Document:

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                                                                    Exhibit 10.1

                              SEVERANCE AGREEMENT

         This AGREEMENT is made and entered into this 26th day of October, 1999,
by and among PVF Capital Corp. (the "Corporation"), a corporation organized
under the laws of the State of Ohio, Park View Federal Savings Bank (the
"Bank"), an OTS-chartered, FDIC-insured savings association with its main office
located in Cleveland, Ohio and John R. Male (the "Executive"). Any reference to
the "Board of Directors" herein shall mean the Board of Directors of the
Corporation or the Bank or a committee serving at the pleasure of the Board of
Directors of the Bank. Any reference to "FDIC" herein shall mean the Federal
Deposit Insurance Corporation. Any reference to "OTS" shall mean the Office of
Thrift Supervision.

         WHEREAS, the Executive serves as an employee of the Bank;

         WHEREAS, the Corporation, the Bank and the Executive are parties to a
Severance Agreement dated July 1, 1998; and

         WHEREAS, the parties hereto desire that this Agreement supersede and
replace in its entirety the July 1, 1998 Severance Agreement;

         NOW THEREFORE, in consideration of the performance of the
responsibilities of the Executive and upon the other terms and conditions
hereinafter provided, the parties hereto agree as follows:

1.       NO EMPLOYMENT CONTRACT

         The parties hereto acknowledge and agree that this Agreement is not a
management or employment agreement and that nothing in this Agreement shall give
the Executive any rights or impose any obligations to continued employment by
the Bank or Corporation or any subsidiary or successor of the Bank or
Corporation, nor shall it give the Bank or Corporation any rights or impose any
obligations for the continued performance of duties by the Executive for the
Bank or Corporation or any subsidiary or successor of the Bank or Corporation.

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2.       TERM OF AGREEMENT

         The initial term of this Agreement shall be for a period of three (3)
years commencing November 1st, 1999 (hereafter referred to as the "Anniversary
Date"). Commencing on the first Anniversary Date of this Agreement, and
continuing at each Anniversary Date thereafter, the Agreement shall
automatically renew for one (1) additional year beyond the then effective
expiration date only upon a determination and resolution of the Board of
Directors that the performance of the Executive has met the requirements and
standards of the Board and that such term shall be extended. If the Board of
Directors determines not to extend the term, it shall promptly so notify the
Executive, with such election by the Board not to extend the term not to
otherwise affect the then effective term of this Agreement. Reference herein to
the term of this Agreement shall refer both to such initial term and such
extended terms. Unless sooner terminated as set forth herein, this contract
shall terminate when the Executive reaches age sixty-five (65).

3.       TERMINATION FOR CAUSE

         If the Corporation or Bank terminates the Executive's employment for
cause (as defined below), all of the Bank's and Corporation's obligations
hereunder shall immediately terminate as of the termination date. For purposes
of this Agreement, termination "for cause" shall mean only the following events:
(i) personal dishonesty; (ii) incompetence; (iii) material breach of any
provision of this Agreement; (iv) breach of fiduciary duty involving personal
profit; (v) intentional failure to perform stated duties; (vi) a material breach
of the reasonable policies and procedures for the operation of the Bank provided
to the Executive by formal action of the Bank's Board of Directors; (vii)
willful violation of any law, rule, regulation (other than a law, rule or
regulation relating to a traffic violation or similar offense) or final
cease-and-desist order; or (viii) willful misconduct.

4.       VOLUNTARY TERMINATION OF AGREEMENT

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         This Agreement may be terminated by the Executive at any time upon
ninety (90) days' written notice to either the Bank or the Corporation or upon
such shorter period as may be agreed upon between the Executive and the Board of
Directors.

5.       GOVERNMENTAL TERMINATION OF AGREEMENT

         (a) If the Executive is removed from office and/or permanently
prohibited from participating in the conduct of the Bank's or the Corporation's
affairs by an order issued under Section 8(e) of the Federal Deposit Insurance
Act, 12 U.S.C. Section 1818(e), all obligations of the Bank and the Corporation
under this Agreement shall terminate, as of the effective date of the order.

         (b) If the Bank is in default (as defined in Section 3(x)(1) of the
Federal Deposit Insurance Act), all obligations under this Agreement shall
terminate.

         (c) All obligations under this Agreement shall be terminated, except to
the extent determined that continuation of the contract is necessary for the
continued operation of the Bank, by the Director of the OTS or his or her
designee at the time the FDIC enters into an agreement to provide assistance to
or on behalf of the Bank under the authority contained in Section 13(c) of the
Federal Deposit Insurance Act, or by the Director of the OTS or his or her
designee at the time the Director of the OTS or his or her designee approves a
supervisory merger to resolve problems related to the operation of the Bank or
when the Bank is determined by the Director of the OTS to be in an unsafe or
unsound condition. Any rights of the parties that have already vested, however,
shall not be affected by such action.

         (d) If the Executive is suspended and/or temporarily prohibited from
participating in the conduct of the Bank's affairs by a notice served under
Section 8(e)(3) or (g)(1) of the Federal Deposit Insurance Act, 12 U.S.C.
Section 1818(e)(3) or (g)(1), the Corporation's and the Bank's obligations under
subparagraphs 6(a),

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(b) and (c) of this Agreement shall be suspended as the date of service, unless
stayed by appropriate proceedings.

         (e) If the charges in the notice referenced in subparagraph 5(d) are
dismissed, the Board of Directors may in its discretion:

         (i)      pay the Executive all or part of the severance benefits while
                  the Corporation's and the Bank's contract obligations were
                  suspended, and

         (ii)     reinstate (in whole or in part) any of the Corporation's and
                  the Bank's obligations which were suspended as required in
                  subparagraph (d) above.

6.       SEVERANCE PAYMENTS OR TERMINATION BENEFITS

         For purpose of this Agreement, the severance payments and termination
benefits specified in this Paragraph 6 shall be payable to the Executive
subsequent to the occurrence of one of the following events:

         (i)      Involuntary termination of the Executive's employment with the
                  Bank or Corporation with or within one (1) year after a Change
                  in Control, other than for Cause or pursuant to Paragraphs 4
                  or 5 of this Agreement. For purposes of this section, Change
                  in Control shall have the same meaning as such term is defined
                  in Paragraph 8, and Cause shall have the same meaning as such
                  term is defined in Paragraph 3.

         (ii)     Voluntary or involuntary termination for Good Reason, as
                  defined in Paragraph 7, and other than for Cause or pursuant
                  to Paragraphs 4 or 5 of this Agreement.

         (a) Upon the Executive's termination as a result of one of the events
specified in this Paragraph 6, the Bank or Corporation shall pay to Executive,
or in the event of his subsequent death, his beneficiary or beneficiaries, or
his estate as the case may be, as severance pay or liquidated damages, or both,
a sum equal to two times the Executive's annual compensation. For purposes of
this Paragraph, compensation shall be defined as the Executive's then current
base salary, plus annual incentive compensation for the calendar year
immediately preceding the year in which the above-mentioned event occurs. Such
payment

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shall be paid to the Executive in a lump sum within thirty (30) days of the
Executive's date of termination. The amount payable to the Executive hereunder
shall not be reduced to account for the time value of money or discounted to
present value.

         (b) Upon the Executive's termination as a result of one of the events
specified in this Paragraph 6, the Bank or Corporation shall cause the Executive
to become fully vested in any qualified and/or nonqualified plans, programs or
arrangements in which the Executive participated, notwithstanding any provisions
contained in the respective Agreement of the plan, program or arrangement. The
Bank shall also contribute to the Executive's 401(k) Plan Account the Bank's
matching and/or profit sharing which would have been paid had the Executive
remained in the employ of the Bank throughout the remainder of the 401(k) Plan
year.

         (c) Upon the Executive's termination as a result of one of the events
specified in this Paragraph 6, the Corporation or Bank will cause to be
continued life, health and disability insurance coverage substantially identical
to the coverage maintained by the Bank or the Corporation for the Executive
prior to his severance. Such coverage shall cease upon the earlier of
Executive's employment by another employer or twelve (12) months from such
termination. Upon the expiration of the twelve (12) month period, Executive
shall have the option of continuing health insurance coverage at his/her own
expense for a period not less than the number of months by which the
Consolidated Omnibus Budget Reconciliation Act (COBRA) continuation period
exceeds twelve (12) months.

         (d) The Executive shall not be required to mitigate the amount of any
payment required hereunder by seeking other employment or otherwise nor shall
the amount paid hereunder be reduced or offset by any compensation earned or
received by the Executive as a result of employment with another employer or
self- employment. The amount paid hereunder shall not be reduced by any other
plan, program, policy

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or arrangement of the Bank or Corporation. Benefits provided under Paragraph
6(c) shall be reduced to the extent comparable benefits are actually received by
the Executive from or through another employer.

7. GOOD REASON

         For purposes of this Agreement, "Good Reason" means the occurrence of
any of the events or conditions described in subparagraphs (a) through (f)
hereof without the Executive's express written consent; provided the Executive's
right to terminate his employment pursuant to this Paragraph 7 shall not be
affected by his incapacity due to physical or mental illness.

         (a)      A change in the Executive's status, title, position or
                  responsibilities (including reporting responsibilities) which,
                  in the Executive's reasonable judgment, does not represent a
                  promotion from his status, title, position or responsibilities
                  as in effect immediately prior thereto; the assignment to the
                  Executive of any duties or responsibilities which, in the
                  Executive's reasonable judgment, are inconsistent with such
                  status, title, position or responsibilities; or any removal of
                  the Executive from or failure to reappoint him to any of such
                  positions, except in connection with the termination of his
                  employment for (i) Cause, (ii) pursuant to Paragraphs 4 or 5,
                  (iii) by the Executive other than for Good Reason;

         (b)      A material reduction by the Bank or the Corporation in the
                  Executive's base salary;

         (c)      The relocation of Executive's principal place of employment to
                  a location that is more than thirty-five (35) miles from the
                  location where Executive was principally employed immediately
                  prior to such relocation or the Bank's or the Corporation's
                  requiring the Executive to be based at any place other than
                  the location where the Executive was based immediately prior
                  to such change, except for reasonably required travel (as
                  determined by the Board of Directors) on the Bank's or the
                  Corporation's business;

         (d)      The failure by the Bank or the Corporation to continue to
                  provide the Executive with benefits substantially similar to
                  those provided to him under any of the employee benefit plans
                  in which the Executive becomes a participant, or the taking of
                  any action by the Bank or the Corporation which would directly
                  or indirectly materially reduce any of such benefits or
                  deprive the Executive of any material fringe benefit enjoyed
                  by him;

         (e)      Death prior to retirement. If the Executive dies while
                  actively employed by the Bank or Corporation prior to
                  retirement; or

         (f)      Disability prior to retirement. If the Executive becomes
                  totally disabled while actively employed by the Bank or
                  Corporation prior to retirement. For purposes of this
                  agreement, the term "totally disabled" means that because of
                  injury or sickness, the Executive is unable to perform his
                  duties.

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8.       CHANGE IN CONTROL

         (a) If there is a Change in Control of the Bank or Corporation during
the term of this Agreement, the Executive shall be entitled to severance
payments and/or termination benefits as described in Paragraph 6 if the
Executive's employment with the Bank or the Corporation is involuntarily
terminated in connection with or within one (1) year after the Change in
Control, other than for Cause or pursuant to Paragraphs 4 or 5. This payment
shall also be made in the case of the Executive's voluntary termination of
employment for Good Reason (as defined in Paragraph 7) in connection with or
within one (1) year after a Change in Control of the Bank or Corporation. Such
voluntary termination of employment for Good Reason in connection with or within
one (1) year after a Change in Control of the Bank or Corporation shall not
constitute a termination for Cause or a voluntary termination subject to
Paragraph 4 of this Agreement.

         (b) For purposes of this Agreement, "Change in Control of the Bank or
Corporation" means:

         (i)      The acquisition by a person or persons acting in concert of
                  the power to vote twenty-five percent (25%) or more of a class
                  of the Corporation's voting securities;

         (ii)     the acquisition by a person of the power to direct the Bank's
                  or Corporation's management or policies, if the Board of
                  Directors or the OTS has made a determination that such
                  acquisition constitutes or will constitute an acquisition of
                  control of the Bank or Corporation for the purposes of the
                  Savings & Loan Holding Company Act or the Change in Bank
                  Control Act and the regulations thereunder;

         (iii)    during any period of two (2) consecutive years during the term
                  of this Agreement, individuals who at the beginning of such
                  period constitute the Board of Directors of the Bank or the
                  Corporation cease, for any reason, to constitute at least a
                  majority thereof, unless the election of each director who was
                  not a director at the beginning of such period has been
                  approved in advance by directors representing at least two-
                  thirds (2/3) of the directors then in office who were
                  directors in office at the beginning of the period;

         (iv)     the Corporation shall have merged into or consolidated with
                  another corporation, or merged another corporation into the
                  Corporation, on a basis whereby less than fifty percent (50%)
                  of the total voting power of the surviving corporation is
                  represented by

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                  shares held by former shareholders of the Corporation prior to
                  such merger or consolidation; or

         (v)      the Corporation shall have sold to another person (i)
                  substantially all of the Corporation's assets or (ii) the
                  Bank. The term "person" refers to an individual, corporation,
                  partnership, trust, association, joint venture, pool,
                  syndicate, sole proprietorship, unincorporated organization or
                  other entity.

9.       WITHHOLDING OF TAXES

         The Bank or Corporation may withhold from any benefits payable under
this Agreement all Federal, state, city or other taxes as may be required
pursuant to any law, governmental regulation or ruling.

10.      PAYMENT OF LEGAL AND/OR ACCOUNTING FEES

         Reasonable legal and/or accounting fees and expenses paid or incurred
by the Executive pursuant to any dispute or question of interpretation relating
to the Agreement shall be paid or reimbursed by the Corporation in accordance
with the following:

         (a)      If the Executive, the Bank or the Corporation initiates a
                  proceeding and the Executive prevails, all reasonable legal
                  and/or accounting fees and expenses shall be paid by the
                  Corporation.

         (b)      If the Executive initiates a proceeding and does not prevail
                  on his claim, then the Corporation shall reimburse the
                  Executive for all legal and/or accounting fees and expenses
                  but not to exceed the sum of $25,000.

11.      SUCCESSOR ORGANIZATION

         The obligations of the Corporation and the Bank as set forth herein
shall continue to be the obligation of any successor organization, any
organization which purchases substantially all of the liabilities of the
Corporation or the Bank, as well as any organization which assumes substantially
all of the liabilities of the Corporation or the Bank whether by merger,
consolidation, or other form of business

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combination. This Agreement is personal to the Executive and the Executive may
not delegate his duties hereunder.

12.      NOTICES

         All notices, requests, demands and other communications hereunder shall
be in writing and shall be deemed to have been duly given if delivered by hand
or mailed, certified or registered mail, return receipt requested, with postage
prepaid to the following addresses or to such other address as either party may
designate by like notice.

         (a) If to the Corporation, to:

                                            PVF Capital Corp.
                                            Corporate Center
                                            2618 North Moreland Boulevard
                                            Cleveland, Ohio 44120
                                            Attn: Vice President and Secretary

         (b) If to the Bank, to:

                                            Park View Federal Savings Bank
                                            Corporate Center
                                            2618 North Moreland Boulevard
                                            Cleveland, Ohio 44120
                                            Attn: Corporate Secretary

         (c) If to the Executive, to:       John R. Male
                                            ------------------
                                            [RESIDENCE ADDRESS NOT SHOWN]

and to such other or additional person or persons as either party shall have
designated to the other party in writing by like notice.

13.      AMENDMENTS

         No amendments or additions to this Agreement shall be binding unless in
writing and signed by both parties, except as herein otherwise provided.

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14.      PARAGRAPH HEADINGS

         The paragraph headings used in this Agreement are included solely for
convenience and shall not affect, or be used in connection with, the
interpretation of this Agreement.

15.      SEVERABILITY

         The provisions of this Agreement shall be deemed severable and the
invalidity or unenforceability of any provision shall not affect the validity or
enforceability of the other provisions here.

16.      GOVERNING LAW

         This Agreement shall, except to the extend that federal law (including
any law, rule, or regulations of the OTS or the FDIC) shall be deemed to apply,
be governed by and construed and enforced in accordance with the laws of Ohio.

17.      ARBITRATION

         Any dispute or controversy arising under or in connection with this
Agreement shall be settled exclusively by arbitration in accordance with the
rules of the American Arbitration Association then in effect. Judgment may be
entered on the arbitrator's award in any court having jurisdiction.

18.      SAFETY AND SOUNDNESS LIMITATIONS

         Notwithstanding any other provision of this Agreement, no severance
benefits under Paragraph 8 shall be paid or payable in respect of any year in
which the Bank (i) fails to meet any applicable capital requirements imposed by
Part 567 of the OTS regulations (or successor regulations) after giving effect
to the payment of severance benefits hereunder, (ii) receives or maintains a
safety and soundness CAMEL rating of 4 or 5 from the OTS, or (iii) is subject to
a proceeding to terminate deposit insurance. Severance benefits can be paid
under clause (i) above to the extent that such payment would not cause the Bank
to fail to meet any applicable capital requirements imposed by part

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567 of the OTS regulations. In addition, no severance benefits under Paragraph 8
shall be paid or payable if the Executive has committed any fraudulent act or
omission or other fiduciary breach that had or is likely to have a material
adverse affect on the bank or the Corporation.

19. ENTIRE AGREEMENT

         This Agreement supersedes the July 1, 1998 Severance Agreement by and
among the Corporation, the Bank and the Executive.

         IN WITNESS WHEREOF, the parties have executed this Agreement on the day
and year first herein above written.

WITNESSES:                      PVF CAPITAL CORP.

/s/ Adeline Novak               By:  /s/ James W. Male
--------------------------           --------------------------
                                     James W. Male
/s/ Terri Grodell               Its: Chairman of the Board
--------------------------

                                PARK VIEW FEDERAL SAVING BANK

                                By:  /s/ Stuart D. Neidus
                                     --------------------------
                                     Stuart D. Neidus
                                Its: Chairman of the Compensation
                                     Committee

                                EXECUTIVE

                                /s/ John R. Male
                                -------------------------------
                                John R. Male

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County of Cuyahoga         )
                                ) ss:
State of Ohio              )

         Before me this 6th day of December, 1999, personally appeared the
above named James W. Male, Stuart D. Neidus and John R. Male, who acknowledged
that they did sign the foregoing instrument and that the same was their free act
and deed.

                                         /s/ Theresa Grodell
                                         --------------------------------
(Notary Seal)                            Notary Public

                                         My Commission Expires:
                                             THERESA A. GRODELL, Notary Public
                                             State of Ohio
                                             My Commission Expires Jan. 26, 2004

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                  [PARK VIEW FEDERAL SAVINGS BANK LETTERHEAD]

                                        January 29, 2001

Mr. John R. Male
Park View Federal Savings Bank
Corporate Center
30000 Aurora Road
Solon, OH 44139

                      RE: Amendment to Severance Agreement

Dear Jack,

     The purpose of this letter is to memorialize in writing certain changes to
your Severance Agreement dated the 26th day of October, 1999 (the "Agreement"),
which changes, we, PVF Capital Corp. (the "Corporation") and Park View Federal
Savings Bank (the "Bank"), have agreed to. In accordance with the terms of the
Agreement, particularly Section 13 ("Amendments") thereof, please signify your
consent to these changes by executing this letter and returning it to the Bank.

     The changes we have agreed to are as follows:

1.   Section 3 ("Termination for Cause") of the Agreement shall be revised by
     deleting the second sentence in its entirety ("As used herein, "for cause"
     shall mean....") and inserting the following:

          For purposes of this Agreement, termination "for cause" shall mean
          only the following events: (i) personal dishonesty; (ii) incompetence;
          (iii) material breach of any provision of this Agreement; (iv) breach
          of fiduciary duty involving personal profit; (v) intentional failure
          to perform stated duties; (vi) a material breach of the reasonable
          policies and procedures for the operation of the Bank provided to the
          Executive by formal action of the Bank's Board of Directors; (vii)
          willful violation of any law, rule, regulation (other than a law, rule
          or regulation relating to a traffic violation or similar offense) or
          final cease-and-desist order; or (viii) willful misconduct.

2.   Section 12 ("Notices") of the Agreement shall be revised by deleting the
     Corporation and Bank addresses listed in subsection (a) and (b),
     respectively, and inserting the following:

     (a) If to the Corporation, to:

                               PVF Capital Corp.
                               Corporate Center
                               30000 Aurora Road
                               Solon, OH 44139

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Amendment to Severance Agreement
January 29, 2001
Pg 2

     (b) If to the Bank, to:

                         Park View Federal Savings Bank
                         Corporate Center
                         30000 Aurora Road
                         Solon, OH 44139

     Please signify your acceptance of and agreement to the foregoing changes by
executing this letter in the space provided and returning it to the Bank. The
changes will become effective upon receipt by the Bank of this letter executed
by you.

