Document:

Lease dated as of August 16, 2000

 Exhibit 10.14 
  
 LEASE 
  
 By this Agreement dated the 16th day of August, 2000 
  
 Princeton Developments Ltd. and 
 Gratrend Holdings Ltd. 
  
 , as LANDLORD 

upon and in consideration of the covenants, terms, and conditions contained in this LEASE and which are implied, hereby demises and leases to 
  
 Software Integration Services Ltd. 
  
 , as TENANT 
 those PREMISES outlined in red on Schedule 1 attached, in the BUILDING known as Edmonton West Business Park, Phase I, Building C, 14944-64 - 121 A Avenue, Edmonton, Alberta constructed on LAND described as:

  

					
	Lot 7
	Block 5
	Plan 802 0574
	Edmonton, Alberta
		
	 	  	 •      agreed to contain a Rentable Area of 3,035 square feet

		
	 	  	 on the main floor of said BUILDING

		
	 	  	 •      for a TERM of six (6) years

		
	 	  	 •      from a COMMENCEMENT DATE of October 1, 2000

		
	 	  	 •      and expiring on September 30, 2006

		
	 	  	 •      for an ANNUAL RENT of

  

			
	For Year 1:	 	 $12,898.75 (Twelve Thousand Eight Hundred Ninety Eight Dollars
 Seventy Five Cents) per annum;

		
	For Year 2:	 	 $13,657.50 (Thirteen Thousand Six Hundred Fifty Seven Dollars
 Fifty Cents) per annum;

		
	For year 3:	 	 $15,175.00 (Fifteen Thousand One Hundred Seventy Five Dollars)
 per annum;

		
	For Year 4:	 	 $15,933.75 (Fifteen Thousand Nine Hundred Thirty Three Dollars
 Seventy Five Cents) per annum; and

		
	For Years 5 and 6:	 	 $16,692.50 (Sixteen Thousand Six Hundred Ninety Two Dollars
 Fifty Cents) per annum.

  

					
		
	-	  	and other payments in accordance with the LEASE

  

			
	 Use of
 Premises
	  	The Premises shall be used and occupied only as business offices for the business of Tenant a. initially conducted in the Premises, or for such other purpose as Landlord may specifically
authorize in writing.

  
 The following appendices are attached
to and from part of the Lease: 
  

			
	Schedule 1	  	-     Plan of Premises
		
	Schedule 2	  	-     Project Supplement with definitions.
		
	Schedule 3	  	-     Supplementary Terms
		
	Schedule 4	  	-     Renewal Option

  

							
	 	  	TENANT	  	 	  	LANDLORD
	 	  	/s/ Illegible	  	 	  	/s/ Illegible

			
	 	  	Software ; Integration
	 	  	Service ; Ltd.
	 	  	Lease Dated August 16, 2000

  
 OFFICE LEASE INDEX

  

			
	 Article

	  	 Heading

	 	  	GRANT OF LEASE
		
	1.01	  	Demise
	1.02	  	Covenants
	1.03	  	Quiet Enjoyment
	1.04	  	Use of Common Areas
	1.05	  	Use of Premises
	1.06	  	Consent
	1.07	  	Compliance with Laws
	1.08	  	Nuisance
	1.09	  	Abandonment
		
	 	  	RENT
		
	2.01	  	Payment of Rent
	2.02	  	Early Occupancy
	2.03	  	Delayed Occupancy
	2.04	  	Payment of Annual Rent
	2.05	  	Payment of Operating Costs
	2.06	  	Payment of Other Charges
		
	 	  	OPERATION OF THE PROJECT
		
	3.01	  	Standards
	3.02	  	Services to Premises
	3.03	  	Building Services
	3.04	  	Maintenance, Repair and Replacement
	3.05	  	Additional Services
	3.06	  	Alterations by Landlord
	3.07	  	Access by Landlord
	3.08	  	Name of Building
		
	 	  	MAINTENANCE OF THE PREMISES
		
	4.01	  	Condition of Premises
	4.02	  	Failure to Maintain Premises
	4.03	  	Alterations by Tenant
	4.04	  	Builders’ Liens
	4.05	  	Signs
	4.06	  	Tenants Property
	4.07	  	Leasehold Improvements
		
	 	  	TAXES
		
	5.01	  	Landlord’s Taxes
	5.02	  	Allocation
	5.03	  	Tenants Taxes
	5.04	  	Right to Contest
	5.05	  	Additional Taxes
		
	 	  	INSURANCE
		
	6.01	  	Landlord’s Insurance
	6.02	  	Tenant’s Insurance
	6.03	  	Use of Proceeds
	6.04	  	Landlord May Place insurance
	6.05	  	Increase in Insurance Premiums
	6.06	  	Cancellation of Insurance
		
	 	  	DAMAGE BY FIRE
		
	7.01	  	Limited Damage to Premises
	7.02	  	Major Damage to Premises
	7.03	  	Abatement
	7.04	  	Major Damage to Building
	7.05	  	Reconstruction by Landlord
	7.06	  	Architect’s Certificate
	7.07	  	Limitation of Landlord’s Liability
		
	 	  	INJURY TO PERSON ON PROPERTY
		
	8.01	  	Indemnity of Landlord
		
	 	  	ASSIGNMENT AND SUBLETTING BY TENANT
		
	9.01	  	Conditions
	9.02	  	Assignment
	9.03	  	Subletting
	9.04	  	First Offer to Landlord
	9.05	  	Corporate Control
	9.06	  	Relocation
		
	 	  	SALE AND MORTGAGE BY LANDLORD
		
	10.01	  	Transfers by Landlord
	10.02	  	Subordination and Attornment
	10.03	  	Execution of Instruments
	10.04	  	Status Statement
		
	 	  	EXPROPRIATION
		
	11.01	  	Definitions
	11.02	  	Total Taking of Premises
	11.03	  	Partial Taking of Premises
	11.04	  	Partial Taking of Project
	11.05	  	Surrender
	11.06	  	Awards

			
	 Article

	  	 Heading

	 	  	RULES AND REGULATIONS
		
	12.01	  	General Purpose
	12.02	  	Loading and Delivery
	12.03	  	Construction Procedures
	12.04	  	Repugnancy
	12.05	  	Observance
	12.06	  	Non-Compliance
		
	 	  	COMMUNICATION
		
	13.01	  	Notices
	13.02	  	Authority for Action
	13.03	  	Withholding of Consent
		
	 	  	DEFAULT
		
	14.01	  	Force Majeure
	14.02	  	Events of Default
	14.03	  	Interest and Costs
	14.04	  	Landlord’s Right to Perform Covenants
	14.05	  	Waiver of Exemption and Redemption
	14.06	  	Termination
	14.07	  	Payments
	14.08	  	Remedies Cumulative
		
	 	  	SURRENDER AND TERMINATION
		
	15.01	  	Surrender of Possession
	15.02	  	Tenant’s Property, Personal Property and Improvements
	15.03	  	Merger
	15.04	  	Payments After Expiration or Termination
	15.05	  	Holding Over
		
	 	  	AMENDMENT AND WAIVER
		
	16.01	  	Amendment or Modification
	16.02	  	No Implied Surrender or Waiver
		
	 	  	INTERPRETATION
		
	17.01	  	Time
	17.02	  	Obligations as Covenants
	17.03	  	Severability
	17.04	  	Governing Law
	17.05	  	Grammatical Conformance
	17.06	  	Headings and Captions
	17.07	  	Extended Meanings
		
	 	  	CONTRACTUAL
		
	18.01	  	Entire Agreement
	18.02	  	Relationship of Parties
	18.03	  	Joint and Several Liability
	18.04	  	Successors Bound
	18 05	  	Registration
	18.06	  	Division of Project

 ARTICLE 1 
 GRANT OF LEASE 
  

			
	Demise	  	1.01     Landlord leases the Premises to Tenant, and Tenant leases the Premises from Landlord to have and to hold during the Term, subject to the provisions
hereof.
		
	Covenants	  	1.02     Landlord covenants to keep, observe and perform all of the terms and conditions to be kept, observed and performed by Landlord under this Lease. Tenant
covenants to pay the Rent when due, and to keep, observe and perform all of the terms and conditions to be kept, observed and performed by Tenant under this Lease.
		
	Quiet Enjoyment	  	1.03     Landlord shall warrant and defend Tenant in the quiet enjoyment and possession of the Premises during the Term, subject to the provisions of this
Lease.
		
	Use of Common Areas	  	1.04     During Normal Business Hours, Tenant, its employees, customers, invitees and others requiring communication with Tenant in connection with the operation of
its business shall have the use in common with others entitled thereto of the Common Areas, provided that the Common Areas shall at all times be subject to the exclusive control of Landlord.
		
	Use of Premises	  	1.05     The Premises shall be used and occupied for the use and purpose identified on page 1 of this Lease, or for such other purpose as Landlord may specifically
authorize in writing.
		
	Consent	  	1.06     Unless otherwise provided, whenever consent or approval of Landlord or Tenant is required under the provisions of this Lease, such consent or approval shall
not be unreasonably withheld or delayed.
		
	Compliance with Laws	  	1.07     Tenant shall at all times, use and occupy the Premises in accordance and compliance with all laws, by-laws, regulations, directions and orders of every
governmental authority having jurisdiction (without limitation including any directives, policies or requests of any governmental or quasi-governmental authority serving the public interest in the fields of energy, environment, conservation or
security) and with all requirements of the insurers of the Project and their advisory organizations, and Tenant’s insurers, and shall not commit, suffer or permit any act or omission which shall breach any thereof. If any such governmental
authorities or insurers or insurers’ advisory organizations require changes, Tenant shall make same at its own expense, but subject to such approvals of Landlord as are required pursuant to the provisions of this Lease.
		
	Nuisance	  	1.08     Tenant shall not cause or maintain any nuisance in or about the Premises, and shall keep the Premises free of debris, rodents, vermin and anything of a
dangerous, noxious or offensive nature, or which could create a fire hazard (through undue load on electrical circuit or otherwise) or cause undue vibration, heat or noise.
		
	Abandonment	  	1.09     Tenant shall not vacate or abandon the Premises at any time during the Term.

  
 ARTICLE 2

 RENT 
  

			
	Payment of Rent	  	 2.01   (a)   Tenant acknowledges and agrees that the Annual Rent shall be completely ___ to Landlord, and
Tenant shall, to the complete indemnification of Landlord, pay all costs and expenses relating or attributable to the Premises and the conduct of business therein, without limitation including Tenant’s Proportionate Share of Operating Costs for
the Building, and Other Charges.

  

							
	 	  	TENANT	  	 	  	LANDLORD
	 	  	/s/ Illegible	  	 	  	/s/ Illegible

			
		
	 	  	 (b)    All amounts payable by Tenant to Landlord under this Lease (without limitation including Tenant’s
Proportionate Share of Operating Costs for the Building, and Other Charges) shall constitute and be deemed to be Rent and shall be payable and recoverable as Rent, and shall be payable, then due, in legal tender of Canada, without deduction or
rights of set-off, and without demand or, where to specified, upon notice or invoice, at such place as Landlord from time to time may designate, and Landlord shall have all rights against Tenant for default in any payment as in the case of arrears
of Annual Rent Tenant’s obligation to pay Rent shall survive the expiration or earlier termination of this Lease, until fully discharged.

		
	 	  	 (c)    Tenant shall make payments required under this Lease within the period of time specified, or if a time period is
not specified, within a reasonable period of time.

  

							
	 	  	TENANT	  	 	  	LANDLORD
	 	  	/s/ Illegible	  	 	  	/s/ Illegible

  

 2 

			
		
	Early Occupancy	  	2.02     If Tenant begins to conduct business in any portion of the Premises before the Commencement Date. Tenant shall pay to Landlord on the Commencement Date a
rental in respect of the portion so used for the period from the date Tenant begins to conduct business therein to the Commencement Date, which rental shall be that proportion of Annual Rent for the first year of the Term which the number of days in
such period bears to 365, and which the area of the portion so used bears to the area of the Premises. The provisions of this Lease small be applicable during such period without limitation including that Tenant shall, mutatis mutandis
proportionately contribute to Operating Costs for the Building during such period.
		
	Delayed Occupancy	  	2.03     If Landlord is delayed in giving possession of the Premises to Tenant, then, unless such delay is principally caused by or attributable to Tenant, its
servants, agents or contractors. Tenant shall take possession of the Premises on the date when Landlord delivers such possession, and this Lease shall commence on the first day of the month next following and shall thenceforth ensue until the date
of expiration aforesaid. This Lease shall not be void or voidable nor shall Landlord be liable to Tenant for any loss or damage resulting from any delay in delivering such possession to Tenant, but no Rent shall be payable by Tenant for the period
prior to such deferred commencement date except pursuant to Section 2.02. If the delay is principally caused by or attributable to Tenant, its servants, agents or contractors, ____ Tenant shall pay Rent pursuant to the provisions of this Lease from
the Commencement Date without reduction, abetment or deferral.
		
	Payment of Annual Rent	  	2.04     Annual Rent shall be paid to Landlord in equal monthly installments payable in advance on the first day of each calendar month, with the first installment to
be paid on the Commencement Date.
		
	Payment of Operating Costs	  	 2.05   (a)   Tenant shall pay its Proportionate Share of Operating Costs for the Building as text
provided.

		
	 	  	 (b)    On or about the Commencement Date, and the beginning of each Fiscal Year thereafter, Landlord shall compute and
deliver to Tenant a bona fide estimate of Tenants Proportionate Share of Operating Costs for the Building for the appropriate period and, without further notice. Tenant shall pay to Landlord equal monthly installments of such estimate of
Tenant’s Proportionate Share of Operating Costs for the Building simultaneously with installments of Annual Rent during such period.

		
	 	  	 (c)    Unless delayed by causes beyond Landlord’s reasonable control.Landlord shall deliver to Tenant within 120 days
after the end of each Fiscal Year a statement certified to be correct by Landlord, (the “Statement”) setting out in reasonable detail the amount of Operating Costs for the Building or such Fiscal Year and Tenant’s Proportionate Share
thereof. If the aggregate of installments of Tenant’s Proportionate Share of Operating Costs for the Building actually paid by Tenant to Landlord during such Fiscal Year differs from the amount of Tenant’s Proportionate Share of Operating
Costs for the Building for such Fiscal Year in accordance with the Statement. Tenant shall pay or Landlord shall credit the difference without interest within 30 days after the date of delivery of the Statement.

		
	 	  	 (d)    If Tenant disagrees with the accuracy of the Operating Costs for the Building or Tenant’s Proportionate Share
thereof as set forth in the Statement, Tenant shall nevertheless make payment in accordance with the Statement, but Tenant shall, within 30 days of delivery of the Statement, advise Landlord thereof and the disagreement shall immediately be referred
by Landlord for prompt decision by a public accountant, architect, insurance broker or other professional consultant who in the opinion of Landlord, acting reasonably, is best qualified to assess and determine the matter and who shall be deemed to
be acting as an expert(s) and not as an arbitrator(s) and whose determination shall be final and _______ on Landlord and Tenant, unless within 21 days of the determination either party elects to submit the matter to arbitration pursuant to
applicable law. The cost of the expert(s) and of any arbitration shall be borne equally by Landlord and Tenant. Any adjustment required to any previous payment made by Tenant or Landlord by reason of any final decision shall be made, without
interest, within 30 days thereof.

		
	 	  	 (e)    Neither party may claim a re-adjustment in respect of Operating Costs for a period of based upon any error or
computation or allocation except by notice delivered to the other party within 6 months after the date of delivery of the Statement.

  

 3 

			
	 	 	 (f)     If the Term expires or the Lease is otherwise terminated on a date other than the last day of the Fiscal
Year. Tenant’s Proportionate Share of Operating Costs for the Building shall be adjusted on a per ____ basis, based on and calculated at the time of delivery of the next Statement after such date. If the aggregate of installments of Operating
Costs actually paid by Tenant to Landlord during the period up to and including the expiry or earlier termination date differs from the amount of Tenant’s Proportionate Share of Operating Costs for the Building payable for the period up to such
date, Tenant shall pay of Landlord shall refund the difference without interest within 30 days after the date of delivery of the Statement.

		
	Payment of Other Charges	 	2.06     Tenant shall make payments to Landlord of Other Charges which pursuant hereto are the responsibility of Tenant.

  
 ARTICLE 3

 OPERATION OF THE PROJECT 
  

			
		
	Standards	  	3.01     During the Term, Landlord shall operate and maintain the Project in accordance which all applicable laws and regulations, and with high standards of efficient
and prudent property management from time to time prevailing for buildings in a project similar in use, type, and location.
		
	Services to Premises	  	3.02     Landlord shall (with participation by Tenant by payment of Tenant’s Proportionate Share of Operating Costs for the Building) provide in the
Premises:
		
	 	  	 (a)    heat, ventilation and air conditioning as required for the comfortable use and occupancy of the Premises during
Normal Business Hours:

		
	 	  	 (b)    janitorial services, including window washing, but excluding dry-cleaning of _rapes and shampooing of carpets, to
keep the Premises in a clean and tidy condition, provided that Tenant shall leave the Premises in a reasonably tidy condition at the end of each business day:

		
	 	  	 (c)    replacement of building standard fluorescent tubes, light bulbs, ballasts, and sta__ers as required from time to
time as a result of normal usage; and

		
	 	  	 (d)    electric power for normal lighting and small business office equipment.

		
	Building Services	  	3.03     Landlord shall (with participation by Tenant by payment of Tenant’s Proportionate Share of Operating Costs for the Building) provide in the
Project;
		
	 	  	 (a)    hot and cold or tempered running water and necessary supplies in public washrooms sufficient for the normal use
thereof;

		
	 	  	 (b)    elevator or escalator service for access to and egress from the Premises;

		
	 	  	 (c)    heat, ventilation, air conditioning, lighting, electric power, and j_nitorial services in the Common Areas;
and

		
	 	  	 (d)    a general directory board, under the exclusive control of Landlord, on which Tenant shall be entitled to have its
name shown.

		
	Maintenance, Repair and Replacement	  	3.04     Landlord shall (with participation by Tenant by payment of Tenant’s Proportionate Share of Operating Costs for the Building) operate, maintain, repair
and replace the systems, facilities, and equipment necessary for the proper operation of the Project and for the provision of services under this Article (except as such may be installed by or be the property or responsibility of Tenant), and shall
be responsible for and shall expeditiously maintain and repair the foundations, structures, exteriors, and roofs of the Project and pursuant to Article 7, repair damage to the Project which landlord is obligated to insure against under this Lease,
provided that:
		
	 	  	 (a)    if all or part of such systems, facilities and equipment are destroyed, damaged __ impaired. Landlord shall have a
reasonable time in which to complete the necessary repair or replacement and during that time shall be required only to maintain such services as are reasonably possible in the circumstances;

		
	 	  	 (b)    following initial installation and any significant alteration of partitioning or installations, proper operation of
heating and air handling systems will require balancing and rebalancing;

  

 4 

					
	 	 	 	 	 (c)    Landlord may temporarily discontinue such services or any of them at such time as may be necessary due to causes
(except lack of funds) beyond the reasonable control of Landlord_

			
	 	 	 	 	 (d)    Landlord shall use reasonable diligence in carrying out its obligations under this Article, but shall not be liable
under any circumstances for any consequential damage to any person or_ _roperty for any failure to do so;

			
	 	 	 	 	 (e)    Landlord shall not be liable for damage to any person or property, fixtures, furnishings, or equipment or claims
for loss of business, or other loss or damage suffered or caused by failure of the mechanical or electrical systems of the Project, or interruption in the supply of power or other services, or malfunction of the sprinkler system, or bursting or
leaking of sewer pipes or of gas, steam, or water, or leakage of any type;

			
	 	 	 	 	 (f)     no reduction or discontinuance of services under this Article shall be construed as an eviction of Tenant, or
a breach of the covenant of quiet enjoyment, or release Tenant from any of its obligations under this Lease;

			
	 	 	 	 	 (g)    nothing contained herein shall derogate from the provisions of Article 7; and

			
	 	 	 	 	 (h)    Landlord shall be deemed to have observed and performed the terms and conditions to be performed by Landlord under
this Lease, including those relating to the provision of utilities and services, if in so doing it acts in accordance with a directive, policy or request of a governmental or q_asi-governmental authority serving the public interest in the fields of
energy, environment, conservation or security.

			
	 Additional
 Services
	 	 3.05
	 	 (a)    If from time to time requested in writing by Tenant and to the extent that it _s reasonably able to do so. Landlord
shall provide in the Premises services in addition to those set out in this Article, except that Tenant shall be solely responsible for the cost thereof and shall within 10 days of receipt of an invoice for any such additional service pay Landlord
therefor at such reasonable rates as Landlord may from time to time establish.

			
	 	 	 	 	 (b)    Tenant shall not, without Landlord’s prior written consent, install or permit __ the Premises, equipment
(including telephone equipment) which generates sufficient beat to affect the temperature otherwise maintained in the Premises by the air conditioning system as normally operated. If Tenant should do so, Landlord may install supplementary air
conditioning units, facilities or services in the Premises, or modify its air conditioning system, as may in Landlord’s reasonable opinion be required to maintain proper temperature levels, and Tenant shall pay Landlord for all Outlays within
10 days of receipt of an invoice therefor.

