon such terms as shall be satisfactory to Landlord. For the purpose of such reletting, Landlord is authorized to decorate, repair, remodel or alter the Premises. If Landlord shall fail to relet the Premises, Tenant shall
pay to Landlord as damages a sum equal to the amount of the Rent reserved in this Lease for the balance of the Term. If the Premises are relet and a sufficient sum shall not be realized from such reletting after paying all of the costs and expenses
of all decoration, repairs, remodeling, alterations and additions and the expenses of such reletting and of the collection of the rent accruing therefrom to satisfy the Rent provided for in this Lease, Tenant shall satisfy and pay the same upon
demand therefor from time to time. Tenant agrees that Landlord may file suit to recover any sums falling due under the terms of this Article 22 from time to time and that no suit or recovery of any portion due Landlord hereunder shall be any defense
to any subsequent action brought for any amount not theretofore reduced to judgment in favor of Landlord. 
 (c) Landlord shall have the
remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after lessee’s breach and abandonment and recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable
limitations). 
 23. EXPENSE OF ENFORCEMENT 
 In the event of any litigation between Landlord and Tenant with respect to this Lease, the prevailing party in such litigation shall be entitled to prompt reimbursement by the non-prevailing party of all reasonable costs, damages and
expenses, including the reasonable fees and 

  

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out-of-pocket expenses of counsel, agents and others retained by the prevailing party, incurred by the prevailing party in such litigation. 
 24. COVENANT OF QUIET ENJOYMENT 
 The Landlord
covenants that the Tenant, on paying the Rent, charges for services and other payments herein reserved and on keeping, observing and performing all the other terms, covenants, conditions, provisions and agreements herein contained on the part of the
Tenant to be kept, observed, and performed, shall during the Term, peaceably and quietly have, hold and enjoy the Premises free from interference by Landlord subject, however, to the terms, covenants, conditions, provisions, and agreements of this
Lease. 
 25. SECURITY DEPOSIT 
 [INTENTIONALLY OMITTED]

 26. REAL ESTATE BROKER 
 The Tenant
represents that the Tenant has dealt with (and only with) Cushman & Wakefield of California, Inc. and Equis Corporation (the “Brokers”) as brokers in connection with this Lease, and that insofar as the Tenant knows, no other
broker negotiated this Lease or is entitled to any commission in connection therewith. Tenant agrees to indemnify, defend and hold Landlord and its beneficiaries, employees, mortgagees, agents, their officers and partners, harmless from and against
any claims made by any broker or finder other than the Brokers named above for a commission or fee in connection with this Lease, provided that Landlord has not in fact retained such broker or finder. 
 27. MORTGAGEE PROTECTION CLAUSE 
 (a) Tenant agrees to
give any mortgagees, trust deed holders and lessors of ground or underlying teases, by registered mail or overnight mail, a copy of any notice of default served upon the Landlord by Tenant, provided that, prior to such notice, Tenant has received
notice (by way of service on Tenant of a copy of an assignment of rents and leases or otherwise) of the address of such mortgagees, trust deed holders and/or lessors. Tenant further agrees that if Landlord shall have failed to cure such default
within the time provided for in this Lease, then the mortgagees, trust deed holders and lessors shall have an additional thirty (30) days after receipt of notice thereof within which to cure such default or if such default cannot be cured
within that time, then such additional time as may be necessary, if, within such thirty (30) days, any mortgagee, trust deed holder and/or lessor has commenced and is diligently pursuing the remedies necessary to cure such default (including,
but not limited to commencement of foreclosure or termination proceedings, if necessary to effect such cure). Such period of time shall be extended by any period within which such mortgagee, trust deed holder and/or lessor is prevented from
commencing or pursuing such foreclosure or termination proceedings by reason of Landlord’s bankruptcy. Until the time allowed as aforesaid for the mortgagee, trust deed holder and/or lessor to cure such defaults has expired without cure, Tenant
shall have no right to, and shall not, terminate this Lease on account of default. 
  