                                     PVF CAPITAL CORP.

                                     By:  /s/ John R. Male
                                          --------------------------------------
                                          John R. Male
                                     Its: Chairman of the Board

PARK VIEW FEDERAL SAVINGS BANK

                                     By:  /s/ Stanley T. Jaros
                                          --------------------------------------
                                          Stanley T. Jaros
                                     Its: Chairman of the Compensation Committee

Accepted and agreed to this 29th day of January, 2001, by the undersigned
Executive.

                                     EXECUTIVE

                                          /s/ John R. Male
                                          --------------------------------------
                                          John R. Male

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                               SEVERANCE AGREEMENT
                                    AMENDMENT

     WHEREAS, PVF Capital Corp. (the "Corporation"), Park View Federal Savings
Bank (the "Bank"), and John R. Male (the "Executive") previously entered into a
Severance Agreement, originally effective as of October 26, 1999 (the
"Agreement"); and

     WHEREAS, the parties desire to amend the Agreement to update the benefits
provided to the Executive and to provide the Executive with certain tax
indemnification in the event of a change in control of the Corporation and the
Bank; and

     WHEREAS, Section 13 of the Agreement provides for its amendment by means of
a written instrument signed by the parties.

     NOW, THEREFORE, the parties hereby agree to amend the Agreement as follows:

                                  FIRST CHANGE

     Section 6(a) of the Agreement shall be deleted in its entirety and replaced
with the following:

         (a) Upon the Executive's termination as a result of one of the events
             specified in this Paragraph 6, the Bank or Corporation shall pay to
             Executive, or in the event of his subsequent death, his beneficiary
             or beneficiaries, or his estate, as the case may be, a sum equal to
             three (3) times the Executive's annual compensation. For purposes
             of this paragraph, "annual compensation" shall be defined as the
             Executive's then current base salary plus annual incentive
             compensation for the calendar year immediately preceding the year
             in which the above-mentioned event occurs. Such payment shall be
             paid to the Executive in a lump sum within thirty (30) days of the
             Executive's date of termination. The amount payable to the
             Executive hereunder shall not be reduced for the time value of
             money or discounted to present value.

                                  SECOND CHANGE

     The following shall be added as Section 20 of the Agreement:

     20. TAX INDEMNIFICATION

         (a) For purposes of this Agreement, "Covered Benefits" shall mean any
             payment or benefit paid or provided to the Executive by the Bank,
             the Corporation or any affiliate or successor in interest (whether
             pursuant to this Agreement or otherwise) that, in the opinion of
             Tax Counsel (as defined below), might reasonably be expected to be
             subject to any excise tax (the "Excise Tax") imposed under Section
             4999 of the Internal Revenue Code of 1986, as

<PAGE>

             amended (the "Code"). In the event that the Executive shall receive
             Covered Benefits, the Corporation shall pay to the Executive an
             additional amount (the "Gross-Up Payment"), so that the net amount
             retained by the Executive from the Gross-Up Payment, after
             deduction of any federal, state and local income taxes, Excise Tax,
             and FICA and Medicare withholding taxes on the Gross-Up Payment,
             shall be equal to the Excise Tax on the Covered Benefits. For
             purposes of determining the amount of the Excise Tax on the Covered
             Benefits, the amount of the Covered Benefits that shall be taken
             into account in calculating the Excise Tax shall be equal to (i)
             the Covered Benefits, less (ii) the amount of such Covered Benefits
             that, in the opinion of tax counsel selected by the Company and
             reasonably acceptable to the Executive ("Tax Counsel"), are not
             parachute payments (within the meaning of Section 280G(b)(1) of the
             Code).

         (b) For purposes of this Section 20, the Executive shall be deemed to
             pay federal income taxes at the highest marginal rate of federal
             income taxation in the calendar year in which the Excise Tax is
             payable and state and local income taxes at the highest marginal
             rate of taxation in the state and locality of the Executive's
             residence on the effective date of the Executive's termination, net
             of the reduction in federal income taxes which could be obtained
             from deduction of such state and local taxes. Except as otherwise
             provided herein, all determinations required to be made under this
             Section 20 shall be made by Tax Counsel, which determinations shall
             be conclusive and binding on the Executive, the Bank and the
             Corporation, absent manifest error.

         (c) The Corporation shall indemnify and hold the Executive harmless
             from losses, costs and expenses which the Executive incurs as a
             result of any administrative or judicial review of the Executive's
             liability under Section 4999 of the Code by the Internal Revenue
             Service or any comparable state agency, through and including a
             final judicial determination or final administrative settlement of
             any dispute arising out of the Executive's liability for the Excise
             Tax or otherwise relating to the classification for purposes of
             Section 280G of the Code of any of the Covered Benefits or other
             payment or benefit in the nature of compensation made or provided
             to the Executive by the Corporation. The Executive shall promptly
             notify the Corporation in writing whenever the Executive receives
             notice of the commencement of any judicial or administrative
             proceeding in which the federal tax treatment under Section 4999 of
             the Code of any amount paid or payable under this Agreement or
             otherwise is being reviewed or is in dispute (including a notice of
             audit or other inquiry concerning the reporting of the Executive's
             liability under Section 4999). The Corporation may assume control
             at its expense over all legal and accounting matters pertaining to
             such federal or state tax treatment of the Covered Benefits or any
             payment or benefit in the nature of compensation made or provided
             to the Executive by

                                       2

<PAGE>

             the Corporation, and the Executive shall cooperate fully with the
             Corporation in any such proceeding. The Executive shall not enter
             into any compromise or settlement or otherwise prejudice any rights
             the Corporation may have in connection therewith without the prior
             consent of the Corporation. In the event that the Corporation
             elects not to assume control over such matters, the Corporation
             shall promptly reimburse the Executive for all expenses related
             thereto as and when incurred, upon presentation of appropriate
             documentation relating to such expenses.

     The parties hereby ratify the above changes and certify that, in all other
respects, the existing terms and provisions of the Agreement remain in full
force and effect.

     IN WITNESS WHEREOF, the Bank and the Corporation have caused this Amendment
to the Agreement to be executed by their duly authorized officers, and the
Executive has signed this Amendment, on the 30th day of April, 2007.

ATTEST:                             PVF CAPITAL CORP.

/s/ Terri Ann Grodell                  By: /s/ Gerald A. Fallon
----------------------------           -----------------------------------------
                                       For the Board of Directors

ATTEST:                             PARK VIEW FEDERAL SAVINGS BANK

Terri Ann Grodell                      By: /s/ Gerald A. Fallon
----------------------------           -----------------------------------------
                                       For the Board of Directors

WITNESS:                            EXECUTIVE

/s/ Carol S. Porter                 /s/ John R. Male
----------------------------        --------------------------------------------
                                    John R. Male

                                       3

<PAGE>
                                 THIRD AMENDMENT
                                       TO
                               SEVERANCE AGREEMENT

         This Third Amendment to Severance Agreement (this "Third Amendment") is
made to be effective as of July 24, 2007, by and among PVF Capital Corp. (the
"Corporation"), Park View Federal Savings Bank (the "Bank") and John Male (the
"Executive").

         WHEREAS, Executive, the Corporation and the Bank are parties to a
Severance Agreement dated October 26, 1999, as subsequently amended on January
29, 2001 and April 30, 2007 (as amended, the "Agreement");

         WHEREAS, the parties desire to amend the Agreement to include a
non-compete provision; and

         WHEREAS, Section 13 of the Agreement provides for its amendment by
means of a written instrument signed by the parties;

         NOW, THEREFORE, in consideration of the premises and for other good and
valuable consideration, the Corporation, Bank and Executive agree as follows:

         1.       The following shall be added as Section 21 of the Agreement:

                  21.  COVENANT NOT TO COMPETE

                           Commencing on the date of the Executive's termination
                  of employment (a) by the Corporation, Bank or any successor
                  organization for cause or in connection with a Change in
                  Control, or (b) by the Executive for any reason, and ending on
                  the third anniversary thereof, the Executive agrees that he
                  shall not, directly or indirectly, either as principal, agent,
                  owner, shareholder, officer, director, partner, lender,
                  investor, independent contractor, consultant or in any other
                  capacity, engage in, have a financial interest in (except the
                  ownership by Executive of less than 1% of the outstanding
                  equity securities of any publicly held corporation) or be in
                  any way connected or affiliated with, or render advice or
                  services to any natural person, organization or entity of any
                  type that engages in any activity that would compete in any
                  way with the Corporation, the Bank or any successor
                  organization in Ohio, Pennsylvania, Indiana, Michigan, West
                  Virginia or Kentucky. This Section 21 shall survive the
                  termination of this Agreement and the obligations and rights
                  hereunder shall inure to the benefit of any successor
                  organization.

         2.       Except as expressly amended hereby, the Agreement, as amended
by this Third Amendment, shall remain in full force and effect.

<PAGE>

         3. This Third Amendment may be executed in any number of counterparts,
and each of such counterparts, when so executed, shall be deemed to be an
original and all such counterparts shall together constitute but one and the
same instrument.

         IN WITNESS WHEREOF, the parties hereto have executed this Third
Amendment, to be effective as of the day and year first above written.

                                    CORPORATION:

                                    PVF CAPITAL CORP.

                                    By:  /s/ C. Keith Swaney
                                       -----------------------------------------
                                       Its President, Chief Operating Officer
                                           and Treasurer
                                          --------------------------------------

                                    PARK VIEW FEDERAL SAVINGS BANK

                                    By:  /s/ C. Keith Swaney
                                       -----------------------------------------
                                       Its President, Chief Operating Officer
                                           and Treasurer
                                          --------------------------------------

                                    EXECUTIVE:

                                    /s/ John R. Male
                                    --------------------------------------------
                                    John R. Male
<PAGE>

                                FOURTH AMENDMENT
                                       TO
                               SEVERANCE AGREEMENT

This Fourth Amendment to Severance Agreement is made to be effective as of May
6, 2008, by and among PVF Capital Corp., Park View Federal Savings Bank and John
R. Male.

     WHEREAS, the Boards of Directors of PVF Capital Corp. (the "Company") and
Park View Federal Savings Bank (the "Bank") maintain a severance agreement with
John R. Male; and

     WHEREAS, the Boards of Directors amended Mr. Male's severance agreement on
July 24, 2007 in connection with the execution of the merger agreement by and
between United Community Financial Corp., The Home Savings and Loan Company of
Youngstown, Ohio, the Company and the Bank (the "Merger Agreement"); and

     WHEREAS, as a result of the termination of the Merger Agreement effective
April 1, 2008, the Boards of Directors of the Company and the Bank resolved to
rescind the July 24, 2007 amendment to Mr. Male's severance agreement by the
unanimous written consent of the respective boards of directors.

     NOW THEREFORE, Mr. Male's severance agreement is hereby amended effective
May 6, 2008, as follows:

     Section 21 of Mr. Male's severance agreement is deleted in its entirety.

IN WITNESS WHEREOF, the Bank and the Company have caused this amendment to Mr.
Male's severance agreement to be executed by its duly authorized officers, and
Mr. Male has signed this amendment, on the 6th day of May, 2008.

ATTEST:                                 PVF CAPITAL CORP.

/s/ Kathleen L. Belin                   /s/ Gerald A. Fallon
-------------------------------------   ----------------------------------------
                                        On behalf of the Board of Directors

WITNESS:                                PARK VIEW FEDERAL SAVINGS BANK

/s/ Kathleen L. Belin                   /s/ Gerald A. Fallon
-------------------------------------   ----------------------------------------
                                        On behalf of the Board of Directors

WITNESS:

/s/ Carol S. Porter                     /s/ John R. Male
-------------------------------------   ----------------------------------------

<PAGE>

                              SEVERANCE AGREEMENT

         This AGREEMENT is made and entered into this 26th day of October, 1999,
by and among PVF Capital Corp. (the "Corporation"), a corporation organized
under the laws of the State of Ohio, Park View Federal Savings Bank (the
"Bank"), an OTS-chartered, FDIC-insured savings association with its main office
located in Cleveland, Ohio and C. Keith Swaney (the "Executive"). Any reference
to the "Board of Directors" herein shall mean the Board of Directors of the
Corporation or the Bank or a committee serving at the pleasure of the Board of
Directors of the Bank. Any reference to "FDIC" herein shall mean the Federal
Deposit Insurance Corporation. Any reference to "OTS" shall mean the Office of
Thrift Supervision.

         WHEREAS, the Executive serves as an employee of the Bank;

         WHEREAS, the Corporation, the Bank and the Executive are parties to a
Severance Agreement dated July 1, 1998; and

         WHEREAS, the parties hereto desire that this Agreement supersede and
replace in its entirety the July 1, 1998 Severance Agreement;

         NOW THEREFORE, in consideration of the performance of the
responsibilities of the Executive and upon the other terms and conditions
hereinafter provided, the parties hereto agree as follows:

1.       NO EMPLOYMENT CONTRACT

         The parties hereto acknowledge and agree that this Agreement is not a
management or employment agreement and that nothing in this Agreement shall give
the Executive any rights or impose any obligations to continued employment by
the Bank or Corporation or any subsidiary or successor of the Bank or
Corporation, nor shall it give the Bank or Corporation any rights or impose any
obligations for the continued performance of duties by the Executive for the
Bank or Corporation or any subsidiary or successor of the Bank or Corporation.

<PAGE>

2.       TERM OF AGREEMENT

         The initial term of this Agreement shall be for a period of three (3)
years commencing November 1st, 1999 (hereafter referred to as the "Anniversary
Date"). Commencing on the first Anniversary Date of this Agreement, and
continuing at each Anniversary Date thereafter, the Agreement shall
automatically renew for one (1) additional year beyond the then effective
expiration date only upon a determination and resolution of the Board of
Directors that the performance of the Executive has met the requirements and
standards of the Board and that such term shall be extended. If the Board of
Directors determines not to extend the term, it shall promptly so notify the
Executive, with such election by the Board not to extend the term not to
otherwise affect the then effective term of this Agreement. Reference herein to
the term of this Agreement shall refer both to such initial term and such
extended terms. Unless sooner terminated as set forth herein, this contract
shall terminate when the Executive reaches age sixty-five (65).

3.       TERMINATION FOR CAUSE

         If the Corporation or Bank terminates the Executive's employment for
cause (as defined below), all of the Bank's and Corporation's obligations
hereunder shall immediately terminate as of the termination date. For purposes
of this Agreement, termination "for cause" shall mean only the following events:
(i) personal dishonesty; (ii) incompetence; (iii) material breach of any
provision of this Agreement; (iv) breach of fiduciary duty involving personal
profit; (v) intentional failure to perform stated duties; (vi) a material breach
of the reasonable policies and procedures for the operation of the Bank provided
to the Executive by formal action of the Bank's Board of Directors; (vii)
willful violation of any law, rule, regulation (other than a law, rule or
regulation relating to a traffic violation or similar offense) or final
cease-and-desist order; or (viii) willful misconduct.

4.       VOLUNTARY TERMINATION OF AGREEMENT

                                       2
<PAGE>

         This Agreement may be terminated by the Executive at any time upon
ninety (90) days' written notice to either the Bank or the Corporation or upon
such shorter period as may be agreed upon between the Executive and the Board of
Directors.

5.       GOVERNMENTAL TERMINATION OF AGREEMENT

         (a) If the Executive is removed from office and/or permanently
prohibited from participating in the conduct of the Bank's or the Corporation's
affairs by an order issued under Section 8(e) of the Federal Deposit Insurance
Act, 12 U.S.C. Section 1818(e), all obligations of the Bank and the Corporation
under this Agreement shall terminate, as of the effective date of the order.

         (b) If the Bank is in default (as defined in Section 3(x)(1) of the
Federal Deposit Insurance Act), all obligations under this Agreement shall
terminate.

         (c) All obligations under this Agreement shall be terminated, except to
the extent determined that continuation of the contract is necessary for the
continued operation of the Bank, by the Director of the OTS or his or her
designee at the time the FDIC enters into an agreement to provide assistance to
or on behalf of the Bank under the authority contained in Section 13(c) of the
Federal Deposit Insurance Act, or by the Director of the OTS or his or her
designee at the time the Director of the OTS or his or her designee approves a
supervisory merger to resolve problems related to the operation of the Bank or
when the Bank is determined by the Director of the OTS to be in an unsafe or
unsound condition. Any rights of the parties that have already vested, however,
shall not be affected by such action.

         (d) If the Executive is suspended and/or temporarily prohibited from
participating in the conduct of the Bank's affairs by a notice served under
Section 8(e)(3) or (g)(1) of the Federal Deposit Insurance Act, 12 U.S.C.
Section 1818(e)(3) or (g)(1), the Corporation's and the Bank's obligations under
subparagraphs 6(a),

                                       3
<PAGE>

(b) and (c) of this Agreement shall be suspended as the date of service, unless
stayed by appropriate proceedings.

         (e) If the charges in the notice referenced in subparagraph 5(d) are
dismissed, the Board of Directors may in its discretion:

         (i)      pay the Executive all or part of the severance benefits while
                  the Corporation's and the Bank's contract obligations were
                  suspended, and

         (ii)     reinstate (in whole or in part) any of the Corporation's and
                  the Bank's obligations which were suspended as required in
                  subparagraph (d) above.

6.       SEVERANCE PAYMENTS OR TERMINATION BENEFITS

         For purpose of this Agreement, the severance payments and termination
benefits specified in this Paragraph 6 shall be payable to the Executive
subsequent to the occurrence of one of the following events:

         (i)      Involuntary termination of the Executive's employment with the
                  Bank or Corporation with or within one (1) year after a Change
                  in Control, other than for Cause or pursuant to Paragraphs 4
                  or 5 of this Agreement. For purposes of this section, Change
                  in Control shall have the same meaning as such term is defined
                  in Paragraph 8, and Cause shall have the same meaning as such
                  term is defined in Paragraph 3.

         (ii)     Voluntary or involuntary termination for Good Reason, as
                  defined in Paragraph 7, and other than for Cause or pursuant
                  to Paragraphs 4 or 5 of this Agreement.

         (a) Upon the Executive's termination as a result of one of the events
specified in this Paragraph 6, the Bank or Corporation shall pay to Executive,
or in the event of his subsequent death, his beneficiary or beneficiaries, or
his estate as the case may be, as severance pay or liquidated damages, or both,
a sum equal to two times the Executive's annual compensation. For purposes of
this Paragraph, compensation shall be defined as the Executive's then current
base salary, plus annual incentive compensation for the calendar year
immediately preceding the year in which the above-mentioned event occurs. Such
payment

                                       4
<PAGE>

shall be paid to the Executive in a lump sum within thirty (30) days of the
Executive's date of termination. The amount payable to the Executive hereunder
shall not be reduced to account for the time value of money or discounted to
present value.

         (b) Upon the Executive's termination as a result of one of the events
specified in this Paragraph 6, the Bank or Corporation shall cause the Executive
to become fully vested in any qualified and/or nonqualified plans, programs or
arrangements in which the Executive participated, notwithstanding any provisions
contained in the respective Agreement of the plan, program or arrangement. The
Bank shall also contribute to the Executive's 401(k) Plan Account the Bank's
matching and/or profit sharing which would have been paid had the Executive
remained in the employ of the Bank throughout the remainder of the 401(k) Plan
year.

         (c) Upon the Executive's termination as a result of one of the events
specified in this Paragraph 6, the Corporation or Bank will cause to be
continued life, health and disability insurance coverage substantially identical
to the coverage maintained by the Bank or the Corporation for the Executive
prior to his severance. Such coverage shall cease upon the earlier of
Executive's employment by another employer or twelve (12) months from such
termination. Upon the expiration of the twelve (12) month period, Executive
shall have the option of continuing health insurance coverage at his/her own
expense for a period not less than the number of months by which the
Consolidated Omnibus Budget Reconciliation Act (COBRA) continuation period
exceeds twelve (12) months.

         (d) The Executive shall not be required to mitigate the amount of any
payment required hereunder by seeking other employment or otherwise nor shall
the amount paid hereunder be reduced or offset by any compensation earned or
received by the Executive as a result of employment with another employer or
self- employment. The amount paid hereunder shall not be reduced by any other
plan, program, policy

                                       5
<PAGE>

or arrangement of the Bank or Corporation. Benefits provided under Paragraph
6(c) shall be reduced to the extent comparable benefits are actually received by
the Executive from or through another employer.