			
	 	 	 	 	 (c)    If Landlord shall from time to time reasonably determine that the use of electricity or any other utility or
service in the Premises is materially disproportionate to the use of other tenants, Landlord may separately charge Tenant for the excess costs attributable to such disproportionate use and Tenant shall pay Landlord the amount thereof within 10 days
of receipt of an invoice therefor Tenant may and at Landlord’s request, Tenant shall, install and maintain at Tenant’s expense, metering devices for checking the use of such utility or service in the Premises.

			
	 Alterations
 by Landlord
	 	 3.06
	 	 Landlord may from time to time:
 (a)    make repairs, replacements, changes or additions to the structure, systems, facilities and equipment in the Premises or the Project where necessary to serve the Premises or the
Project,

			
	 	 	 	 	 (b)    make changes in or additions to any part of the Project not in or forming part of the Premises:
and

			
	 	 	 	 	 (c)    change or alter the location of the Common Areas:

	 	 	provided that in doing so_ Landlord shall not disturb or interfere with Tenant’s use of the Premises and operation of its business any more than is reasonably necessary in
the circumstances and shall repair any damage to the Premises caused thereby.
		
	 Access
 by Landlord
	 	3.07     Tenant shall permit Landlord to enter the Premises outside Normal Business Hours, and during Normal Business Hours where such entry will
not unreasonably disturb or interfere with Tenant’s use of the Premises and operation of its business, to examine, inspect, and show the Premises to persons wishing to lease them, to provide services or make repairs, replacements, changes or
alterations as set out in this Lease, and to take such steps as Landlord may deem necessary for the safety, improvement or preservation of the Premises or the Project. Landlord shall, whenever possible, consult with or give reasonable notice to
Tenant prior to such entry, and shall use its best efforts to observe security and safety measures reasonably requested by Tenant from time to time, but such entry shall not be Construed as an eviction of Tenant, or a breach of the covenant of quiet
enjoyment, and shall not release Tenant from any of its obligations under this Lease.
		
	 Name of
 Building
	 	3.08     Landlord may determine and specify one or more names, numbers, or like designators_ by which the Building or Project (or any component thereof)
shall be known and identified. Landlord shall have the right after 30 days’ notice to Tenant, to change any such name, number or designation of the Building or Project, without liability to Tenant.

  

 5 

 ARTICLE 4 
 MAINTENANCE OF THE PREMISES 
  

					
	 Condition
 of Premises
	 	4.01     Tenant shall (subject to fair wear and tear, provided that nothing herein shall require Landlord to remedy such fair wear and tear) maintain
the Premises and all improvements therein in good order and condition, including, without limitation:
			
	 	 	 	 	 (a)    repainting and redecorating the Premises and dry-cleaning drapes and shampooing of carpets at reasonable intervals
as needed: and

			
	 	 	 	 	 (b)    making repairs, replacements and alterations as needed.

		
	 Failure
 to Maintain
 Premises
	 	4.02     If Tenant fails to perform any obligation under this Lease, then on not less than 10 days notice to Tenant, (except in the event of an emergency
as determined by Landlord, acting reasonably, in which case entry may be made immediately) Landlord may enter the Premises and perform or cause performance of such obligation without liability to Tenant for any loss or damage to Tenant thereby
occasioned, and Tenant shall pay Landlord for all Outlays plus 20% of such for overhead and supervision, within 10 days of receipt of an invoice therefore, and the entity and performance of such obligations by Landlord shall not be construed as an
eviction of Tenant, or a breach of the ________ of quiet enjoyment, and shall not release Tenant from any of its obligations under this Lease, Tenant shall not be entitled to any compensation for any inconvenience,_______ or discomfort occasioned by
such entry.
			
	 ______________
	 	 4.03
	 	 (a)    Tenant may from time to time at its own expense make changes, additions and improvements in the Premises to better
adapt the Premises to its business, provided that any such change, addition or improvement shall:

			
	 	 	 	 	 (i)      comply with the requirements of any governmental or quasi-governmental authority having
jurisdiction;

			
	 	 	 	 	 (ii)      be made only with the prior written consent of Landlord;

			
	 	 	 	 	 (iii)     be equal or exceed the then current building standard for the Project as established by Landlord;
and

			
	 	 	 	 	 (iv)     be carried out only by persons selected by Tenant and approved in writing by Landlord, who shall, if
required by Landlord, deliver to Landlord before commencement of the work, an authorized building permit from the applicable municipality, performance and payment bonus, and proof of workers’ compensation and public liability and property
damage insurance coverage, with Landlord named as an additional insured, with companies and in amounts and with coverages and in form reasonably satisfactory to Landlord, and which shall remain in effect during the entire period in which the work
will be carried out and for a reasonable period of time thereafter.

			
	 	 	 	 	 (b)    Subject to compliance with such reasonable rules and regulations as Landlord may make from time to time. Tenant and
its contractors shall have access to the Building and the Premises for purposes of undertaking the work approved pursuant to sub-section (a), provided such work shall be undertaken and completed with all reasonable diligence, and such work shall,
save as Landlord acting reasonably may otherwise require or direct that same be done by Landlord’s contractors at Tenant’s expense, be done by contractors selected by Tenant, provided that there shall be no conflict caused thereby with any
union __ other contract to which Landlord or its contractor(s) may be a party, and in the event that Tenant’s contractors or workmen cause such conflict Tenant shall forthwith remove them from the Project.

			
	 	 	 	 	 (c)    It is understood and agreed that Landlord shall have no responsibility or liability whatsoever with respect to any
such work or attendant materials left or installed in the Project, and shall be reimbursed for any Outlays, and for any delays caused Landlord or its contractor(s) directly or indirectly as a result thereof. Tenant shall be solely responsible for
the removal of any and all construction refuse or debr___ resulting from such work with such removal to occur only after Normal Business Hours.

			
	 	 	 	 	 (d)    Any increase in Taxes, fire or casualty insurance premiums for the Project attributable to such change_ addition or
improvement shall be borne by Tenant. Tenant shall promptly repair at its own expense any damage to the Premises or the Project, without limitation including the property of others, resulting from such changes, additions or
improvements.

		
	 ____________
 liens
	 	4.04     Tenant shall pay before delinquency all costs for work done (without limitation including materials supplied) or caused to be done by Tenant in
the Premises which could result in any lien or encumbrance or Landlord’s interest in the Project or any part thereof, and shall keep the title to the Project and every part thereof free and clear of any lien, certificate of __ pendens or
encumbrance in respect of such work or materials, and shall indemnify and hold harmless Landlord against all Outlays. Tenant shall immediately notify Landlord of any such lien, claim of lien or other action of which it has or reasonably should have
knowledge and which affects the title to the Project or any part thereof, and shall cause the same to be removed within 15 days (or such additional time as Landlord may allow in writing), failing which Landlord may take such action as Landlord deems
necessary to remove the same and Tenant shall pay Landlord for all Outlays within 10 days of receipt of an invoice therefor.

  

 6 

			
		
	 Signs
	  	4.05     All signs shall be at Tenant’s expense and any sign, or lettering or design of Tenant which is visible from the exterior of the Premises shall be
subject to approval by Landlord, and shall conform to the uniform pattern of identification or signs for tenants in the Project as prescribed by Landlord. Tenant shall not inscribe or affix any sign, lettering or design in the Premises or Project
which is visible from the exterior of the Project.
		
	 Tenant’s Property
	  	 4.06  (a)      Tenant may install in the Premises its usual trade fixtures and personal
property ____ a proper manner, provided that no such installation shall interfere with or damage the mechanical or electrical systems or the structure of the Building. If Tenant is not then in default hereunder, Tenant’s Property installed in
the Premises by Tenant may be removed from the Premises

		
	 	  	 (i)     from time to time in the ordinary course of Tenant’s business or in the course of reconstruction,
renovation, or alteration of the Premises by Tenant, and

		
	 	  	 (ii)    during a reasonable period prior to the expiration of the Term, provide that Tenant shall promptly repair at
its own expense any damage to the Premises or the Project resulting from such installation or removal.

		
	 	  	 (b)      For purposes of this Lease the expression “Tenant’s Property” (whether owned or
leased by Tenant and whether or not affixed to the Premises) shall mean personal property, trade ________ and fittings, furniture and furnishings, supplies, inventories and merchandise, and equipment an systems from time to time installed, provided
and used by Tenant in the Premises for the conduct of its business.

		
	Leasehold Improvements	  	 4.07  (a)      Provided that nothing in this Section shall inhibit Tenant’s rights
pursuant to Section 4.03 to make alterations or pursuant to Section 4-06 to install and replace Tenant’s Property, all Leasehold Improvements in or about the Premises shall upon the completion thereof, whether by or at the instance or cost of
Landlord or Tenant, forthwith and without more be and become the absolute property of Landlord without compensation therefore, but without Landlord having or thereby accepting any responsibility in respect of the maintenance, repair, replacement or
removal thereof (other than pursuant to Articles 6 and 7 hereof) which shall be Tenant’s responsibility.

		
	 	  	 (b)      For purposes of this Lease the expression “Leasehold Improvements” shall include, without
limitation, all improvements, installations, alterations and additions from time to time made, erected or installed in the Building by or for or on behalf of Tenant, or any previous or other __________ of the Premises including, without limitation,
all partitioning, doors and hardware, mechanical, electrical and utility installations, light fixtures, floor and window coverings, decorations, finishes and fixtures, howsoever affixed and whether movable or immovable, excepting only Tenant’s
Property.

  
 ARTICLE 5

  
 TAXES 
  

			
		
	Landlord’s Taxes	  	5.01    Landlord shall (with participation by Tenant by payment of Tenant’s Proportionate _____ of Operating Costs for the Building) pay Taxes, (except any
payable by Tenant) before delinquency Landlord may to the fullest extent permitted by law and provided it diligently prosecutes any contest or appeal of Taxes, defer payment of Taxes or defer compliance with any statute, by-law, or regulation in
connection with the levying and payment of Taxes.
		
	Allocation	  	5.02    If there are not separate assessments of Taxes for the Premises or Building, Landlord shall allocate Taxes to the Building and any other of the Project
Components covered by or included in an ___________ covering the Land or the Building, on an equitable basis having regard, without limitation, to the various uses and dues of the subject Project Components, any separate assessments that may have
been rendered by the taxing authority, and any assessment principles known, or prescribed by any lawful taxing authority.
		
	Tenant’s Taxes	  	5.03    Tenant shall pay before delinquency every tax assessment, license fee, excise fee and other charge (excluding income tax), however described, which is
imposed, levied, assessed or charged by any governmental or quasi-governmental authority having jurisdiction and which is payable in respect of the Term or upon or on account of:
		
	 	  	 (a)    separate assessments of or in respect of the Premises;

	 	  	 (b)    operations at, occupancy of, or conduct of business in or from the Premises ____ with the knowledge of
Tenant;

		
	 	  	 (c)    Tenant’s Property or fixtures or personal property in the Premises which do __ belong to
Landlord;

  

 7 

			
	 	 	 (d)    the Rent paid or payable by Tenant to Landlord for the Premises or for the use and occupancy of all or any part
thereof; and

		
	 	 	 (e)    any tax or duty imposed upon Landlord which is measured by or based in whole or in part directly upon the Rent
payable under this Lease whether existing at the date hereof or hereafter imposed by any governmental authority including, without limitation, goods and services tax, value added tax, business transfer tax, retail sales tax, federal sales tax,
excise taxes or duties or any tax similar to the foregoing.

		
	 	 	provided that if Landlord so elects by notice to Tenant, Tenant shall add any amounts payable under this Section to the monthly installments of Annual Rent payable and Landlord shall remit
such amounts to the appropriate authorities.
		
	Right to Contest	 	5.04    Tenant shall have the right to contest in good faith the validity or amount of any tax, assessment, licence fee, excise fee or other charge which it is
responsible to pay under Section 5.03 or 5.05, provided that no contest by Tenant may involve the possibility of forfeiture, sale or disturbance of Landlord’s interest in the Premises or Project and that upon the final determination of any
contest by Tenant, Tenant shall immediately pay and satisfy the amount found to be due, together with any costs, penalties and interest.
		
	Additional Taxes	 	5.05    If by reason of any act or election of Tenant, or any subtenant, licensee or occupant of the Premises (except Landlord after election by Landlord of any
right to sublease pursuant to this Lease), the Project, Building or Premises or any part thereof shall be assessed an increased rate or assessment, Tenant shall pay before delinquency the amount by which the resulting Taxes exceed those which would
otherwise have been payable.

  
 ARTICLE 6

 INSURANCE 
  

					
			
	Landlord’s Insurance	 	6.01	  	 (a)    During the Term, Landlord shall maintain (with participation by Tenant by payment of Tenant’s Proportionate
Share of Operating Costs for the Building) insurance on the Project and all property and interest of Landlord in the Project, including, without limitation, Leasehold Improvements, but excluding Tenant’s Property, with coverage and in amounts
and in respect of risks which are from time to time acceptable to a prudent owner of a project similar in age, use, type, and location and from time to time insurable at reasonable premiums. When obtainable without payment of additional premium (or
if Tenant shall pay any such additional premium) all policies for such insurance shall waive any right of subrogation against Tenant and its officers, directors, partners and employees. Landlord shall review its insurance in consultation with an
independent, professional insurance broker not less frequently than even three years, and may on the recommendation of such insurance broker effect insurance subject to reasonable deductibles to be borne by the insured in the event of a claim
arising. Nothing herein shall preclude Landlord effecting so-called “all risks” property insurance, or effecting blanket insurance in respect of the Project and any other properties of which Landlord is the owner or tenant, or in which
Landlord has an insurable interest. Landlord shall allocate (in circumstances where the insurer or the insurer’s agent fails to do so the cost of premiums to the Building and any other of the Project Components (and such other properties as may
be appropriate), covered by the insurance policy on an equitable basis having regard, without limitation, to the various uses and values of the subject Project Components, and any other properties so included, and the recommendation of
Landlord’s insurance broker.

			
	 	 	 	  	 (b)    Provided that:

			
	 	 	 	  	 (i)     if in the opinion of Landlord any Leasehold Improvements do not constitute a finishing of the Premises in
a manner which would have general utility but are specially or peculiarly adapted for Tenant’s use, or if the insuring of any of the Leasehold Improvements in the Premises involves, or would in the opinion of Landlord’s insurance broker
involve a premium exceeding that for the insuring of Leasehold Improvements normal in the Building, or any special stipulations or conditions of a policy of insurance are imposed or involved in the insurance thereof. Landlord may from time to time
elect, by written notice to Tenant, not to insure or cause to be insured any such Leasehold Improvements, in which event Landlord shall not be required to insure such Leasehold Improvements;

			
	 	 	 	  	 (ii)    if from time to time the insuring of the Leasehold Improvements in the Premises (other than those which
Landlord may have elected not to insure or cause to be insured as aforesaid) requires a premium or an allocated part of a premium, as established either by the insurer or by the estimate of Landlord’s insurance broker, which exceeds the average
premium cost per unit of s_ca for insuring Leasehold Improvements normal to the Building, Landlord may from time to time change the excess premium cost to Tenant and Tenant shall make prompt payment therefor upon receipt of invoices from
Landlord.

			
	 	 	 	  	 (c)    Upon the request of Tenant from time to time Landlord will furnish a statement as to the perils in respect of
which and the amounts to which the Building and the Leasehold Improvements in the Premises have been insured, and Tenant shall be entitled at reasonable times upon reasonable notice to Landlord to inspect copies of the relevant portions of all
policies of insurance in effect and a copy of any relevant opinions of Landlord’s insurance broker.

  

 8 

					
	Tenant’s Insurance	 	6.02	  	 During the Term Tenant shall maintain at its own expense:
  

(a)    comprehensive general public liability insurance (including bodily injury, death and property
damage) on an occurrence basis with respect to the business carried on or in or from the Premises and Tenant’s use and occupancy thereof, which insurance shall contain a cross liability clause, and include Landlord as a named insured and shall
protect Landlord in respect of claims by or through Tenant as if Landlord was separately insured; and shall be for not less than $2,000,000 inclusive limits for personal injury or property damage in respect of each occurrence, or such higher limits
as Landlord’s insurance broker may reasonably require from time to time;

			
	 	 	 	  	 (b)    insurance in respect of fire and other perils as are from time to time defined in the usual endorsement covering
Tenant’s Property and such Leasehold Improvements (if any) as Landlord may have elected not to insure, which insurance shall include Landlord as a named insured as its interests may appear with respect to insured Leasehold Improvements and
provide that any proceeds recoverable in __c event of loss to Leasehold Improvements shall be payable to Landlord (but Landlord agrees to make available such proceeds towards the repair or replacement of the insured property if this Lease is not
terminated pursuant to any other provision hereof);

			
	 	 	 	  	 (c)    water damage and such other insurance of the Premises, its contents and app__tenances, and the business conducted
as Tenant deems necessary without limitation in respect of damage or deprivation contemplated in Section 3.04 (e), or as would, in the opinion of Landlord acting reasonably, be carried by a prudent operator of premises similar in use, type, and
location,

		
	 	 	All such policies of insurance shall provide Landlord with 30 days’ prior notice of material amendment or cancellation and to any additional extent required waive any right of
subrogation against Landlord and its directors, officers and employees.
		
	Use of Proceeds	 	6.03    Tenant agrees that in the event of damage or destruction to the Premises covered by insurance required to be taken out by Tenant pursuant to
Section 6.02 or otherwise, Tenant shall use the proceeds of such insurance for the purpose of repairing or restoring such damage or destruction. In the event of damage to or destruction of the Project or the Building entitling Landlord to terminate
the Lease pursuant to this Lease, then if the Premises have been damaged or destroyed, Tenant shall pay to Landlord all of its insurance proceeds relating to any Leasehold Improvements in the Premises which Tenant was required to insure and if the
premises have not been damaged or destroyed, Tenant shall deliver to Landlord, in accordance with the provisions of the Lease, all Leasehold Improvements and the Premises.
		
	Landlord May Place Insurance	 	6.04    If requested by Landlord, Tenant shall from time to time promptly deliver to Landlord evidence that insurance pursuant to Section 6.02 is in
effect. If Tenant fails to take out or to keep in force any insurance referred to in Section 6.02, or should any such insurance not be approved by either Landlord or a mortgagee, and Tenant shall not diligently rectify the deficiency within 2
business days after notice by Landlord to Tenant (stating, if Landlord or the mortgagee does not approve of such insurance, the reasons therefor). Landlord shall have the right, without assuming any obligation in connection therewith, to effect such
insurance at the sole cost of Tenant and Tenant shall pay Landlord for all Outlays within 10 days of receipt of an invoice therefor.
		
	Increase in Insurance Premiums	 	6.05    Tenant shall not permit, keep, use, sell or offer for sale in or upon the Premises or Project any article which may be prohibited by any fire
insurance policy in force from time to time covering the Premises or the Project. If (a) the occupancy of the Premises, (b) the conduct of business in the Premises, or (c) any acts or omissions of Tenant in the Project or any part thereof, causes or
results in any increase in premiums for the insurance carried from time to time by Landlord with respect to the Project. Tenant shall pay Landlord for any such increase within 10 days of receipt of an invoice for such additional premiums from
Landlord. In determining whether increased premiums are caused by or result from the use or occupancy of the Premises, a schedule issued by the organization computing the insurance rate on the Project showing the various components of such rate,
shall be conclusive evidence of the several items and charges which make up such rate. Tenant shall comply promptly with all requirements of the insurer’s advisory organizations now or hereafter in effect or of the insurers pertaining to or affecting the Premises of the Project.
		
	Cancellation of Insurance	 	6.06    If any insurance policy upon the Project or any part thereof shall be cancelled or shall be threatened by the insurer to be cancelled, or the
coverage thereunder reduced in any way by the insurer by reason of the use or occupancy of or any article, material or equipment brought upon or stored or maintained in the Premises or any part thereof by Tenant or by any assignee or subtenant of
Tenant, or by anyone permitted by Tenant to be upon the Premises (other than Landlord or an agent, representative or designate of Landlord), and if Tenant fails to remedy the condition giving rise to cancellation, threatened cancellation, or
reduction of coverage within 2 business days after notice thereof by Landlord. Landlord may, at its option, either (a) re-enter and take possession of the Premises forthwith by leaving upon the Premises a notice in writing of its intention so to do
and thereupon Landlord shall have the same rights and remedies as are contained in this Lease for events of default, or (b) enter upon the Premises and remedy the condition giving rise to such cancellation, threatened cancellation or reduction,
without limitation or restriction including removal of any offending article, and

  

 9 

			
	 	  	Tenant shall pay Landlord for all Outlays within 10 days of receipt of an invoice therefor. Landlord shall not be liable for any damage or injury caused to any property of Tenant or of others
located on the Premises as a result of such entry. Subject to this Section, any such entry by Landlord shall not be construed as an eviction of Tenant or a breach of the covenant of quiet enjoyment and shall not release Tenant from any of its
obligations under this Lease.

  
 ARTICLE 7

 DAMAGE BY FIRE 
  

			
	Limited Damage to Premises	  	7.01    If all or part of the Premises are rendered untenantable by damage from fire or other casualty which, in the reasonable opinion of the Architect, can be
substantially repaired under applicable laws and governmental regulations with 180 days from the date of such casualty (employing normal construction methods without overtime or other premium), Landlord shall forthwith at its expense repair such
damage exclusive of damage to Tenant’s Property.
		