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 (b) No mortgagee, trust deed holder or lessor and no person acquiring title to the Building by reason of
foreclosure or termination proceedings or by conveyance in lieu of foreclosure or termination proceedings shall have any obligation or liability to Tenant on account of the Collateral or any other security deposit unless such mortgagee, trust deed
holder, lessor or title holder shall receive such Collateral or security deposit in cash. 
 28. SEVERABILITY 
 If any term or provision of this Lease shall to any extent be held invalid or unenforceable, the remaining terms and provisions of this Lease shall not be
affected thereby, and each of such remaining terms and provisions of this Lease shall be valid and be enforced to the fullest extent permitted by law. 
 29. HAZARDOUS MATERIALS 
 A. Tenant shall not cause or permit any Hazardous Material (as defined in paragraph C below) to be
brought, kept or used in or about the Building by Tenant, its agents, employees, contractors or invitees. Tenant hereby indemnifies Landlord from any breach by Tenant of the obligations stated in the preceding sentence, and agrees to defend and hold
Landlord harmless from and against any and all loss, damage, cost and/or expense (including, without limitation, diminution in value of the Building, damages for the loss or restriction on use of rentable or usable space or of any amenity of the
Building, damages arising from any adverse impact on marketing of space in the Building, and sums paid in settlement of claims, attorney’s fees, consultant fees, and expert fees) which arise during or after the term of this Lease as a result of
such breach. This indemnification of Landlord by Tenant includes, without limitation, cost incurred in connection with any investigation of site conditions or any cleanup, remedial, removal or restoration work required by any federal, state, or
local governmental agency or political subdivision because of Hazardous Material present in the soil or ground water on or under the Building which results from such a breach. Without limiting the foregoing, if the presence of any Hazardous Material
in the Building caused or permitted by Tenant results in any contamination of the Building, Tenant shall promptly take all actions at its sole expense as are necessary to return the Building to the condition existing prior to the introduction of
such Hazardous Material to the Building; provided that Landlord’s approval of such actions, and the contractors to be used by Tenant in connection therewith, shall first be obtained. 
 B. It shall not be unreasonable for Landlord to withhold its consent to any proposed transfer, assignment, or subletting of the Premises if (i) the
proposed transferee’s anticipated use of the Premises involves the generation, storage, use, treatment, or disposal of Hazardous Material; (ii) the proposed transferee has been required by any prior landlord, lender, or governmental
authority to take remedial action in connection with Hazardous Material contamination of a property if the contamination resulted from such transferee’s actions or use of the property in question; or (iii) the proposed transferee is
subject to any enforcement order issued by any governmental authority in connection with the use, disposal, or storage of a Hazardous Material. 
 C. As used herein, the term “Hazardous Material” means any hazardous or toxic substance, material, or waste which is or becomes regulated by any local governmental authority 

  

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or the United States Government. The term “Hazardous Material” includes, without limitation, any material or substance which is (i) defined as
a “hazardous waste,” “extremely hazardous waste,” or “restricted hazardous waste” or similar term under the law of the jurisdiction where the property is located or (ii) designated as a “hazardous
substance” pursuant to Section 311 of the Federal Water Pollution Control Act (33 U.S.C. § 1317), (iii) defined as a “hazardous waste” pursuant to Section 1004 of the Federal Resource Conservation and Recovery Act,
42 U.S.C. § 6901 et seq. (42 U.S.C. § 6903), (iv) defined as a “hazardous substance” pursuant to Section 101 of the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. § 99601 et seq.
(42 U.S.C. § 9601). 
 D. As used herein, the term “Laws” means any applicable federal, state, or local laws, ordinances, or
regulations relating to any Hazardous Material affecting the Building, including, without limitation, the laws, ordinances, and regulations referred to in paragraph C above. 
 E. Landlord and its employees, representatives and agents shall have access to the Building during reasonable hours and upon reasonable notice to Tenant
in order to conduct periodic environmental inspections and tests of Hazardous Waste contamination of the Building. 
 F. Landlord represents
that, to Landlord’s knowledge, the parcel of land upon which Building and Premises are to be located do not, as of the date hereof, contain any Hazardous Materials in violation of applicable Laws. 
 30. MISCELLANEOUS 
 A. Rights Cumulative. 