7. GOOD REASON

         For purposes of this Agreement, "Good Reason" means the occurrence of
any of the events or conditions described in subparagraphs (a) through (f)
hereof without the Executive's express written consent; provided the Executive's
right to terminate his employment pursuant to this Paragraph 7 shall not be
affected by his incapacity due to physical or mental illness.

         (a)      A change in the Executive's status, title, position or
                  responsibilities (including reporting responsibilities) which,
                  in the Executive's reasonable judgment, does not represent a
                  promotion from his status, title, position or responsibilities
                  as in effect immediately prior thereto; the assignment to the
                  Executive of any duties or responsibilities which, in the
                  Executive's reasonable judgment, are inconsistent with such
                  status, title, position or responsibilities; or any removal of
                  the Executive from or failure to reappoint him to any of such
                  positions, except in connection with the termination of his
                  employment for (i) Cause, (ii) pursuant to Paragraphs 4 or 5,
                  (iii) by the Executive other than for Good Reason;

         (b)      A material reduction by the Bank or the Corporation in the
                  Executive's base salary;

         (c)      The relocation of Executive's principal place of employment to
                  a location that is more than thirty-five (35) miles from the
                  location where Executive was principally employed immediately
                  prior to such relocation or the Bank's or the Corporation's
                  requiring the Executive to be based at any place other than
                  the location where the Executive was based immediately prior
                  to such change, except for reasonably required travel (as
                  determined by the Board of Directors) on the Bank's or the
                  Corporation's business;

         (d)      The failure by the Bank or the Corporation to continue to
                  provide the Executive with benefits substantially similar to
                  those provided to him under any of the employee benefit plans
                  in which the Executive becomes a participant, or the taking of
                  any action by the Bank or the Corporation which would directly
                  or indirectly materially reduce any of such benefits or
                  deprive the Executive of any material fringe benefit enjoyed
                  by him;

         (e)      Death prior to retirement. If the Executive dies while
                  actively employed by the Bank or Corporation prior to
                  retirement; or

         (f)      Disability prior to retirement. If the Executive becomes
                  totally disabled while actively employed by the Bank or
                  Corporation prior to retirement. For purposes of this
                  agreement, the term "totally disabled" means that because of
                  injury or sickness, the Executive is unable to perform his
                  duties.

                                       6
<PAGE>

8.       CHANGE IN CONTROL

         (a) If there is a Change in Control of the Bank or Corporation during
the term of this Agreement, the Executive shall be entitled to severance
payments and/or termination benefits as described in Paragraph 6 if the
Executive's employment with the Bank or the Corporation is involuntarily
terminated in connection with or within one (1) year after the Change in
Control, other than for Cause or pursuant to Paragraphs 4 or 5. This payment
shall also be made in the case of the Executive's voluntary termination of
employment for Good Reason (as defined in Paragraph 7) in connection with or
within one (1) year after a Change in Control of the Bank or Corporation. Such
voluntary termination of employment for Good Reason in connection with or within
one (1) year after a Change in Control of the Bank or Corporation shall not
constitute a termination for Cause or a voluntary termination subject to
Paragraph 4 of this Agreement.

         (b) For purposes of this Agreement, "Change in Control of the Bank or
Corporation" means:

         (i)      The acquisition by a person or persons acting in concert of
                  the power to vote twenty-five percent (25%) or more of a class
                  of the Corporation's voting securities;

         (ii)     the acquisition by a person of the power to direct the Bank's
                  or Corporation's management or policies, if the Board of
                  Directors or the OTS has made a determination that such
                  acquisition constitutes or will constitute an acquisition of
                  control of the Bank or Corporation for the purposes of the
                  Savings & Loan Holding Company Act or the Change in Bank
                  Control Act and the regulations thereunder;

         (iii)    during any period of two (2) consecutive years during the term
                  of this Agreement, individuals who at the beginning of such
                  period constitute the Board of Directors of the Bank or the
                  Corporation cease, for any reason, to constitute at least a
                  majority thereof, unless the election of each director who was
                  not a director at the beginning of such period has been
                  approved in advance by directors representing at least two-
                  thirds (2/3) of the directors then in office who were
                  directors in office at the beginning of the period;

         (iv)     the Corporation shall have merged into or consolidated with
                  another corporation, or merged another corporation into the
                  Corporation, on a basis whereby less than fifty percent (50%)
                  of the total voting power of the surviving corporation is
                  represented by

                                       7
<PAGE>

                  shares held by former shareholders of the Corporation prior to
                  such merger or consolidation; or

         (v)      the Corporation shall have sold to another person (i)
                  substantially all of the Corporation's assets or (ii) the
                  Bank. The term "person" refers to an individual, corporation,
                  partnership, trust, association, joint venture, pool,
                  syndicate, sole proprietorship, unincorporated organization or
                  other entity.

9.       WITHHOLDING OF TAXES

         The Bank or Corporation may withhold from any benefits payable under
this Agreement all Federal, state, city or other taxes as may be required
pursuant to any law, governmental regulation or ruling.

10.      PAYMENT OF LEGAL AND/OR ACCOUNTING FEES

         Reasonable legal and/or accounting fees and expenses paid or incurred
by the Executive pursuant to any dispute or question of interpretation relating
to the Agreement shall be paid or reimbursed by the Corporation in accordance
with the following:

         (a)      If the Executive, the Bank or the Corporation initiates a
                  proceeding and the Executive prevails, all reasonable legal
                  and/or accounting fees and expenses shall be paid by the
                  Corporation.

         (b)      If the Executive initiates a proceeding and does not prevail
                  on his claim, then the Corporation shall reimburse the
                  Executive for all legal and/or accounting fees and expenses
                  but not to exceed the sum of $25,000.

11.      SUCCESSOR ORGANIZATION

         The obligations of the Corporation and the Bank as set forth herein
shall continue to be the obligation of any successor organization, any
organization which purchases substantially all of the liabilities of the
Corporation or the Bank, as well as any organization which assumes substantially
all of the liabilities of the Corporation or the Bank whether by merger,
consolidation, or other form of business

                                       8
<PAGE>

combination. This Agreement is personal to the Executive and the Executive may
not delegate his duties hereunder.

12.      NOTICES

         All notices, requests, demands and other communications hereunder shall
be in writing and shall be deemed to have been duly given if delivered by hand
or mailed, certified or registered mail, return receipt requested, with postage
prepaid to the following addresses or to such other address as either party may
designate by like notice.

         (a) If to the Corporation, to:

                                            PVF Capital Corp.
                                            Corporate Center
                                            2618 North Moreland Boulevard
                                            Cleveland, Ohio 44120
                                            Attn: Vice President and Secretary

         (b) If to the Bank, to:

                                            Park View Federal Savings Bank
                                            Corporate Center
                                            2618 North Moreland Boulevard
                                            Cleveland, Ohio 44120
                                            Attn: Corporate Secretary

         (c) If to the Executive, to:       C. Keith Swaney
                                            [RESIDENCE ADDRESS NOT SHOWN]

and to such other or additional person or persons as either party shall have
designated to the other party in writing by like notice.

13.      AMENDMENTS

         No amendments or additions to this Agreement shall be binding unless in
writing and signed by both parties, except as herein otherwise provided.

                                       9
<PAGE>

14.      PARAGRAPH HEADINGS

         The paragraph headings used in this Agreement are included solely for
convenience and shall not affect, or be used in connection with, the
interpretation of this Agreement.

15.      SEVERABILITY

         The provisions of this Agreement shall be deemed severable and the
invalidity or unenforceability of any provision shall not affect the validity or
enforceability of the other provisions here.

16.      GOVERNING LAW

         This Agreement shall, except to the extend that federal law (including
any law, rule, or regulations of the OTS or the FDIC) shall be deemed to apply,
be governed by and construed and enforced in accordance with the laws of Ohio.

17.      ARBITRATION

         Any dispute or controversy arising under or in connection with this
Agreement shall be settled exclusively by arbitration in accordance with the
rules of the American Arbitration Association then in effect. Judgment may be
entered on the arbitrator's award in any court having jurisdiction.

18.      SAFETY AND SOUNDNESS LIMITATIONS

         Notwithstanding any other provision of this Agreement, no severance
benefits under Paragraph 8 shall be paid or payable in respect of any year in
which the Bank (i) fails to meet any applicable capital requirements imposed by
Part 567 of the OTS regulations (or successor regulations) after giving effect
to the payment of severance benefits hereunder, (ii) receives or maintains a
safety and soundness CAMEL rating of 4 or 5 from the OTS, or (iii) is subject to
a proceeding to terminate deposit insurance. Severance benefits can be paid
under clause (i) above to the extent that such payment would not cause the Bank
to fail to meet any applicable capital requirements imposed by part

                                       10
<PAGE>

567 of the OTS regulations. In addition, no severance benefits under Paragraph 8
shall be paid or payable if the Executive has committed any fraudulent act or
omission or other fiduciary breach that had or is likely to have a material
adverse affect on the bank or the Corporation.

19. ENTIRE AGREEMENT

         This Agreement supersedes the July 1, 1998 Severance Agreement by and
among the Corporation, the Bank and the Executive.

         IN WITNESS WHEREOF, the parties have executed this Agreement on the day
and year first herein above written.

WITNESSES:                      PVF CAPITAL CORP.

/s/ Adeline Novak               By:  /s/ James W. Male
--------------------------           -------------------------------------------
                                     James W. Male
/s/ Terri Ann Grodell           Its: Chairman of the Board
--------------------------

                                PARK VIEW FEDERAL SAVING BANK

                                By:  /s/ Stuart D. Neidus
                                     -------------------------------------------
                                     Stuart D. Neidus
                                Its: Chairman of the Compensation
                                     Committee

                                EXECUTIVE

                                /s/ C. Keith Swaney
                                ------------------------------------------------
                                C. Keith Swaney

                                       11
<PAGE>

County of Cuyahoga         )
                                ) ss:
State of Ohio              )

         Before me this 8th day of December, 1999, personally appeared the above
named James W. Male, Stuart D. Neidus and C. Keith Swaney, who acknowledged that
they did sign the foregoing instrument and that the same was their free act and
deed.

                                         /s/ Theresa Grodell
                                         --------------------------------
(Notary Seal)                            Notary Public

                                         THERESA GRODELL, Notary Public
                                             State of Ohio
                                         My Commission Expires Jan. 26, 2004

                                       12
<PAGE>

                  [PARK VIEW FEDERAL SAVINGS BANK LETTERHEAD]

                                        January 29, 2001

Mr. C. Keith Swaney
Park View Federal Savings Bank
Corporate Center
30000 Aurora Road
Solon, OH 44139

                      RE: Amendment to Severance Agreement

Dear Keith:

     The purpose of this letter is to memorialize in writing certain changes to
your Severance Agreement dated the 26th day of October, 1999 (the "Agreement"),
which changes, we, PVF Capital Corp. (the "Corporation") and Park View Federal
Savings Bank (the "Bank"), have agreed to. In accordance with the terms of the
Agreement, particularly Section 13 ("Amendments") thereof, please signify your
consent to these changes by executing this letter and returning it to the Bank.

     The changes we have agreed to are as follows:

1.   Section 3 ("Termination for Cause") of the Agreement shall be revised by
     deleting the second sentence in its entirety ("As used herein, "for cause"
     shall mean....") and inserting the following:

          For purposes of this Agreement, termination "for cause" shall mean
          only the following events: (i) personal dishonesty; (ii) incompetence;
          (iii) material breach of any provision of this Agreement; (iv) breach
          of fiduciary duty involving personal profit; (v) intentional failure
          to perform stated duties; (vi) a material breach of the reasonable
          policies and procedures for the operation of the Bank provided to the
          Executive by formal action of the Bank's Board of Directors; (vii)
          willful violation of any law, rule, regulation (other than a law, rule
          or regulation relating to a traffic violation or similar offense) or
          final cease-and-desist order; or (viii) willful misconduct.

2.   Section 12 ("Notices") of the Agreement shall be revised by deleting the
     Corporation and Bank addresses listed in subsection (a) and (b),
     respectively, and inserting the following:

     (a) If to the Corporation, to:

                               PVF Capital Corp.
                               Corporate Center
                               30000 Aurora Road
                               Solon, OH 44139

<PAGE>

Amendment to Severance Agreement
January 29, 2001
Pg 2

     (b) If to the Bank, to:

                         Park View Federal Savings Bank
                         Corporate Center
                         30000 Aurora Road
                         Solon, OH 44139

     Please signify your acceptance of and agreement to the foregoing changes by
executing this letter in the space provided and returning it to the Bank. The
changes will become effective upon receipt by the Bank of this letter executed
by you.

                                     PVF CAPITAL CORP.

                                     By:  /s/ John R. Male
                                          --------------------------------------
                                          John R. Male
                                     Its: Chairman of the Board

PARK VIEW FEDERAL SAVINGS BANK

                                     By:  /s/ Stanley T. Jaros
                                          --------------------------------------
                                          Stanley T. Jaros
                                     Its: Chairman of the Compensation Committee

Accepted and agreed to this 30th day of January, 2001, by the undersigned
Executive.

                                     EXECUTIVE

                                          /s/ C. Keith Swaney
                                          --------------------------------------
                                          C. Keith Swaney

                                       2

<PAGE>

                               SEVERANCE AGREEMENT
                                    AMENDMENT

     WHEREAS, PVF Capital Corp. (the "Corporation"), Park View Federal Savings
Bank (the "Bank"), and C. Keith Swaney (the "Executive") previously entered into
a Severance Agreement, originally effective as of October 26, 1999 (the
"Agreement"); and

     WHEREAS, the parties desire to amend the Agreement to update the benefits
provided to the Executive and to provide the Executive with certain tax
indemnification in the event of a change in control of the Corporation and the
Bank; and

     WHEREAS, Section 13 of the Agreement provides for its amendment by means of
a written instrument signed by the parties.

     NOW, THEREFORE, the parties hereby agree to amend the Agreement as follows:

                                  FIRST CHANGE

     Section 6(a) of the Agreement shall be deleted in its entirety and replaced
with the following:

         (c) Upon the Executive's termination as a result of one of the events
             specified in this Paragraph 6, the Bank or Corporation shall pay to
             Executive, or in the event of his subsequent death, his beneficiary
             or beneficiaries, or his estate, as the case may be, a sum equal to
             three (3) times the Executive's annual compensation. For purposes
             of this paragraph, "annual compensation" shall be defined as the
             Executive's then current base salary plus annual incentive
             compensation for the calendar year immediately preceding the year
             in which the above-mentioned event occurs. Such payment shall be
             paid to the Executive in a lump sum within thirty (30) days of the
             Executive's date of termination. The amount payable to the
             Executive hereunder shall not be reduced for the time value of
             money or discounted to present value.

                                  SECOND CHANGE

     The following shall be added as Section 20 of the Agreement:

     20. TAX INDEMNIFICATION

         (a) For purposes of this Agreement, "Covered Benefits" shall mean any
             payment or benefit paid or provided to the Executive by the Bank,
             the Corporation or any affiliate or successor in interest (whether
             pursuant to this Agreement or otherwise) that, in the opinion of
             Tax Counsel (as defined below), might reasonably be expected to be
             subject to any excise tax (the "Excise Tax") imposed under Section
             4999 of the Internal Revenue Code of 1986, as

<PAGE>

             amended (the "Code"). In the event that the Executive shall receive
             Covered Benefits, the Corporation shall pay to the Executive an
             additional amount (the "Gross-Up Payment"), so that the net amount
             retained by the Executive from the Gross-Up Payment, after
             deduction of any federal, state and local income taxes, Excise Tax,
             and FICA and Medicare withholding taxes on the Gross-Up Payment,
             shall be equal to the Excise Tax on the Covered Benefits. For
             purposes of determining the amount of the Excise Tax on the Covered
             Benefits, the amount of the Covered Benefits that shall be taken
             into account in calculating the Excise Tax shall be equal to (i)
             the Covered Benefits, less (ii) the amount of such Covered Benefits
             that, in the opinion of tax counsel selected by the Company and
             reasonably acceptable to the Executive ("Tax Counsel"), are not
             parachute payments (within the meaning of Section 280G(b)(1) of the
             Code).

         (b) For purposes of this Section 20, the Executive shall be deemed to
             pay federal income taxes at the highest marginal rate of federal
             income taxation in the calendar year in which the Excise Tax is
             payable and state and local income taxes at the highest marginal
             rate of taxation in the state and locality of the Executive's
             residence on the effective date of the Executive's termination, net
             of the reduction in federal income taxes which could be obtained
             from deduction of such state and local taxes. Except as otherwise
             provided herein, all determinations required to be made under this
             Section 20 shall be made by Tax Counsel, which determinations shall
             be conclusive and binding on the Executive, the Bank and the
             Corporation, absent manifest error.

         (c) The Corporation shall indemnify and hold the Executive harmless
             from losses, costs and expenses which the Executive incurs as a
             result of any administrative or judicial review of the Executive's
             liability under Section 4999 of the Code by the Internal Revenue
             Service or any comparable state agency, through and including a
             final judicial determination or final administrative settlement of
             any dispute arising out of the Executive's liability for the Excise
             Tax or otherwise relating to the classification for purposes of
             Section 280G of the Code of any of the Covered Benefits or other
             payment or benefit in the nature of compensation made or provided
             to the Executive by the Corporation. The Executive shall promptly
             notify the Corporation in writing whenever the Executive receives
             notice of the commencement of any judicial or administrative
             proceeding in which the federal tax treatment under Section 4999 of
             the Code of any amount paid or payable under this Agreement or
             otherwise is being reviewed or is in dispute (including a notice of
             audit or other inquiry concerning the reporting of the Executive's
             liability under Section 4999). The Corporation may assume control
             at its expense over all legal and accounting matters pertaining to
             such federal or state tax treatment of the Covered Benefits or any
             payment or benefit in the nature of compensation made or provided
             to the Executive by

                                       2
<PAGE>

             the Corporation, and the Executive shall cooperate fully with the
             Corporation in any such proceeding. The Executive shall not enter
             into any compromise or settlement or otherwise prejudice any rights
             the Corporation may have in connection therewith without the prior
             consent of the Corporation. In the event that the Corporation
             elects not to assume control over such matters, the Corporation
             shall promptly reimburse the Executive for all expenses related
             thereto as and when incurred, upon presentation of appropriate
             documentation relating to such expenses.

     The parties hereby ratify the above changes and certify that, in all other
respects, the existing terms and provisions of the Agreement remain in full
force and effect.

     IN WITNESS WHEREOF, the Bank and the Corporation have caused this Amendment
to the Agreement to be executed by their duly authorized officers, and the
Executive has signed this Amendment, on the 30th day of April, 2007.

ATTEST:                             PVF CAPITAL CORP.

/s/ Terri Ann Grodell               By: /s/ Gerald A. Fallon
----------------------------           -----------------------------------------
                                       For the Board of Directors

ATTEST:                             PARK VIEW FEDERAL SAVINGS BANK

/s/ Terri Ann Grodell               By: /s/ Gerald A. Fallon
----------------------------           -----------------------------------------
                                       For the Board of Directors

WITNESS:                            EXECUTIVE

/s/ Carol S. Porter                 /s/ C. Keith Swaney
----------------------------        --------------------------------------------
                                    C. Keith Swaney

                                       3
<PAGE>
                                 THIRD AMENDMENT

                                       TO

                               SEVERANCE AGREEMENT

         This Third Amendment to Severance Agreement (this "Third Amendment") is
made to be effective as of July 24, 2007, by and among PVF Capital Corp. (the
"Corporation"), Park View Federal Savings Bank (the "Bank") and C. Keith Swaney
(the "Executive").

         WHEREAS, Executive, the Corporation and the Bank are parties to a
Severance Agreement dated October 26, 1999, as subsequently amended on January
29, 2001 and April 30, 2007 (as amended, the "Agreement");

         WHEREAS, the parties desire to amend the Agreement to include a
non-compete provision; and

         WHEREAS, Section 13 of the Agreement provides for its amendment by
means of a written instrument signed by the parties;

         NOW, THEREFORE, in consideration of the premises and for other good and
valuable consideration, the Corporation, Bank and Executive agree as follows:

         1. The following shall be added as Section 21 of the Agreement:

                  21.  COVENANT NOT TO COMPETE

                           Commencing on the date of the Executive's termination
                  of employment (a) by the Corporation, Bank or any successor
                  organization for cause or in connection with a Change in
                  Control, or (b) by the Executive for any reason, and ending on
                  the third anniversary thereof, the Executive agrees that he
                  shall not, directly or indirectly, either as principal, agent,
                  owner, shareholder, officer, director, partner, lender,
                  investor, independent contractor, consultant or in any other
                  capacity, engage in, have a financial interest in (except the
                  ownership by Executive of less than 1% of the outstanding
                  equity securities of any publicly held corporation) or be in
                  any way connected or affiliated with, or render advice or
                  services to any natural person, organization or entity of any
                  type that engages in any activity that would compete in any
                  way with the Corporation, the Bank or any successor
                  organization in Ohio, Pennsylvania, Indiana, Michigan, West
                  Virginia or Kentucky. This Section 21 shall survive the
                  termination of this Agreement and the obligations and rights
                  hereunder shall inure to the benefit of any successor
                  organization.