	Major Damage to Premises	  	7.02    If all or part of the Premises are rendered untenantable by damage from fire or other casualty whether to the Premises, the Building, or the Project which,
in the reasonable opinion of the Architect, cannot be substantially repaired under applicable laws and governmental regulations within 180 days from the date of such casualty (employing normal construction methods without overtime or other premium),
then either Landlord or Tenant may elect to terminate this Lease as of the date of such casualty by notice delivered to the other not more than 10 working days after receipt of the Architect’s opinion, failing which, Landlord shall forthwith at
its expense, repair such damage other than damage to Tenant’s Property.
		
	Abatement	  	7.03    The Rent payable by Tenant hereunder shall be proportionately reduced to the content that the Premises are untenantable by Tenant for its business, from the
date of such casualty until the earlier of:
		
	 	  	 (a)    5 days after completion by Landlord of the repairs to the Premises (or part thereof rendered untenantable) or the
end of such extended period as in the opinion of the Architect, Tenant acting delingently and expeditiously, would reasonably require to repair other improvements which tenant may have installed (to the extent same may have been damaged)
or,

		
	 	  	 (b)    Tenant again uses the Premises (or part thereof rendered untenantable) in its
business;
  
 provided however that Rent payable by Tenant hereunder shall not be
reduced if the damage is caused by any act or omission of Tenant, its agents, servants, employees or any other person entering upon the Premises under express or implied invitation of Tenant.

		
	Major Damage to building	  	7.04    If all or a part (whether or not including the Premises) of the Building or the Projects rendered untenantable by damage from fire or other casualty to such
a material or substantial extent that, in the opinion of Landlord, the Building should be totally or partially demolished, whether or not to be reconstructed in whole or in part, Landlord may elect to terminate this Lease as of the date of such
casualty (or on the date of notice if the Premises are unaffected by such casualty) by notice delivered to Tenant not more than 60 days after the date of such casualty, and thereupon Tenant shall have 60 days within which to vacate the
Premises.
		
	Reconstruction by Landlord	  	7.05    If all or any part of the Premises are at any time rendered untenantable as set out in this Article, and neither Landlord or Tenant elect to terminate this
Lease in accordance with the rights granted herein, landlord shall, following such destruction or damage, commence diligently to reconstruct, rebuild or repair that part of the project or the Premises or the Building which was damaged or destroyed,
but only to the extent required above. If Landlord elects to repair, reconstruct or rebuild, Landlord may repair, reconstruct or rebuild according to plans and specifications and working drawings other than those used in the original construction of
the Project. The Premises, as repaired or re-built, will have reasonably similar facilities and services to those in the Premises prior to the damage or destruction having regard, however, to the age of the Project at such time.
		
	Architect’s Certificate	  	7.06    Whenever for any purpose of this Article an opinion or certificate of the Architect is required, the same shall be given in writing to both Landlord and
Tenant, Landlord covenants that it shall request such option or certificate promptly following the event, which gives need for same and shall cause the Architect to act diligently and expeditiously. The certificate of the Architect shall bind the
parties;
		
	 	  	 (a)    whether or not the Premises are untenantable and the extent of such untenantability; and

		
	 	  	 (b)    the time required for and the date upon which the Landlord’s work or Tenant’s work of reconstruction or
repair is commenced or completed or substantially completed and the date when the Premises are rendered tenantable.

  

 10 

			
	Limitation of Landlord’s Liability	  	7.07     Except as specifically provided in this Article, there shall be no reduction or abatement of Rent and Landlord shall have no liability to Tenant by reason
of any injury to or interference with Tenant’s business or property arising from fire or other casualty, howsoever caused, or from the making of any repairs resulting therefrom in or to any portion of the Building, Project, or
Premises.

  
 ARTICLE 8

 INJURY TO PERSON OR PROPERTY 
  

					
	Indemnity of Landlord	  	8.01	  	 (a)    Tenant agrees that Landlord shall not be liable for any bodily injury or detail of, or loss or damage to any
property belonging to, Tenant or its employees, contractors, invitees or licenses or any other person in, on or about the Project unless resulting from the actual fault, privity or negligence of Landlord, but in no event shall Landlord be
liable;

			
	 	  	 	  	 (i)     for any damage caused or occasioned through smoke or water, or by steam, gas, rain or snow which may leak
into, issue or flow from any part of the Project or from the pipes or plumbing works, without limitation including the sprinkler system, therein or from any other place or quarter or for any damage caused by or attributable to the condition or
arrangement of any electric or other wiring or of sprinkler heads or for any damage caused by anything done or omitted by any other tenant;

			
	 	  	 	  	 (ii)    without limitation for any act or omission (including theft, malfeasance or negligence) on the part of any agent,
contractor or person from time to time employed by it to perform janitor services, security services, delivery services, supervision or any other work in or about the Premises or the Project; or

			
	 	  	 	  	 (iii)  for loss or damage, however caused, to money, securities, negotiable instruments, books, files, papers or other valuables of
Tenant.

			
	 	  	 	  	 (b)    Tenant shall indemnify and save harmless Landlord in respect of;

			
	 	  	 	  	 (i)     all claims for bodily injury or death, property damage or other loss or damage arising from the conduct of
any work by or any act or omission of Tenant or any assignee, subtenant, agent, employee, contractor, invitee or licensee of Tenant, and in respect of all costs, expenses and liabilities incurred by Landlord in connection with or arising out of all
such claims, without limitation including the expenses of any action or proceeding pertaining thereto;

			
	 	  	 	  	 (ii)    any loss, cost expense or damage suffered or incurred by Landlord arising from any breach by Tenant of any of its
obligations under this Lease; and

			
	 	  	 	  	 (iii)  all costs, expenses and Outlays that may be incurred or paid by Landlord in enforcing against Tenant the covenants,
agreements and representations of Tenant set out in the Lease.

  
 ARTICLE 9

 ASSIGNMENT AND SUBLETTING BY TENANT 
  

					
	Conditions	 	9.01	  	 (a)    Except as specifically provided in this Article, Tenant shall not assign or transfer this Lease or any interest therein, or in any way part with possession of all or any part of the Premises, or permit all or any
part of the Premises to be used or occupied by any other person. Any assignment, transfer or subletting or purported assignment, transfer, or subletting except as specifically provided herein shall be null and void and of no force and effect and
shall render null and void as at and from the time thereof any options or rights to renew this Lease, any options or rights to additional space and any options or right to parking space.

			
	 	 	 	  	 (b)    If and whenever Tenant shall wish or purport or propose to assign this Lease or sublet all or part of the Premises.
Tenant shall furnish Landlord all such information, particulars and documents as Landlord may reasonably require.

			
	 	 	 	  	 (c)    Landlord may withhold its consent to an assignment of this Lease or a sublease of all or part of the Premises by
Tenant to any tenant in a building which is owned or managed by Landlord or any affiliate of Landlord; or

  

 11 

					
	 	  	 	  	 to an assignee, subtenant occupier, or other person whatsoever, inconsistent, in the opinion of Landlord, with the character of the Building, the Project, or
its other tenants; or if Section 9.04 has not been complied with; or to any assignee or subtenant which does not propose to occupy and use the Premises for the conduct therein of its own business.

			
	 	  	 	  	 (d)    The rights and interests of Tenant under this Lease shall not be assignable by operation of law without
Landlord’s written consent, which consent may be withheld in Landlord’s discretion.

			
	 	  	 	  	 (e)    No assignment, transfer, or subletting (or use or occupation of the Premises by any other person) whether or not
permitted under this Article shall in any way release or relieve Tenant of its obligations under this Lease unless such release or relief is specifically granted by Landlord to Tenant in writing.

			
	 	  	 	  	 (f)     Landlord’s consent to an assignment, transfer, or subletting (or use or occupation of the Premises by
any other person) shall not be deemed to be a precedent or a consent to any subsequent assignment, transfer, subletting, use, or occupation.

			
	 	  	 	  	 (g)    Landlord’s expenses and Outlays incurred in the consideration of any assignment or subletting, or any request
therefor, and any documentation attendant on any consent of Landlord, shall be borne by Tenant.

		
	Assignment	  	9.02     Tenant may not assign this Lease or in any manner transfer or convey all or any part of its interest in this Lease or the Premises without the
prior written consent of Landlord, which shall not be unreasonably withheld if the same is:
			
	 	  	 	  	 (a)    To an assignee who is a purchaser of all of the business of Tenant that is conducted in the Premises, a parent or
wholly owned subsidiary company of Tenant, a company which results from the reconstruction consolidation, amalgamation or merger of Tenant, of a partnership in which Tenant (or not less than one-half of the principals thereof) has a substantial
interest, if such assignee shall covenant with Landlord to observe and perform and comply with each and every covenant, term and condition in this Lease imposed on Tenant, or undertaken, made, or assumed by Tenant; or

			
	 	  	 	  	 (b)    to any other assignee if Section 9.04 has been complied with, and Landlord has not exercised its rights
thereunder.

		
	Subletting	  	9.03     Tenant, with Landlord’s prior written consent and subject to Section 9.01 and Section 9.04, may sublet all or any part of the Premises to a
sublessee who will not be inconsistent with the character of the Building, the Project, and its other tenants.
		
	First Offer to Landlord	  	9.04     If Tenant wishes to assign this Lease (except as set out in Sub-section (a) of Section 9.02) or sublet all or any part of the Premises. Tenant
shall first offer in writing to assign or sublet (as the case may be) to Landlord for the same period and upon the same conditions except that the last day of the Term shall be excluded, that Landlord shall pay no consideration for the assignment or
sublease, and that every assignment or sublease to Landlord shall be without profit to Tenant, and the Rent payable by Landlord shall be the Rent payable hereunder apportioned pro tanto to the portion(s) of the Premises affected plus only a
reasonable allowance in respect of improvements and equipment in such portion(s) as agreed between the parties or failing agreement determined by arbitration pursuant to applicable law. Notwithstanding the foregoing Tenant may, in respect of
expansion space taken by Tenant to accommodate future requirements of Tenant, sublet space, not exceeding in aggregate 30% of the area of the Premises, without first offering such expansion space to Landlord if the rent payable by the subtenant
shall not be less than the rate then being asked by Landlord for space in the Building, and the term of the subtenancy shall not be more than 3 years.
		
	Corporate Control	  	9.05     If and while Tenant is a corporation whose shares are not listed on any recognized stock exchange or which has less than 25 shareholders, in the
event at any time during the Term it is proposed that any part or all of the shares or the voting rights of shareholders be transferred by any means whatsoever, or treasury shares be issued, or any such transfer or issue shall occur, so as to result
in a change of the control of said corporation, such a transfer or assurance shall be deemed to be an assignment of this Lease and all of the provisions of this Article and all of the provisions of the Lease relating to assignment, default and
termination shall apply mutatis mutandis. Tenant shall make available to Landlord, or its lawful representatives, all corporate books and records of Tenant for inspection at all reasonable times in order to ascertain whether there has been any
change in the control of Tenant.
		
	Relocation	  	9.06     Landlord shall have the right at any time and from time to time during the Term to change the location of the Premises and to move Tenant to other
similar space in the Building of equivalent or better area and finish, provided that all costs of the move shall be borne by Landlord; the Rent for such alternative space shall be no greater than the Rent payable for the Premises hereunder; and the
provisions of this Lease shall, except where clearly inappropriate, continue in all respects save only that such alternative space shall be substituted as the Premises hereunder.

  

 12 

 ARTICLE 10 
 SALE AND MORTGAGE BY LANDLORD 
  

					
	Transfers by Landlord	  	10.01	  	 (a)    Subject to the rights of Tenant under this Lease, nothing in this Lease shall restrict the right of Landlord to
sell, convey, assign or otherwise deal with all or a part of the Land, Building or the Project.

			
	 	  	 	  	 (b)    A sale, conveyance, or assignment of the Land, Building, or the Project shall, to the extent they are assumed by
the transferee or assignee, operate to release Landlord of liability from and after the effective date thereof upon all of the covenants, terms, and conditions of this Lease express or implied, except as such may relate to the period prior to such
effective date, and Tenant shall to the extent aforesaid, thereafter look solely to Landlord’s successor in interest in and to this Lease. This Lease shall not be affected by any such sale, conveyance, or assignment, and Tenant shall attorn to
Landlord’s successor in interest thereunder.

			
	Subordination and Attornment	  	10.02	  	 (a)    This Lease and all the rights of Tenant hereunder are subject and subordinate to all mortgages and deeds of trust
and all instruments similar or supplemental thereto creating a charge of encumbrance and now or hereafter existing on or which now or hereafter may affect the Project or the Building, and to all renewals, modifications, consolidations, replacements
and extensions thereof and to every charge or lien resulting or arising therefrom and to every advance made or to be made thereunder (collectively referred to herein as a “ Mortgage”) and Tenant, whenever requested by Landlord or any
mortgagee, or any trustee under a deed of trust or mortgage or any holder of a charge of encumbrance or any purchaser their successors or assigns (collectively referred to herein as a “‘Mortgagee”), shall acknowledge the same and
attorn to the Mortgagee as a tenant upon all the terms of this Lease and give further assurances as may be necessary.

			
	 	  	 	  	 (b)    Such subordination of this Lease and the obligation on the part of Tenant to acknowledge and attorn as aforesaid,
shall be conditional upon the Mortgagee acknowledging by agreement or otherwise, in form binding on the Mortgagee, that so long as no default exists nor any event has occurred which has continued to exist for such period of time (after notice, if
any, required by the Lease) and would entitle Landlord to terminate the Lease, or would cause, without further action of Landlord, the termination of the Lease, or would entitle Landlord to dispossess Tenant thereunder, the Lease shall not be
terminated nor shall Tenant’s use, possession, or enjoyment of the Premises be interfered with, nor shall the leasehold estate granted by the Lease be affected in any manner in any foreclosure or any action or proceeding instituted under or in
connection with the Mortgage, or at law, and this Lease shall remain effective as against the Mortgagee who shall be bound by the terms of this Lease.

			
	 	  	 	  	 (c)    Upon attornment, this Lease shall continue in full force and effect as a direct lease between Mortgagee and Tenant,
upon all of the same covenants, terms, and conditions as set forth in this lease except that, after such attornment, the Mortgagee shall not be:

			
	 	  	 	  	 (i)       liable for any act or omission of any prior landlord; or

			
	 	  	 	  	 (ii)      subject to any offsets or defenses which Tenant might have against any prior landlord;
or

			
	 	  	 	  	 (iii)     bound by any prepayment by Tenant of more than one month’s installment of Rent, or by any previous
modification of this Lease, unless such prepayment or modification shall have been approved in writing by the Mortgagee, or such prepayment shall have been made pursuant to the provisions of this Lease.

		
	Execution of Instruments	  	10.03     Tenant shall, upon request, execute and deliver any and all instruments further evidencing such subordination and (where applicable hereunder)
such attornment notwithstanding any previous subordination, postponent or attornment that may have been given.
		
	Status Statement	  	10.04     Each of Landlord and Tenant shall at any time and from time to time, at the expense of the party requesting the statement, forthwith after 20
days notice from the other, execute, acknowledge, and deliver a written statement which may be relied upon by a prospective transferee or encumbrancee of all or any part of the Project, or the leasehold estate created hereby,
certifying:
			
	 	  	 	  	 (a)    that this Lease is in full force and effect, subject only to such modifications (if any) as may be set out in such
statement;

			
	 	  	 	  	 (b)    whether Tenant is in possession of the Premises and paying Rent as provided in this Lease;

			
	 	  	 	  	 (c)    the dates (if any) as to which Rent is paid; and

			
	 	  	 	  	 (d)    there are not, to such party’s knowledge, any uncured defaults on the part of the other party hereunder, or
specifying such defaults if any are claimed.

  

 13 

 ARTICLE 11 
 EXPROPRIATION 
  

			
	Definitions	  	11.01     In this Article,
		
	 	  	 (a)    “Expropriated” means the taking of property for any public or quasi-public use under any statute or by
any right of expropriation or condemnation or purchased under threat of such taking.

		
	 	  	 (b)    “Expropriation Date” means the date on which the pertinent authority takes possession of property which
has been Expropriated.

		
	Total Taking of Premises	  	11.02     If during the Term, all of the Building or the Project shall be Expropriated, this Lease shall automatically terminate on the Expropriation
Date.
		
	Partial Taking of Premises	  	11.03     If any portion of the Premises (but less than the whole thereof) is Expropriated, and ____ rights of termination herein conferred are timely exercised, the
Term shall terminate with respect to the portion so taken on the Expropriation Date. In such event, the Rent payable hereunder with respect to such portion so taken shall abate and the Rent thereafter payable with respect to the remainder not so
taken shall be adjusted pro rata by Landlord in order to account for the resulting reduction in the area of the Premises from the Expropriation Date.
		
	Partial Taking of Project	  	 11.04     If during the Term, part of the Building or the Project is Expropriated, then:
  
 (a)    if in the reasonable
opinion of Landlord substantial alteration or reconstruction of the Building is necessary or desirable as a result thereof, whether or not the Premises are or may be affected. Landlord shall have the right to terminate this Lease by giving the
Tenant 30 days’ notice of such termination; and

		
	 	  	 (b)    if more than one-third of the area of the Premises is Expropriated Landlord and Tenant shall each have the right to
terminate this Lease by giving the other 30 days’ notice thereof: and

		
	 	  	 (c)    if either party exercises its right of termination hereunder, this Lease shall terminate on the date stated in the
notice, provided, however, that no termination pursuant to notice hereunder may occur later than 90 days after the Expropriation Date.

		
	Surrender	  	11.05     On any such Expropriation Date under this Article, Tenant shall immediately surrender to Landlord the Premises or portion thereof as the case may be and all
interest therein under this Lease. Landlord may re-enter and take possession of the Premises or such portion thereof and remove Tenant therefrom, and the Rent shall _____ on the date of termination, except that if the Expropriation Date differs from
the date of termination. Rent shall abate ___ the former date in respect of the portion taken. After such termination, and on notice from Landlord stating the Rent these owing (if any), Tenant shall forthwith pay Landlord such Rent.
		
	Awards	  	11.06     If the Project or any part thereof is Expropriated, Landlord shall be entitled to receive and retain the entire award or consideration for the affected lands
and improvements, and Tenant shall not have, nor advance any claim against Landlord for the value of its property or its leasehold estate or the unexpired Term or for costs of removal or relocation, or business interruption expense or any other damages arising out of such taking or purchase, but nothing herein Shall give Landlord any interest
in or preclude Tenant from seeking and recovering on its own account from the __________ authority any award or compensation attributable to the taking or purchase of Tenant’s Property, chattels or trace fixtures, or the removal or relocation
of its business and effects, or the interruption of its business. If any award made __ compensation paid to either party specifically includes an award or amount for the other, the party first receiving the same shall promptly account therefor to
the other.
	
	 ARTICLE 12
 RULES AND REGULATIONS
  

	General Purpose	  	12.01     Subject to Section 12.04, Landlord may from time to time make and from time to time modify by amendment, deletion, addition, recission or replacement, rules
and regulations for the safely, use, care, and cleanliness of the Project, the comfort and convenience of tenants and other persons in the Project, the preservation of good order and efficient management, and the control of Common Areas, Delivery
Facilities, Parking Facilities. Retail Concourse, any Project Component, construction activities, movement in and out of the Project, delivery and shipping, and other services and functions.
		
	Loading and Delivery	  	12.02     (a) Landlord may from time to time pursuant to this Article make and modify regulations for the orderly and efficient operation of the Delivery Facilities,
and may require the payment of reasonable charges for storage and for delivery services provided by Landlord.

  

 14 

			
		
	 	  	 (b)    The delivery and shipping of merchandise, supplies, fixtures, and other materials or goods of whatsoever nature to
or from the Premises and all loading, unloading and handling thereof shall in any event be done only at such times, in such areas, by such means, and through such elevators, entrances, malls and corridors, as are designated by
Landlord.

		
	 	  	 (c)    Landlord accepts no liability and is hereby relieved and released by Tenant in respect of the operation of the
Delivery Facilities, or the adequacy thereof, or of the acts or omissions of any person or persons engaged in the operation thereof, or in the acceptance, holding, handling, delivery or dispatch of any goods for or on behalf of Tenant, or for any
claim of Tenant by reason of damage, loss, theft, or acceptance, holding, handling, delivery or dispatch, or failure of any acceptance, holding, handling or dispatch, or any error, negligence or delay therein.

		
	Construction Procedures	  	12.03     Landlord may from time to time pursuant to this Article make and modify regulation for the orderly, efficient and expeditious conduct of alterations pursuant
to Section 4.03 and other construction work. Without limiting the generality of the foregoing, such regulations may prescribe reasonable provisions for;
		
	 	  	 (a)    submission, examination and approval of drawings, plans and specifications and standards to be
observed;

		
	 	  	 (b)    supervision and co-ordination of such work with any work of Landlord and other work proceeding and avoidance of
undue noise and vibration;

		
	 	  	 (c)    protection of property, preservation of warranties, compliance with pertinent by-laws and codes, and procuring of
permits;

		
	 	  	 (d)    deliveries, access, hours of work, material and equipment hoisting and storage, use of power, heating, and washroom
facilities, clean-up and screening; and

		
	 	  	 (e)    customary insurance and charges relating to above.

		
	Repugnancy	  	12.04     Such rules and regulations aforesaid shall:
		
	 	  	 (a)    not conflict with and negate the terms of this Lease;

		
	 	  	 (b)    be reasonable and conform to good standards of property management;

		
	 	  	 (c)    have general application to the Project other than tenants whose use is different to that of
Tenant;

		
	 	  	 (d)    not impose charges, fees or costs which are not customary or competitive and

		
	 	  	 (e)    be effective only upon delivery of a copy thereof to Tenant at the Premises.