All rights and remedies of Landlord under this Lease shall be cumulative and none shall exclude any other rights and remedies allowed by law.

 B. Overdue Amounts-Rent Independent. 
 Any installment of Base Rent, Additional Rent, or other charges to be paid by Tenant accruing under the provisions of this Lease, which shall not be paid within five (5) days of notice when due, shall bear interest at the rate of four
percent (4%) over the Prime Rate of interest from time to time from the date when the same is due until the same shall be paid, but if such rate exceeds the maximum interest rate permitted by law, such rate shall be reduced to the highest rate
allowed by law under the circumstances. Tenant covenants that the obligation to pay the Base Rent, Additional Rent or any other charges hereunder are independent of any other covenant, condition, provision or agreement herein contained. 

C. Terms. 
 The necessary grammatical
changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men or women, as the case may require, shall in all cases be assumed as though in each case fully expressed. 
  

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 D. Binding Effect. 
 Each of the provisions of this Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of the Landlord and of Tenant, but also of their respective successors or assigns,
provided this clause shall not permit any assignment by Tenant contrary to the provisions of Article 15 hereof. 
 E. Lease Contains All
Terms. 
 All of the representations and obligations of Landlord are contained herein and in the Work Letter attached hereto as Exhibit
“B,” and no modification, waiver or amendment of this Lease or of any of its conditions or provisions shall be binding upon the Landlord unless in writing signed by Landlord or by duly authorized agent of Landlord empowered by a written
authority signed by Landlord. 
 F. Delivery for Examination. 
 Submission of the form of the Lease for examination shall not bind Landlord in any manner, and no Lease or obligations of the Landlord shall arise until this instrument is (i) signed by both Landlord and Tenant,
(ii) delivered to each and (iii) approved in writing, if then required, by any mortgagee, trust deed holder or lessor of a ground or underlying lease. 
 G. No Air Rights. 
 No rights to any view or to light or air over any property, whether belonging to Landlord
or any other person, are granted to Tenant by this Lease. 
 H. [RESERVED] 
 I. [RESERVED] 
 J. [RESERVED] 
 K. Transfer of Landlord’s Interest. 
 Tenant acknowledges that Landlord has the right to transfer its interest in the Building and in this Lease and the Work Letter, and Tenant agrees that in the event of any such transfer Landlord shall automatically be released from all
liability under this Lease and the Work Letter and Tenant agrees to look solely to such transferee for the performance of Landlord’s obligations hereunder and thereunder. Tenant further acknowledges that Landlord may assign its interest in this
Lease and the Work Letter to a mortgagee(s), trust deed holder(s) or lessor(s) of ground or underlying lease(s) as additional security and agrees that such an assignment shall not release Landlord from its obligations hereunder or thereunder and
that Tenant shall continue to look to Landlord for the performance of its obligations hereunder and thereunder. 
  

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 L. Landlord’s Title. 
 Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein contained shall empower Tenant to do any act which can, shall or may encumber the title of the Landlord. 
 M. Prohibition Against Recording. 
 Neither
this Lease, nor any memorandum, affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant without Landlord’s prior written consent and the recording thereof in
violation of this provision shall make this Lease null and void at Landlord’s election. 
 N. Captions. 
 The captions of paragraphs, subparagraphs and Articles are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning of
such paragraphs, subparagraphs or Articles. 
 O. Covenants and Conditions. 
 All of the covenants of Tenant hereunder shall be deemed and construed to be “conditions”, if Landlord so elects, as well as
“covenants” as though the words specifically expressing or imposing covenants and conditions were used in each separate instance. 
 P. Only Landlord/Tenant Relationship. 
 Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any
third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant, it being expressly understood and agreed that neither the method of computation of Rent nor any act of the
parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant. 
 Q. Application of Payments. 
 Landlord shall have the right to apply payments received from Tenant pursuant to this Lease
(regardless of Tenant’s designation of such payments) to satisfy any obligations of Tenant hereunder, in such order and amounts, as Landlord, in its sole discretion, may elect. 
 R. Definition of “Landlord”. 
 All
indemnities, covenants and agreements of Tenant contained herein which inure to the benefit of Landlord shall be construed to also inure to the benefit of Landlord’s directors, officers, shareholders, agents and employees. 
  