         2. Except as expressly amended hereby, the Agreement, as amended by
this Third Amendment, shall remain in full force and effect.

<PAGE>

         3. This Third Amendment may be executed in any number of counterparts,
and each of such counterparts, when so executed, shall be deemed to be an
original and all such counterparts shall together constitute but one and the
same instrument.

         IN WITNESS WHEREOF, the parties hereto have executed this Third
Amendment, to be effective as of the day and year first above written.

                                         CORPORATION:

                                         PVF CAPITAL CORP.

                                         By: /s/ John R. Male
                                             ----------------------------------
                                             Its Chairman of the Board and
                                                 Chief Executive Officer
                                                 ------------------------------

                                         PARK VIEW FEDERAL SAVINGS BANK

                                         By: /s/ John R. Male
                                             ----------------------------------
                                             Its Chairman of the Board and
                                                 Chief Executive Officer
                                                 ------------------------------

                                         EXECUTIVE:

                                         /s/ C. Keith Swaney
                                         --------------------------------------
                                         C. Keith Swaney

                                      -2-

<PAGE>

                                FOURTH AMENDMENT
                                       TO
                               SEVERANCE AGREEMENT

This Fourth Amendment to Severance Agreement is made to be effective as of May
6, 2008, by and among PVF Capital Corp., Park View Federal Savings Bank and C.
Keith Swaney.

     WHEREAS, the Boards of Directors of PVF Capital Corp. (the "Company") and
Park View Federal Savings Bank (the "Bank") maintain a severance agreement with
C. Keith Swaney; and

     WHEREAS, the Boards of Directors amended Mr. Swaney's severance agreement
on July 24, 2007 in connection with the execution of the merger agreement by and
between United Community Financial Corp., The Home Savings and Loan Company of
Youngstown, Ohio, the Company and the Bank (the "Merger Agreement"); and

     WHEREAS, as a result of the termination of the Merger Agreement effective
April 1, 2008, the Boards of Directors of the Company and the Bank resolved to
rescind the July 24, 2007 amendment to Mr. Swaney's severance agreement by the
unanimous written consent of the respective boards of directors.

     NOW THEREFORE, Mr. Swaney's severance agreement is hereby amended effective
May 6, 2008, as follows:

     Section 21 of Mr. Swaney's severance agreement is deleted in its entirety.

IN WITNESS WHEREOF, the Bank and the Company have caused this amendment to Mr.
Swaney's severance agreement to be executed by its duly authorized officers, and
Mr. Swaney has signed this amendment, on the 6th day of May, 2008.

ATTEST:                                 PVF CAPITAL CORP.

/s/ Kathleen L. Belin                   /s/ Gerald A. Fallon
-------------------------------------   ----------------------------------------
                                        On behalf of the Board of Directors

WITNESS:                                PARK VIEW FEDERAL SAVINGS BANK

/s/ Kathleen L. Belin                   /s/ Gerald A. Fallon
-------------------------------------   ----------------------------------------
                                        On behalf of the Board of Directors

WITNESS:

/s/ Carol S. Porter                     /s/ C. Keith Swaney
-------------------------------------   ----------------------------------------

<PAGE>

                               SEVERANCE AGREEMENT

         This AGREEMENT is made and entered into this 26th day of October, 1999,
by and among PVF Capital Corp. (the "Corporation"), a corporation organized
under the laws of the State of Ohio, Park View Federal Savings Bank (the
"Bank"), an OTS-chartered, FDIC-insured savings association with its main office
located in Cleveland, Ohio and Jeffrey N. Male (the "Executive"). Any reference
to the "Board of Directors" herein shall mean the Board of Directors of the
Corporation or the Bank or a committee serving at the pleasure of the Board of
Directors of the Bank. Any reference to "FDIC" herein shall mean the Federal
Deposit Insurance Corporation. Any reference to "OTS" shall mean the Office of
Thrift Supervision.

         WHEREAS, the Executive serves as an employee of the Bank;

         WHEREAS, the Corporation, the Bank and the Executive are parties to a
Severance Agreement dated July 1, 1998; and

         WHEREAS, the parties hereto desire that this Agreement supersede and
replace in its entirety the July 1, 1998 Severance Agreement;

         NOW THEREFORE, in consideration of the performance of the
responsibilities of the Executive and upon the other terms and conditions
hereinafter provided, the parties hereto agree as follows:

1.       NO EMPLOYMENT CONTRACT

         The parties hereto acknowledge and agree that this Agreement is not a
management or employment agreement and that nothing in this Agreement shall give
the Executive any rights or impose any obligations to continued employment by
the Bank or Corporation or any subsidiary or successor of the Bank or
Corporation, nor shall it give the Bank or Corporation any rights or impose any
obligations for the continued performance of duties by the Executive for the
Bank or Corporation or any subsidiary or successor of the Bank or Corporation.

<PAGE>

2.       TERM OF AGREEMENT

         The initial term of this Agreement shall be for a period of three (3)
years commencing November 1st, 1999 (hereafter referred to as the "Anniversary
Date"). Commencing on the first Anniversary Date of this Agreement, and
continuing at each Anniversary Date thereafter, the Agreement shall
automatically renew for one (1) additional year beyond the then effective
expiration date only upon a determination and resolution of the Board of
Directors that the performance of the Executive has met the requirements and
standards of the Board and that such term shall be extended. If the Board of
Directors determines not to extend the term, it shall promptly so notify the
Executive, with such election by the Board not to extend the term not to
otherwise affect the then effective term of this Agreement. Reference herein to
the term of this Agreement shall refer both to such initial term and such
extended terms. Unless sooner terminated as set forth herein, this contract
shall terminate when the Executive reaches age sixty-five (65).

3.       TERMINATION FOR CAUSE

         If the Corporation or Bank terminates the Executive's employment for
cause (as defined below), all of the Bank's and Corporation's obligations
hereunder shall immediately terminate as of the termination date. For purposes
of this Agreement, termination "for cause" shall mean only the following events:
(i) personal dishonesty; (ii) incompetence; (iii) material breach of any
provision of this Agreement; (iv) breach of fiduciary duty involving personal
profit; (v) intentional failure to perform stated duties; (vi) a material breach
of the reasonable policies and procedures for the operation of the Bank provided
to the Executive by formal action of the Bank's Board of Directors; (vii)
willful violation of any law, rule, regulation (other than a law, rule or
regulation relating to a traffic violation or similar offense) or final
cease-and-desist order; or (viii) willful misconduct.

4.       VOLUNTARY TERMINATION OF AGREEMENT

                                       2
<PAGE>

         This Agreement may be terminated by the Executive at any time upon
ninety (90) days' written notice to either the Bank or the Corporation or upon
such shorter period as may be agreed upon between the Executive and the Board of
Directors.

5.       GOVERNMENTAL TERMINATION OF AGREEMENT

         (a) If the Executive is removed from office and/or permanently
prohibited from participating in the conduct of the Bank's or the Corporation's
affairs by an order issued under Section 8(e) of the Federal Deposit Insurance
Act, 12 U.S.C. Section 1818(e), all obligations of the Bank and the Corporation
under this Agreement shall terminate, as of the effective date of the order.

         (b) If the Bank is in default (as defined in Section 3(x)(1) of the
Federal Deposit Insurance Act), all obligations under this Agreement shall
terminate.

         (c) All obligations under this Agreement shall be terminated, except to
the extent determined that continuation of the contract is necessary for the
continued operation of the Bank, by the Director of the OTS or his or her
designee at the time the FDIC enters into an agreement to provide assistance to
or on behalf of the Bank under the authority contained in Section 13(c) of the
Federal Deposit Insurance Act, or by the Director of the OTS or his or her
designee at the time the Director of the OTS or his or her designee approves a
supervisory merger to resolve problems related to the operation of the Bank or
when the Bank is determined by the Director of the OTS to be in an unsafe or
unsound condition. Any rights of the parties that have already vested, however,
shall not be affected by such action.

         (d) If the Executive is suspended and/or temporarily prohibited from
participating in the conduct of the Bank's affairs by a notice served under
Section 8(e)(3) or (g)(1) of the Federal Deposit Insurance Act, 12 U.S.C.
Section 1818(e)(3) or (g)(1), the Corporation's and the Bank's obligations under
subparagraphs 6(a),

                                       3
<PAGE>

(b) and (c) of this Agreement shall be suspended as the date of service, unless
stayed by appropriate proceedings.

         (e) If the charges in the notice referenced in subparagraph 5(d) are
dismissed, the Board of Directors may in its discretion:

         (i)      pay the Executive all or part of the severance benefits while
                  the Corporation's and the Bank's contract obligations were
                  suspended, and

         (ii)     reinstate (in whole or in part) any of the Corporation's and
                  the Bank's obligations which were suspended as required in
                  subparagraph (d) above.

6.       SEVERANCE PAYMENTS OR TERMINATION BENEFITS

         For purpose of this Agreement, the severance payments and termination
benefits specified in this Paragraph 6 shall be payable to the Executive
subsequent to the occurrence of one of the following events:

         (i)      Involuntary termination of the Executive's employment with the
                  Bank or Corporation with or within one (1) year after a Change
                  in Control, other than for Cause or pursuant to Paragraphs 4
                  or 5 of this Agreement. For purposes of this section, Change
                  in Control shall have the same meaning as such term is defined
                  in Paragraph 8, and Cause shall have the same meaning as such
                  term is defined in Paragraph 3.

         (ii)     Voluntary or involuntary termination for Good Reason, as
                  defined in Paragraph 7, and other than for Cause or pursuant
                  to Paragraphs 4 or 5 of this Agreement.

         (a) Upon the Executive's termination as a result of one of the events
specified in this Paragraph 6, the Bank or Corporation shall pay to Executive,
or in the event of his subsequent death, his beneficiary or beneficiaries, or
his estate as the case may be, as severance pay or liquidated damages, or both,
a sum equal to two times the Executive's annual compensation. For purposes of
this Paragraph, compensation shall be defined as the Executive's then current
base salary, plus annual incentive compensation for the calendar year
immediately preceding the year in which the above-mentioned event occurs. Such
payment

                                       4
<PAGE>

shall be paid to the Executive in a lump sum within thirty (30) days of the
Executive's date of termination. The amount payable to the Executive hereunder
shall not be reduced to account for the time value of money or discounted to
present value.

         (b) Upon the Executive's termination as a result of one of the events
specified in this Paragraph 6, the Bank or Corporation shall cause the Executive
to become fully vested in any qualified and/or nonqualified plans, programs or
arrangements in which the Executive participated, notwithstanding any provisions
contained in the respective Agreement of the plan, program or arrangement. The
Bank shall also contribute to the Executive's 401(k) Plan Account the Bank's
matching and/or profit sharing which would have been paid had the Executive
remained in the employ of the Bank throughout the remainder of the 401(k) Plan
year.

         (c) Upon the Executive's termination as a result of one of the events
specified in this Paragraph 6, the Corporation or Bank will cause to be
continued life, health and disability insurance coverage substantially identical
to the coverage maintained by the Bank or the Corporation for the Executive
prior to his severance. Such coverage shall cease upon the earlier of
Executive's employment by another employer or twelve (12) months from such
termination. Upon the expiration of the twelve (12) month period, Executive
shall have the option of continuing health insurance coverage at his/her own
expense for a period not less than the number of months by which the
Consolidated Omnibus Budget Reconciliation Act (COBRA) continuation period
exceeds twelve (12) months.

         (d) The Executive shall not be required to mitigate the amount of any
payment required hereunder by seeking other employment or otherwise nor shall
the amount paid hereunder be reduced or offset by any compensation earned or
received by the Executive as a result of employment with another employer or
self- employment. The amount paid hereunder shall not be reduced by any other
plan, program, policy

                                       5
<PAGE>

or arrangement of the Bank or Corporation. Benefits provided under Paragraph
6(c) shall be reduced to the extent comparable benefits are actually received by
the Executive from or through another employer.

7. GOOD REASON

         For purposes of this Agreement, "Good Reason" means the occurrence of
any of the events or conditions described in subparagraphs (a) through (f)
hereof without the Executive's express written consent; provided the Executive's
right to terminate his employment pursuant to this Paragraph 7 shall not be
affected by his incapacity due to physical or mental illness.

         (a)      A change in the Executive's status, title, position or
                  responsibilities (including reporting responsibilities) which,
                  in the Executive's reasonable judgment, does not represent a
                  promotion from his status, title, position or responsibilities
                  as in effect immediately prior thereto; the assignment to the
                  Executive of any duties or responsibilities which, in the
                  Executive's reasonable judgment, are inconsistent with such
                  status, title, position or responsibilities; or any removal of
                  the Executive from or failure to reappoint him to any of such
                  positions, except in connection with the termination of his
                  employment for (i) Cause, (ii) pursuant to Paragraphs 4 or 5,
                  (iii) by the Executive other than for Good Reason;

         (b)      A material reduction by the Bank or the Corporation in the
                  Executive's base salary;

         (c)      The relocation of Executive's principal place of employment to
                  a location that is more than thirty-five (35) miles from the
                  location where Executive was principally employed immediately
                  prior to such relocation or the Bank's or the Corporation's
                  requiring the Executive to be based at any place other than
                  the location where the Executive was based immediately prior
                  to such change, except for reasonably required travel (as
                  determined by the Board of Directors) on the Bank's or the
                  Corporation's business;

         (d)      The failure by the Bank or the Corporation to continue to
                  provide the Executive with benefits substantially similar to
                  those provided to him under any of the employee benefit plans
                  in which the Executive becomes a participant, or the taking of
                  any action by the Bank or the Corporation which would directly
                  or indirectly materially reduce any of such benefits or
                  deprive the Executive of any material fringe benefit enjoyed
                  by him;

         (e)      Death prior to retirement. If the Executive dies while
                  actively employed by the Bank or Corporation prior to
                  retirement; or

         (f)      Disability prior to retirement. If the Executive becomes
                  totally disabled while actively employed by the Bank or
                  Corporation prior to retirement. For purposes of this
                  agreement, the term "totally disabled" means that because of
                  injury or sickness, the Executive is unable to perform his
                  duties.

                                       6
<PAGE>

8.       CHANGE IN CONTROL

         (a) If there is a Change in Control of the Bank or Corporation during
the term of this Agreement, the Executive shall be entitled to severance
payments and/or termination benefits as described in Paragraph 6 if the
Executive's employment with the Bank or the Corporation is involuntarily
terminated in connection with or within one (1) year after the Change in
Control, other than for Cause or pursuant to Paragraphs 4 or 5. This payment
shall also be made in the case of the Executive's voluntary termination of
employment for Good Reason (as defined in Paragraph 7) in connection with or
within one (1) year after a Change in Control of the Bank or Corporation. Such
voluntary termination of employment for Good Reason in connection with or within
one (1) year after a Change in Control of the Bank or Corporation shall not
constitute a termination for Cause or a voluntary termination subject to
Paragraph 4 of this Agreement.

         (b) For purposes of this Agreement, "Change in Control of the Bank or
Corporation" means:

         (i)      The acquisition by a person or persons acting in concert of
                  the power to vote twenty-five percent (25%) or more of a class
                  of the Corporation's voting securities;

         (ii)     the acquisition by a person of the power to direct the Bank's
                  or Corporation's management or policies, if the Board of
                  Directors or the OTS has made a determination that such
                  acquisition constitutes or will constitute an acquisition of
                  control of the Bank or Corporation for the purposes of the
                  Savings & Loan Holding Company Act or the Change in Bank
                  Control Act and the regulations thereunder;

         (iii)    during any period of two (2) consecutive years during the term
                  of this Agreement, individuals who at the beginning of such
                  period constitute the Board of Directors of the Bank or the
                  Corporation cease, for any reason, to constitute at least a
                  majority thereof, unless the election of each director who was
                  not a director at the beginning of such period has been
                  approved in advance by directors representing at least two-
                  thirds (2/3) of the directors then in office who were
                  directors in office at the beginning of the period;

         (iv)     the Corporation shall have merged into or consolidated with
                  another corporation, or merged another corporation into the
                  Corporation, on a basis whereby less than fifty percent (50%)
                  of the total voting power of the surviving corporation is
                  represented by

                                       7
<PAGE>

                  shares held by former shareholders of the Corporation prior to
                  such merger or consolidation; or

         (v)      the Corporation shall have sold to another person (i)
                  substantially all of the Corporation's assets or (ii) the
                  Bank. The term "person" refers to an individual, corporation,
                  partnership, trust, association, joint venture, pool,
                  syndicate, sole proprietorship, unincorporated organization or
                  other entity.

9.       WITHHOLDING OF TAXES

         The Bank or Corporation may withhold from any benefits payable under
this Agreement all Federal, state, city or other taxes as may be required
pursuant to any law, governmental regulation or ruling.

10.      PAYMENT OF LEGAL AND/OR ACCOUNTING FEES

         Reasonable legal and/or accounting fees and expenses paid or incurred
by the Executive pursuant to any dispute or question of interpretation relating
to the Agreement shall be paid or reimbursed by the Corporation in accordance
with the following:

         (a)      If the Executive, the Bank or the Corporation initiates a
                  proceeding and the Executive prevails, all reasonable legal
                  and/or accounting fees and expenses shall be paid by the
                  Corporation.

         (b)      If the Executive initiates a proceeding and does not prevail
                  on his claim, then the Corporation shall reimburse the
                  Executive for all legal and/or accounting fees and expenses
                  but not to exceed the sum of $25,000.

11.      SUCCESSOR ORGANIZATION

         The obligations of the Corporation and the Bank as set forth herein
shall continue to be the obligation of any successor organization, any
organization which purchases substantially all of the liabilities of the
Corporation or the Bank, as well as any organization which assumes substantially
all of the liabilities of the Corporation or the Bank whether by merger,
consolidation, or other form of business

                                       8
<PAGE>

combination. This Agreement is personal to the Executive and the Executive may
not delegate his duties hereunder.

12.      NOTICES

         All notices, requests, demands and other communications hereunder shall
be in writing and shall be deemed to have been duly given if delivered by hand
or mailed, certified or registered mail, return receipt requested, with postage
prepaid to the following addresses or to such other address as either party may
designate by like notice.

         (a) If to the Corporation, to:

                                            PVF Capital Corp.
                                            2618 North Moreland Boulevard
                                            Cleveland, Ohio 44120
                                            Attn: Vice President and Secretary

         (b) If to the Bank, to:

                                            Park View Federal Savings Bank
                                            2618 North Moreland Boulevard
                                            Cleveland, Ohio 44120
                                            Attn: Corporate Secretary

         (c) If to the Executive, to:
                                            Jeffrey N. Male
                                            [RESIDENCE ADDRESS NOT SHOWN]

and to such other or additional person or persons as either party shall have
designated to the other party in writing by like notice.

13.      AMENDMENTS

         No amendments or additions to this Agreement shall be binding unless in
writing and signed by both parties, except as herein otherwise provided.

                                       9
<PAGE>

14.      PARAGRAPH HEADINGS

         The paragraph headings used in this Agreement are included solely for
convenience and shall not affect, or be used in connection with, the
interpretation of this Agreement.

15.      SEVERABILITY

         The provisions of this Agreement shall be deemed severable and the
invalidity or unenforceability of any provision shall not affect the validity or
enforceability of the other provisions here.

16.      GOVERNING LAW

         This Agreement shall, except to the extend that federal law (including
any law, rule, or regulations of the OTS or the FDIC) shall be deemed to apply,
be governed by and construed and enforced in accordance with the laws of Ohio.

17.      ARBITRATION

         Any dispute or controversy arising under or in connection with this
Agreement shall be settled exclusively by arbitration in accordance with the
rules of the American Arbitration Association then in effect. Judgment may be
entered on the arbitrator's award in any court having jurisdiction.

18.      SAFETY AND SOUNDNESS LIMITATIONS

         Notwithstanding any other provision of this Agreement, no severance
benefits under Paragraph 8 shall be paid or payable in respect of any year in
which the Bank (i) fails to meet any applicable capital requirements imposed by
Part 567 of the OTS regulations (or successor regulations) after giving effect
to the payment of severance benefits hereunder, (ii) receives or maintains a
safety and soundness CAMEL rating of 4 or 5 from the OTS, or (iii) is subject to
a proceeding to terminate deposit insurance. Severance benefits can be paid
under clause (i) above to the extent that such payment would not cause the Bank
to fail to meet any applicable capital requirements imposed by part

                                       10
<PAGE>

567 of the OTS regulations. In addition, no severance benefits under Paragraph 8
shall be paid or payable if the Executive has committed any fraudulent act or
omission or other fiduciary breach that had or is likely to have a material
adverse affect on the bank or the Corporation.