		
	Observance	  	12.05     Tenant shall at all times comply with, and shall cause its employees, agents, contractors, licensees and invitees to comply with the rules and regulations
from time to time in effect.
		
	Non-Compliance	  	12.06     Landlord shall use reasonable efforts (but shall not be required to institute legal proceedings) to secure compliance, by all tenants and other persons with
the rules and regulations from time to time in effect, but shall not be responsible to Tenant for failure of any person to comply with such rules and regulations.

  
 ARTICLE 13

 COMMUNICATION 
  

			
		
	Notices	  	13.01     Any notice from one party to the other shall be in writing and shall be deemed duly served if delivered to a responsible employee of the party being served,
or dispatched by telegraph, telex, telecopier, facsimile or like electronic means (provided dispatch, receipt and content thereof can be established and evidenced) or if mailed by registered or certified mail addressed to Tenant at the Premises (or
if Tenant has departed from, vacated or abandoned the Premises by attaching a copy to the main door thereof) or to Landlord at the place from time to time established for the payment of Rent. Any notice shall be deemed to have been given at the time
of delivery or, if mailed, 7 days after the date of mailing thereof. Either party shall have the right to designate by notice, in the manner established in this Section, a change of address or one additional address to which copies of notices are to
be mailed. For purpose of this Section, the expression “Notice” shall, without limitation, include any request, response, statement, or other communication to be given by one party to the other.
		
	Authority for Action	  	13.02     Landlord may act in any matter provided for herein by its property manager. Tenant may (and, if required by Landlord, shall) designate in writing one or more
persons to act on its behalf in any matter relating to this Lease and may from time to time change, by notice to Landlord, such designation. In the absence of any such designation, the person with whom the Landlord’s property manager
customarily deals shall be deemed to be authorized to so act on behalf of Tenant.
		
	Withholding of Consent	  	13.03     A party’s sole remedy if the other unreasonably withholds or delays any consent or approval required by the provisions hereof shall be an action for
specific performance, and the other parry shall not be liable for damages.

  

 15 

 ARTICLE 14 
 DEFAULT 
  

			
		
	Force Majeure	  	14.01     Notwithstanding anything to the contrary contained in this Lease, if either party hereto is bonafide delayed or hindered in or prevented from the performance
of any term, convenant or act required here under by reason of strikes, labour troubles, inability to procure materials or services, power failure, restrictive governmental laws or regulations, riots, insurrection, sabotage, rebellion, war, act of
God, or other reasons whether of a like nature or not, which is not the fault of the party delayed in performing work or doing acts required under the terms of this lease, nor due to that party’s failure or inability to make payment, then
performance of such term, covenant, or act, is excuse for the period of the delay, and the party so delayed shall be entitled to perform such term, covenant or act within the appropriate time period after the expiration of the period of such delay.
The provisions of this Article shall not operate to excuse Tenant from the prompt payment of Rent, or any other payments required by this Lease.
		
	Events of Default	  	14.02     If and whenever:
		
	 	  	 (a)    part or all of the Rent hereby reserved is not paid when due, and such default continues (inclusive of and not in
addition to any period or days of grace by law or custom prescribed or allowed) for 7 days after notice thereof; or

		
	 	  	 (b)    the Term, or any goods, chattels, or equipment of Tenant on the Premises are taken or exigible in execution or in
attachment, or if a writ of execution is issued against any thereof; or

		
	 	  	 (c)    Tenant becomes insolvent or commits an act of bankruptcy or becomes bankrupt, or takes the benefit of any statute
that may be in force for bankrupt or insolvent debtors, or becomes involved in voluntary or involuntary winding-up proceedings, or if a receiver shall be appointed for any business, property, affairs, or revenues of Tenant; or

		
	 	  	 (d)    Tenant makes a bulk sale of its goods, or moves or commences, attempts, or ________ to move its goods, chattels,
inventories or equipment out of the Premises (other than in the normal course of its business), or ceases to conduct business from the Premises; or

		
	 	  	 (e)    Tenant shall or shall purport or attempt to assign this Lease or sublet all or part of the Premises in
contravention of Article 9, or, without the prior consent of Landlord, the Premises shall be used or occupied by any persons other than Tenant or its permitted assigns or subtenants, or for any use other than that for which they are leased, or if
the Premises shall be vacated or abandoned, or remain unoccupied for 15 days or more while capable of being occupied; or

		
	 	  	 (f)     Tenant fails to observe, perform and keep each and every of the covenants, terms and conditions herein
contained or otherwise to be observed, performed and kept by Tenant (other than payment of Rent) and persists in such failure after 10 days’ notice by Landlord requiring that Tenant remedy, correct desist or comply (or if any such breach would
reasonably require more than 10 days to rectify, unless Tenant commences rectification within the 10 days’ notice period and thereafter promptly and effectively and continuously proceeds with the rectification of the
breach);

		
	 	  	then, and in any of such cases, at the option of Landlord, the full amount of the current month ____ and the next ensuing three months’ installments of Annual Rent shall immediately become
due and payable and Landlord may immediately distrain for the same, together with any arrears then unpaid, and Landlord may, without notice or any form of legal process, forthwith re-enter upon and take possession of the Premises or any part thereof
in the name of the whole and remove and sell Tenant’s goods, chattels, and equipment therefrom, any rule of law or equity to the contrary notwithstanding, and Landlord may seize and sell such goods, chattels and equipment of Tenant as are in
the Premises or have been removed therefrom and may apply the proceeds thereof to all Rent to which Landlord is then entitled under this Lease. Any such sale may be effected in the discretion of Landlord by public auction or otherwise, and either in
bulk or by individual item, or partly by one means and partly by another, all as Landlord in its entire discretion may decide. If any of the Tenant’s Property is disposed of as provided in this Article, 10 days’ prior notice to Tenant of
disposition shall be deemed to be commercially reasonable.
		
	Interest and Costs	  	14.03     Tenant shall pay to Landlord interest calculated and payable at a rate equal to the lesser of the prime commercial lending rate of the chartered bank with
which Landlord conducts its banking for the Project from time to time plus five per cent per annum on a per diem basis, or the maximum rate permitted by applicable law, upon all Rent required to be paid hereunder from the due date for payment
thereof until the same, including this interest, is fully paid and satisfied. Tenant shall indemnify Landlord against and shall pay on demand all Outlays incurred in enforcing payment thereof, and in obtaining possession of the Premises after
default of Tenant or upon expiration or earlier termination of the Term, or in enforcing any covenant, term or condition herein contained.
		
	Landlord’s Right to Perform Covenants	  	14.04     All covenants, terms and conditions to be performed by Tenant under any of the provisions of this Lease shall be performed by Tenant, at Tenant’s sole
cost and expense, and without any abatement of Rent. If Tenant shall fail to perform any act on its part to be performed hereunder, and such failure shall continue for 10 days after notice thereof from Landlord (or immediately in the case of an
emergency of which Tenant has knowledge), Landlord may (that shall not be obligated so

  

 16 

			
		
	 	  	to do) perform such act without waiving or releasing Tenant from any of its obligations relative thereto. Tenant shall pay Landlord on demand for all Outlays, together with interest thereon at
the rate set out in this Article from the date each such payment was made or each such cost was incurred by Landlord, until paid in full.
		
	Waiver of Exemption and Redemption	  	14.05     Notwithstanding anything contained in any statute now or hereafter in force limiting or abrogating the right of distress, none of Tenant’s goods,
chattels or equipment on the Premises at any time during the continuance of the Term shall be exempt from levy by distress for Rent in arrears, and upon any claim being made for such exemption by Tenant or in a distress made by Landlord, this
Article may be pleaded as an estoppel against Tenant in any action brought to test the right to the levying upon any such goods, chattels or equipment as are named as exempted in any such statute, Tenant hereby waiving all and every benefit that
could or might have accrued to Tenant under and by virtue of any such statute but for this Lease. Landlord may seize Tenant’s goods, chattels or equipment at any place to which Tenant or any other person may have removed them from the Premises
in the same manner as if such goods, chattels or equipment had remained in the Premises. Tenant hereby expressly waives any and all rights of redemption being granted by or under any present or future laws in the event of Tenant being evicted or
dispossessed for any cause, or in the event of Landlord obtaining possession of the Premises by reason of the violation by Tenant of any of the covenants, terms or conditions of this Lease or otherwise.
		
	Termination	  	14.06     If and whenever Landlord is entitled to or does re-enter, Landlord may terminate this Lease by giving notice thereof, and in such event Tenant shall
forthwith vacate and surrender the Premises.
		
	Payments	  	14.07     If the Landlord shall re-enter or if this Lease shall be terminated, Tenant shall pay _ Landlord on demand:
		
	 	  	 (a)    Rent up to the time of re-entry or termination, whichever shall be the later, plus accelerated Annual Rent as in
Section 14.02 provided; and

		
	 	  	 (b)    as damages for the loss of income of Landlord expected to be derived from the Premises:

		
	 	  	 (i)     the amounts (if any) by which the Rent which would have been payable under this Lease exceeds the payments
(if any) received by Landlord from other tenants in the Premises payable on the first day of each month during the period which would have constituted the unexpired portion of the Term had it not been terminated; or

		
	 	  	 (ii)    if elected by Landlord by notice to Tenant at or after re-entry or termination a lump sum amount equal to the Rent
which would have been payable under this Lease from the date of such election during the period which would have constituted the unexpired portion of the Term had it not been terminated, reduced by the rental value of the Premises for the same
period, established by reference to the terms and conditions upon which Landlord re-lets them if such re-letting is accomplished within a reasonable period after termination, and otherwise established by reference to all market and other relevant
circumstances, such Rent and rental value being reduced to present worth at an assumed interest of 10% per annum on the basis of Landlord’s estimates and assumptions of fact which shall govern unless shown to be erroneous.

		
	Remedies Cumulative	  	14.08     No reference to nor exercise of any specific right or remedy by Landlord shall preclude Landlord from exercising or invoking any remedy without limitation
including any rights to require specific performance, to obtain an injunction, and to recover damages, whether allowed at law or in equity or expressly provided for herein. No such remedy shall be exclusive or dependent upon any other remedy, but
Landlord may from time to time exercise any one or more of remedies independently or in combination.

  
 ARTICLE 15

 SURRENDER AND TERMINATION 
  

			
		
	Surrender of Possession	  	15.01     Upon the expiration or earlier termination of the Lease, Tenant shall immediately quit and surrender possession of the Premises in substantially the
condition in which Tenant is required to maintain the Premises excepting only reasonable wear and tear, and damage covered by Landlord’s insurance. Upon such surrender, all right, title and interest of Tenant in the Premises shall
cease.
		
	Tenant’s Property, Personal Property and Improvements	  	15.02     Subject to Tenant’s rights under Section 4.06, after the expiration or earlier termination of the Lease, all of Tenant’s Property, personal
property and improvements remaining in the Premises shall be deemed conclusively to have been abandoned by Tenant and may be appropriated, sold, destroyed or otherwise disposed of by Landlord without notice or obligation to compensate Tenant or to
account therefor, and Tenant shall pay Landlord for all Outlays within 10 days of receipt of an invoice therefor. Landlord may at its option, require Tenant to remove all or part of the Leasehold

  

 17 

					
	 	 	Improvements, partitioning or other tenant improvements made or installed in the Premises and may require Tenant to restore the Premises to their original condition before the making
or installation of the partitioning or other tenant improvements.
		
	Merger	 	15.03     The voluntary or other surrender of this Lease by Tenant or the sublease of space __ Tenant to Landlord or the cancellation of this Lease by
mutual agreement of Tenant and Landlord shall not operate as a merger, but shall, at Landlord’s option, terminate all or any subleases and subtenancies or operate as an assignment to Landlord of all or any subleases or subtenancies
Landlord’s options hereunder shall be exercised by notice to Tenant and all known subtenants in the Premises or any part thereof.
		
	Payments After Expiration or Termination	 	15.04     No payments of money by Tenant to Landlord after the expiration or earlier ______ on of the Lease or after the giving of any notice (other than a
demand for payment of money) by Landlord to Tenant, shall reinstate, continue or extend the Term or make ineffective any notice given to Tenant prior to the payment of such money. After the service of notice or the commencement of a suit, or after
final judgement granting Landlord possession of the Premises, Landlord may receive and collect any sums of Rent due, and the payment thereof shall not make ineffective any notice, or in any manner affect any pending suit or any judgement theretofore
obtained.
			
	Holding Over	 	15.05	  	 (a)     If Tenant remains in possession of the Premises after the expiration or earlier termination of the Lease, a
tenancy from year-to-year shall not be created, and Tenant shall be deemed to be occupying the Premises on a month-to-month tenancy only, at a monthly rental equal to the Rent, which is payable or accrues hereunder on an installment or monthly or
periodic basis, but nothing contained in this Article shall be construed to limit or impair any of Landlord’s rights of re-entry or eviction or constitute a waiver thereof.

			
	 	 	 	  	 (b)     Any such month-to-month tenancy may be terminated by Landlord or Tenant on the last day of any calendar month
by delivery of 30 days’ advance notice, of termination to the other.

			
	 	 	 	  	 (c)     Any such month-to-month tenancy shall be subject to all other terms and conditions of this Lease except any
right of extension or renewal; except any right of Tenant to require, after the expiration or earlier termination of the Lease, any reconciliation, adjustment or repayment of amounts paid or payable on an estimated or contingent basis, which
amounts, or any thereof, may, at the option of Landlord, be deemed final payments or accruals in respect of the month for which they are paid or due; and except that Landlord, at its option, may resort to Section 2.01(b) as if the date of expiration
or earlier termination, and the first day of every month thereafter was a date set for review.

  
 ARTICLE 16

 AMENDMENT AND WAIVER 
  

			
	Amendment or Modification	  	16.01 No amendment, modification, or supplement to this Lease shall be valid or binding unless set out in writing and executed by the parties hereto in the same manner as the execution of
this Lease.
		
	No Implied Surrender or Waiver	  	16.02 No provisions of this Lease shall be deemed to have been waived by a party unless such waiver is in writing signed by that party. A party’s waiver of a breach of any term or
condition of this Lease shall not prevent a subsequent act or omission which would have originally constituted a breach, from having all the force and effect of any original breach. Landlord’s receipt of Rent with knowledge of a breach by
Tenant of any term or condition of this Lease shall not be deemed a waiver of such breach. Landlord’s failure to enforce against Tenant or any other tenant any rule or regulation made under Article 12 shall not be deemed a waiver of such rule
and regulation. No act or thing done by Landlord, its agents or employees during the Term, without limitation including inspection, repair, re-entry, or sale or leasing (or attempts thereat) of all or any part of the Premises shall be deemed a
constructive termination of this Lease or an acceptance of a surrender of the Premises or an eviction of Tenant or a breach of the covenant __ quiet enjoyment and no agreement to accept a surrender of the Premises Shall be valid, unless in writing
signed by Landlord. The delivery of keys to any of Landlord’s agents or employees shall not operate as a termination of this Lease or a surrender of the Premises. No payment by Tenant, or receipt by Landlord, of a lesser amount than the Rent
due hereunder shall be deemed to be other than on account of the earliest stipulated Rent, nor shall any endorsement or statement on any cheque or any communication accompanying any cheque, or payment of Rent, be deemed an accord and satisfaction,
and Landlord may accept such cheque or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy available to Landlord. The acceptance by Landlord of Rent or any installment or proportion of
Rent from any person other than Tenant shall not be construed as a recognition or acceptance of the right of such person to use or occupy the Premises, nor as a waiver of any of Landlord’s rights hereunder.

  

 18 

 ARTICLE 17 
 INTERPRETATION 
  

			
		
	Time	  	17.01     Time is of the essence of this Lease and every part hereof and schedule hereto.
		
	Obligations as Covenants	  	17.02     Each obligation of Landlord or Tenant expressed in this Lease, even though not expressed as a covenant, is considered to be a covenant for all
purposes.
		
	Severability	  	17.03     Should any provision of this Lease be or become invalid, void, illegal or not enforceable, it shall be considered separate and severable from the Lease and
the remaining provisions shall remain in force and be binding upon the parties hereto as though such provision had not been inserted.
		
	Governing Law	  	17.04     This Lease shall be interpreted under and is governed by the laws of the Jurisdiction in which the Land is located.
		
	Grammatical Conformance	  	17.05     The necessary grammatical changes required to make the provisions of this Lease apply to all genders and to corporations, associations, partnerships, or
individuals, and in the plural sense where a party may comprise more than one entity, will be assumed in all cases as though in each case so fully expressed.
		
	Headings and Captions	  	17.06     The indices, article headings, and section headings are inserted for convenience of reference only and are not to be considered when interpreting this
Lease.
		
	Extended Meanings	  	17.07     The words “hereof”, “herein” and similar expressions used in any Article. Section or paragraph of this Lease relates to the whole of this
Lease and not to that Article. Section or paragraph only, unless otherwise expressly provided.

  
 ARTICLE 18

 CONTRACTUAL 
  

					
		
	Entire Agreement	 	18.01     This Lease contains the entire agreement between Landlord and Tenant concerning the Premises and the subject matter of this Lease, and Tenant
acknowledges that it has not relied upon any representations, warranties, covenants, agreements, conditions or understandings except such as are set out in this Lease.
		
	Relationship of Parties	 	18.02     Nothing contained in this Lease shall create any relationship between the parties hereto other than that of lessor and lessee, and it is
acknowledged and agreed that Landlord does not in any way or for any purpose become a partner of Tenant in the conduct of its business, or a joint venturer, or a member of a joint or common enterprise with Tenant.
		
	Joint and Several Liability	 	18.03     If Tenant hereunder comprises more than one person or corporation then all representations, warranties, conditions, covenants and undertakings on
the part of Tenant hereunder shall be joint and several representations, warranties, conditions, covenants, agreements and undertakings of each and all such persons corporations.
		
	Successors Bound	 	18.04     Except as otherwise provided, the covenants, terms and conditions contained in this Lease shall apply to the benefit of and bind the heirs,
executors, administrators, successors, and assigns of the parties hereto.
		
	Registration	 	18.05     Neither Tenant nor anyone on Tenant’s behalf or claiming under Tenant shall register this Lease or any assignment or sublease of this Lease
or any document evidencing any interest of Tenant in the Lease or the Premises, against the Land or any part thereof. If any such party intends to register a document for the purpose only of giving notice of this Lease or of any assignment or
sublease of this Lease, then such party shall be permitted to register only a caveat in the appropriate land titles office. The form of the caveat shall be prepared by Tenant and shall only describe the parties, the Premises, the Commencement Date,
the expiration date of the Term, and such other matters necessary to give proper notice of Tenant’s interest and shall be submitted to Landlord for its review prior to registration. Forthwith to owing termination of this Lease any such caveat
shall be removed. All costs and expenses necessary to prepare, approve, register or file the caveat and the ultimate removal thereof shall be paid by Tenant.
			
	Division of Project	 	18.06	  	 (a)    Landlord shall be entitled to sever the Land into separate parcels, or to consolidate the Land with other
parcels, and after completion of such severance or consolidation the definitions of “Land” and “Project” shall be read to correspond to such change. The separate parcels of the Land on severance may be owned by or may be treated
as if they were owned by separate entities other than Landlord. Landlord may in its discretion create and grant rights and casements among separate parcels or Project Components and may register same as encumbrances.

			
	 	 	 	  	 (b)    Tenant acknowledges and agrees that if the Land is severed into two or more separate parcels or consolidated into
fewer parcels, Tenant will register any caveat indicating its interest in this Lease and the Premises against only the parcel(s) of the Land which is directly affected by Tenant’s interest in this Lease and the Premises as directed by Landlord,
and if the Land is severed subsequent to the registration of such caveat, Tenant shall, at Landlord’s request, cause to be registered a partial discharge of such caveat against the

  

 19 

			
	 	 	 parcels of Land not so directly affected by Tenant’s interest in this Lease and the Premises. If Tenant fails to cause such partial discharge to be registered
within 15 days of a written request from Landlord, Landlord may take such steps as it considers necessary to cause such caveat to be partially discharged, and Tenant shall pay Landlord for all Outlays within 10 days of receipt of an invoice
therefor.

		
	 	 	 (c)    (i)      Landlord may from time to time, if in the opinion of Landlord more efficient
or economical operation of the Project or more equitable distribution of Operating Costs will result, establish Project Components (of which the Building shall be one) and divide, apportion, and allocate Operating Costs among such Project
Components.

		
	 	 	 (ii)      In any such division, apportionment and allocation of Operating Costs, Landlord shall charge any item
which relates exclusively to one of the Project Components directly to that Project Component only, and, in respect of items which do not exclusively relate to any single Project Component. Landlord shall divide, apportion and allocate same to all
Project Components affected thereby, on an equitable basis having regard, without limitation, to the various uses and values or the subject Project Components, to prudent practices of property management, to the provisions of this Lease, and to
generally accepted accounting and engineering principles. The aggregate so directly charged or divided, apportioned and allocated to the Building is herein called the “Operating Costs for the Building”.

		
	 	 	 (iii)    If such treatment would result in a more equitable and compatible recognition of the cost of their respective
usage. Landlord may similarly, mutatis mutandis, charge, divide, apportion and allocate Operating Costs, or Operating Costs for the Building, among office, retail and other differing elements of the Building.