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 31. NOTICES 
 All notices to be given under this Lease shall be in writing and shall be deemed to have been given when delivered personally, one (1) business day after being deposited with a nationally recognized overnight courier, or two
(2) business days after being deposited in the United States mail, certified or registered with return receipt requested, postage prepaid, addressed as follows: 
 (a) If to Landlord: 
 c/o Quadrangle Development Company 
 2121 Waukegan Road, Suite 100 
 Bannockburn,
Illinois 60015 
 Attn: Christopher Noon 
 with a copy to: 
 H.J. Shein, Inc. 
 6875 Enterprise Road 
 Glen Ellen,
California 95442 
 Attn: Harvey Shein 
 or to
such other person or such other address as is designated in a notice by Landlord to Tenant. 
 (b) If to Tenant: 
 St. Paul Fire and Marine Insurance Company 
 Mail Code 512E 
 385 Washington Street 
 St. Paul, Minnesota 55102 
 Attn: Administrative Services Department, 
         Real Estate Leasing Services 
 with a copy to: 
 St. Paul Fire and Marine
Insurance Company 
 MC46 
 (mailing address) 
 P.O. Box 1138 
 Baltimore, Maryland 21203-1138 
 (delivery address) 
 5801 Smith Avenue 
 Baltimore, Maryland
21209 
 Attn: Real Estate Counsel, Legal Services 
 or to such other person or such other address as is designated in a notice by Tenant to Landlord. 
  

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 32. TIME OF THE ESSENCE 
 Time is of the essence for each and every provision contained in the Lease. 
 33. EXPANSION OPTION 
 Subject to the provisions hereinafter set forth, Landlord hereby grants to Tenant the option to lease additional space in the Building (the
“Expansion Space”). 
 (a) Provided that Tenant is not in default under this Lease beyond the expiration of any notice and/or grace
period, Tenant may, by delivery of written notice to Landlord on or before the date which is forty-five (45) full calendar months after the Commencement Date elect to lease the Expansion Space, which notice shall specify the number of square
feet of additional rentable area desired to be leased by Tenant. Tenant’s failure to elect to lease the Expansion Space on or before such date shall be deemed a waiver of Tenant’s rights under this Article 33. 
 (b) The Expansion Space shall consist of up to the number of square feet of rentable area in the Building not constituting the Premises or leased to, or
subject to existing rights (e.g., expansion rights) held by, or involved in negotiations with, another tenant or prospective tenant, and shall be located on a floor or floors, and have a configuration, designated by Landlord. 
 (c) If Tenant elects to lease the Expansion Space, the Expansion Space shall be added to and become a part of the Premises for all purposes under this
Lease, except as follows: 
 (i) The term of the demise of the Expansion Space shall commence on the date which is three (3) months
following Landlord’s receipt of Tenant’s election notice (the “Expansion Date”) and shall expire simultaneously with the expiration or earlier termination of the Term of the Lease. 
 (ii) Tenant’s Proportionate Share shall be increased by the percentage calculated by dividing the rentable square feet of the Expansion Space by the
rentable square feet of the Building. 
 (iii) The annual Base Rent rate per square foot of rentable area of the Expansion Space shall be
equal to the “Prevailing Market Rental”, as determined in accordance with paragraph 33(d) below. 
 (iv) The Expansion Space will
be accepted by Tenant in their then-existing “as-is” condition. 
 (v) Landlord shall have no obligation to offer tenant
concessions. 
 (d) For purposes of this Lease, the “Prevailing Market Rental” shall be the Base Rent that the Expansion Space
would be expected to be leased for, for a term commencing on the Expansion Date and ending on the Termination Date, in their then-existing condition, in an arms-length transaction between a willing landlord and tenant in the office market existing
at the time such rate is established. Such determination shall include consideration of (A) the size, location, area, view and nature and condition of the improvements in the Expansion Space and (B) other 