19. ENTIRE AGREEMENT

         This Agreement supersedes the July 1, 1998 Severance Agreement by and
among the Corporation, the Bank and the Executive.

         IN WITNESS WHEREOF, the parties have executed this Agreement on the day
and year first herein above written.

WITNESSES:                      PVF CAPITAL CORP.

/S/ Adeline Novak               By:  /s/  James W. Male
--------------------------           ----------------------------
/s/ Terri Ann Grodell                James W. Male
--------------------------      Its: Chairman of the Board

                                PARK VIEW FEDERAL SAVING BANK

                                By:  /s/ Stuart D. Neidus
                                     ------------------------------
                                     Stuart D. Neidus
                                Its: Chairman of the Compensation
                                     Committee

                                EXECUTIVE

                                     /s/  James W. Male
                                     ----------------------------
                                     James W. Male

                                       11
<PAGE>

County of Cuyahoga         )
                                ) ss:
State of Ohio              )

         Before me this 6th day of December, 1999, personally appeared
the above named James W. Male, Stuart D. Neidus and Jeffrey N. Male, who
acknowledged that they did sign the foregoing instrument and that the same was
their free act and deed.

                                         /s/ Theresa Grodell
                                         --------------------------------
(Notary Seal)                            Notary Public

                                         My Commission Expires:

                                         THERESA GRODELL, Notary Public
                                         State of Ohio
                                         My Commission Expires Jan. 26, 2004

                                       12
<PAGE>

                      [PARK VIEW FEDERAL SAVINGS BANK LETTERHEAD]

                                        January 29, 2001

Mr. Jeffrey N.. Male
Park View Federal Savings Bank
Corporate Center
30000 Aurora Road
Solon, OH 44139

                      RE: Amendment to Severance Agreement

Dear Jeffrey,

     The purpose of this letter is to memorialize in writing certain changes to
your Severance Agreement dated the 26th day of October, 1999 (the "Agreement"),
which changes, we, PVF Capital Corp. (the "Corporation") and Park View Federal
Savings Bank (the "Bank"), have agreed to. In accordance with the terms of the
Agreement, particularly Section 13 ("Amendments") thereof, please signify your
consent to these changes by executing this letter and returning it to the Bank.

     The changes we have agreed to are as follows:

1.   Section 3 ("Termination for Cause") of the Agreement shall be revised by
     deleting the second sentence in its entirety ("As used herein, "for cause"
     shall mean....") and inserting the following:

          For purposes of this Agreement, termination "for cause" shall mean
          only the following events: (i) personal dishonesty; (ii) incompetence;
          (iii) material breach of any provision of this Agreement; (iv) breach
          of fiduciary duty involving personal profit; (v) intentional failure
          to perform stated duties; (vi) a material breach of the reasonable
          policies and procedures for the operation of the Bank provided to the
          Executive by formal action of the Bank's Board of Directors; (vii)
          willful violation of any law, rule, regulation (other than a law, rule
          or regulation relating to a traffic violation or similar offense) or
          final cease-and-desist order; or (viii) willful misconduct.

2.   Section 12 ("Notices") of the Agreement shall be revised by deleting the
     Corporation and Bank addresses listed in subsection (a) and (b),
     respectively, and inserting the following:

     (a) If to the Corporation, to:

                               PVF Capital Corp.
                               Corporate Center
                               30000 Aurora Road
                               Solon, OH 44139

<PAGE>

Amendment to Severance Agreement
January 29, 2001
Pg 2

     (b) If to the Bank, to:

                         Park View Federal Savings Bank
                         Corporate Center
                         30000 Aurora Road
                         Solon, OH 44139

     Please signify your acceptance of and agreement to the foregoing changes by
executing this letter in the space provided and returning it to the Bank. The
changes will become effective upon receipt by the Bank of this letter executed
by you.

                                     PVF CAPITAL CORP.

                                     By:  /s/ John R. Male
                                          --------------------------------------
                                          John R. Male
                                     Its: Chairman of the Board

PARK VIEW FEDERAL SAVINGS BANK

                                     By:  /s/ Stanley T. Jaros
                                          --------------------------------------
                                          Stanley T. Jaros
                                     Its: Chairman of the Compensation Committee

Accepted and agreed to this 29th day of January, 2001, by the undersigned
Executive.

                                     EXECUTIVE

                                          /s/ Jeffrey N. Male
                                          --------------------------------------
                                          Jeffrey N. Male

                                       2

<PAGE>

                               SEVERANCE AGREEMENT
                                    AMENDMENT

     WHEREAS, PVF Capital Corp. (the "Corporation"), Park View Federal Savings
Bank (the "Bank"), and Jeffrey N. Male (the "Executive") previously entered into
a Severance Agreement, originally effective as of October 26, 1999 (the
"Agreement"); and

     WHEREAS, the parties desire to amend the Agreement to update the benefits
provided to the Executive and to provide the Executive with certain tax
indemnification in the event of a change in control of the Corporation and the
Bank; and

     WHEREAS, Section 13 of the Agreement provides for its amendment by means of
a written instrument signed by the parties.

     NOW, THEREFORE, the parties hereby agree to amend the Agreement as follows:

                                  FIRST CHANGE

     Section 6(a) of the Agreement shall be deleted in its entirety and replaced
with the following:

         (b) Upon the Executive's termination as a result of one of the events
             specified in this Paragraph 6, the Bank or Corporation shall pay to
             Executive, or in the event of his subsequent death, his beneficiary
             or beneficiaries, or his estate, as the case may be, a sum equal to
             three (3) times the Executive's annual compensation. For purposes
             of this paragraph, "annual compensation" shall be defined as the
             Executive's then current base salary plus annual incentive
             compensation for the calendar year immediately preceding the year
             in which the above-mentioned event occurs. Such payment shall be
             paid to the Executive in a lump sum within thirty (30) days of the
             Executive's date of termination. The amount payable to the
             Executive hereunder shall not be reduced for the time value of
             money or discounted to present value.

                                  SECOND CHANGE

     The following shall be added as Section 20 of the Agreement:

     20. TAX INDEMNIFICATION

         (a) For purposes of this Agreement, "Covered Benefits" shall mean any
             payment or benefit paid or provided to the Executive by the Bank,
             the Corporation or any affiliate or successor in interest (whether
             pursuant to this Agreement or otherwise) that, in the opinion of
             Tax Counsel (as defined below), might reasonably be expected to be
             subject to any excise tax (the "Excise Tax") imposed under Section
             4999 of the Internal Revenue Code of 1986, as

<PAGE>

             amended (the "Code"). In the event that the Executive shall receive
             Covered Benefits, the Corporation shall pay to the Executive an
             additional amount (the "Gross-Up Payment"), so that the net amount
             retained by the Executive from the Gross-Up Payment, after
             deduction of any federal, state and local income taxes, Excise Tax,
             and FICA and Medicare withholding taxes on the Gross-Up Payment,
             shall be equal to the Excise Tax on the Covered Benefits. For
             purposes of determining the amount of the Excise Tax on the Covered
             Benefits, the amount of the Covered Benefits that shall be taken
             into account in calculating the Excise Tax shall be equal to (i)
             the Covered Benefits, less (ii) the amount of such Covered Benefits
             that, in the opinion of tax counsel selected by the Company and
             reasonably acceptable to the Executive ("Tax Counsel"), are not
             parachute payments (within the meaning of Section 280G(b)(1) of the
             Code).

         (b) For purposes of this Section 20, the Executive shall be deemed to
             pay federal income taxes at the highest marginal rate of federal
             income taxation in the calendar year in which the Excise Tax is
             payable and state and local income taxes at the highest marginal
             rate of taxation in the state and locality of the Executive's
             residence on the effective date of the Executive's termination, net
             of the reduction in federal income taxes which could be obtained
             from deduction of such state and local taxes. Except as otherwise
             provided herein, all determinations required to be made under this
             Section 20 shall be made by Tax Counsel, which determinations shall
             be conclusive and binding on the Executive, the Bank and the
             Corporation, absent manifest error.

         (c) The Corporation shall indemnify and hold the Executive harmless
             from losses, costs and expenses which the Executive incurs as a
             result of any administrative or judicial review of the Executive's
             liability under Section 4999 of the Code by the Internal Revenue
             Service or any comparable state agency, through and including a
             final judicial determination or final administrative settlement of
             any dispute arising out of the Executive's liability for the Excise
             Tax or otherwise relating to the classification for purposes of
             Section 280G of the Code of any of the Covered Benefits or other
             payment or benefit in the nature of compensation made or provided
             to the Executive by the Corporation. The Executive shall promptly
             notify the Corporation in writing whenever the Executive receives
             notice of the commencement of any judicial or administrative
             proceeding in which the federal tax treatment under Section 4999 of
             the Code of any amount paid or payable under this Agreement or
             otherwise is being reviewed or is in dispute (including a notice of
             audit or other inquiry concerning the reporting of the Executive's
             liability under Section 4999). The Corporation may assume control
             at its expense over all legal and accounting matters pertaining to
             such federal or state tax treatment of the Covered Benefits or any
             payment or benefit in the nature of compensation made or provided
             to the Executive by

                                       2
<PAGE>

             the Corporation, and the Executive shall cooperate fully with the
             Corporation in any such proceeding. The Executive shall not enter
             into any compromise or settlement or otherwise prejudice any rights
             the Corporation may have in connection therewith without the prior
             consent of the Corporation. In the event that the Corporation
             elects not to assume control over such matters, the Corporation
             shall promptly reimburse the Executive for all expenses related
             thereto as and when incurred, upon presentation of appropriate
             documentation relating to such expenses.

     The parties hereby ratify the above changes and certify that, in all other
respects, the existing terms and provisions of the Agreement remain in full
force and effect.

     IN WITNESS WHEREOF, the Bank and the Corporation have caused this Amendment
to the Agreement to be executed by their duly authorized officers, and the
Executive has signed this Amendment, on the 30th day of April, 2007.

ATTEST:                             PVF CAPITAL CORP.

/s/ Terri Ann Grodell               By: /s/ Gerald A. Fallon
----------------------------           -----------------------------------------
                                       For the Board of Directors

ATTEST:                             PARK VIEW FEDERAL SAVINGS BANK

/s/ Terri Ann Grodell               By: /s/ Gerald A. Fallon
----------------------------           -----------------------------------------
                                       For the Board of Directors

WITNESS:                            EXECUTIVE

/s/ Carol S. Porter                 /s/ Jeffrey N. Male
----------------------------        --------------------------------------------
                                    Jeffrey N. Male

                                       3

<PAGE>
                                 THIRD AMENDMENT
                                       TO
                               SEVERANCE AGREEMENT

         This Third Amendment to Severance Agreement (this "Third Amendment") is
made to be effective as of July 24, 2007, by and among PVF Capital Corp. (the
"Corporation"), Park View Federal Savings Bank (the "Bank") and Jeffrey Male
(the "Executive").

         WHEREAS, Executive, the Corporation and the Bank are parties to a
Severance Agreement dated October 26, 1999, as subsequently amended on January
29, 2001 and April 30, 2007 (as amended, the "Agreement");

         WHEREAS, the parties desire to amend the Agreement to include a
non-compete provision; and

         WHEREAS, Section 13 of the Agreement provides for its amendment by
means of a written instrument signed by the parties;

         NOW, THEREFORE, in consideration of the premises and for other good and
valuable consideration, the Corporation, Bank and Executive agree as follows:

         1.       The following shall be added as Section 21 of the Agreement:

                  21.  COVENANT NOT TO COMPETE

                           Commencing on the date of the Executive's termination
                  of employment (a) by the Corporation, Bank or any successor
                  organization for cause or in connection with a Change in
                  Control, or (b) by the Executive for any reason, and ending on
                  the third anniversary thereof, the Executive agrees that he
                  shall not, directly or indirectly, either as principal, agent,
                  owner, shareholder, officer, director, partner, lender,
                  investor, independent contractor, consultant or in any other
                  capacity, engage in, have a financial interest in (except the
                  ownership by Executive of less than 1% of the outstanding
                  equity securities of any publicly held corporation) or be in
                  any way connected or affiliated with, or render advice or
                  services to any natural person, organization or entity of any
                  type that engages in any activity that would compete in any
                  way with the Corporation, the Bank or any successor
                  organization in Ohio, Pennsylvania, Indiana, Michigan, West
                  Virginia or Kentucky. This Section 21 shall survive the
                  termination of this Agreement and the obligations and rights
                  hereunder shall inure to the benefit of any successor
                  organization.

         2.       Except as expressly amended hereby, the Agreement, as amended
by this Third Amendment, shall remain in full force and effect.

<PAGE>

         3. This Third Amendment may be executed in any number of counterparts,
and each of such counterparts, when so executed, shall be deemed to be an
original and all such counterparts shall together constitute but one and the
same instrument.

         IN WITNESS WHEREOF, the parties hereto have executed this Third
Amendment, to be effective as of the day and year first above written.

                                         CORPORATION:

                                         PVF CAPITAL CORP.

                                         By: /s/ John R. Male
                                             ----------------------------------
                                             Its Chairman of the Board and
                                                 Chief Executive Officer
                                                 ------------------------------

                                         PARK VIEW FEDERAL SAVINGS BANK

                                         By: /s/ John R. Male
                                             ----------------------------------
                                             Its Chairman of the Board and
                                                 Chief Executive Officer
                                                 ------------------------------

                                         EXECUTIVE:

                                         /s/ Jeffrey N. Male
                                         --------------------------------------
                                         Jeffrey N. Male

<PAGE>

                                FOURTH AMENDMENT
                                       TO
                               SEVERANCE AGREEMENT

This Fourth Amendment to Severance Agreement is made to be effective as of May
6, 2008, by and among PVF Capital Corp., Park View Federal Savings Bank and
Jeffrey N. Male.

     WHEREAS, the Boards of Directors of PVF Capital Corp. (the "Company") and
Park View Federal Savings Bank (the "Bank") maintain a severance agreement with
Jeffrey N. Male; and

     WHEREAS, the Boards of Directors amended Mr. Male's severance agreement on
July 24, 2007 in connection with the execution of the merger agreement by and
between United Community Financial Corp., The Home Savings and Loan Company of
Youngstown, Ohio, the Company and the Bank (the "Merger Agreement"); and

     WHEREAS, as a result of the termination of the Merger Agreement effective
April 1, 2008, the Boards of Directors of the Company and the Bank resolved to
rescind the July 24, 2007 amendment to Mr. Male's severance agreement by the
unanimous written consent of the respective boards of directors.

     NOW THEREFORE, Mr. Male's severance agreement is hereby amended effective
May 6, 2008, as follows:

     Section 21 of Mr. Male's severance agreement is deleted in its entirety.

IN WITNESS WHEREOF, the Bank and the Company have caused this amendment to Mr.
Male's severance agreement to be executed by its duly authorized officers, and
Mr. Male has signed this amendment, on the 6th day of May, 2008.

ATTEST:                                 PVF CAPITAL CORP.

/s/ Kathleen L. Belin                   /s/ Gerald A. Fallon
-------------------------------------   ----------------------------------------
                                        On behalf of the Board of Directors

WITNESS:                                PARK VIEW FEDERAL SAVINGS BANK

/s/ Kathleen L. Belin                   /s/ Gerald A. Fallon
-------------------------------------   ----------------------------------------
                                        On behalf of the Board of Directors

WITNESS:

/s/ Carol S. Porter                     /s/ Jeffrey N. Male
-------------------------------------   ----------------------------------------EX-10.25

Exhibit 10.25

LEASE AGREEMENT

     THIS LEASE AGREEMENT (this “Lease”) is made and entered into this ___day of                     ,
2008 (which represents the date this Lease was executed by the last of the Lessor and the Lessee,
the “Effective Date”), by and between the Lessor and the Lessee hereinafter named.

     1. Definitions and Basic Provisions. The following definitions and basic provisions
shall be construed in conjunction with and limited by the references thereto in other provisions of
this Lease:

     (A) “Lessor”: Carew Realty, Inc., a Delaware corporation

     (B) “Lessee”: Kendle International Inc., an Ohio corporation

     (C) “Demised Premises”: approximately 128,998 Useable Square Feet (“USF”) in the Building
commonly known as the Carew Tower (the “Building”), located at 441 Vine Street, Cincinnati, Ohio
45202; consisting of 17,636 USF on the Fourth (4th) Floor, 20,814 USF on the Fifth
(5th) Floor, 13,708 USF on the Sixth (6th) Floor, 11,801 USF on the Seventh
(7th) Floor, 12,754 USF on the Eighth (8th) Floor, 13,235 USF on the Ninth
(9th) Floor, 13,254 USF on the Eleventh (11th) Floor, 13,254 USF on the
Twelfth (12th) Floor and 12,542 USF on the Fifteenth (15th) Floor; such
Demised Premises being shown and outlined on the floor plans attached hereto as Exhibits A-1
through A-9. The USF calculations listed above are based upon a complete re-evaluation and
analysis provided by Lessor’s architect, PDT Architecture, of the floors proposed above, the method
of measurement associated with such analysis and calculations is in accordance with BOMA (ANSI-Z.65
1966) standards. The number of USF in the Demised Premises shall be determined by Lessor’s
architect and set forth in the Declaration to be executed by Lessor and Lessee in the form attached
hereto as Exhibit C specifying the number of square feet of Useable Area (as such term is defined
in the BOMA Standards) included in the Demised Premises. No load factor will be added to the actual
USF calculations or charged to Lessee. Within the first month of the Lease Term, Lessee shall have
the right, but not the obligation, to have an architect of its choosing remeasure the Demised
Premises to verify the exact USF of the Premises. In the event Lessee’s architect’s measurements
in the aggregate vary by more than one percent (1%) from Lessor’s architect, Lessee shall notify
Lessor of Lessee’s architect’s measurements. Upon receipt of such notice, Lessor, at its option,
may (i) accept Lessee’s architect’s measurements as the USF of the Demised Premises and Lessor and
Lessee shall execute an amendment to this Lease and Exhibit C to reflect such change, or (ii)
request that Lessee and Lessor pick a third architect, agreeable by both, to measure the Demised
Premises. The measurement of the third architect shall be averaged with either the Lessor or
Lessee’s architect’s measurements, whichever is closer thereto, which averaged amount shall be
deemed the USF of the Demised Premises and Lessor and Lessee shall execute an amendment to this
Lease and Exhibit C to reflect such change. Lessor and Lessee shall each
pay one-half of the fees and expenses of the third architect and each party shall pay the fees
and expenses of their own architect. If, pursuant to the foregoing, the USF of the Demised

 

 

Premises as set forth in this Section 1(C) is revised, Lessee shall pay any excess Annual Basic
Rent (as defined below) owed to Lessor within the next payment thereof, or Lessee shall take a
credit for any overpayment against the next payment thereof.

     (D) “Lease Term”: the period commencing on the Effective Date (the first day of the Existing
Lease Term being referred to herein as the “Commencement Date”) and ending on May 31, 2019 (the
“Expiration Date”). The term “Lease Term” shall include any renewal terms exercised by Lessee
pursuant to Section 38 below.

     (E) “Annual Basic Rental”: the Annual Basic Rental for the Demised Premises shall commence on
the Commencement Date at rate of Fourteen Dollars and 75/100 ($14.75) per USF.

     The Annual Basic Rental shall increase on June 1, 2010 and each Lease Year thereafter to a per
USF amount equal to the sum of (i) Eight Dollars and 27/100 ($8.27), plus (ii) an amount determined
by multiplying Six Dollars and 48/100 ($6.48) by a fraction, the numerator of which shall be the
most recently published monthly Index (as hereinafter defined) preceding the first day of the Lease
Year for which the adjustment is then being made and the denominator of which fraction shall be the
monthly Index for the month preceding the Commencement Date of the Lease.

     The “Index” used herein shall be the Consumer Price Index for All Urban Consumers, U.S. City
Average-All Items (1982-84 = 100), as published from time to time by the Bureau of Labor Statistics
of the United States Department of Labor. If this Index shall be discontinued with no successor or
comparable successor Index, the parties hereto shall attempt to agree upon a substitute formula,
but if said parties are unable to agree upon a substitute formula, then the matter shall be
determined by arbitration in accordance with the rules of the American Arbitration Association then
prevailing.

     (F) “Security Deposit”: Intentionally omitted.