  
 Tenant hereby accepts
this Lease of the Premises, to be held by it as Tenant subject to the covenants, conditions, and restrictions set forth herein and implied. Tenant’s taking of possession of all or any portion of the Premises shall be conclusive evidence as
against Tenant that the Premises or such portion thereof of which possession is taken are in satisfactory condition on the date of taking possession, subject only to latent defects and to deficiencies (if any) listed in writing in a notice delivered
by Tenant to Landlord not more than 30 days after the later of the date of taking possession or the Commencement Date. 
  
 IN WITNESS WHEREOF, LANDLORD AND TENANT HAVE EXECUTED AND DELIVERED THIS LEASE BY AUTHORIZED SIGNATURES, AND BY AFFIXING CORPORATE SEALS WHEN APPLICABLE,
EFFECTIVE THE DATE INDICATED ON PAGE 1 OF THIS LEASE AGREEMENT. 
  

											
	 	 	 	 	 	 	 Tenant:
	 	 	 	 
				
	 	 	 	 	 	 	 Software Integration Services Ltd.

						
	 	 	 	 	 	 	 	 	 Per
	 	/s/ Dean Perry
	 	 	 	 	 	 	 	 	 Title
	 	President
						
	 	 	 	 	 	 	 	 	 Per
	 	 
	 Witness
	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 Title
	 	 
	
	LANDLORD
				
	 Gratrend Holdings Ltd.
	 	 	 	 	 	 Princeton Developments Ltd.

						
	Per	 	/s/ Illegible	 	 	 	 	 	 Per
	 	/s/ Illegible
	 Title
	 	Chairman & CEO	 	 	 	 	 	 Title
	 	Secretary
						
	 Per
	 	/s/ Illegible	 	 	 	 	 	 Per
	 	/s/ Illegible
	 Title
	 	 	 	 	 	 	 	 Title
	 	President & CEO

  

 20Lease Agreement dated as of December 18, 2000

 Exhibit 10.15 
  
 CRESTWOOD CORPORATE CENTRE 
  
 Richmond, B.C. 
  
 LEASE 
  

			
	Between -	 	BENTALL PROPERTIES LTD. and WESTMINSTER MANAGEMENT CORPORATION
		
	 	 	as Landlord
		
	and -	 	EXI WIRELESS SYSTEMS INC.
		
	 	 	as Tenant

 CRESTWOOD CORPORATE CENTRE 
 Richmond, B.C. 
  
 Table of Contents 
  

  

					
	 Basic Terms:
	  	1
			
	 .01
	  	 Area of Leased Premises
	  	1
	 .02
	  	 Basic Rent
	  	1
	 .03
	  	 Permitted Use
	  	1
	 .04
	  	 Term
	  	2
		
	 Article 1 - Demise and Term:
	  	2
			
	 1.01
	  	 Demise and Term
	  	2
	 1.02
	  	 Surrender of Leased Premises
	  	2
		
	 Article 2 - Rent:
	  	2
			
	 2.01
	  	 Basic Rent
	  	2
	 2.02
	  	 Additional Rent
	  	2
	 2.03
	  	 Adjustment of Additional Rent
	  	3
	 2.04
	  	 Manner and Place of Payment
	  	3
	 2.05
	  	 Irregular Calculation of Basic Rent
	  	3
	 2.06
	  	 Disproportionate Allocation
	  	3
	 2.07
	  	 Net Lease Intent
	  	3
		
	 Article 3 - Construction and Fixturing of Leased Premises:
	  	4
			
	 3.01
	  	Landlord’s and Tenant’s Work	  	4
	 3.02
	  	 Commencement of the Construction
	  	4
	 3.03
	  	 Payment for Landlord’s Work
	  	4
		
	 Article 4 - Conduct of Business:
	  	4
			
	 4.01
	  	 Use of Leased Premises
	  	4
	 4.02
	  	 Prohibited Uses
	  	4
	 4.03
	  	 Operations During the Term
	  	5
	 4.04
	  	 Signs and Advertising Displays
	  	5
	 4.05
	  	 Nuisance and Annoyance
	  	5
	 4.06
	  	 Coin Operated Machines
	  	5
	 4.07
	  	 Loud Speakers and Other Advertising Apparatus
	  	5
	 4.08
	  	 Delivery of Supplies and Materials
	  	6
	 4.09
	  	 Ordinances and Regulations
	  	6
	 4.10
	  	 Rules and Regulations
	  	6
		
	 Article 5 - Repairs:
	  	6
			
	 5.01
	  	 Tenant’s Repairs
	  	6
	 5.02
	  	 Perimeter Walls and Glass
	  	6
	 5.03
	  	 Landlord’s Examination of Leased Premises
	  	6
	 5.04
	  	 Landlord’s Right to Repair
	  	7
	 5.05
	  	 Landlord’s Right to Enter for Other Repairs
	  	7
	 5.06
	  	 Landlord’s Repairs
	  	7
	 5.07
	  	 Landlord’s Obligation to Maintain
	  	7
	 5.08
	  	 Damage and Destruction
	  	8
	 5.09
	  	 Qualifications
	  	8
	 5.10
	  	 Condition of Expiration
	  	9
		
	 Article 6 - Common Areas and Common Facilities:
	  	9
			
	 6.01
	  	 Tenant’s Use of Parking Areas
	  	9
	 6.02
	  	 Landlord’s Right to Remove Vehicles
	  	9
	 6.03
	  	 Control of Common Areas and Common Facilities
	  	9
	 6.04
	  	 Merchandise on Common Area
	  	9
	 6.05
	  	 Visitor Parking
	  	9

  

 - 1 - 

					
	 6.06
	  	 Use of Common Areas
	  	9
	 6.07
	  	 Repair and Operation
	  	9
	 6.08
	  	 Tenant’s Parking
	  	10
		
	 Article 7 - Assignment and Sub-letting:
	  	10
			
	 7.01
	  	 Prohibitions
	  	10
	 7.02
	  	 Control of Corporation
	  	10
	 7.03
	  	 Assignment by Landlord
	  	11
		
	 Article 8 - Insurance:
	  	11
			
	 8.01
	  	 Tenant to Insure
	  	11
	 8.02
	  	 Not to Affect Landlord’s Insurance
	  	11
	 8.03
	  	 Landlord to Insure
	  	11
		
	 Article 9 - Tenant Alterations:
	  	12
			
	 9.01
	  	 Painting, Decorating and Alterations
	  	12
	 9.02
	  	 Landlord’s Property
	  	12
	 9.03
	  	 Prohibitions
	  	12
	 9.04
	  	 No Liens
	  	12
		
	 Article 10 - Public Utilities and Taxes:
	  	13
			
	 10.01
	  	 Public Utilities, Business Tax and Machinery Tax
	  	13
	 10.02
	  	 Payment of Real Property Taxes by Landlord
	  	13
	 10.03
	  	 Increase in Real Property Taxes Attributable to Tenant
	  	13
	 10.04
	  	 Goods and Services Tax
	  	13
		
	 Article 11 - Exclusion or Liability and Indemnity:
	  	13
			
	 11.01
	  	 Exclusion of Liability
	  	13
	 11.03
	  	 Mutual Indemnification
	  	14
		
	 Article 12 - Landlord’s Rights and Remedies:
	  	14
			
	 12.01
	  	 Default
	  	14
	 12.02
	  	 Consequences of Default
	  	15
	 12.03
	  	 Non-Waiver
	  	16
	 12.04
	  	 Right of Landlord to Perform Tenant’s Covenants
	  	16
	 12.05
	  	 Time for Payment and Legal Costs
	  	16
	 12.06
	  	 Remedies Cumulative
	  	16
		
	 Article 13 - Mortgages and Assignment by Landlord:
	  	17
			
	 13.01
	  	 Sale or Financing of Development
	  	17
	 13.02
	  	 Subordination and Acknowledgment
	  	17
	 13.03
	  	 Offset Statement
	  	17
	 13.04
	  	 Registration
	  	17
		
	 Article 14 - Overholding Tenant:
	  	18
			
	 14.01
	  	 No Tacit Renewal
	  	18
		
	 Article 15 - Quiet Possession:
	  	18
			
	 15.01
	  	 Quiet Possession
	  	18
		
	 Article 16 - Legal Relationships:
	  	18
			
	 16.01
	  	 No Partnership
	  	18
	 16.02
	  	 Joint and Several Liability
	  	18
	 16.03
	  	 Successors and Assigns
	  	18
		
	 Article 17 - Notices:
	  	18
			
	 17.01
	  	 Notices
	  	18

  

 - 2 - 

					
	 Article 18 - General:
	  	19
			
	 18.01
	  	 Collateral Representations and Agreements
	  	19
	 18.02
	  	 Management of Development
	  	19
	 18.03
	  	 Time of the Essence
	  	19
	 18.04
	  	 Unavoidable Delays
	  	19
	 18.05
	  	 Accord and Satisfaction
	  	19
	 18.06
	  	 Competition Act
	  	20
	 18.07
	  	 Covenants
	  	20
	 18.08
	  	 Consent or Approval of Landlord
	  	20
	 18.09
	  	 For Lease Signs
	  	20
	 18.10
	  	 The Commercial Tenancy Act
	  	20
	 18.11
	  	 No Exclusivity
	  	20
	 18.12
	  	 Schedules
	  	20
	 18.13
	  	 Applicable Law
	  	20
	 18.14
	  	 Headings
	  	20
	 18.15
	  	 Tenant’s Acceptance
	  	20
	 18.16
	  	 Arbitration
	  	20
	 18.17
	  	 Severability
	  	21
		
	 Article 19 - Definitions:
	  	21
			
	 19.01
	  	 Additional Rent
	  	21
	 19.02
	  	 Area of Leased Premises
	  	21
	 19.03
	  	 Basic Rent
	  	21
	 19.04
	  	 Basic Term
	  	21
	 19.05
	  	 Building
	  	21
	 19.06
	  	 Building Operation and Maintenance Costs
	  	21
	 19.07
	  	 Commencement Date
	  	22
	 19.08
	  	 Common Areas
	  	22
	 19.09
	  	 Common Facilities
	  	22
	 19.10
	  	 Development
	  	22
	 19.11
	  	 Development Operation and Maintenance Costs
	  	22
	 19.12
	  	 Force Majeure
	  	23
	 19.13
	  	 Gross Leasable Area
	  	23
	 19.14
	  	 HVAC Costs
	  	23
	 19.15
	  	 Landlord’s Architect
	  	23
	 19.16
	  	 Landlord’s Work
	  	23
	 19.17
	  	 Lands
	  	23
	 19.18
	  	 Lease
	  	24
	 19.19
	  	 Lease Year
	  	24
	 19.20
	  	 Leased Premises
	  	24
	 19.21
	  	 Other Buildings
	  	24
	 19.22
	  	 Permitted Use
	  	24
	 19.23
	  	 Prime Rate
	  	24
	 19.24
	  	 Real Property Taxes
	  	24
	 19.25
	  	 Rent
	  	24
	 19.26
	  	 Tax Cost
	  	24
	 19.27
	  	 Tenant’s Proportionate Share
	  	24
	 19.28
	  	 Tenant’s Work
	  	24
	 19.29
	  	 Term
	  	24
	 19.30
	  	 Year of the Term
	  	24
		
	 Article 20 - Special Clauses:
	  	25
			
	 20.01
	  	 Tenant Improvement Allowance
	  	25
	 20.02
	  	 Right of Second Offer
	  	25
		
	 SCHEDULES:
	  	 
			
	 Schedule A
	  	 Plan of the Premises
	  	27
	 Schedule B
	  	 Landlord’s Work
	  	28
	 Schedule C
	  	 Signage
	  	29
	 Schedule E
	  	 Environmental Covenants
	  	30

  

 - 3 - 

 THIS LEASE made the 18th day of December, 2000. 
  

			
	 BETWEEN:
	  	 
		
	 	  	 BENTALL PROPERTIES LTD.,
 a body corporate, having its
head office
 at Suite 1800, Four Bentall Centre, in the
 City of
Vancouver, in the Province of
 British Columbia and
  
 WESTMINSTER MANAGEMENT CORPORATION,
 a body corporate, having a business
office
 at Suite 1180, 1090 West Georgia Street, in the City
 of
Vancouver, in the Province of British Columbia
  
 (collectively the
“Landlord”)

	 	  	OF THE FIRST PART
	 AND:
	  	 
		
	 	  	 EXI WIRELESS SYSTEMS INC., a body corporate,
 having a business office at Suite 100,13551 Commerce
 Parkway, Richmond, British Columbia
  
 (the “Tenant”)

	 	  	OF THE SECOND PART

  
 WHEREAS: 
  
 (A) by agreement dated December 1, 2000 (the
“Agreement”) the Landlord and the Tenant agreed to enter into a lease with respect to the Leased Premises; and 
  
 (B) the Landlord has represented to the Tenant that the Landlord is the registered owner of the Lands, subject however to such liens, charges and encumbrances as are
registered against the title thereto as at the date hereof, and has constructed, or is in the process of constructing, improvements thereon, including the Building generally in accordance with the plans set forth in Schedule “A”;

  
 NOW THEREFORE THIS AGREEMENT WITNESSETH that in consideration
of the rents, covenants and agreements hereinafter reserved and contained, the parties agree to this Lease of the Leased Premises on the terms and conditions set forth herein: 
  

			
	BASIC TERMS
		
	.01 Area of Leased Premises:	  	approximately 11,596 square feet, comprising a portion of the main and mezzamine floors of the Building.
		
	.02 Basic Rent:	  	During years one and two of the Term, $162,344.00 per annum, payable in equal monthly instalments of $13,528.67, based on an annual rate of $14.00 per square foot of the Area of Leased
Premises; and
		
	 	  	During year three of the Term, $168,142.00 per annum, payable in equal monthly instalments of $14,011.83, based upon an annual rate of $14.50 per square foot of the Area of Leased
Premises.
		
	.03 Permitted Use:	  	Leased Premises shall be used for business offices, light manufacturing and engineering, research and development of wireless technologies.
		
	 	  	The Tenant shall not use, and does not plan or intend to use, the Leased Premises to dispose of, handle or treat a substance in a manner that, in whole or in part, would cause the
Development to become a “contaminated site” under Environmental Laws. As used herein, the term “Environmental Laws” means any statutes, laws,

  

					
	 	  	- 1 -	  	[SEAL]

			
	 	  	regulations, orders, bylaws, standards, guidelines, permits and other lawful requirements of any lawful authority having jurisdiction over the Development now or hereafter in force
relating in any way to environment, health, occupational health and safety, product liability or transportation of dangerous goods, including the principles of common law and equity, but excluding reasonable quantities of cleaning and office
supplies.
		
	.04 Term:	  	Three (3) years commencing on the Commencement Date and ending on May 31, 2004.

  
 The foregoing Basic
Terms are agreed to by the Landlord and the Tenant and any reference in this Lease to any one of the same shall include the provisions set forth above with respect thereto and in addition any more specific definition or reference hereinafter
provided. 
  
 ARTICLE 1 
 Demise and Term 
  
 1.01 Demise and Term 
  
 The Landlord does hereby demise and lease unto the Tenant the Leased Premises to have and to hold for and during the Term. For so long as the Tenant duly
and punctually pays the Rent, and performs and observes its covenants herein undertaken, the Tenant shall be entitled for the benefit of the Leased Premises to enjoy, upon the terms and conditions established or altered pursuant to this Lease, the
use in common with others entitled thereto of the Common Areas and the Common Facilities. 
  
 1.02 Surrender of Leased Premises 
  
 Upon the expiration or sooner termination of this Lease, the Tenant shall vacate and surrender to the Landlord the Leased Premises in accordance with the provisions of this Lease. Except to the extent as otherwise
expressly agreed by the Landlord in writing; no leasehold improvements, trade fixtures, furniture or equipment shall be removed by the Tenant from the Leased Premises either during or at the expiration or sooner termination of the Term except that
the Tenant: 
  

	 	(a)	may at the end of the Term, if it is not in default hereunder, remove its trade fixtures; 

  

	 	(b)	shall at the end of the Term remove such leasehold improvements, trade fixtures, furnishings, equipment and inventory as the Landlord shall require to be removed;

  

	 	(c)	may, if it is not in default hereunder, remove its furnishings, equipment and inventory at the end of the Term, and also during the Term in the usual and normal course of its
business where such furnishings or equipment have become excess for the Tenant’s purposes or the Tenant is substituting therefor new furnishings and equipment. 

  
 The Tenant shall, in the case of every removal either during or at the end of the Term, make good any damage caused to the
Leased Premises and any leasehold improvements therein by the installation and removal. 
  
 ARTICLE 2 
 Rent 
  
 2.01 Basic Rent 
  
 The Tenant shall pay to the Landlord for each and every Year of the Term, the Basic Rent specified in Basic Term .02, by equal monthly instalments, each
in advance on the first day of each and every month during the Term, the first of such monthly instalments to be paid on the Commencement Date. If the Term commences on a day which is not the first day of a calendar month then the instalment of
Basic Rent payable on the broken portion of a calendar month at the beginning of the Term shall be calculated at a rate per day of 1/365th of the annual Basic Rent. 
  
 2.02 Additional Rent 
  
 The Tenant shall pay to the Landlord for each and every Lease Year or portion thereof, the Additional Rent for such Lease Year or portion thereof. The
amount of Additional Rent which the Tenant is to pay in each Lease Year or portion thereof shall be estimated by the Landlord in advance and the Tenant shall pay to the Landlord such amount in equal monthly instalments in advance during such Lease
Year or the portion thereof. The amount of the estimated Additional Rent may be adjusted, from time to time, during a Lease Year by the Landlord 

  

					
	 	  	- 2 -	  	[SEAL]

 
giving notice to the Tenant, in which event the remaining payments to be made by the Tenant as aforesaid in such Lease Year shall be adjusted accordingly.
All remedies of the Landlord on non-payment of rent shall be applicable to the Additional Rent and the obligation of the Tenant to pay any monies pursuant to this Lease shall survive the expiration or sooner termination of this Lease. 
  
 2.03 Adjustment of Additional Rent 
  
 Within ninety (90) days after the end of each Lease Year, the Landlord
shall furnish to the Tenant a statement of the actual amount of Additional Rent payable by the Tenant for such preceding Lease Year and showing in reasonable detail the information relevant and necessary to the calculation thereof. If the amount
payable by the Tenant as shown on such statement is more or less than the Additional Rent paid by the Tenant to the Landlord for such Lease Year pursuant to Article 2.02, the appropriate adjustment as between the Landlord and the Tenant shall be
made within fourteen (14) days of delivery of such statement. Any payment made by the Landlord or made by the Tenant and accepted by the Landlord in respect of any adjustment made pursuant to this Article 2.03 shall be without prejudice to the
right of the Landlord or the Tenant to claim a re-adjustment provided such claim if made by the Tenant is made within ninety (90) days after, or if made by the Landlord is made within one hundred twenty (120) days after, the date of
delivery of the statement referred to in this Article 2.03. The Tenant shall have the right for a period of ninety (90) days following receipt of the aforesaid statement to, at its sole expense, inspect during the Landlord’s normal
business hours, subject to the inspection being reasonable in all the circumstances, any record kept or held by the Landlord of the costs or expenses claimed by the Landlord for such Lease Year and the Landlord shall make its said records available
accordingly. 
  
 2.04 Manner and Place of Payment 
  
 All Rent and all other sums payable by the Tenant to the Landlord hereunder
shall be paid to the Landlord at the office of the Landlord hereinafter set forth, or at such other place as the Landlord may in writing, from time to time, direct, without notice or demand, except as otherwise specifically provided herein, and
without deduction, set off or abatement for any reason whatsoever. The Landlord may at its option apply all or any sums received from or due to the Tenant against amounts due and payable by the Tenant hereunder in such manner as the Landlord sees
fit, regardless of any designation or instructions by the Tenant to the contrary. The Tenant shall pay to the Landlord interest at a rate equal to the lesser of the maximum rate permitted by law or the rate that is three (3%) percent per annum
above the Prime Rate on all arrears of Rent or other sums payable by the Tenant to the Landlord pursuant to the terms hereof, from, except as otherwise specifically provided herein, the date of default in payment, until payment is received by the
Landlord. 
  
 2.05 Irregular Calculation of Basic Rent 
  
 If for any reason it is necessary to calculate Basic Rent for a period of
one or more months, but less than a Year of the Term, the same shall be calculated on the basis of 1/12 of the Basic Rent being payable for each month. If for any reason it becomes necessary to calculate Basic Rent for a period of less than one
month the same shall be calculated on the basis of 1/365 of the Basic Rent being payable for each day in such period. Without restricting the generality of the foregoing, in the event the Commencement Date occurs other than on the first day of a
month, the first instalment of Basic Rent paid by the Tenant in accordance with Article 2.01 shall be based on the period from the Commencement Date to and including the last day of the month in which the Commencement Date occurs. 
  
 2.06 Disproportionate Allocation 
  
 Notwithstanding anything else herein otherwise contained, to the extent that
the Landlord, acting reasonably, determines that an item included in Additional Rent properly related to only a portion of the Development or to a portion of the Building, the Landlord may allocate such item to such portion of the Development or
Building, as the case may be, in which event the Tenant’s Proportionate Share, if the Leased Premises are within such portion, shall be calculated in relation to the Gross Leasable Area of all leasable premises in such portion. 
  