  

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comparable leasing transactions in the geographical area in which the Expansion Space is located, including renewals and new leases (with appropriate
adjustments for different size premises and different length terms), and the rents, and tenant concessions in such transactions. Tenant and Landlord shall make an effort in good faith to agree on the Prevailing Market Rental (the “Outside
Negotiation Date”) on or before thirty (30) days following Tenant’s election to expand. If Landlord and Tenant are unable to agree upon the Prevailing Market Rental on or before the Outside Negotiation Date, Landlord and Tenant shall
each, within fifteen (15) days thereafter, appoint a real estate appraiser who is a member of the American Institute of Real Estate Appraisers (or its equivalent) to assist in the determination of the Prevailing Market Rental, and the two
appraisers shall appoint a third appraiser who is also a member of the American Institute of Real Estate Appraisers (or its equivalent). The Prevailing Market Rental shall be determined by the agreement of any two of such three appraisers, which
determination shall be made not later than thirty (30) days thereafter. Landlord and Tenant shall each bear the costs and fees of their respective appraisers and shall share equally the cost of the third appraiser. 
 34. RIGHT OF NOTICE 
 Landlord agrees to respond
promptly to requests made by Tenant from time to time inquiring as to the leasing activity regarding any vacant space or soon to be vacated space on the first floor of the Building and as to times of lease expirations regarding any leased space on
the first floor of the Building. In addition, Landlord shall, as a matter of courtesy only, advise Tenant promptly of Landlord’s general intention to market such space for lease to prospective tenants, the current status of any active lease
negotiations and Landlord’s having entered into leases of such space, but nothing contained herein shall impose any liability on Landlord for a failure to so advise Tenant, it being understood that no legally binding obligation or duty shall be
created by this provision. 
 35. OPTION TO RENEW 
 (a) If Tenant is not then in default hereunder beyond applicable notice and cure periods, then Tenant shall have the option to renew the Term of this Lease for one (1) five (5) year period (a “Renewal Term”) commencing
on the day next following the Term and ending on the fifth (5th) anniversary thereof, by giving written notice of said renewal to Landlord not later than the date which is six (6) calendar months prior to the end of the Term, time being of
the essence. 
 (b) If the Term of this Lease is renewed, it shall be so renewed on the same terms and conditions then set forth in this
Lease except that (i) the annual Base Rent rate during the Renewal Term shall be equal to $21.36 (and the monthly Base Rent rate shall be $1.78) per square foot of rentable area in the Premises, which rate shall be escalated on each one-year
anniversary of the commencement of the Renewal Term by three percent (3%) over the prior year’s Base Rent rate; (ii) Landlord shall not be obligated to provide any additional tenant improvements or construction allowances with respect
to the Renewal Term; and (iii) there shall be no further rights to extend the Term beyond the one (1) five (5) year period specified herein. 
 (c) It shall be a condition to Tenant’s exercise of the option to extend that both at the time of delivery of Tenant’s exercise notice and at the commencement of the Renewal Term that 

  