     (G) “Permitted Use”: Lessee may use the Demised Premises for general administrative and
executive office purposes and all other lawful uses; provided, however, that no such use shall
cause the standard of the Building to be decreased below its current condition as a first-class
office building. Such uses shall at all times be in conformance with the Rules and Regulations
attached hereto as Exhibit E, as the same may be amended, modified or altered, from time to time in
a reasonable and non-discriminatory manner.

     (H) “Lease Year”: The period from June 1, 2009 to May 31, 2010, and each of the one year
periods thereafter during the Lease Term are hereinafter referred to individually as a “Lease Year”
and collectively as “Lease Years”.

     2. Granting Clause. In consideration of the obligation of the Lessee to pay rent as
herein provided and in consideration of the other terms, covenants and conditions hereof,
Lessor hereby demises and leases to Lessee, and Lessee hereby takes from Lessor, the Demised
Premises to have and to hold the same for the Lease Term specified in Section 1(D) hereof, all upon
the terms and conditions set forth in this Lease.

 

 

     3. Services by Lessor. So long as Lessee is not in default hereunder, Lessor agrees
to furnish Lessee while occupying the Demised Premises the following services:

     (A) Hot and cold water at those points of supply provided for the general use of Lessee and
the other occupants of the Building.

     (B) Heat or air conditioning from the Building systems as appropriate for the season, or
connections to the Building’s heating and air conditioning systems, on a 24 hours basis on Monday
through (and including) Saturday of each week, public holidays excepted; provided that Lessor shall
provide heat or air conditioning on Sundays and public holidays as requested by Lessee (with such
request to be given to owner in writing at least 24 hours prior to the commencement of the
requested additional heating and air conditioning service), in which case Lessee shall pay
(promptly upon receipt of an invoice therefore) and be responsible for the actual costs of the
additional heating or air conditioning incurred by Lessor.

     (C) Passenger elevator service in common with other tenants for ingress to and egress from the
Demised Premises, with at least one such elevator to be operational at all times without
interruption or unreasonable delay.

     (D) Janitorial cleaning services as set forth in Exhibit F attached hereto.

     (E) Electric lighting for public and common areas of the Building in the manner and to the
extent similar to that provided in other first class high-rise office buildings in the Cincinnati,
Ohio central business district.

     (F) Maintenance of the Common Areas, including removal of rubbish, ice and snow.

     (G) Life safety and security systems that are currently installed within the Building operated
in the manner and to the extent similar to that provided by Lessor to date in the Building.

          Lessor may enter the Demised Premises upon twenty-four (24) hours advance notice to Lessee
(except in an emergency in which case no notice is necessary) to examine the same or to make
alterations and repairs therein or for any purpose which it may deem reasonably necessary for the
operation, maintenance, repair and alteration of the Building and the Building equipment. Lessor
shall use commercially reasonable efforts to minimize any interruption to or interference with
Lessee’s use and enjoyment of the Demised Premises caused by Lessor’s entrance in the Demised
Premises.

          Lessor reserves the right of stopping all or any portion of such services at such times as may
be necessary by reason of the following which have an impact on the Building or such services to be
provided: accidents, repairs, alterations or improvements desirable or necessary to be made until
the same shall have been completed, or whenever Lessor, after

 

 

exercising ordinary diligence, is
unable to furnish all or any portion of such services by reason of electric power failures (except
for any power failures due to Lessor’s failure to pay applicable utility charges), labor
difficulties, orders of any governmental authority, riots, floods, or any other cause beyond
Lessor’s control. Failure to any extent to furnish, or any stoppage of, these defined services,
resulting from any cause, shall not render Lessor liable in any respect for damages to either
person or property, nor be construed as an eviction of Lessee or work an abatement of rent, nor
relieve Lessee from fulfillment of any covenant or agreement hereof. Should any equipment or
machinery used to furnish the above-referenced services break down, or for any cause cease to
function properly, Lessor shall use reasonable diligence to repair same promptly, but Lessee shall
have no claim for rebate or abatement of rent or damages on account of any interruptions in service
occasioned thereby or resulting therefrom.

          If Lessee requests that repairs, improvements, decorating, or other work in the Leased
Premises be done after regular business hours, Lessor may charge Lessee any additional costs
(including overtime) resulting therefrom.

     4. Payments.

     (A) Lessee shall pay to Lessor, at the address set forth in Section 30 below or to such other
payee or at such other address as designated by Lessor, as Annual Basic Rental for the Demised
Premises the sum specified in Section 1(E) hereof, payable in equal consecutive monthly
installments, in advance, on or before the first day of each and every calendar month during the
Lease Term; provided, however, that if the Commencement Date shall be a day other than the first
day of a calendar month, the Annual Basic Rental installment for the first and last fractional
months of the Lease Term shall be prorated on the basis of the number of days during the month this
Lease was in effect in relation to the total number of days in such month. Except as expressly
provided herein, the obligation of the Lessee to pay Annual Basic Rental is an independent
covenant, and no act or circumstance whether constituting breach of covenant by Lessor or not,
shall release Lessee of the obligation to pay rent. All monthly utility charges (including meter
reading fees and all charges for natural gas) for the Demised Premises are included in the Annual
Basic Rental specified in Section 1(E) hereof. The parties acknowledge and agree that all
operating expenses for the Building are included in the Annual Basic Rental and there shall not be
any additional rent for any operating expenses for the Building.

     (B) Lessee shall, and hereby agrees to, supply, replace and pay for its own supplies and labor
for all replacements of light bulbs, fluorescent and otherwise, ballasts and any above building
standard light fixtures in the Demised Premises; provided, however, Lessee shall not be responsible
for any repair or replacement of any building standard light fixtures unless the need for such
repair or replacement is caused by Lessee, its employees,
invitees, or contractors.

     (C) In the event payment of any and all amounts required to be paid pursuant to this Lease are
not timely made within five (5) days of their due date, a service fee of five (5%) of the unpaid
amount(s) will be due as additional rent, at the election of Lessor.

 

 

     5. Repairs and Re-Entry. Except as otherwise provided herein as Lessor’s obligation,
Lessee will, at Lessee’s own cost and expense, keep the Demised Premises and all other improvements
to the extent covered by this Lease in sound condition and good repair, including but not limited
to any separate heating and air conditioning units or systems serving Lessee’s data centers within
the Demised Premises, and shall repair or replace any damage or injury done to the Building or any
part thereof by Lessee or Lessee’s agents, contractors, employees and invitees, and if Lessee fails
to make such repair or replacements within thirty (30) days after the need therefor arises or in
the event of any damage or injury that affects other tenants in the Building or the Building’s
systems Lessee fails to immediately make such repair or replacements, Lessor may at its option make
such repair or replacement, and Lessee shall pay the reasonable cost thereof to Lessor within
fifteen (15) days of Lessor’s written demand to Lessee therefor. Lessor shall repair or replace
any HVAC units or systems serving the Building or the Demised Premises, except any separate heating
and air conditioning units or systems serving Lessee’s data centers within the Demised Premises,
which shall be Lessee’s responsibility; provided Lessee shall collect all equipment manuals
relating to the HVAC systems installed by or on behalf of Lessee and deliver them to Lessor and
assign all written warranties relating to such HVAC systems to Lessor. Lessee will not commit or
allow to be committed any waste or damage to or on any portion of the Demised Premises, and shall
at termination of this Lease by lapse of time or otherwise, deliver up said Demised Premises and
all other improvements to which Lessor is entitled by this Lease to Lessor in as good condition as
at the date of possession, ordinary wear and tear not impairing functionality excepted, failing
which Lessor may restore the Demised Premises to such condition and Lessee shall pay the reasonable
costs of same to Lessor within fifteen (15) days of Lessor’s written demand to Lessee therefor.
Lessor, its agents, contractors, employees and representatives, shall have the right, upon
twenty-four (24) hours prior notice to Lessee (except in the event of an emergency, in which case
no notice is required), to enter into and upon all parts of the Demised Premises to inspect same or
clean or to make such repairs, alternations or additions as Lessor may from time to time deem
necessary, and Lessee shall not be entitled to any abatement or reduction of rent as a result of
such entry. In addition, Lessee shall permit Lessor or Lessor’s agents and any other person
authorized by the same to enter the Demised Premises upon twenty-four (24) hour prior notice during
the last six (6) months of the Lease Term for the purpose of exhibiting the Demised Premises to
prospective lessees so long as such entry does not unreasonably interfere with Lessee’s business
operations in the Demised Premises.

     6. Assignment or Sub-Letting. Lessee shall not mortgage, sell, assign or transfer
this Lease, or any interest herein, or allow the same to be done by operation of law or otherwise,
or sublet the Demised Premises or any part thereof, except to a parent, affiliate or
wholly-owned subsidiary, or use or permit the Demised Premises to be used for any purpose
other than a Permitted Use set forth in Section 1(G) hereof without the prior written consent of
Lessor, which consent shall not be unreasonably withheld, conditioned, or delayed. In the event
Lessee desires to assign this Lease or sub-let the Demised Premises, Lessee shall provide Lessor
with not less than thirty (30) days written notice of Lessee’s request, specifying in detail any
and all terms of such assignment or sub-lease and providing all information regarding same as may
be reasonably requested by Lessor. In the event Lessor

 

 

gives such consent, Lessee shall remain
primarily liable for the payment of all rents and other payments and for the performance of all of
the other terms and covenants contained in this Lease on its part to be performed. In addition, in
the event Lessor consents to an assignment or sub-lease of the Demised Premises, which assignment
or sub-lease results in monthly payments to Lessee in excess of the monthly payments due and owing
from Lessee under the terms of this Lease with respect to the same portion of the Demised Premises,
such excess monthly payments shall be shared equally between Lessee and Lessor.

     7. Alterations, Additions, Improvements. Except as provided in Subsection 19(B)
below, Lessee will not make or allow to be made any alteration or additions in or to the Demised
Premises or the Building without the prior written consent of Lessor, which consent shall not be
unreasonably withheld, conditioned, or delayed; except that Lessee may make non-structural
alterations which have no impact or affect on the Building’s mechanical, electrical and plumbing
systems, security systems, or life safety systems without the consent of Lessor. Such alterations,
physical additions, or improvements when made to the Demised Premises or Building by Lessee shall
be constructed in accordance with the Contractor Rules & Regulations attached hereto as Exhibit
D-1. All alterations, physical additions or improvements shall be surrendered to Lessor and become
the property of Lessor upon termination in any manner of this Lease, but this clause shall not
apply to moveable non-attached fixtures, equipment or furniture of Lessee. If any mechanic’s lien
is filed against the Demised Premises or the Building as a result of any act or omission by Lessee,
its agents, employees or invitees, Lessee shall cause same to be discharged of record within thirty
(30) days after the lien is filed by payment, deposit, bond, order of a court of competent
jurisdiction or otherwise. Lessor shall not charge Lessee for the review of plans or any
inspections that Lessor deems necessary with regard to any future alterations. Prior to the
commencement of any construction by or on behalf of Lessee, Lessee must provide detailed
construction “permit” drawings for Lessor’s review and written approval, as well as the appropriate
insurance and permit documentation required by Lessor or by any governmental authority for all of
such alterations. The approval of any designs, plans or specifications required pursuant to this
Section 7 or Section 19(B) below by Lessor shall not (a) be deemed to create any liability on the
part of Lessor, or any rights on behalf of any third party, with respect to such designs, plans or
specifications or be deemed an acknowledgement or representation that such designs, plans and
specifications are in compliance with applicable legal requirements or good engineering,
architectural or construction practices or be deemed a waiver of any obligation to provide
improvements which meet specified standards of design, construction and finish, or (b) unless
expressly and specifically authorized by Lessor, relieve Lessee of its obligation to cause such
improvements to be completed in accordance with the approved designs, plans or
specifications and the requirements of this Lease.

     8. Legal Use and Violations of Insurance Coverage. Lessee will maintain the Demised
Premises in a clean and orderly, sanitary and good and safe condition and comply with all laws,
ordinances, orders, rules, and regulations of all state, federal, municipal and other agencies or
bodies having jurisdiction with respect to the use, condition, or occupancy of the Demised
Premises. Lessee will not occupy or use, nor permit the Demised Premises to be occupied or used
for any business or purpose which is unlawful in part or in whole, nor permit anything to be done
which will in any way increase the rate of insurance on the

 

 

Building or its contents, and in the
event that there shall be any increase in the rate of insurance on the Building or its contents
created by Lessee’s acts or conduct of business then Lessee hereby agrees to pay such increase to
Lessor within fifteen (15) days of Lessor’s written demand to Lessee therfor. Lessee will at all
times conduct its business, and control its agents, employees, and invitees in such a manner as not
to create any nuisance, interference with or interruption to the quiet enjoyment privileges of
other tenants of the Building or Lessor in the management of the Building.

     9. Indemnity, Liability and Loss or Damage. Except as otherwise specifically set
forth in Section 27 or otherwise herein, Lessor and Lessee shall not be liable or responsible for
any loss or damage to any property or person occasioned by theft, fire, act of God, public enemy,
injunction, riot, strike, insurrection, war, court order, requisition or order of governmental body
or authority, or any other matter beyond the control of either party or for any damage or
inconvenience which may arise through repair or alteration of any part of the Building, or failure
to make such repairs, or from bursting or leaking of water or steam pipes, or from any other cause
whatsoever beyond either Lessor’s or Lessee’s reasonable control.

     (A) Lessee’s Indemnity. Lessee indemnifies, defends, and holds Lessor harmless from
claims for personal injury, death, or property damage occurring in or about the Demised Premises,
the Building in which the Demised Premises are located or the Common Area that are caused by the
negligence or willful misconduct of Lessee, its agents, employees, or invitees. When such a claim
is caused by the joint negligence or willful misconduct of Lessee and Lessor or Lessee and a third
party unrelated to Lessee, except Lessee’s agents, employees, or invitees, Lessee’s duty to defend,
indemnify and hold Lessor harmless will be in proportion to Lessee’s allocable share of the joint
negligence or willful misconduct.

     (B) Lessor’s Indemnity. Lessor indemnifies, defends, and holds Lessee harmless from
claims for personal injury, death or property damage occurring in or about the Demised Premises,
the Building in which the Demised Premises are located or the Common Area that are caused by the
negligence or willful misconduct of Lessor, its agents, employees, or invitees. When such a claim
is caused by the joint negligence or willful misconduct of Lessor and Lessee or Lessor and a third
party unrelated to Lessor, except Lessor’s agents, employees, or invitees (including, without
limitation, contractors, subcontractors, or other parties employed in connection with the
construction of or on the
Demised Premises and/or building), Lessor’s duty to defend, indemnify and hold Lessee harmless
will be in proportion to Lessor’s allocable share of the joint negligence or willful misconduct.

          Notwithstanding any obligations imposed upon Lessor, Lessee shall bear the sole risk of any
loss of, or damage to, any personal property (including but not limited to, any furniture,
machinery, equipment, goods or supplies) of Lessee or which Lessee may have on or in the Demised
Premises, or any trade fixtures installed by or paid for by Lessee on or in the Demised Premises,
or any additional improvements which Lessee may construct on or in the Demised Premises, or
Lessee’s trade or business, unless such loss or damage results from the negligence or willful
misconduct or omission of Lessor.

 

 

     10. Rules of Building. Lessor has heretofore delivered to Lessee, and Lessee hereby
acknowledges the receipt of, a set of rules applicable to the Building. Lessee and Lessee’s
agents, employees, and invitees, will comply fully with all rules of the Building, which rules are
made a part hereof as though fully set out herein. Lessor shall at all times have the right to
change such rules, make new rules, or amend such rules in such reasonable manner as Lessor may deem
reasonably advisable, all of which new rules, changes and amendments will be posted or forwarded to
Lessee in writing and shall be prospectively applied and carried out and observed by Lessee.
Lessor and Lessee acknowledged that different tenants in the Building may negotiate changes in the
Rules and Regulations applicable specifically to them. To the extent that the same Rules and
Regulations apply to Lessee and other tenants in the Building, Lessor shall apply and enforce the
same uniformly and in a non-discriminatory manner.

     11. Holding Over. If Lessee retains possession of the Demised Premises or any part
thereof after the expiration or termination of this Lease by lapse of time or otherwise, Lessee
shall pay to Lessor (i) for the initial three (3) months, or portion thereof, during such holdover
period, an amount equal to one hundred and ten percent (110%) of the rate of Annual Basic Rental by
Lessee to Lessor with respect to the Demised Premises for the month immediately preceding the month
of expiration or termination, and (ii) for any month, or portion thereof, after the initial three
(3) months during such holdover period, an amount equal to one hundred and twenty-five percent
(125%) of the rate of Annual Basic Rental by Lessee to Lessor with respect to the Demised Premises
for the month immediately preceding the month of expiration or termination. Such holding over or
retention of the Demised Premises by Lessee shall operate and be construed only as a month-to-month
tenancy, shall not in any way be construed as an extension or renewal of the term of this Lease,
and shall be terminated only by giving thirty (30) calendar day’s prior written notice to
terminate. Provided, however, that if Lessor gives Lessee written notice to vacate the Demised
Premises not less than sixty (60) days prior to the end of the original term hereof (as the same
may have been extended pursuant to the exercise of any option contained herein), any holding over
shall constitute a forcible entry and detainer as defined by the law of the State of Ohio.

     12. Condemnation and Casualty.

     (A) In the event the Building or any portion thereof necessary, in the reasonable opinion of
Lessor, to the continued efficiency and/or economically feasible use of the Building shall be taken
or condemned in whole or in part for any public or quasi-public purposes, then the term of this
Lease shall, at the option of the Lessor, forthwith cease and terminate. In the event the Demised
Premises, or such portion thereof as would prevent Lessee from occupying and using the Demised
Premises for the purposes herein provided, shall be taken or condemned for any public or
quasi-public purpose, then, at Lessor’s option, either (i) the Term of this Lease shall forthwith
cease and terminate, or (ii) Lessor shall, to the extent reasonably practicable, provide Lessee
with such additional space and make such repairs to the Demised Premises as may be necessary to
enable Lessee to use such additional and repaired space for the purposes herein provided. All
compensation awarded for any such taking, condemnation, or sale proceeds in lieu thereof, shall be
the property of Lessor

 

 

without any deduction therefrom for any present or future estate of Lessee,
and Lessee shall have no claim thereto, the same being hereby expressly waived by Lessee, except
for any portions of such award or proceeds which are specifically allocated by the condemning or
purchasing party for the taking of or damage to trade fixtures of Lessee, which Lessee
specifically reserves to itself.

     (B) If the Demised Premises or the Building in which the Demised Premises are located shall be
damaged by any cause or means whatsoever not caused or contributed to by the negligence or willful
misconduct of Lessee, its employees, servants, agents or visitors, and if said damage can be
repaired within a period of four (4) months by using standard working methods and procedures,
Lessor shall, within a reasonable time of occurrence of said damage, enter and make repairs, and
this Lease shall not be affected but shall continue in full force and effect. However, if within
thirty (30) days from the date of the occurrence of said damage, Lessor reasonably determines that
said damage cannot be repaired within a period of four (4) months by using standard working methods
and procedures, or that there is not sufficient insurance to fully restore the Demised Premises to
substantially their condition prior to the occurrence of said damage, then this Lease shall cease
and terminate as of the date of such occurrence, and Lessee shall pay rent hereunder to the date of
the occurrence of said damage and shall within thirty (30) days of such determination by Lessor
surrender the Demised Premises to Lessor; provided, however, that if within a period of thirty (30)
days from the date of such occurrence Lessor elects to keep this Lease in force and to restore the
Demised Premises to substantially the condition as existed prior to the date of occurrence, Lessor
shall provide Lessee with written notice of such election within said thirty (30) day period. If
Lessor so elects to continue the lease and restore the Demised Premises, Lessor shall, within a
reasonable time after the date of the notice of said election, enter the Demised Premises and make
repairs, and this Lease shall not be affected, except that rents hereunder shall be reduced or
abated while such repairs are being made for the period of time and in the proportion that the
Demised Premises are untenantable. If, however, such damage is contributed to or results from the
negligence or willful misconduct of Lessee, or Lessee’s employees, servants, agents, or visitors,
and if Lessor does not have insurance covering such damage, the damage not covered by Lessor’s
insurance shall promptly be repaired by and at the expense of Lessee under the control, direction
and
supervision of Lessor, and the rent shall continue without abatement or reduction. The
completion of the repair of all such damage is subject to reasonable delays resulting from causes
beyond the reasonable control of the party obligated to make such repairs. Lessor shall not be
obligated to repair any damage to the Demised Premises or the Building that is not covered by
insurance.