 2.07 Net Lease Intent 
  
 Except to the extent otherwise specifically provided herein, this Lease shall be a net lease to the Landlord such that the
Basic Rent shall be received by the Landlord free of all outgoings whatsoever, the Tenant to pay for its own account all amounts, charges, costs, duties, fees, rates and taxes in any way relating to the Leased Premises as well as the Additional Rent
herein provided. 
  

 - 3 - 

 ARTICLE 3 
 Construction and Fixturing of Leased Premises 
  
 3.01 Landlord’s and Tenant’s Work 
  
 The parties agree that the work to be done by the Landlord is as set out in Schedule “B” hereto and that any additional work shall be Tenant’s Work hereunder. 
  
 The Tenant shall be responsible for its own improvements to the Leased Premises which shall include but not be limited to
all modifications required to reuse any existing phone lines and/or data cables (the “Tenant’s Work”). Should the Tenant require additional utilities, heating, ventilation or air conditioning (“HVAC”) because of the nature
of its business, in excess of those already provided to the Leased Premises, then the Tenant shall be responsible for the cost of installing and/or supplying such additional utilities, subject to the Landlord’s prior approval. The Tenant’s
Work shall be in accordance with plans and specifications which have been previously approved in writing by the Landlord. All costs associated with the Tenant’s Work shall be borne solely by the Tenant. The Tenant will be responsible for
obtaining all necessary approvals and building permits from regulatory authorities for the commencement and completion of the Tenant’s Work. No Tenant’s Work shall commence until the Landlord receives proof of the Tenant’s insurance.
All terms of this Lease shall be applicable from the date the Tenant takes possession of the Leased Premises save for the payment of Rent which shall be payable as of the Commencement Date. 
  
 3.02 Commencement of the Construction 
  
 If, at any time prior to the commencement of the Tenant’s Work, the
Landlord is in its opinion unable to obtain satisfactory zoning or other government approvals including, without limiting the generality of the foregoing, development permits, building permits, occupancy permits, lease commitments from other
tenants, construction and permanent mortgage financing or favourable economic projections with respect to the Development or if the Landlord’s mortgagee does not consent to this Lease, then the Landlord shall have the right and option at any
time thereafter to cancel this Lease and in such event, any money or security deposited hereunder shall be returned to the Tenant without interest, this Lease shall thereafter be null and void and neither party shall have any further claim, the one
against the other. 
  
 3.03 Payment for Landlord’s Work 
  
 All work done at the Tenant’s request (including the supplying of
materials or equipment) by the Landlord or its contractors or sub-contractors in or relating to the Leased Premises, over and above Landlord’s Work, shall be paid for by the Tenant forthwith on demand. 
  
 ARTICLE 4 
 Conduct of Business 
  
 4.01 Use of Leased Premises 
  
 The Tenant shall
not use or occupy the Leased Premises or any part thereof for any purpose other than the Permitted Use, without consent of the Landlord first had and obtained. The Landlord, in its discretion, may withhold consent where such change in the Permitted
Use conflicts with the use of any other tenant within the Development. 
  
 4.02
Prohibited Uses 
  

	 	(a)	 The Tenant shall not, at any time, carry on nor suffer, permit or allow to be carried on in the Leased Premises any fire sale, distress sale, bankruptcy sale,
going-out-of-business sale, or any other business sale designed to convey to the public that business operations are to be discontinued, an auction, a pawn business, a mail order business or any other business which because of the merchandise likely
to be sold or the merchandising or pricing methods likely to be used would, in the reasonable opinion of the Landlord, tend 

  

					
	 	  	- 4 -	  	[SEAL]

	 	 
to lower the character of the Development, or any other business or occupation which shall be deemed by the Landlord to be a nuisance.

  

	 	(b)	The Tenant shall not use, and does not plan or intend to use, the Leased Premises, to dispose of, handle or treat a substance in a manner that, in whole or in part, would cause the
Development to become a “contaminated site” under Environmental Laws. As used herein, the term “Environmental Laws” means any statutes, laws, regulations, orders, bylaws, standards, guidelines, permits and other lawful
requirements of any lawful authority having jurisdiction over the Development now or hereafter in force relating in any way to environment, health, occupational health and safety, product liability or transportation of dangerous goods, including the
principles of common law and equity. 

  
 4.03 Operations During
the Term 
  
 The Tenant acknowledges that its continued
occupancy of the Leased Premises and the regular conduct of its business therein are of the utmost importance to the Landlord in avoiding the appearance and impression generally created by vacant space in a development, in facilitating the leasing
of vacant space, and in the renewal of other leases, and that the Landlord will suffer substantial damage if the Leased Premises are vacated or left vacant during the Term even if Basic Rent is paid. 
  
 The Tenant shall on the Commencement Date commence and thereafter during the
Term, actively and diligently carry on in the Leased Premises the business specified as the Permitted Use, and shall without limiting the generality of the foregoing: 
  

	 	(a)	conduct its business in the entire Leased Premises; and 

  

	 	(b)	remain open for business at least during normal business days and hours for the type of business being conducted from the Leased Premises. 

  
 The Tenant will not during the Term vacate or abandon the Leased Premises
either in full or in part. 
  
 4.04 Signs and Advertising Displays

  
 The Tenant, after first obtaining the written approval of
the Landlord to, or at the request of the Landlord with instructions as to the specifications, design, location and method of installation, shall at the expense of the Tenant install, maintain and operate during such reasonable hours as the Landlord
may determine a sign in accordance with the sign criteria of the Landlord as such criteria are set out in Schedule “C” hereto. The Tenant shall not erect or place, or suffer to be erected or placed or maintain any other signs of any nature
or kind whatsoever either on the exterior walls of the Leased Premises or elsewhere in the Development except within the Leased Premises without the approval of the Landlord. The Tenant shall not erect or place or suffer to be erected or
placed in the display windows of the Leased Premises, any signs, decoration, lettering or advertising matter of any kind (including signs placed in the interior of the Leased Premises for exterior view) without first obtaining the Landlord’s
written approval, which approval may not be unreasonably withheld. All signs or other materials, referred to in this Article 4.04 shall remain the property of the Tenant and the Tenant shall remove the same at the expiration of the Term or such
shorter period to which the approval relates and shall make good any damage caused by such installation or removal. 
  
 4.05 Nuisance and Annoyance 
  
 The Tenant shall not use or occupy the Leased Premises or suffer or permit the same to be used or occupied for any unlawful purpose, or for any dangerous,
noxious or offensive trade or business, or for any purpose likely to cause a nuisance or annoyance to the Landlord or any other tenants of the Development nor undertake any operation likely to cause the same, nor commit or suffer to be done any
waste, damage or disfigurement or injury to the Development or any part thereof nor permit or suffer the overloading of any floors therein. 
  
 4.06 Coin Operated Machines 
  
 The Tenant shall not have or permit or suffer to be on the Leased Premises any machines selling merchandise or services or providing entertainment,
whether by coins, credit cards or otherwise, unless expressly approved by the Landlord in writing, such approval not to be unreasonably withheld. 
  
 4.07 Loud Speakers and Other Advertising Apparatus 
  
 The Tenant shall not have or permit any public address, music broadcast or other sound system which may be heard beyond the limits of the Leased Premises.

  

					
	 	  	- 5 -	  	[SEAL]

 4.08 Delivery of Supplies and Materials 
  
 The delivery and shipping of merchandise, supplies, fixtures and other materials or goods of whatsoever nature to or from
the Leased Premises and all loading, unloading and handling thereof shall be done through such entrances as designated by the Landlord and at such times and by such means as approved by the Landlord. 
  
 4.09 Ordinances and Regulations 
  
 The Tenant shall observe and fulfil the provisions and requirements of all
statutes, orders in council, by-laws, rules and regulations, relating directly or indirectly to the use of the Leased Premises and shall comply with all reasonable requirements of any insurer under any policy of insurance affecting the Development.

  
 4.10 Rules and Regulations 
  
 The Tenant shall observe and comply with and use its best efforts to cause
its employees, agents, licensees and invitees to observe and comply with any and all rules and regulations communicated by the Landlord to the Tenant, from time to time, which in the judgment of the Landlord are necessary or desirable in relation to
all aspects of the use and occupancy by the Tenant of the Leased Premises, the Building, the Common Areas and the Common Facilities including for the reputation, care, safety and appearance of the Development, the preservation of good order therein
and the operation and maintenance thereof, provided that such rules and regulations do not conflict with any express provisions of this Lease and are not discriminatory against the Tenant. The Tenant specifically acknowledges that the Landlord has
and shall have the right to make rules and regulations as aforesaid. 
  
 ARTICLE 5 
 Repairs 
  
 5.01 Tenant’s Repairs 
  
 The Tenant shall at all times during the Term, at its own cost and expense, repair, maintain, operate and keep the Leased Premises, all equipment,
fixtures and mechanical systems (including heating, ventilating and air-conditioning systems) within the Leased Premises or elsewhere (if such equipment, fixtures or systems are provided for the use or benefit of the Leased Premises) and any
improvements now or hereafter made to the Leased Premises in good order, firstclass condition and repair (reasonable wear and tear and repairs which are the Landlord’s responsibility pursuant to Article 5.06 hereof only excepted) in accordance
with the statutory building scheme registered against title to the Lands and without limiting the generality of the foregoing, the Tenant shall, during the Term, cause such good management and care to be taken of the Leased Premises and various
parts thereof that no injury to the same shall occur and all water closets, sinks, heating and air-conditioning and ventilating apparatus located in the Leased Premises shall be maintained in a state of efficient and good working order. The Tenant
shall decorate the Leased Premises in a manner and to a standard acceptable to or determined by the Landlord, acting reasonably, and shall maintain such decorating to such standards throughout the Term. The Tenant shall be responsible for all
such maintenance, repairs, replacements and such decorating and shall promptly with due diligence, at its sole expense, carry out any and all of the foregoing. The Tenant shall be responsible for all janitorial services respecting the Leased
Premises (including the washing of windows therein, both inside and outside) so as to keep the Leased Premises in a clean and tidy condition. 
  
 Notwithstanding the foregoing provisions of this Section 5.01, if the Building is primarily used for office purposes, the task of repairing,
maintaining and operating the heating, ventilating and air-conditioning systems and other building standard equipment and mechanical systems within or serving the Leased Premises shall be the responsibility of the Landlord (save only to the extent
that any such equipment or systems are installed by or for the sole use of the Tenant) and the costs thereof shall form part of the HVAC Costs or Building Operation and Maintenance Costs, as the case may be hereunder. 
  
 5.02 Perimeter Walls and Glass 
  
 The Tenant shall promptly repair or make whole all damaged glass, plate
glass, doors and windows in the Leased Premises as and whenever the same is required. 
  
 5.03 Landlord’s Examination of Leased Premises 
  
 The Landlord and any employee, servant, agent or contractor of the Landlord shall be entitled, at any time during normal business hours and at any time in the event of an emergency, to enter and examine the state of maintenance, repair,
decoration and cleanliness of the Leased Premises, all equipment and fixtures within the Leased Premises and any improvements now or hereafter made to the Leased Premises and the Landlord may give notice to the Tenant requiring that the Tenant
perform such maintenance or effect such repairs, replacements or decoration or cleaning as is the responsibility of the Tenant and as may be found necessary from such examination. 
  

					
	 	  	- 6 -	  	[SEAL]

 5.04 Landlord’s Right to Repair 
  
 In the event that the Tenant fails within ten (10) days after receipt of written notice thereof, save in the case
of an emergency when no notice shall be required, or within such reasonable time thereafter if for any cause beyond the control of the Tenant it is not reasonable in the circumstances (it being agreed that lack of finances on the part of the
Tenant shall not be treated as a cause beyond the Tenant’s control), to commence and diligently proceed to perform such maintenance or effect such repairs, replacements, decorations or cleaning as so specified in any notice given by the
Landlord, the Landlord, its employees, servants, agents or contractors may, but shall not be obligated to, enter the Leased Premises and at the Tenant’s expense, perform and carry out the same and the Landlord in so doing shall not be liable
for inconvenience, disturbance, loss of business or other damage resulting therefrom and in the event the Landlord expends any monies pursuant to the provisions of this Article 5.04, the Tenant shall pay the same to the Landlord on demand with a fee
of twenty (20%) percent of such amount for the Landlord’s supervisory function and in addition shall pay interest on the aggregate of the foregoing at the rate provided in this Lease from the date of the expenditure of such first mentioned
monies by the Landlord. 
  
 5.05 Landlord’s Right to Enter for Other
Repairs 
  
 The Landlord, and any employee, servant, agent or
contractor of the Landlord shall have the right to enter the Leased Premises upon notice at all times during business hours and at any time in the case of an emergency to make such alterations or repairs as the Landlord is required to make
pursuant to the terms of this Lease or shall deem necessary for the safety, preservation, proper administration or improvement of the Development or any portion thereof and the Landlord in so doing, shall not be liable for inconvenience,
disturbance, loss of business or other damage resulting therefrom. 
  
 5.06
Landlord’s Repairs 
  
 The Landlord shall, from time to
time, throughout the Term: 
  

	 	(a)	at its sole cost, carry out as soon as possible in the circumstances after receipt of notice thereof in writing from the Tenant, structural repairs to the foundations, exterior
walls (excluding store-fronts and glass), structural subfloors, the structural portions of bearing walls and structural columns and beams which interfere with or impair the use, occupancy or safety of the Leased Premises; 

 

	 	(b)	carry out repairs or replacements to the Common Areas and the Common Facilities, including the heating, ventilating and air-conditioning systems forming part of the Common
Facilities; and 

  

	 	(c)	repair all damage to the Leased Premises which is covered by any insurance effected by the Landlord or which the Landlord has agreed to carry in accordance with the
provisions of Article 8.03 hereof to the extent of the proceeds of such insurance applicable thereto; 

  
 PROVIDED HOWEVER that if any such repairs are necessitated by the negligence or misconduct of the Tenant, its servants, agents, contractors, licensees,
employees or others for whom in law the Tenant is responsible, unless the damage is covered by the Landlord’s insurance or insurance which the Landlord has agreed to carry, the Tenant shall pay to the Landlord on demand the cost of such
repairs and a fee of twenty (20%) percent for the Landlord’s supervisory function and interest on the aggregate amount of both of the foregoing from the date of expenditure of the first mentioned monies by the Landlord. 
  
 PROVIDED FURTHER that in any event the Landlord shall not be responsible for
any damages, loss or injury sustained by the Tenant or any person or persons claiming through or under it, by reason of defects giving rise to the need for such repairs or the consequence thereof, including the inconvenience occasioned to the Tenant
by the entry of the Landlord, its employees, servants, agents, or contractors on the Leased Premises to effect such repairs. 
  
 5.07 Landlord’s Obligation to Maintain 
  
 The Landlord shall maintain and keep the Common Areas and the Common Facilities in a state of repair and cleanliness consistent with the standard of a
first class development of a similar nature. 
  

					
	 	  	- 7 -	  	[SEAL]

 5.08 Damage and Destruction 
  
 In the event of damage or destruction of the Leased Premises of the Building by fire, lightning, earthquake, tempest or
other casualty so that: 
  

	 	(a)	the same is damaged or destroyed to the extent that the same cannot with reasonable diligence be rebuilt, repaired or restored within one hundred and twenty (120) days of the
date of damage or destruction (as determined in the opinion in writing of the Landlord’s Architect, which written opinion shall be delivered to the Tenant within thirty (30) days of the occurrence of such damage or destruction) or the
estimated cost of rebuilding, repairing or restoring such damage or destruction will exceed by $75,000 or more, the anticipated proceeds of insurance available to the Landlord for that purpose, then, notwithstanding any other term or condition of
this Lease to the contrary, the Landlord may terminate this Lease by notice in writing to the Tenant given within sixty (60) days of the occurrence of such damage or destruction, such notice to be effective as at the date of the damage or
destruction if the Leased Premises are not capable of being utilized by the Tenant as determined by the Landlord’s Architect and otherwise to be effective at the date specified in such notice of termination which shall not be less than thirty
(30) days following receipt of such notice by the Tenant and in either of such events, the Rent hereby reserved shall be forthwith payable by the Tenant to the effective date of the termination, the Term hereby granted shall terminate as at
that date and the Landlord may as at the effective date of termination re-enter and take possession of the Leased Premises and deal with the same as fully and effectively as if these presents had not been entered into. But if within the said period
of sixty (60) days, the Landlord shall not give notice terminating this Lease, then as soon as reasonably practicable thereafter, the Landlord shall undertake or continue the rebuilding, repair or restoration with all reasonable diligence and
the Basic Rent hereby reserved, or a proportionate part thereof depending upon the proportion of the Leased Premises that are not fit for use by the Tenant for the intended purpose of this Lease, shall abate until the Leased Premises have been
rebuilt and made fit for the intended purposes of this Lease; 

  

	 	(b)	the same is damaged or destroyed to the extent that the same can with reasonable diligence be rebuilt, repaired or restored within one hundred and twenty (120) days of the date
of such damage or destruction (as determined in the opinion in writing of the Landlord’s Architect, which written opinion shall be delivered to the Tenant within thirty (30) days of the occurrence of such damage or destruction) and the
Landlord is not otherwise entitled to terminate this Lease pursuant to Article 5.08(a) the Landlord shall as soon as reasonably practicable after such determination, undertake or continue the repair of the same with all reasonable diligence
provided, however, that nothing herein contained shall impose any obligation upon the Landlord to complete such repair within the said period of one hundred and twenty (120) days and the Basic Rent hereby reserved, or a proportionate part
thereof depending upon the proportion of the Leased Premises that are not fit for use by the Tenant for the intended purposes of this Lease, shall abate until the Leased Premises have been rebuilt and made fit for the intended purposes of this
Lease. 

  
 5.09 Qualifications 
  

	 	(a)	For the purposes of Article 5.08 the terms “Leased Premises” and “Building” shall be deemed not to include the Tenant’s trade fixtures, merchandise,
stock-in-trade, furniture or any other improvements installed in the Leased Premises by or on behalf of the Tenant including the Tenant’s Work. 

  

	 	(b)	If the Landlord rebuilds, repairs, or restores the Building or the Leased Premises as contemplated in Article 5.08 it will not be required to reproduce exactly the Leased Premises
or the Building or restore the same to the exact condition that existed before the damage or destruction provided that it reproduces or restores or rebuilds the same to a comparable condition and configuration. 

  

	 	(c)	The certificate of the Landlord’s Architect in charge of the rebuilding, repair or restoration shall bind the Landlord and the Tenant as to the state and proportion of the
suitability for occupancy of the Leased Premises and as to the date upon which the Landlord’s work of reconstruction or restoration is completed and the Leased Premises fit for the purposes of the Tenant. 

  

	 	(d)	Notwithstanding any of the provisions of Article 5.08 to the contrary, in the event the damage or destruction referred to therein is caused by the negligence or misconduct of the
Tenant, its servants, agents, employees, contractors, licensees or other persons for whom in law the Tenant is responsible: 

  

	 	(i)	and this Lease is not terminated as a result of such damage or destruction there shall be no abatement of Basic Rent as contemplated in Article 5.08; and 

 

 - 8 - 

	 	(ii)	the Tenant shall indemnify and hold harmless the Landlord from and against any liabilities, damages, costs, claims, suits or actions of any nature whatsoever suffered by or incurred
by the Landlord as a result of such damage or destruction and this indemnity and hold harmless covenant shall survive the expiration of the Term. 

  

5.10 Condition of Expiration 
  
 Upon the expiration of the Term the Tenant shall surrender and deliver up to the Landlord vacant possession of the Leased Premises, which Leased Premises
at such time, unless the expiration of the Term has occurred pursuant to Article 5.08, shall be in the condition in which the same must be maintained during the Term pursuant to Articles 5.01 and 5.02 and as the same must otherwise be restored
pursuant to Article 9.02. 
  
 ARTICLE 6 
 Common Areas and Common Facilities 
  
 6.01 Tenant’s Use of Parking Areas 
  
 The Tenant, its employees, suppliers and other persons not licensees or invitees and having business with the Tenant shall be prohibited from using for
parking of vehicles and loading or unloading of vehicles any part of the customer parking areas as such may be designed and changed from time to time by the Landlord. Tenant and employee parking shall be limited to specified times and places,
arranged so as to cause minimal interference to business within the Development. If requested by the Landlord the Tenant shall supply its employees’ automobile license numbers to the Landlord. 
  
 6.02 Landlord’s Right to Remove Vehicles 
  
 Should the Tenant, its employees, suppliers or other persons not licensees
or invitees of the Tenant park vehicles in areas not allocated for that purpose, the Landlord shall have the right to remove the said trespassing vehicles and the Tenant will save harmless the Landlord from any and all damages arising therefrom and
the Tenant will pay the costs of such removal. 
  
 6.03 Control of Common Areas
and Common Facilities 
  
 The Landlord shall at all times
have exclusive control and management of the Common Areas and the Common Facilities. Such control applies to signs, use of show windows, and the Tenant’s publicity visible from the Common Areas, as well as to the use made by the Tenant and/or
the public of the Common Areas. The Landlord shall have the right to alter, vary, designate and redesignate the Common Areas and the Common Facilities from time to time and to interfere with the use of the Common Areas and the Common Facilities to
the extent necessary to make such alterations or variations or any other repairs required or permitted to be made by the Landlord under this Lease, but in so doing shall use reasonable efforts not to interfere with the Tenant’s access to the
Leased Premises and to minimize any disruption to the Tenant’s business. 
  