 33 

 
the Premises has not been subleased and the Lease has not been assigned. Any termination of this Lease or termination of Tenant’s right of possession to
the Premises shall terminate all of Tenant’s rights to the option to renew. The option to renew may be exercised only by, and may not be exercised by or for the benefit of any party other than, the named Tenant. 
 36. PARKING 
 Tenant shall have the right during the
Term to the use of, on a non-exclusive basis with other tenants or occupants of the Building and of Phase One of Green Valley Corporate Park, up to five (5) parking spaces for every 1,000 square feet of rentable area in the Premises, sized for
normal passenger vehicles for no separate parking charge or fee other than the pass through of Taxes and Operating Expenses; provided, however, that Landlord shall have no liability for any reduction in parking caused by reason of a condemnation (or
deed given in lieu thereof) or any other governmental action or requirement. 
 37. USE OF THE ROOF AND BUILDING STRUCTURE 
 Tenant shall have the non-exclusive right during the Term to use a portion of the roof of the Building and building structure for installation and use of
solar electrical panels and associated equipment (collectively, the “Equipment”) subject to the prior technical and aesthetic approval of Landlord (which may be conditioned upon, among other things, being located within, and not being
taller than, the screening walls around the mechanical equipment on the roof and not impairing access therein). Tenant shall have no obligation to pay Rent for such right, but Tenant shall, at its sole cost and expense, maintain any Equipment in
good condition and repair, and comply with the terms and conditions set forth on Exhibit “F” for use of the roof and building structure. 
 38.
GENERATOR PAD 
 Tenant shall have the right during the Term to use an outdoor area of approximately ten (10) feet by ten
(10) feet (the “Pad Area”) in a location to be designated by Landlord for Tenant’s installation and use of a generator pad, a generator and an above-ground fuel tank (collectively, the “Generator Equipment”) subject to
the prior technical and aesthetic approval of Landlord (which may be conditioned upon, among other things, being located within, and not being taller than, the screening walls which Landlord requires Tenant to install around the Generator
Equipment). Tenant shall have no obligation to pay Rent for such right, but Tenant shall, at its sole cost and expense, maintain any Generator Equipment in good condition and repair, and comply with the terms and conditions set forth on Exhibit
“G” for use of the Pad Area. 
 39. SIGNAGE 
 (a) During the Term, Tenant shall have the right to signage on the monument sign for the Building, identifying the name of Tenant and other tenants of the Building. The lettering for such signage shall be installed
and paid for by Landlord. 
 (b) For so long during the Term as Tenant is leasing not less than fifty percent (50%) of the rentable area
of the Building, if Tenant shall obtain, at Tenant’s sole cost and expense, all 

  

 34 

 
applicable approvals from the City of Fairfield, Tenant shall have the right to one (1) sign on the front elevation of the Building; provided, however,
that: (i) the design, size, content and location of such signage shall comply with the provisions of all covenants, conditions and restrictions affecting the Project and all applicable laws, codes and regulations and shall be subject to the
approval of Landlord; (ii) such signage shall be installed by Landlord, and shall be paid for by Tenant within ten (10) days following demand by Landlord; (iii) Tenant shall be responsible for all costs of maintaining, repairing and
insuring such signage; and (iv) Tenant shall, within ten (10) days following demand by Landlord, reimburse Landlord for all costs incurred by Landlord in the removal of such signage and the making of related repairs to the Premises upon
the termination of this Lease or Tenant’s rights under this paragraph 39(b). 
 (c) Landlord shall install, at Landlord’s expense,
a building standard identification plaque on the wall next to Tenant’s main suite entrance. 
 (d) Landlord shall provide, at no cost to
Tenant, a listing for Tenant on the building directory to be located in the main building lobby of the Building. 
 40. DEFAULT BY LANDLORD

 If Landlord shall fail to perform any obligation of Landlord hereunder, and shall fail to commence such performance within thirty
(30) days after notice of such failure is given to Landlord from Tenant, or within such shorter period after such notice as is reasonable in case of an emergency which threatens life or substantial property damage, (and after compliance with
any notice requirement imposed by any holder of a mortgage on the Premises), and if, in Tenant’s reasonable opinion, such failure is causing substantial harm to Tenant, Tenant may perform such obligation on behalf of and at the expense of
Landlord. Reimbursement for costs incurred by Tenant in performing Landlord’s obligations as aforesaid shall be due from Landlord upon demand, and shall bear interest at the rate of interest provided for in paragraph 30B from the date of demand
for reimbursement until reimbursement is made. Any claim for amounts due to Tenant under this Article may be prosecuted in an action against Landlord, but claims or judgments for such amounts may not be set off against amounts due from Tenant under
this Lease. 
 41. OPTIONS TO TERMINATE 
 (a) Tenant shall
have the right to terminate this Lease in its entirety, or to terminate this Lease as to a portion of the Premises by amending the Lease to remove from the Premises such portion thereof (if any) as shall be mutually acceptable to Landlord and
Tenant, effective as of the last day of the thirty-sixth (36th) full month of the Term of this Lease by (i) delivering written notice of such termination to Landlord not less than nine (9) months prior to such date and
(ii) payment of the Termination Fee (as hereinafter defined) on or before the effective date of termination. For purposes of this Section 41(a), the “Termination Fee” shall mean an amount equal to the unamortized Landlord
improvements and leasing commissions as of the effective date of termination (as calculated by Landlord and reasonably demonstrated to Tenant), plus six (6) months of base rent for the Premises (including any Expansion Space) with respect to a
termination of this Lease in its entirety, and with respect to a termination with respect to a mutually acceptable portion of the Premises shall mean such unamortized costs and base rent for 