     13. Entire Agreement. It is expressly agreed by Lessee, as a material consideration of
this Lease, that there are, and were, no verbal representations, understanding, stipulations,
agreements or promises pertaining hereto not incorporated in writing herein, and it is likewise
agreed that this Lease shall not be altered, waived, amended or extended other than as provided
herein or in a writing signed by the parties to this Lease or their authorized agents.

     14. Transfer of Lessor’s Rights. Lessor shall have the right to transfer and assign,
in whole or in part, all of its rights and obligations hereunder and in the Building. Upon any

 

 

such transfer or assignment, the term “Lessor” shall be deemed to refer only to the transferee or
assignee of Lessor’s interest hereunder, and Lessor shall thereafter be released from all liability
and obligation hereunder arising after the date of assignment.

     15. Default Clause. In the event: (i) Lessee fails to make any payment required to
be made by Lessee to Lessor pursuant to this Lease within five (5) days of written notice from
Lessor that the same is due and payable; (ii) Lessee fails (other than a failure covered by (a)
above) to comply with any term, provision, condition, or covenant of this Lease or any of the rules
now or hereafter established for the government of the Building and such failure continues for a
period of thirty (30) days after written notice thereof, provided, however, that if such failure
does not materially affect the Building or other tenants in the Building and the nature of such
failure is such that the same cannot reasonably be cured within a thirty (30) day period, Lessee
shall not be deemed to be in default if it shall commence such cure within such thirty (30) day
period and thereafter rectify and cure such failure with due diligence; (iii) Lessee deserts,
abandons or vacates the Demised Premises for a continuous period of more than sixty (60) days; (iv)
any petition is filed by or against Lessee under any section or chapter of any bankruptcy act or
under any similar law or statute of the United States or its subdivisions and if such petition is
filed against Lessee and is not dismissed within thirty (30) days; (v) Lessee becomes insolvent or
makes a transfer in fraud of creditors; (vi) Lessee makes an assignment for the benefit of
creditors; or (vii) a receiver is appointed for Lessee or any of the assets of Lessee,
then, in any of such events, Lessor shall have the option to do any one or more of the
following without any notice or demand, in addition to and not in limitation of any other remedy
available to Lessor at law, in equity or under this Lease:

     (A) Terminate this Lease, in which event Lessee shall immediately surrender the Demised
Premises to Lessor, and if Lessee shall fail to do so, Lessor may, without notice and without
prejudice to any other remedy Lessor may have for possession or arrearages in rent, enter upon and
take possession of the Demised Premises and expel or remove Lessee and its effects without being
liable to prosecution or any claim for damages therefor; and
Lessee agrees to indemnify Lessor for all loss, damage, and expense, including reasonable
attorney’s fee, which Lessor may suffer by reason of such termination, whether through inability to
relet the Demised Premises on commercially reasonable terms, or through decrease in rent, or
otherwise; and/or

     (B) Enter upon and take possession of the Demised Premises as the agent of Lessee, without
being liable to prosecution or any claim for damages therefor, and Lessor may relet the Demised
Premises as the agent of the Lessee and receive the rent therefor; and in such event, Lessee shall
pay Lessor the cost for renovating, repairing and altering the Demised Premises (to building
standard finish) for a new tenant or tenants and for any deficiency that may arise by reason of
such reletting, on demand at the address of Lessor specified herein or hereunder; provided,
however, that the failure of Lessor to relet the Demised Premises shall not release or affect
Lessee’s liability for rent or for damages and such rent and damages shall be paid by Lessee on the
dates specified herein; and/or

     (C) Lessor may, as agent for Lessee, do whatever Lessee is obligated to do by the provisions
of this Lease and may enter the Demised Premises, without being liable to

 

 

prosecution or any claim
for damages therefor, in order to accomplish this purpose. Lessee agrees to reimburse Lessor
immediately upon demand for any expenses which Lessor may incur in thus effecting compliance with
this Lease on behalf of Lessee, and Lessee further agrees that Lessor shall not be liable for any
damages resulting to Lessee from such action, whether caused by the negligence of Lessor or
otherwise.

          Pursuit of any of the foregoing remedies shall not preclude pursuit of any of the other
remedies herein provided or any other remedies available at law or in equity. In the event Lessee,
or Lessee’s subsidiary or affiliate, shall have other leases for other premises in the Building,
any default by Lessee under such other leases shall be deemed to be a default herein and Lessor
shall be entitled to enforce all rights and remedies as provided for a default herein.

     16. Binding Effect. This Lease shall inure to the benefit of, and be binding upon, the
heirs, executors, administrators, successors and assigns of Lessor; and, subject to Section 6
hereof, the heirs, executors, administrators, successors and assigns of Lessee.

     17. No Waiver or Surrender. No act or thing done by Lessor or its agents during the
term hereof shall be deemed an acceptance of a surrender of the Demised Premises, and no agreement
to accept a surrender of the Demised Premises shall be valid unless made in writing and signed by
Lessor. The mention in this Lease of any particular remedy shall not preclude Lessor from any
other remedy Lessor might have, either at law or in equity, nor shall the waiver of or redress for
any violation of any covenant or condition contained in this Lease or any of the rules and
regulations attached hereto, or hereafter adopted by Lessor, prevent a subsequent act from having
all the force and effect of an original violation. The receipt by Lessor of rent with knowledge of
the breach of any covenant contained in this Lease shall not be deemed a waiver of such breach.
The failure of Lessor to enforce any of the rules of the Building attached hereto, or hereafter
adopted, against
Lessee and/or any other tenant in the Building shall not be deemed a waiver thereof. Failure
of Lessor to declare any default immediately upon occurrence thereof, or delay in taking any action
in connection therewith, shall not waive such default, but Lessor shall have the right to declare
any such default at any time and take such action as might be lawful or authorized hereunder, at
law or in equity. No waiver shall be effective unless in writing and signed by Lessor.

     18. Quiet Possession. Lessor hereby covenants that Lessee, upon paying rent as herein
reserved, and performing all covenants and agreements herein contained on the part of Lessee to be
paid or performed, shall and may peacefully and quietly have, hold and enjoy the Demised Premises.

     19. Improvements.

     (A) Base Building Improvements. References in this Section are made to that certain
Letter from Motz Engineering to Kendle International dated September 25, 2006 as responded to by
Lessor on October 18, 2006, a copy of which is set forth on Exhibit D attached hereto (with
Lessor’s response, the “Base Building
Improvements Letter”). Lessor shall, at its cost, provide
the following improvements (collectively, the “Base Building Improvements”):

 

 

          (1) at the election of Lessee (the actual date Lessee notifies Lessor of such election is
referred to herein as the “Election Date”), Lessor shall provide one of the following: (a) the HVAC
upgrades specified in Section 2.3 of the Base Building Improvements Letter (the “HVAC Upgrades”) or
(b) in lieu of completing the HVAC Upgrades, an HVAC improvement allowance in the amount of $10.00
per USF (the “HVAC Upgrade Allowance”), which HVAC Upgrade Allowance may be used in Lessee’s sole
discretion; provided that if Lessee makes or causes others to make any alterations, modifications
or improvements to the heating, ventilating or air conditioning system in the Building or the
Demised Premises (the “HVAC System”), Lessor’s consent shall be required for such alterations,
modifications or improvements, which consent shall not be unreasonably withheld or delayed. Lessee
shall notify Lessor of its election pursuant to this Subsection 19(A)(1) on or prior to June 1,
2009; and

          (2) the electrical upgrades specified in Section 2.4 of the Base Building Improvements Letter;
except that Lessor has completed the new electrical service (the so-called new 3000 amp service) to
the Demised Premises as described in Section 2.4 of the Base Building Improvements Letter and per a
letter from Lessee dated August 22, 2007, Lessee has acknowledged its acceptance of Lessor’s
completion of such work.

          If Lessee elects for Lessor to complete the HVAC Upgrades in accordance with Subsection
19(A)(1) above, Lessor shall complete such HVAC Upgrades within twelve (12) months after the last
to occur of (the “Base Building Completion Date”): (a) the date Lessee delivers to Lessor the Plans
and Specifications (as defined in Subsection 19(B) below) and (b) the Election Date. Lessor shall
complete the portion of the Base Building
Improvements described in Subsection 19(A)(2) above on or before the Base Building Completion
Date. Except for any Base Building Improvements that Lessor is required to complete in accordance
with this Section 19(A), Lessor shall have no obligation to provide any improvements to the Demised
Premises or the Building. If Lessee elects to receive the HVAC Upgrade Allowance in accordance
with Subsection 19(A)(1) above, Lessor shall not be required to complete any of the HVAC Upgrades.
By moving into the Demised Premises or taking possession thereof, Lessee accepts the Demised
Premises as suitable for the purposes of which the same are leased and accepts the Building and
each and every appurtenance thereof, and Lessee by said acts waives any and all defects therein,
except for latent defects.

     (B) Lessee’s Work. Lessee intends to make initial alterations and improvements to the
Demised Premises (such initial alterations and improvements are referred to herein as “Lessee’s
Work”). Prior to the commencement of any construction of any of Lessee’s Work, Lessee shall submit
to Lessor for approval complete architectural plans and specifications for Lessee’s Work (the
“Plans and Specifications”), prepared by a reputable and competent professional architect or
engineer appointed by Lessee and which is licensed to practice in the State of Ohio. Lessor will
pay for all costs associated with the initial architectural space plans and all revisions in order
to provide Lessor the required Plans and Specifications up to but not in excess of Twelve Thousand
and 00/100 Dollars ($12,000.00) (such costs are based

 

 

upon a proposal submitted to Lessor by
Lessee’s architect dated August 28, 2006 for such architectural services). There shall be no
charge by Lessor for the review of such Plans and Specifications or any inspections that Lessor
deems necessary with regard to Lessee’s Work. Lessee may, at its election, subject to Lessor’s
approval (which such approval shall not be unreasonably withheld, conditioned or delayed), select a
general contractor for the completion of Lessee’s Work (“Lessee’s GC”). To maintain continuity
between the base building systems and the system in the Demised Premises (which the parties
acknowledge will provide for a more efficient and productive system), Lessor recommends that
Lessee’s GC use the same mechanical, electrical & plumbing subcontractors (“MEP Contractors”) as
Lessor used in connection with the Base Building Improvements to complete any alterations or
improvements associated with any mechanical, electrical and plumbing systems that are a part of
Lessee’s Work. Lessee may, however, at its option, select a different MEP Contractor or
Contractors for Lessee’s Work. Prior to the commencement of any construction by Lessee or Lessee’s
GC, Lessee or Lessee’s GC must provide the appropriate insurance and permit documentation
reasonably required by Lessor for all of such work. As part of Lessee’s Work, Lessee shall have
the right to install (i) internal stairways in the Demised Premises and (ii) equipment on the
existing truck ramp located on the Vine Street side of the Building (located south of the valet
ramp); provided that in connection with all such work, Lessee shall have obtained Lessor’s
approval, such work shall be in accordance with the Plans and Specifications and Lessee shall have
obtained any necessary permit/approvals from the applicable governing authorities. If Lessee
intends to construct a kitchen in the Demised Premises as part of Lessee’s Work, Lessee shall
submit plans and specifications for such use to Lessor for Lessor’s review and approval, such
approval to be in Lessor’s sole discretion. During the construction of Lessee’s Work, Lessee and
Lessee’s GC must coordinate use of the
Building’s freight elevators with Lessor, which Lessor shall make all reasonable efforts to
make available to Lessee. Lessor will not charge a fee for the operation of such freight elevators
during normal business hours.

     (C) Concurrent Improvements. Lessor and Lessee acknowledge that Lessee’s Work will be
completed in stages. Lessor agrees to work with Lessee’s third party contractors to schedule
during normal business hours Lessor’s work on the Base Building Improvements in an effort to
minimize interruption of the completion of Lessee’s Work. Notwithstanding anything contained in
this section to the contrary, if Lessor is delayed in the completion of the Base Building
Improvements by, or as a result of the work of Lessee’s GC and/or the completion of Lessee’s Work,
then Lessor shall be entitled to extend the Base Building Completion Date by one (1) day for each
day of such delay.

     20. Possession. Lessor shall deliver the Demises Premises to Lessee on the
Commencement Date for Lessee’s possession and completion of Lessee’s Work by Lessee’s GC as
described in Subsection 19(B) above. If for any reason the Demised Premises shall not be ready for
occupancy by Lessee on the date set forth in Section 1(D) hereof, this Lease shall not be affected
hereby, nor shall Lessee have any claim against Lessor by reason thereof.

     21. Signs. Lessee shall have the right, at its sole cost and expense, to install
interior and exterior signage in accordance with the terms of this Section. Any signage installed
by

 

 

Lessee shall: (i) comply with the City of Cincinnati codes relating to signage and all other
applicable local statutes, ordinances, rules, regulations and requirements, (ii) be of a design and
presentation to not detract from the appearance of the Building, (iii) be maintained in good
condition and repair (and removed at the expiration of the Lease Term) at Lessee’s expense, (iv)
not interfere with any existing signage or any antennae or other telecommunications equipment or
any rights of licensees or other tenants, and (v) be approved by Lessor exercising its sole
discretion. Lessor hereby approves and Lessee may install, at its option, a building mounted
exterior sign, which is substantially similar in size, materials and appearance as the sign
depicted in Exhibit G attached hereto, to be mounted in a prominent location (as such specific
location is approved by Lessor exercising its sole discretion) near or at the top of each side of
the Building; provided such exterior signage complies with the City of Cincinnati codes relating to
signage and all other applicable local statutes, ordinances, rules, regulations and requirements.
Nothing contained herein shall be interpreted to create any right in Lessee, and Lessee shall not
have any right, to change the name of the Building. Lessee will not place or suffer to be placed
or maintained on any exterior door, wall or window of the Demised Premises any sign, awning or
canopy, or advertising matter or other thing of any kind, and will not place or maintain any
decoration, lettering or advertising matter on the glass of any window or door of the Demised
Premises except in strict accordance with the terms of this Section 21. Lessee further agrees to
maintain any such sign, awning, canopy, decoration, lettering or advertising matter or other thing
as may be approved in good condition at all times and shall remove, at Lessee’s sole expense, any
such sign, awning, canopy, decoration, lettering or advertising matter at the end of the Lease Term
and shall repair or restore the Building or property from which any
such signage was removed to its original condition.

     22. Subordination. Lessee hereby subordinates this Lease and all rights of Lessee
hereunder to any ground lease, mortgage or mortgages, vendor’s lien, or similar instruments which
now are or which may from time to time hereafter be placed upon the Demised Premises or the
Property; and such ground lease, mortgage or mortgage liens or other instruments shall be superior
to and prior to this Lease for all purposes. Lessee further covenants and agrees that if the
Lessor under any ground lease or any mortgagee or other person or entity acquires the Demised
Premises through default under the ground lease, foreclosure, or by deed in lieu of foreclosure
(any such Lessor, mortgagee or other lien holder or purchaser at the foreclosure sale being each
hereinafter referred to as the “Purchaser at Foreclosure”), Lessee shall thereafter, but only at
the option of the Purchaser at Foreclosure, as evidenced by the written notice of its election
given to Lessee within a reasonable time thereafter, remain bound by novation or otherwise to the
same effect as if a new and identical lease between the Purchaser at Foreclosure, as Lessor, and
Lessee, as tenant, had been entered into for the remainder of the Lease Term. Lessee agrees to
execute any instrument or instruments which Lessor or any mortgagee or other secured party may deem
necessary or desirable further to effect the subordination of this Lease to each such ground lease,
mortgage, lien or other instrument, or to confirm any election to continue the lease in effect in
the event of foreclosure or default, as above provided; provided however, that such mortgagee or
other secured party delivers to Lessee a Non-Disturbance Agreement to the effect that Lessee’s
leasehold estate and possession hereunder shall not be disturbed or terminated so long as Lessee is
not in default under this Lease beyond any applicable notice and cure period.

 

 

     23. Severability Clause. If any clause or provision of this Lease is illegal, invalid,
or unenforceable under any present or future law, then and in that event, it is the intention of
the parties hereto that the remainder of this Lease shall not be affected thereby, and it is also
the intention of the parties to this Lease that in lieu of each clause or provision that is
illegal, invalid or unenforceable, there be added as a part of this Lease a clause or provision as
similar in terms to such illegal, invalid or unenforceable clause or provision as may be legal,
valid and enforceable. The caption of each paragraph hereof is added as a matter of convenience
only and shall be considered to be of no effect in the construction of any provision or provisions
of this Lease.

     24. Security Deposit. Intentionally Omitted.

     25. Lessee’s Insurance. Lessee, in order to enable it to meet its obligations to
insure against the liabilities specified in this Lease, shall at all times during the Lease Term,
at its own expense, for the protection of Lessee, Lessor, Lessor’s mortgagee and Lessor’s
management agent, as their interests may appear, carry one or more policies of general public
liability and property damage insurance, issued by one or more insurance companies acceptable to
Lessor, with the following minimum coverages:

	 	 	 
	Policy Type:	 	Minimum Coverages:
	Worker’s Compensation

	 	Minimum Statutory Amount
	 
	 	 
	Comprehensive General Liability
Insurance, including blanket
contractual liability, broad
form property damage, personal
injury, completed operations,
products liability and fire
damage.

	 	Not Less than $1,000,000
combined single limit for
both bodily injury and
property damage.
	 
	 	 
	Fire and extended coverage,
vandalism and malicious
mischief, and sprinkler leakage
insurance

	 	Full cost of replacement of
Lessee’s property and
fixtures located in the
Demised Premises

Such insurance policy or policies shall name Lessor, Lessor’s mortgagee and Lessor’s management
agent as additional insureds and shall provide that such insurance may not be canceled on less than
ten (10) days prior written notice to Lessor. Lessee shall furnish Lessor with a copy of all
certificates evidencing such insurance. Should Lessee fail to carry such insurance and/or furnish
Lessor with a copy of all such certificates within five (5) days after a request to do so, Lessor
shall have the right to obtain such insurance and collect the cost thereof from Lessee upon demand.
Neither the minimum insurance coverages required herein, nor the types of insurance coverages
required hereby shall be interpreted or construed as any limitation on Lessee’s liability under
this Lease.

     26. Lessor’s Insurance. Lessor shall be responsible for insuring and, unless Lessee

 

 

provides its consent (which consent shall not be unreasonably withheld, delayed or conditioned) for
Lessor to self insure as set forth herein, Lessor shall at all times during the term of this Lease
carry a policy of insurance which insures the Building, including the Demised Premises, against
loss or damage by fire or other casualty (namely, the perils against which insurance is afforded by
a standard fire insurance policy and extended coverage endorsement); provided, however, that Lessor
shall not be responsible for, and shall not be obligated to insure against, any loss of or damage
to any trade fixtures or other personal property located anywhere in or on the Building or the
Demised Premises, nor shall Lessor be responsible for, or obligated to insure against, any loss of
or damage to any improvements installed in the Demised Premises by, for or at the instance of
Lessee. Lessor may, upon providing proof of its financial ability to do so to Lessee and upon
Lessee’s approval of same in Lessee’s reasonable discretion which consent shall not be unreasonably
withheld, delayed or conditioned, self insure the Building and the Demised Premises to the extent
herein required, in which case Lessor’s coverage shall be limited to such items as would be covered
by the above described insurance had Lessor not elected to self insure.

     27. Waiver of Subrogation. Lessor and Lessee hereby release each other and each
other’s employees, agents, customers, contractors and invitees from any and all liability for any
loss, damage or injury to person or property occurring in, on, about or to the Demised Premises,
the Building, improvements to the Building or personal property within the Building by reason of
fire or other casualties which are required by this Lease to be insured
against, regardless of cause, including the negligence of Lessor or Lessee and their
employees, agents, customers, contractors and invitees. Each party to this Lease shall obtain from
its respective insurance company a consent to this mutual waiver of subrogation/release, so as to
prevent the invalidation of insurance coverage by reason of this mutual waiver of
subrogation/release, and shall provide the other party a copy of any such consent.

     28. Relocation of Lessee. Lessor shall not have the right to relocate Lessee.

     29. Notices. Any notice required or permitted to be given hereunder by one party to
the other shall be deemed to be given when sent by a nationally recognized overnight carrier, or
when deposited in the United States Mail with sufficient postage prepaid, addressed to the
respective party to whom notice is intended to be given, if to Lessee, at the Demised Premises, and
if to Lessor at Belvedere Corporation, Managing Agent, 1400 Carew Tower, 441 Vine Street,
Cincinnati, Ohio 45202.