 6.04 Merchandise on Common Area 
  
 In
particular, but without in any way limiting the generality of the provisions of Article 6.03, the Tenant shall not keep, display, or sell any merchandise on or otherwise obstruct or use any part of the Common Areas on the Common Facilities, except
as permitted by the Landlord and except for displays included in Development promotions when recognized and permitted by the Landlord. 
  
 6.05 Visitor Parking 
  
 The Landlord shall at all times during the Term designate for the benefit of licensees and invitees of the Tenant, visitor parking facilities and the
Landlord reserves the right to impose reasonable charges upon any licensee and invitee of the Tenant for the use of same. 
  
 6.06 Use of Common Areas 
  
 The Landlord grants to the Tenant, its agents, employees, licensees and invitees in common with the Landlord and other tenants of the Development and
their respective agents, employees, licensees and invitees the right and license to use the Common Areas during the Term for the purpose of access, parking and other purposes for which they are intended to be used. 
  
 6.07 Repair and Operation 
  
 The Landlord shall repair, maintain and operate the Building and Other
Buildings within the Development and the Development in a first class manner, having regard to other developments of a similar age, use and location. 
  

					
	 	  	- 9 -	  	[SEAL]

 6.08 Tenant’s Parking 
  
 Throughout the Term, the Landlord agrees to make available for the Tenant to use, at its option, up to three
(3) parking stalls for every 1,000 rentable square feet leased by the Tenant. The parking stalls shall be distributed on a random basis around the perimeter of the Building and shall be free of charge from the Commencement Date until and
including June 30, 2003. Commencing July 1, 2003, the parking stalls shall be subject to a parking charge of $10.00 per stall per month plus applicable taxes, which parking charge shall be subject to change from time to time. For clarity,
it is not the Landlord’s intention to have tenants of the Development paying different monthly parking charges, therefore parking charges shall be based upon the then current market conditions for the Development. 
  
 ARTICLE 7 
 Assignment and Sub-Letting 
  
 7.01 Prohibitions 
  
 The Tenant shall not assign
or transfer this Lease or the Term or any portion thereof or let or sublet all or any part of the Leased Premises or grant any license with respect thereto (any of the foregoing being hereinafter called a “Transfer”) without the written
consent of the Landlord first had and obtained, which consent shall not be unreasonably withheld, provided that it shall not be unreasonable for the Landlord to withhold its consent where the Tenant is assigning or subletting at a profit to the
Tenant. 
  
 All requests to the Landlord for consent to any
Transfer shall be made to the Landlord in writing together with payment to the Landlord of five hundred dollars ($500.00) as a deposit on account of all costs incurred by the Landlord in considering and processing the request for consent and such
information in writing as the Landlord might reasonably require respecting a transferee including, without limiting the generality of the foregoing, the name, address, business experience, financial position and banking and personal references of
such transferee, and in the event the transferee is a corporation, similar information respecting the corporation and its principal shareholders, officers and directors. In addition, the request shall contain a comprehensive summary of the terms and
conditions upon which the Transfer is to occur. 
  
 Notwithstanding any provisions of this Article 7.01 to the contrary, after the Landlord receives such request and information in writing, it shall have the option, to be exercised by written notice within thirty (30) days after the
receipt of such request and information, to terminate this Lease and the Term hereof on not less than thirty (30) days and not more than ninety (90) days notice to the Tenant. If the Landlord elects to terminate this Lease as aforesaid,
the Tenant shall have the right, to be exercised by written notice to the Landlord within ten (10) days after receipt of such notice of termination, to withdraw the request for consent to the proposed Transfer, in which case the Tenant shall
not proceed with such Transfer, the notice of termination shall be null and void and this Lease shall continue in full force and effect in accordance with its terms. 
  
 If the Landlord consents to a Transfer, the Landlord shall have the following rights: 
  

	 	(a)	to require the Tenant to enter into an agreement in writing and under seal to implement all amendments to the Lease to give effect to the Landlord’s exercise of its foregoing
rights; and 

  

	 	(b)	to require the Transferee to enter into an agreement directly with the Landlord to perform and observe all the terms and conditions of the Tenant pursuant to this Lease.

  
 Whether or not the Landlord consents to any
request to Transfer, the Tenant shall pay reasonable costs incurred by the Landlord in considering any request for consent to Transfer and in completing any of the documentation involved in implementing such Transfer. 
  
 PROVIDED FURTHER that, notwithstanding any other provisions of this Article
7.01 to the contrary, neither the Transfer nor the taking of any documentation in relation thereto shall affect the obligation of the Tenant to perform and observe all of the terms and conditions in this Lease to be observed and performed by the
Tenant. 
  
 7.02 Control of Corporation 
  
 If the Tenant is a corporation, other than a corporation the shares of which
are listed on any recognized stock exchange, effective control of the corporation shall not be changed directly or indirectly by a sale, encumbrance or other disposition of shares or otherwise howsoever without first obtaining the written consent of
the Landlord; provided that the Landlord’s consent shall not be required for any sale or other disposition of shares by present shareholders to and between themselves or in the event of any transmission of shares on death and provided further
that the Landlord’s consent shall not be unreasonably withheld where control of the Tenant is to pass to a subsidiary or parent of the Tenant. 
  

					
	 	  	- 10 -	  	[SEAL]

 7.03 Assignment by Landlord 
  
 The Landlord may assign all or a part of its interest in this Lease without the Tenant’s knowledge or consent.

  
 ARTICLE 8 
 Insurance 
  
 8.01 Tenant to Insure 
  
 The Tenant, at its sole cost and expense, shall take out and keep in force during the Term, standard fire and extended coverage, and malicious damage insurance on the stock-in-trade, furniture, fixtures, glass, improvements and all other
contents of the Leased Premises to their full replacement value, and comprehensive general liability insurance in an amount of not less than five million dollars ($5,000,000) and tenant’s fire legal liability insurance all in amounts and with
policies in a form satisfactory to the Landlord with insurers acceptable to the Landlord. Each such policy shall name the Landlord as an additional insured as its interest may appear and such comprehensive public liability insurance shall contain a
provision for cross liability as between the Landlord and the Tenant. Each policy other than public liability policies shall provide that the insurer shall not have any right of subrogation against the Landlord, its servants, agents or employees on
account of any loss or damage covered by such insurance or on account of payments made to discharge claims against or liabilities of the Landlord or Tenant covered by such insurance. The cost or premium for each and every such policy shall be paid
by the Tenant. The Tenant shall obtain from the insurers under such policies, undertakings to notify the Landlord in writing at least thirty (30) days prior to any cancellation or reduction in coverage thereof. If the Tenant fails to take out
or keep in force, or provide to the Landlord proof, as hereafter contemplated, of such insurance, the Landlord shall have the right to place such insurance on behalf of the Tenant and to pay the premium therefor and in such event, the Tenant shall
repay to the Landlord the amount paid therefor, which repayment shall be deemed to be Additional Rent payable on the first day of the next month following the said payment by the Landlord. The Tenant agrees to provide the Landlord with current
copies of the insurance policies or certificates of insurance as described herein. 
  
 8.02 Not to Affect Landlord’s Insurance 
  
 The Tenant will not upon the Leased Premises do or permit to be done, or omit to do anything which causes or has the effect of causing the rate of insurance upon the Development or any part thereof to be increased and if the insurance rate
shall be thereby increased by any action of the Tenant, the Tenant shall pay to the Landlord on demand as Additional Rent the amount by which the insurance premiums shall be so increased. The Tenant will not store or permit to be stored upon or in
the Leased Premises anything of a dangerous, inflammable or explosive nature nor anything which would have the effect of increasing the Landlord’s insurance costs or of leading to the cancellation of such insurance. It is agreed that if any
insurance policy upon the Leased Premises shall be cancelled by the insurer by reason of the use and occupation of the Leased Premises or any part thereof by the Tenant or by any assignee, sub-tenant, concessionaire or licensee of the Tenant, or by
anyone permitted by the Tenant to be upon the Leased Premises, the Landlord may, at its option, forthwith enter upon the Leased Premises and rectify the situation causing such cancellation or rate increase, and the Tenant shall forthwith on demand
pay to the Landlord the costs of the Landlord related to such rectification together with a supervisory fee of twenty (20%) percent of such cost and with interest on the aggregate of the foregoing from the date funds were expended by the
Landlord. 
  
 8.03 Landlord to Insure 
  
 The Landlord shall throughout the Term, carry fire insurance with normal
coverage endorsements in respect of the buildings and improvements forming part of the Development (but excluding the Tenant’s trade fixtures, merchandise, stock-in-trade, furniture or any other improvements installed in the Leased Premises by
or on behalf of the Tenant including the Tenant’s Work) in an amount not less than ninety (90) percent of the full replacement cost (excluding the cost of foundations, footings, underground utilities and architects and other fees
associated with these items) from time to time, on a stated amount basis, provided that such insurance, without further consent or notice to the Tenant, may have a deductible amount, provided that such deductible amount shall not exceed three
(3%) percent of the amount insured under such policy or policies. The Landlord may, but shall not be obligated to, carry such other insurance including public liability insurance and rental loss insurance related to the Lands or such risks and
perils in relation thereto or the Landlord’s interest derived therein as the Landlord may so determine. All such insurance so obtained by the Landlord shall be for the sole benefit of the Landlord and the Tenant shall be entitled to no interest
therein or benefit thereof. Such policy shall provide that the insurer shall not have any right of subrogation against the Tenant, its servants, agents or employees on account of any loss or damage covered by such insurance. 
  

					
	 	  	- 11 -	  	[SEAL]

 ARTICLE 9 
 Tenant Alterations 
  
 9.01 Painting,
Decorating and Alterations 
  
 The Tenant may, provided it
first obtains the consent of the Landlord, at any time and from time to time at its expense, paint and decorate, in accordance with the manner and standard referred to in Article 5.01, the interior of the Leased Premises and make such changes,
alterations, additions and improvements in and to the Leased Premises as will in the judgment of the Tenant better adapt the Leased Premises for the purposes of its business; provided, however, that no changes, alterations, additions or improvements
to the structure, any perimeter wall, the sprinkler system, the heating, ventilating, air-conditioning, plumbing, electrical or mechanical equipment or the concrete floor or the roof shall be made without the prior written consent of the Landlord,
and without the use of contractors or other qualified workmen approved by the Landlord. All changes, alterations, additions and improvements, whether structural or otherwise, shall be carried out in accordance with the reasonable requirements or
rules of the Landlord and shall comply with all applicable statutes, regulations or by-laws of any municipal, provincial or other governmental authority. As part of the process of the Landlord’s examination and approval of the Tenant’s
plans and specifications, materials may, in addition to being submitted to the Landlord’s Architect, be submitted by the Landlord to other architects, engineers, and special consultants, and progress and completion of the work may require
supervision and/or inspection by the Landlord or any of the foregoing persons on behalf of the Landlord. Any fees and costs incurred by the Landlord in relation to the foregoing will be paid by the Tenant to the Landlord within fifteen
(15) days of billing. The Tenant shall pay to the Landlord the amount of the increase for any insurance coverage of the Landlord directly attributable to any action by the Tenant as hereinbefore in this Article 9.01 provided and the Tenant
covenants that such insurance shall not thereby be made liable to avoidance or cancellation by the insurer by reason of such changes, alterations, additions or improvements. 
  
 9.02 Landlord’s Property 
  
 At the expiration of the Term all changes, alterations, additions and improvements made to or installed upon or in the Leased Premises whether made
pursuant to this Article 9 or otherwise and which in any manner are attached in, to on or under the floors, walls or ceilings (other than unattached movable trade fixtures) shall remain upon and be surrendered to the Landlord with the Leased
Premises as part thereof, without disturbance, molestation or injury and shall be and become the absolute property of the Landlord without any payment or indemnity by the Landlord or any third party to the Tenant or any other party. Notwithstanding
the foregoing provisions of this Article 9.02, unless the Lease has been terminated pursuant to Article 5.08(a) the Landlord may by notice in writing require the Tenant to remove the aforesaid changes, alterations, additions and improvements in
whole or in part, in which event the Tenant shall remove the same and restore to the extent so requested that Leased Premises to the state in which they were prior to the commencement of any of the Tenant’s Work and shall make good any damage
or injury caused to the Leased Premises resulting from such installation and removal, reasonable wear and tear and the Landlord’s repair obligations only excepted. The obligations of the Tenant under this Article 9.02 shall survive the
expiration of the Term. 
  
 9.03 Prohibitions 
  
 The Tenant, its employees, agents and representatives, are expressly
prohibited from entering upon the roof of the Building or any Other Buildings for any reason whatsoever. The Tenant shall not make any repairs, openings or additions to any part of the exterior of the Leased Premises, nor place any attachments,
decorations, signs or displays in or upon any Common Area or the exterior of the Leased Premises failing which the Tenant will be held responsible for all ensuing costs and damages whether to remove such items or to effect repairs needed as a result
of such acts and shall pay the cost thereof to the Landlord forthwith on demand together with a supervisory fee to the Landlord of twenty (20%) percent of such cost as well as interest on the aggregate of the foregoing from the date funds are
so expended by the Landlord. 
  
 9.04 No Liens 
  
 The Tenant covenants with the Landlord that it will not permit, do, or cause
anything to be done to the Leased Premises during the period of construction and fixturing of the Leased Premises or at any time which would allow any lien, lis pendens, judgment or certificate of any court or any mortgage, charge or encumbrance of
any nature whatsoever to be imposed or to remain upon the Leased Premises or the Development. In the event of the registration of any lien or other encumbrance as aforesaid, the Tenant shall at its own expense immediately cause the same to be
discharged. Should the Tenant fail to discharge such lien or encumbrance within two (2) days of notice from the Landlord so to do, the Landlord shall be at liberty to pay and discharge such lien or encumbrance and any amount so paid by the
Landlord together with any disbursements and costs incurred by the Landlord on a solicitor-client basis together with interest on any such amounts from the date of expenditure of such funds by the Landlord shall be paid by the Tenant to the Landlord
forthwith. 
  

 - 12 - 

 ARTICLE 10 
 Public Utilities and Taxes 
  
 10.01
Public Utilities, Business Tax and Machinery Tax 
  
 The
Tenant shall pay and discharge as the same fall due all charges for utilities provided to or consumed on the Leased Premises during the Term including telephone installations, water, electrical power, gas and telephone charges metered separately or
charged separately by the authority providing the same to the Leased Premises as well as any charges of any such authority based thereon for treatment or other facilities and all other charges similar in nature, and shall also pay and discharge as
the same fall due all business taxes and rates, floor space and personal property taxes, licence fees or similar fees which may be imposed by any municipal, legislative or other authority in respect of the use or occupancy of the Leased Premises or
any personal property situate thereon or in respect of any fixtures, machinery, equipment or apparatus installed in the Leased Premises (or elsewhere in the Development by the Tenant). 
  
 PROVIDED ALWAYS that if any of the aforesaid utilities are provided to the Leased Premises through a common metering device
or on any other shared basis with any other premises or portions of the Building or the Development, the Tenant shall pay to the Landlord forthwith on demand, from time to time by the Landlord, the Tenant’s, share of the cost thereof based on
such allocation as the Landlord may reasonably determine in relation to the other premises or portions of the Building or the Development being so served. 
  
 10.02 Payment of Real Property Taxes by Landlord 
  
 The Landlord shall, without derogating from any of the Tenant’s obligations with respect to payment of Additional Rent, pay or cause to be paid when
due to the municipality or other taxing authorities having jurisdiction all Real Property Taxes, PROVIDED ALWAYS that the Landlord may postpone such payment to the extent permitted by law if pursuing in good faith any appeal against the imposition
thereof. 
  
 10.03 Increase in Real Property Taxes Attributable to Tenant

  
 The Tenant shall from time to time if requested by the
Landlord, pay to the Landlord forthwith on demand by the Landlord, an amount equal to any increase in the amount of Real Property Taxes by reason of any installation, alteration, or use made in or to the Leased Premises by or for the benefit of the
Tenant or any party claiming by or through the Tenant. 
  
 10.04 Goods and
Services Tax 
  
 Despite any other section or clause of this
Lease, the Tenant shall pay to the Landlord upon demand an amount equal to any and all Goods and Services Tax, it being the intention of the parties that the Landlord shall be fully reimbursed by the Tenant with respect to any and all Goods and
Services Tax at the full tax rate applicable from time to time in respect of the Rent payable for the lease of the Leased Premises pursuant to this Lease. The amount of the Goods and Services Tax so payable by the Tenant shall be calculated by the
Landlord in accordance with the applicable legislation and shall be paid to the Landlord at the same time as the amounts to which such Goods and Services Tax apply and is payable to the Landlord under the terms of this Lease or upon demand at such
other time or times as the Landlord from time to time determines. Despite any other section or clause in this Lease, the amount payable by the Tenant under this paragraph shall be deemed not to be Rent, but the Landlord shall have all of the same
remedies for and rights of recovery of such amount as it has for recovery of Rent under this Lease. As referred to herein “Goods and Services Tax” means the tax imposed under part IX of the Excise Tax Act (Canada) or any similar tax
hereafter imposed in substitution therefor or in addition thereto. 
  
 ARTICLE 11 
 Exclusion of Liability and Indemnity 
  
 11.01 Exclusion of Liability 
  
 Subject to Article 11.03, it is agreed between the Landlord and the Tenant that: 
  

	 	(a)	the Landlord, its agents, servants and employees shall not be liable for damage or injury to any property of the Tenant which is entrusted to the care or control of the Landlord,
its agents, servants or employees; 

  

	 	(b)	 the Landlord, its agents, servants and employees shall not be liable nor responsible in any way for any personal or consequential injury of any nature whatsoever
that may be suffered or sustained by the Tenant or any employee, agent, customer, invitee or licensee of the Tenant or any other person who may be upon the Leased Premises or the Development or for any loss of or damage or injury to any property
belonging to the Tenant or to its employees or to any other person while such property is on the Leased Premises or the Development and, in particular (without limiting the generality of the foregoing) the Landlord shall not be liable for any damage
or damages of any nature whatsoever to any such property caused by the failure by reason of a breakdown or other cause, to supply adequate drainage, snow or ice removal, or by reason of the interruption of any public utility or service or in the
event that steam, water, rain or snow may leak 

  

					
	 	  	- 13 -	  	[SEAL]

	 	 
into, issue or flow from any part of the Development or from the water, steam, sprinkler, or drainage pipes or plumbing works the same, or from another place
or quarter or for any damage caused by any thing done or omitted by any tenant, but the Landlord shall, after notice of the same and where it is within its obligation so to do, use all reasonable diligence to remedy such condition, failure or
interruption of service when not directly or indirectly attributable to the Tenant, and the Tenant shall not be entitled to any abatement of Rent in respect of any such condition, failure or interruption of service; and 

 

	 	(c)	the Landlord, its agents, servants, employees or contractors shall not be liable for any damage suffered to the Leased Premises or the contents thereof by reason of the Landlord,
its agents, servants, employees or contractors entering upon the Leased Premises to undertake any examination thereof or any work therein or in the case of an emergency. 

  
 11.03 Mutual Indemnification 
  
 The Landlord and the Tenant confirm and acknowledge that it is in their intent that any loss, damage or expense to which either party may be put (in
this Article 11.03, the “Injured Party”) as a result of the act, omission or negligence of the other party (in this Article 11.03, the “Offending Party”) shall be recoverable from the Offending Party, but only to the extent that
the Injured Party cannot recover its loss, damage or expense under policies of insurance which it is required to take out or has in fact taken out hereunder. To such end, the parties covenant and agree with each other as follows: 
  

	 	(a)	the Offending Party shall indemnify the Injured Party and save it harmless from and against any and all loss, damage and expense whatsoever arising out of the act, omission or
negligence of the Offending Party or those for whom the Offending Party is in law responsible; and 

  

	 	(b)	notwithstanding the indemnity contained in (a) above, the Injured Party covenants and agrees to look first to its own policies of insurance taken out or required to be taken
out hereunder to recover any loss, damage or expense to which the foregoing indemnity may apply (it being understood and agreed that the foregoing indemnity shall not apply to, and the Offending Party shall have no responsibility for, any loss,
damage or expense against which the Injured Party is required hereunder to take out insurance or has in fact taken out insurance). 