  

 35 

 
the portion of the Premises being terminated plus all reasonable costs incurred or to be incurred by Landlord in the demising of such terminated portion of
the Premises. 
 (b) Tenant shall have the right to terminate this Lease in its entirety, or to terminate this Lease as to a portion of the
Premises by amending the Lease to remove from the Premises such portion thereof (if any) as shall be mutually acceptable to Landlord and Tenant, effective as of the last day of the sixtieth (60th) full month of the Term of this Lease by
(i) delivering written notice of such termination to Landlord not less than nine (9) months prior to such date and (ii) payment of the Termination Fee (as hereinafter defined) on or before the effective date of termination. For
purposes of this Section 41(b), the “Termination Fee” shall mean an amount equal to the unamortized Landlord improvements and leasing commissions as of the effective date of termination (as calculated by Landlord and reasonably
demonstrated to Tenant), plus three (3) months of base rent for the Premises (including any Expansion Space) with respect to a termination of this Lease in its entirety, and with respect to a termination with respect to a mutually acceptable
portion of the Premises shall mean such unamortized costs and base rent for the portion of the Premises being terminated plus all reasonable costs incurred or to be incurred by Landlord in the demising of such terminated portion of the Premises.

 (c) Tenant shall have the right to terminate this Lease in its entirety, or to terminate this Lease as to a portion of the Premises by
amending the Lease to remove from the Premises such portion thereof (if any) as shall be mutually acceptable to Landlord and Tenant, effective as of the last day of the thirty-sixth (36th) full month of a Renewal Term of this Lease by
(i) delivering written notice of such termination to Landlord not less than nine (9) months prior to such date and (ii) payment of the Termination Fee (as hereinafter defined) on or before the effective date of termination. For
purposes of this Section 41(c), the “Termination Fee” shall mean an amount equal to the six (6) months of base rent for the Premises (including any Expansion Space) with respect to a termination of this Lease in its entirety, and
with respect to a termination with respect to a mutually acceptable portion of the Premises shall mean such base rent for the portion of the Premises being terminated plus all reasonable costs incurred or to be incurred by Landlord in the demising
of such terminated portion of the Premises. 
  

 36 

 42. LIMITATION ON LANDLORD’S LIABILITY 
 It is expressly understood and agreed by Tenant that none of Landlord’s covenants, undertakings or agreements are made or intended as personal
covenants, and any liability for damage or breach or nonperformance by Landlord shall be collectible only out of Landlord’s interest in the Building and no personal liability is assumed by, nor at any time may be asserted against, Landlord or
Landlord’s partners, members, managers, directors, officers, shareholders, agents or any of its or their heirs, legal representatives, successors or assigns, all such liability, if any, being expressly waived and released by Tenant. 

 

	
	 LANDLORD:

	
	GREEN VALLEY BUILDING 1, LLC, a Delaware limited liability company
	
	 By: /s/ Harvey J.
Shein                                       
       
       Name (print): Harvey J.
Shein                             
       Title: Authorized Member

	
	TENANT:
	
	ST. PAUL FIRE AND MARINE INSURANCE COMPANY, a Minnesota corporation
	
	 By: /s/ James A.
Scannell                                        

       Name: James A. Scannell
       Title: Vice President

  

	EXHIBITS:	A. Preliminary Site Plan 

	    	B. Work Letter 

	    	C. Cleaning Specifications 

	    	D. Sample of Tenant’s Certificate 

	    	E. Rules & Regulations 

	    	F. Rules and Regulations for Use of Equipment 

	    	G. Rules and Regulations for Use of Pad Area 

  

 37

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