     30. Brokers. Lessee represents and warrants to Lessor that neither it nor its
officers or agents nor anyone acting on its behalf has dealt with any real estate broker in the
negotiation or making of this Lease, except CB Richard Ellis, Inc. (“Broker”) whose commission
shall be paid by Lessor under separate agreement. Lessee agrees to indemnify and hold Lessor
harmless from the claim or claims of any broker or brokers (other than Broker) claiming to have
interested Lessee in the Building or Demised Premises or claiming to have caused Lessee to enter
into this Lease or subsequent lease agreements. Lessee agrees, should a claim be forthcoming from
any other broker or brokers, Lessee shall be solely responsible to pay or defend against any such
claims, commissions or fees.

 

 

     31. Moving. All moving in or out of the Demised Premises must be done Monday through
Friday after 5:00 p.m. or anytime on Saturday and shall be scheduled with Lessor in advance. The
Lessee is responsible for any damage caused by Lessee, its employees, agents or representatives
during such move.

     32. Storage and Sale of Property Left on Premises. Lessor at its option may remove
from the Demised Premises and store any of Lessee’s tangible personal property (“Property”) left by
Lessee in the Demised Premises at the termination of this Lease for any cause, without liability to
Lessee for damages to or loss of such Property, and Lessee shall pay to Lessor on demand its
expenses of such removal and storage. At any time after said removal, Lessor, after giving Lessee
five (5) days written notice, may sell any such Property, at public or private sale, without legal
process, for such price as Lessor deems reasonable, the proceeds of any such sale to be applied by
Lessor first to pay Lessor’s expense incident to such removal, storage and sale, secondly to pay
any other amounts due Lessor from Lessee, and any balance remaining shall be paid by Lessor to
Lessee or whoever may be legally entitled thereto.

          In lieu of the above, Lessor shall have the right, at its option, with five (5) days notice to
Lessee, to remove and dispose of any and all Property, without liability to Lessor
for loss of such Property, and Lessee shall pay to Lessor, on demand, any cost associated with
the removal and disposal.

          Lessee, when vacating the Demised Premises, shall leave the Demised Premises in broom-clean
condition, and shall return all keys and/or key cards to Lessor within twenty-four (24) hours after
said vacation, or before the end of the next business day, whichever reasonably applies.

     33. Estoppel Certificates. Lessee shall execute and deliver to Lessor, within fifteen
(15) days after receipt of a written request therefor from Lessor, a written statement certifying
that this Lease is unmodified and is in full force and effect, the then existing Annual Basic
Rental and the dates to which installments of the Annual Basic Rental and other charges have been
paid, that all improvements to be made by Lessor have been satisfactorily completed, stating
whether or not the Lessor is in default of its obligations hereof and containing such other
information as Lessor may reasonably specify.

     34. Lessor’s Liability. Lessee agrees that it will not seek or enforce a personal
judgment or any deficiency judgment against Lessor, or any of the agents, employees, officers,
directors, shareholders or partners of Lessor, for any default by Lessor in the performance or
observance of any of the terms or conditions of this Lease, but Lessee shall look solely to
Lessor’s interest in the land and building containing the Demised Premises and the rents, issues
and profits thereof for satisfaction of any judgment or claim against Lessor.

     35. Tenant Allowances.

     (A) Tenant Improvement Allowance. Lessor shall provide a Tenant

 

 

Improvement
Allowance in the amount of Twenty-Five and 00/100 Dollars ($25.00) per USF (“TI Allowance”) for the
completion of Lessee’s Work to be performed by Lessee pursuant to Section 19(B) above. Lessee may
request a disbursement of the TI Allowance from Lessor by delivering a written notice to Lessor
specifying the amount of TI Allowance requested (the “Disbursement Amount”) and describing the
specific portion of Lessee’s Work that has been completed, together with affidavits and/or waivers
of lien and certificates of all subcontractors and materialmen covering all work and materials
furnished in connection with such portion of Lessee’s Work that has been completed and such
invoices, contracts, or other supporting data as Lessor may reasonably require, all in compliance
with the construction and mechanics’ lien laws of the State of Ohio (collectively, the “Payment
Request”). Provided Lessor receives and reasonably approves the foregoing described documentation,
Lessor shall make a disbursement of the TI Allowance to Lessee in the Disbursement Amount within
thirty (30) days of receipt of the Payment Request. Upon the completion of Lessee’s Work, Lessee
shall deliver a written notice to Lessor that Lessee’s Work have been completed, together with
affidavits and/or final waivers of lien and certificates of all subcontractors and materialmen
covering all work and materials furnished in connection with Lessee’s Work and such invoices,
contracts, or other supporting data as Lessor may reasonably require, all in compliance with the
construction and mechanics’ lien laws of the State of Ohio (collectively, the “Completion
Notice”). After Lessor receives the Completion Notice and the date of June 1, 2009 has occurred,
Lessor will pay any unpaid portion of the TI Allowance to Lessee in such amounts requested by
Lessee, such unpaid portion may be used in Lessee’s sole discretion or may, at Lessee’s request, be
credited to any unpaid and non-delinquent Annual Basic Rental.

     (B) Amortized Improvement Allowance. Lessor hereby grants Lessee the option to
amortize an additional Ten and 00/100 Dollars ($10.00) per USF of the Demised Premises (“Amortized
Improvement Allowance”) in excess of the TI Allowance provided by Lessor in Subsection 35(A) above
for the purpose of completing alterations and improvements in the Demised Premises or the Building.
As additional rent payable at the same time as the monthly installments of the Annual Basic Rental
hereunder, Lessee shall pay to Lessor equal monthly payments sufficient to pay and amortize in full
the Amortized Improvement Allowance calculated based upon a term equal to the Lease Term at an
interest rate equal to the prime rate plus two percent (2%) per annum as established by Fifth Third
Bank.

     (C) 5th Lease Year Improvement Allowance. At the end of the fifth (5th) Lease Year of
the Lease Term, Lessor shall provide Lessee with an additional improvement allowance (“5th Lease
Year Improvement Allowance”) in the amount of five dollars ($5.00) per USF of the Demised Premises
(as set forth on the Declaration attached hereto as Exhibit C) for Lessee’s use in redecorating,
re-carpeting or minor construction in the Demised Premises or for any other use in Lessee’s sole
discretion. Any excess 5th Lease Year Improvement Allowance not used by Lessee for the uses
specified in this Section 35(C), may, at Lessee’s request, be credited to any unpaid and
non-delinquent Annual Basic Rental.

     36. Parking. Lessor shall make available to Lessee, at Lessee’s expense and at market
rate, a number of parking spaces not to exceed one (1) space per one thousand USF (1,000 USF) of
the Demised Premises, such parking spaces to be located in the Tower Place Parking Garage located
at the corner of 4th Street and Race Street in Downtown, Cincinnati.

 

 

     37. Roof Space. Lessee shall have the right to the use space on the Building’s 5th
floor roof (as approved by Lessor, the “Roof Space”) for satellite dishes, antennas, and other
equipment at no rental charge, subject to Lessor’s review and approval, which approval shall be in
Lessor’s sole discretion. Lessee’s use of the Roof Space shall comply with the following
requirements (in addition to those specified in other sections of this Lease):

     (A) All work by Lessee shall be performed in compliance with applicable laws and ordinances
and in accordance with the provisions of this Lease relating to repairs, alterations, additions and
improvements. Lessee shall obtain and maintain all applicable licenses and permits required by
governmental or regulatory entities for Lessee’s use of the Roof Space and the installation of any
equipment thereon.

     (B) Lessee shall, at Lessee’s expense, keep and maintain any equipment in proper operating
condition and within industry accepted safety standards.

     (C) All installations and operations of equipment must be in compliance with all federal,
state, and local laws, codes and regulations including, but not limited to, local zoning
requirements and safety codes and regulations. Lessor assumes no responsibility for the licensing,
operation and/or maintenance of any equipment. All operations by Lessee shall be lawful and in
compliance with all Federal Communications Commission rules and regulations.

     (D) Lessee shall not use the Roof Space in a manner which will unreasonably interfere with (a)
any other tenants use of the Building’s 5th floor roof, (b) Lessor’s use of the Building’s 5th
floor roof for reasonable purposes relating to the Building, (c) the maintenance or operation of
the Building, including but not limited to the roof, or (d) MATV, CATV or other video systems, HVAC
systems, electronically controlled elevator systems, computers, telephone systems, or any other
system serving the Building and/or its occupants. Lessee shall indemnify Lessor and hold Lessor
harmless from all expenses, costs, damages, loss, claims or other expenses and liabilities arising
from any such interference. In addition, Lessee shall be strictly liable for all personal injury
caused by Lessee’s use and operation of any equipment in the Roof Space. In the event of any
interference in violation of this Lease, Lessee agrees to promptly cease all operations of such
equipment after receipt of notice from Lessor of such interference and to continue to cease all
operations until the interference has been corrected to the reasonable satisfaction of the Lessor.
To the extent that Lessee has breached this Subsection 37(B) and such breach has caused
interference, Lessee shall be responsible for all costs associated with any tests deemed necessary
to resolve any and all interference which Lessor determines or reasonably believes is being caused
by any equipment or Lessee’s use of the Roof Space. Notwithstanding the foregoing, if an emergency
situation exists which Lessor reasonably determines, in its sole discretion, to be attributable to
any equipment, Lessor shall immediately notify Lessee verbally, who shall act diligently and
expediently to remedy the emergency situation. Should Lessee fail to so remedy the emergency
situation or should Lessor reasonably determine that the response time by Lessee is not adequate
given the nature of the emergency, Lessor may then shut down any equipment and Lessee shall have no
recourse against Lessor as a result of such action.

     (E) Lessee’s use of the Roof Space shall not encroach on any portion of the Building leased to
another tenant and shall not obstruct any doors or windows.

     (F) Any equipment shall be installed on the Roof Space so that it will not be visible

 

 

from the
street level and shall not detract from or interfere with the use and operation of the Building as
a first class office building; provided that in the event any equipment would be visible from the
street level, Lessee may install such equipment only if Lessee shall, at its sole cost and expense,
create appropriate screening thereof which is satisfactory to Lessor in its sole discretion.

     (G) Lessee’s use of the Roof Space and the location of any equipment shall not materially,
adversely impair (a) the Building’s mechanical, electrical, plumbing or other utility systems or
(b) the structural integrity of the Building.

     (H) All installation and other work to be performed by Lessee in the Roof Space will be done
in such a manner so as not to interfere with, delay, or impose any additional expense upon Lessor
in maintaining the Building. If such conditions shall occur, Lessee shall compensate Lessor for
any additional out of pocket costs within fifteen (15) days of Lessor’s written demand to Lessee
for same. Lessee agrees that installation shall be performed in a neat, responsible and
workmanlike manner, using generally accepted standards, consistent with such reasonable
requirements as shall be imposed by Lessor.

     (I) Lessee shall provide all safety notices and warnings on any equipment as would a
reasonably prudent operator.

     (J) Lessee shall use the roofing company specified by the Lessor to perform any work affecting
the Building’s 5th floor roof, provided the costs charged by such roofer are competitive with
charges for similar services within the same geographic region. All cable runs, conduit and
sleeving shall be installed in a good workmanlike manner. Any equipment shall be identified with
permanently marked, weather proof tags at the following locations: (a) each antenna bracket; (b)
at the transmission line building entry point; (c) at the interior wall feed through or any other
transmission line exit point; and (d) at any transmitter combiner, duplexer, or multifed receive
port.

     (K) If, during the Lease Term, Lessor needs to repair or replace the Building’s 5th floor roof
(“Roof Work”), Lessee agrees to cooperate and work with Lessor (at Lessee’s sole cost and expense)
to complete said Roof Work. Lessor agrees to provide at least thirty (30) days notice to Lessee of
its intention to perform said Roof Work; except in the case of emergency Roof Work in which case
Lessor shall give as much notice as possible under the circumstances. Such plan may require the
relocation of any portion of any equipment at Lessee’s cost and expense or Lessee’s installation of
temporary equipment.

     (L) Lessee shall, at its expense, repair any damage to the roof or the Roof Space directly or
indirectly caused by Lessee’s equipment or use of the roof or Roof Space.

     38. Renewal Option. Lessee shall have two (2) successive options of five (5) years
each to renew the Lease Term for any or all of the Demised Premises then subject to this Lease
(each a “Renewal Term”). To exercise a renewal, Lessee shall give Lessor not less than twelve (12)
months prior written notice from the expiration date of the then applicable Lease Term or
subsequent Renewal Term of Lessee’s exercise of the applicable renewal option. The foregoing
Renewal Terms shall be upon the same terms and conditions set forth in this Lease; except that the
Gross Rent shall be increased annually during each Renewal Term beginning on the commencement date
of such Renewal Term based upon the CPI increase over the previous twelve month period in
accordance with the calculations set forth in Section 1(E).

 

 

     39. Expansion Option. Lessee shall have the option (the “Expansion Option”) at any
time during the Lease Term to lease the remaining space on the 4th and 5th Floors of the Building
(which space is not part of the Demised Premises) and the entire space on the 14th Floor of the
Building. Lessee may only exercise the Expansion Option as it relates to the 14th Floor of the
Building to lease the entire 14th Floor (Lessee may not lease only a portion of the 14th Floor).
To exercise the Expansion Option, Lessee must provide the Lessor with not less than nine (9) months
prior written notice of Lessee’s intention to exercise such Expansion Option, specifying the space
for which Lessee is exercising such Expansion Option (the “Expansion Space”). The Annual Basic
Rental payable for the Expansion Space shall be the Annual Basic Rental amount set forth in Section
1(E) above. If Lessee elects said Expansion Option, Lessor shall provide Lessee a pro-rated TI
Allowance applicable to such Expansion Space based upon the Lease Term remaining at the time of
such expansion. In the event Lessee exercises its Expansion Option as it relates to the 14th Floor
of the Building, Lessor shall relocate any other tenant then occupying the 14th Floor at Lessor’s
expense.

     40. Right of First Refusal. Lessor hereby grants to Lessee a right of first refusal
(“ROFR”) to lease space on the 10th and 13th Floors of the Building (“ROFR Space”). Lessee’s
ROFR shall be triggered by Lessor’s receipt of a signed letter of intent or proposal from a bona
fide third party (“Offer”), which shall include without limitation any request from another tenant
for an extension or expansion of its occupancy. Lessor shall notify Lessee and include in such
notification a copy of the Offer (collectively, the “ROFR Notice”) and Lessee shall have ten (10)
business days from the receipt of such ROFR Notice to accept the terms and conditions specified in
the ROFR Notice. If Lessee declines to exercise its ROFR, Lessor will receive a six (6) month
period to complete a lease with said third party. If Lessor is not able to execute a lease with
said third party after six (6) months, Lessee shall once again have the ROFR on the ROFR Space. If
Lessee accepts the terms and conditions specified in the ROFR Notice, Lessee and Lessor shall
execute an amendment to this Lease, adding the ROFR Space and the terms and conditions of the ROFR
Notice applicable to such ROFR Space. In no event shall such ROFR be triggered by another tenant’s
exercise of any rights provided for in its respective lease. In addition to the foregoing ROFR,
in the event space becomes available on the 10th Floor and Mark Wilson, DDS (“Wilson”) exercises
his right of first refusal for such space, Lessor shall notify Lessee. Upon request by Lessee
(which request must be made within ten (10) business days of receiving such notice from Lessor),
Lessor agrees to exercise its right to relocate Wilson under the following conditions: (i) suitable
space is available in the Building to relocate Wilson, (ii) Lessor and Wilson mutually agree upon
the terms and conditions of such relocation, (iii) Lessee exercises its right of first refusal with
respect to such space, and (iv) Lessee agrees to pay all costs associated with the relocation of
Wilson.

     41. Contraction Rights. Lessee shall have the right to terminate Lessee’s occupancy
as to certain portions of the Demised Premises in the following increments (the “Contraction
Rights”), provided that Lessee shall pay Lessor the unamortized costs of any and all allowances and
commissions allocable to the remainder of the Lease Term and applicable to the portion of the
Demised Premises for which the Contraction Right is being exercised:

     (A) At the end of the third (3rd) Lease Year of the Lease Term, Lessee may vacate and
terminate its occupancy and this Lease with respect to the then upper most floor of the Demised
Premises; and

     (B) At the end of the seventh (7th) Lease Year of the Lease Term, Lessee may vacate and
terminate its occupancy and this Lease with respect to the then upper most floor of the Demised
Premises.

 

 

          In exercising its foregoing Contraction Rights, Lessee may return all or a portion of the then
uppermost floor of the Demised Premises; provided that if Lessee only returns a portion of the then
uppermost floor, in addition to all costs required to be paid by Lessee pursuant to this Section
41, Lessee shall pay Lessor for all costs associated with converting such floor into a multi-tenant
floor (“Multi-Lessee Costs”), such costs to include without limitation, construction of common
corridors, restrooms, and other building system work. The effective date of the termination of
Lessee’s occupancy and this Lease with respect to such space shall be the actual date at the end of
the third (3rd) or seventh (7th) Lease Year, as applicable, that Lessee surrenders possession of
such space.

     42. Elevators. Lessor, at Lessor’s expense, shall complete alterations and
improvements to allow Lessee to have access to all floors of the Demised Premises via the low rise
elevator bank (including the 4th and 5th floors of the Building). Lessee shall have the right to
utilize the Building’s existing general freight elevator. In addition, Lessor shall allow Lessee
access and
use of the large freight elevator that is used by the Building and the Hilton Netherland
Hotel.

     43. Exclusivity. Lessee shall provide Lessor with a list of Lessee’s competitors.
Lessor will not lease office space in the Building to any competitor on such list during Lessee’s
occupancy in the Demised Premises.

     44. Compliance. To the best of Lessor’s knowledge, the Demised Premises and building
are not in violation of any codes and regulations pursuant to any federal, state or local
government law or regulation, inclusive of the provisions of the Americans with Disability Act of
1992.

     45. State and Local Incentives Contingency. Intentionally omitted.

     46. Lessor’s Default. Any failure by Lessor to observe or perform any provision,
covenant or condition of this Lease to be observed or performed by Lessor, if such failure
continues for thirty (30) days after written notice thereof from Lessee to Lessor, shall constitute
a default by Lessor under this Lease, provided, however, that if the nature of such default is such
that the same cannot reasonably be cured within a thirty (30) day period, Lessor shall not be
deemed to be in default if it shall commence such cure within such thirty (30) day period and
thereafter rectify and cure such default with due diligence. In the event of default by the Lessor
as set forth in this Section 46, Lessee shall have any and all rights available under all
applicable laws.

     47. Governing Law. This Lease shall be governed by the laws of the State of Ohio.

     48. Upon the Effective Date, the following shall terminate: (i) the term of that certain Lease
Agreement between Carew Realty, Inc., as lessor, and Kendle Research Associates n.k.a. Kendle
International, Inc., as lessee, dated as of December 9, 1991, as such Lease Agreement was
subsequently amended, and the tenant’s rights of possession thereunder, and (ii) the term of the
month-to-month tenancy granted to Lessee in the Building, specifically including without limitation
the month-to-month tenancy referenced in that certain letter from Lessor to Lessee dated November
9, 2007, and the tenant’s rights of possession thereunder; provided that such terminations shall
have no effect on any rights or remedies that have accrued or are unperformed under such lease or
tenancy.

 

 

[The remainder of this page is intentionally left blank. The signature page follows.]

 

 

     The parties hereto have caused this Lease to be executed as of the date and year first set
forth above.

	 	 	 	 	 	 	 	 	 
	LESSOR:	 	 	 	LESSEE:
	CAREW REALTY, INC., a
Delaware corporation	 	KENDLE INTERNATIONAL INC. , an Ohio
corporation
	 
	 	 	 	 	 	 	 	 
	By:	 	Belvedere Corporation, its Managing Agent	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	By:	 	 
	 

	 	 	 	 	 	 	 	 
	 

	 	By:
	 	 	 	Name:	 	 
	 

	 	 	 	 
	 	 	 	 
	 

	 	Name:
	 	 	 	Title:	 	 
	 

	 	 	 	 
	 	 	 	 
	 

	 	Title:	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 

	 	 	 	 	 	 	 
	STATE OF OHIO

	 	 	)	 	 	 
	 

	 	 	)	 	 	SS
	COUNTY OF HAMILTON

	 	 	)	 	 	 

     The foregoing instrument was acknowledged before me this ___day of                     , 2008, by
                    ,                      of Belvedere Corporation, an Ohio corporation and Managing Agent
of CAREW REALTY, INC., a Delaware corporation, on behalf of such corporation.

                                                            

Notary Public

	 	 	 	 	 
	STATE OF OHIO 

COUNTY OF HAMILTON

	 	)
)
)	 	
SS

     The foregoing instrument was acknowledged before me this ___day of                     , 2008, by
                    ,                      of KENDLE INTERNATIONAL INC., an Ohio corporation, on behalf of
such corporation.

                                                            

Notary Public

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