  
 ARTICLE 12 
 Landlord’s Rights
and Remedies 
  
 12.01 Default 
  
 If and whenever: 
  

	 	(a)	the Rent hereby reserved, or any part thereof, be not paid when due, or there is non-payment of any other sum which the Tenant is obligated to pay under any provisions hereof, and
such default shall continue for ten (10) days after notice by the Landlord requiring the Tenant to rectify the same; 

  

					
	 	  	- 14 -	  	[SEAL]

	 	(b)	the Term on any goods, chattels, equipment or other personal property of the Tenant, shall be taken or be exigible in execution or attachment, or if a writ of execution shall issue
against the Tenant; 

  

	 	(c)	the Tenant shall become insolvent or commit any act of bankruptcy or become bankrupt or take the benefit of any Act that maybe in force for bankrupt or insolvent debtors, or become
involved in a winding-up proceeding, voluntary or otherwise, or if a receiver shall be appointed for the business, property, affairs or revenues of the Tenant, or if any governmental authority should take possession of the business or property of
the Tenant; 

  

	 	(d)	the Tenant shall fail to commence business actively and diligently from and on the Leased Premises within thirty (30) days after the Commencement Date;

  

	 	(e)	the Tenant shall, without the consent of the Landlord, make a bulk sale of its goods or move or commence, attempt or threaten to move its goods, chattels and equipment out of
the Leased Premises (other than in the routine course of its business) or shall, for a period of ten (10) consecutive days (without the prior written consent of the Landlord), fail to conduct business from the Leased Premises;

  

	 	(f)	the Tenant shall vacate or abandon the Leased Premises in whole or in part; 

  

	 	(g)	the Tenant shall transfer or purport to Transfer any portion or all of the Term of the Leased Premises without the written consent of the Landlord or control of the Tenant if a
corporation is changed without the prior written consent of the Landlord, in either case as required pursuant to Article 7; 

  

	 	(h)	the Tenant shall fail to remedy any condition giving rise to cancellation, threatened cancellation, reduction or threatened reduction of any insurance policy on the Development or
any part thereof within twenty-four (24) hours after notice thereof by the Landlord; or 

  

	 	(i)	the Tenant shall not observe, perform and keep any other of the covenants, agreements, provisions, stipulations and conditions herein to be observed, performed and kept by the
Tenant and shall persist in such failure for ten (10) days after notice by the Landlord requiring that the Tenant remedy, correct, desist or comply (or in the case of any such breach which reasonably would require more than ten (10) days
to rectify unless the Tenant shall commence rectification within the said ten (10) day period and thereafter promptly and diligently and continuously proceed with the rectification of the breach); 

  
 then and in any of such cases at the option of the Landlord, the full amount of the current
month’s and the next ensuing three (3) month’s Rent shall immediately become due and payable as Additional Rent and the Landlord may immediately distrain for the same, together with any arrears then unpaid; and the Landlord may
without notice or any form of legal process forthwith re-enter upon and take possession of the Leased Premises or any part thereof in the name of the whole and remove and sell the Tenant’s goods, chattels, equipment and any other property
therefrom, any rule of law or equity to the contrary notwithstanding; and the Landlord may seize and sell such goods, chattels, equipment and other property of the Tenant as are in the Leased Premises or at any place to which the Tenant or any other
person may have removed them in the same manner as if they had remained and been distrained upon the Leased Premises; and such sale may be effected in the discretion of the Landlord either by public auction or by private treaty, and either in bulk
or by individual item, or partly by one means and partly by another, all as the Landlord in its entire discretion may decide, and the Tenant waives and renounces the benefit of any present or future statute or amendments thereto taking away or
limiting the Landlord’s right of distress. 
  
 12.02 Consequences of
Default 
  
 If and whenever the Landlord is entitled to
re-enter the Leased Premises, the Landlord may terminate this Lease and the Term by giving written notice of termination to the Tenant or by posting notice of termination in the Leased Premises, and in such event the Tenant will forthwith vacate and
surrender the Leased Premises. Alternatively, the Landlord may from time to time without terminating the Tenant’s obligations under this Lease, make alterations and repairs considered by the Landlord necessary to facilitate a sub-letting and
sub-let the Leased Premises or any part thereof as agent of the Tenant for such term or terms and at such rent or rents and upon such other terms and conditions as the Landlord in its sole discretion considers advisable. Upon each subletting all
rent and other monies received by the Landlord from the sub-letting shall be applied first to the payment of indebtedness other than Rent due hereunder from the Tenant to the Landlord, second to the payment of costs and expenses of the sub-letting
including brokerage fees and solicitors fees and the cost of alterations and repairs, and third to the payment of Rent due and unpaid hereunder. The residue, if any, shall be held by the Landlord and applied in payment of future Rent as it becomes
due and payable. If the Rent received from the sub-letting during a month and any surplus then held by the Landlord to the credit of the Tenant is less than the Rent to be paid during that month by the Tenant, the Tenant will pay the deficiency to
the Landlord. The deficiency will be calculated and paid monthly. No re-entry by the Landlord will be construed as an election on its part to terminate this Lease unless a written notice of that termination is given to the Tenant or posted as
aforesaid. Despite a subletting without termination, the Landlord may elect at any time to terminate this Lease for a previous breach. If the Landlord so terminates this Lease, the Tenant shall pay to the Landlord on demand therefor: 
  

	 	(a)	Basic Rent and Additional Rent accrued due up to the time of re-entry or termination, whichever is later, plus the next three (3) months’ Rent payable as Additional Rent
as provided in Article 12.01; 

  

					
	 	  	- 15 -	  	[SEAL]

	 	(b)	all costs payable by the Tenant pursuant to the provisions of this Lease up until the date of re-entry or termination, whichever is later; 

  

	 	(c)	such expenses as the Landlord may incur or has incurred in connection with re-entering or terminating and re-letting, or collecting sums due or payable by the Tenant or realizing
upon assets seized including brokerage expenses, legal fees and disbursements determined on a full indemnity basis, and including the expense of keeping the Leased Premises in good order and repairing or maintaining the same or preparing the Leased
Premises for re-letting; and 

  

	 	(d)	as liquidated damages for the loss of Rent and other income of the Landlord expected to be derived from this Lease during the period which would have constituted the unexpired
portion of the Term had the Lease not been so terminated, the amount, if any, by which the rental value of the Leased Premises for such period established by reference to the terms and provisions of this Lease exceeds the rental value of the Leased
Premises for such period established by reference to the terms and provisions upon which the Landlord relets them, if such re-letting is accomplished within a reasonable time after termination of this Lease, and otherwise with reference to all
market and other relevant circumstances. Rental value is to be computed in each case by reducing to present worth at an assumed interest rate of ten percent (10%) per annum all Rent and other amounts to become payable for such period and where
the ascertainment of amounts to become payable requires the same, the Landlord may make estimates and assumptions of fact which will govern unless shown to be unreasonable or erroneous; 

  
 such obligations of the Tenant to survive the expiration of the Term. 
  
 12.03 Non-Waiver 
  
 The failure of the Landlord to insist in any one or more cases upon the strict performance of any of the covenants of this
Lease or to exercise any option herein contained shall not be construed as a waiver or a relinquishment for the future of such covenant or option and the acceptance of Rent by the Landlord with knowledge of the breach by the Tenant of any covenants
or conditions of this Lease shall not be deemed to be a waiver of such breach and no waiver by the Landlord of any provisions of this Lease shall be deemed to have been made unless expressed in writing by the Landlord. 
  
 12.04 Right of Landlord to Perform Tenant’s Covenants 
  
 If at any time and so often as the same shall happen, the Tenant shall make
default in the observance or performance of any of the Tenant’s covenants herein contained, then the Landlord may after ten (10) days prior written notice, save in the case of an emergency when no notice shall be required,
but shall not be obligated to, without waiving or releasing the Tenant from its obligations under the terms of this Lease, itself observe and perform the covenant or covenants in respect of which the Tenant is in default, and in that connection
may pay such monies as may be required or as the Landlord may reasonably deem expedient, and the Landlord may thereupon charge all monies so paid and expended by it to the Tenant together with interest thereon from the date upon which the Landlord
shall have paid out the same; provided however that if the Landlord commences and completes either the performance of any such covenant or covenants or any part thereof, the Landlord shall not be obliged to complete such performance or be later
obliged to act in like fashion. 
  
 12.05 Time for Payment and Legal Costs

  
 Unless otherwise expressly provided in this Lease, all
sums and costs paid by the Landlord, including costs paid between solicitor and client, on account of any default by the Tenant under this Lease, shall be payable to the Landlord by the Tenant forthwith, with interest thereon at the rate aforesaid
from date of payment of such sums or costs by the Landlord. 
  
 Unless otherwise expressly provided in the Lease, all amounts (other than Rent) required to be paid by the Tenant to the Landlord pursuant to this Lease shall be payable on demand at the place designated by the Landlord for payment of Rent
and if not so paid within ten (10) days of such demand shall be treated as Rent in arrears and the Landlord may, in addition to any other remedy it may have for the recovery of the same, distrain for the amount thereof as Rent in arrears.

  
 12.06 Remedies Cumulative 
  
 All rights and remedies of the Landlord in this Lease contained shall be
cumulative and not alternative and are not dependent the one on the other and mention of any particular remedy or remedies of the Landlord in respect of any default by the Tenant shall not preclude the Landlord from any other remedy in respect
thereof, whether available at law or in equity or as expressly provided for herein. 
  

					
	 	  	- 16 -	  	[SEAL]

 ARTICLE 13 
 Mortgages and Assignment by Landlord 
  
 13.01 Sale or Financing of Development 
  
 The
Landlord may sell, transfer, lease, mortgage, encumber or otherwise dispose of the Development or any portion thereof or any interest of the Landlord therein, in every case without the consent of the Tenant, and the rights of the Landlord under this
Lease may be mortgaged, charged, transferred or assigned in conjunction therewith. The Tenant acknowledges that in the event of the sale or lease by the Landlord of the lands or a portion thereof containing the Leased Premises or the assignment by
the Landlord of this Lease or of any interest of the Landlord hereunder, to the extent that any such purchaser, lessee or assignee, by written acknowledgement to the Tenant, has assumed the covenants and obligations of the Landlord hereunder,
the Landlord shall, without further written agreement, be freed and relieved of liability upon such covenants and obligations. 
  
 13.02 Subordination and Acknowledgment 
  
 This Lease shall at the option of the Landlord or the mortgagee under any mortgage now or hereafter existing affecting the Development, exercisable at any
time and from time to time by the Landlord or such mortgagee, be either subject and subordinate to such mortgage and accordingly not binding upon such mortgagee or alternatively rank prior to such mortgage and accordingly be binding upon such
mortgagee. On request at any time and from time to time of the Landlord or such mortgagee, the Tenant shall either postpone and subordinate this Lease or any caveat based thereon to such mortgage with the intent and effect that this Lease and all
rights of the Tenant shall be subject to the rights of such mortgagee as fully as if the mortgage (regardless of when made) had been made prior to the making of this Lease, or alternatively to attorn to such mortgagee and become bound to it as its
tenant of the Leased Premises for the then expired residue of the Term and upon the terms and conditions contained in this Lease, in each case as the Landlord or such mortgagee may require. Without limiting the foregoing (and notwithstanding that
any previous attornment or subordination in favour of such mortgagee shall have been given) the Tenant shall execute promptly the appropriate instrument or postponement and subordination or alternatively the appropriate instrument of attornment, as
the case may be, in order to give effect to the foregoing. 
  
 Upon the written request of the Tenant, the Landlord shall use its reasonable efforts to obtain a non-disturbance agreement in favour of the Tenant from any financial encumbrancer of the Building who has or may in the future have
priority to the Tenant’s rights in respect of the Leased Premises. Such agreement will provide that the Tenant, so long as it is not in default under the Lease, will be entitled to remain undisturbed in its possession of the Leased Premises
upon the terms of this Lease notwithstanding the exercise of any and all rights of any financial encumbrancer. The Tenant shall pay to the Landlord the Landlord’s reasonable legal and administrative costs to obtain such agreement.

  
 13.03 Offset Statement 
  
 Within ten (10) days following request therefor by the Landlord, from
time to time, the Tenant shall execute and deliver to the Landlord and if required by the Landlord, to any mortgagee, assignee, or transferee of the Lease or the Development, a certificate in writing as to the then status of this Lease, including
whether it is in full force and effect, as modified or unmodified, confirming the Rent payable hereunder, the state of accounts between the Landlord and the Tenant and the existence or non-existence of defaults and any other matters pertaining to
the Lease which the Landlord, acting reasonably, shall request be included in such certificate. 
  
 13.04 Registration 
  
 The
Tenant shall not without the consent of the Landlord register this Lease against title to the Lands. The Tenant will, at the cost and expense of the Landlord, cause this Lease to be registered in the appropriate Land Title Office in the
Province of British Columbia upon the request of the Landlord in the event that the Landlord requires the same to be registered in priority to any mortgage, trust deed or trust indenture which may now or at any time hereafter affect in whole or in
part the Leased Premises or the Development and the Tenant shall execute promptly any certificate or other instrument which may from time to time be requested by the Landlord to give effect to the provisions of this Article 13.04. 
  
 Notwithstanding the foregoing, the Tenant shall have the right to register
a short form of this Lease, in a form and content to be approved by the Landlord, acting reasonably, provided the Tenant covenants and agrees to execute and deliver to the Landlord a registrable discharge of such short form lease forthwith upon this
Lease expiring or otherwise being terminated (such covenant of the Tenant to survive the expiration or termination of this Lease), and further provided that all costs related to the preparation and registration of such short form of lease (including
the cost of preparing any survey plans which may be required and all fees and taxes payable as a result of such registration) shall be borne solely by the Tenant. 
  

					
	 	  	- 17 -	  	[SEAL]

 ARTICLE 14 
 Overholding Tenant 
  
 14.01 No Tacit
Renewal 
  
 In the event the Tenant remains in possession of
the Leased Premises after the end of the Term and without the execution and delivery of a new lease, there shall be no tacit renewal of this Lease and the Term hereby granted and the Tenant shall be deemed to be occupying the Leased Premises as a
Tenant from month to month on the terms and conditions contained herein except that the Basic Rent shall be one hundred and fifty percent (150%) of the monthly instalment of Basic Rent required to be paid pursuant to this Lease in the
immediately preceding Year of the Term, but otherwise on the terms and conditions of this Lease which shall be read with such changes as are appropriate to a monthly tenancy; provided however that this provision shall not authorize the Tenant to so
overhold where the Landlord has objected to such over holding or has required the Tenant to vacate the Leased Premises. 
  
 ARTICLE 15 
 Quiet Possession

  
 15.01 Quiet Possession 
  
 Upon the Tenant paying the Rent hereby reserved and all other charges herein
provided and observing, performing and keeping the covenants and agreements herein contained, the Tenant shall and may peaceably possess and enjoy the Leased Premises for the Term granted without any interruption or disturbance from the Landlord or
any person or persons lawfully claiming by, from or under it. 
  
 ARTICLE 16 
 Legal Relationships 
  
 16.01 No Partnership 
  
 Nothing contained in this Lease nor in any acts of the Landlord and Tenant pursuant to this Lease shall be deemed to create any relationship between the
parties hereto other than the relationship of Landlord and Tenant, it being expressly provided that there is no intention to create a relationship of partners or a joint venture. 
  
 16.02 Joint and Several Liability 
  
 Should the Tenant comprise two (2) or more persons, each of them, and not one for the other or others, shall be jointly and severally bound with the
other or others for the due performance of the obligations of the Tenant hereunder. Where required by the context hereof the singular shall include the plural and the masculine gender shall include either the feminine or neuter genders, as the case
may be and vice versa. 
  
 16.03 Successors and Assigns 
  
 This Lease and everything herein contained shall enure to the benefit of and
be binding upon the parties hereto, to successors and assigns of the Landlord, and the approved successors and assigns of the Tenant. 
  
 ARTICLE 17 
 Notices 

 
 17.01 Notices 
  
 Any notices herein provided or permitted to be given by the Tenant to the Landlord shall, except in the event of actual or
threatened mail strike during which time all notices must be delivered, be sufficiently given if delivered or sent by registered mail, postage prepaid, posted within British Columbia addressed to the Landlord at: 
  
 BENTALL REAL ESTATE
SERVICES (CANADA) LTD. 
 P.O. Box 49001 
 1800 - Four Bentall Centre 
 1055 Dunsmuir
Street 
 Vancouver, B.C. 
 V7X
1B1 
  
 or to such other address as might be designated in writing by the Landlord
from time to time, and any notice herein provided or permitted to be given by the Landlord to the Tenant shall, except in the event of actual or threatened 

  

 - 18 - 

 
mail strike during which time all notices must be delivered, be sufficiently given if delivered or mailed, postage prepaid and posted within British
Columbia, addressed to the Tenant at the Leased Premises. 
  
 Notice given as aforesaid, posted in British Columbia, shall be conclusively deemed to have been given on the third business day following the day on which such notice was mailed, or if delivered, on the date of delivery. The Landlord may
at any time given in writing to the Tenant of a change of address for the Landlord and from and after the giving of such notice the address therein specified shall be deemed to be the address of the Landlord for the giving of notice hereunder. The
word “notice” in this Article 17.01 shall be deemed to include any request, statement, demand, or other writing in this Lease provided or permitted to be given by the Landlord to the Tenant or by the Tenant to the Landlord. 
  
 ARTICLE 18 
 General 
  
 18.01
Collateral Representations and Agreements 
  
 The Tenant
acknowledges that the Leased Premises are taken without representation of any kind on the part of the Landlord or its agent other than as set forth herein, that the plans attached as Schedule “A” set forth the general layout of the
Building and shall not be deemed to be a representation or agreement of the Landlord that the Building will be exactly as indicated on such plans, and that nothing contained in the Lease shall be construed so as to prevent the Landlord from varying
or altering the location or size of parking areas, driveways, sidewalks or from erecting additional buildings or extending buildings after the Commencement Date and without limiting the foregoing, the Landlord shall have the unrestricted right to
add additional lands to the Development, which upon such addition, these additional lands will be included within the definition of the Lands and Development, to construct additional buildings from time to time on the Lands, add or change any
building, or alter the ingress and egress to the Development and to change the loading or unloading facilities and service entrances from time to time without in any way being responsible to the Tenant, provided only that the Landlord shall at all
times provide reasonable access to the Leased Premises across the Lands for the Tenant, its employees, suppliers, agents, licencees and invitees and will use reasonable efforts to minimize any interruption to the Tenant’s business by the
Landlord, its servants and agents. Subject to the foregoing and to the obligations of the Landlord to maintain at all times adequate parking facilities, the Landlord may transfer or dispose of portions of the Lands to the owners of abutting
property, or dedicate or transfer to the municipal authorities portions of the Lands for road-widening and other purposes, and when and so often as the Landlord shall dispose or transfer or dedicate any portion of the Lands, then the reference
herein to the Lands shall mean and refer to the portion of the Lands remaining after any such transfer, disposition or dedication together with any adjacent land which may be acquired by the Landlord on any such transfer, disposition or dedication.
The Tenant further agrees that no representative of or agent of the Landlord is or shall be authorized or permitted to make any representation with reference to this Lease, or to vary or modify this Lease in any way, and that this Lease contains all
the agreements and conditions made between the Landlord and the Tenant hereto respecting the Leased Premises other than for any provisions of the Agreement, if any, on which this Lease is based and which are specifically stated therein to survive
the execution and delivery of this Lease. Any addition to or alteration of or change in this Lease or other agreements hereafter made or conditions created, to be binding, must be made in writing and signed by the Landlord and the Tenant.

  
 18.02 Management of Development 
  
 The Tenant acknowledges to the Landlord that the Development may be managed
by such party or parties as the Landlord may in writing designate and to all intents and purposes the manager of the Development shall be the party at the Development authorized to deal with the Tenant on behalf of the Landlord. 
  
 18.03 Time of the Essence 
  
 Time shall be of the essence of this Lease. 
  
 18.04 Unavoidable Delays 
  
 In the event that the Landlord shall be delayed, hindered or prevented from
the performance of any covenant hereunder by Force Majeure, the performance of such covenant shall be excused for the period during which such performance is rendered impossible and the time for performance thereof shall be extended accordingly, but
this shall not excuse the Tenant from the prompt payment of Rent or any other amount required to be paid by the Tenant under the provisions of this Lease. 
  
 18.05 Accord and Satisfaction 
  
 No payment by the Tenant hereunder or receipt by the Landlord of a lesser amount than the payment of Basic Rent or Additional Rent or any other payments
herein stipulated shall be deemed to be other than on account of the stipulated sum, nor shall any endorsement or statement on any cheque or any letter accompanying any cheque or payment be deemed an accord and satisfaction, and the Landlord may
accept such cheque or payment without prejudice to the Landlord’s right to recover the balance due or pursue any other remedy provided in this Lease. 
  

					
	 	  	- 19 -	  	[SEAL]

 18.06 Competition Act 
  
 No provision of this Lease is intended to apply or to be enforceable to the extent that it might give rise to any offence under the Competition
Act, RSC 1970 Chapter 23 or any statute that may be substituted therefor, as from time to time amended. 
  
 18.07 Covenants 
  
 Each
of the terms and conditions of this Lease to be performed and observed by the Tenant or by the Landlord, as the case may be, is and shall be construed as a covenant of the party so required to perform and observe the same. 
  
 18.08 Consent or Approval of Landlord 
  
 Wherever and whenever the consent, approval or permission of the Landlord is
required by the Tenant pursuant to the terms of this Lease, and unless otherwise specifically provided, the Landlord shall have the right to withhold or grant such consent, approval or permission in its sole and arbitrary discretion. Such consent,
approval or permission must be in writing to be effective, and such consent, approval or permissions must be obtained prior to the taking of the action to which the same refers. 
  
 18.09 For Lease Signs 
  
 The Landlord shall have the right during the last six (6) months of the Term to place upon the Leased Premises, a notice of reasonable dimensions
stating that the Leased Premises are for lease and the Tenant shall not obscure or remove such notice or permit the same to be obscured or removed. 
  
 18.10 The Commercial Tenancy Act 
  
 Each of the Landlord and the Tenant waives any and all provisions of the Commercial Tenancy Act (British Columbia) or any statute that may be
substituted therefore, as from time to time amended, to the extent that the same are inconsistent with or conflict with the terms and conditions of this Lease. 
  

18.11 No Exclusivity 
  
 This Lease shall not in any way be construed as giving to or conferring upon the Tenant any rights to carry on any business or undertaking in or from the
Leased Premises to the exclusion of third parties in the Development. 
  
 18.12
Schedules 
  
 Any and all schedules attached hereto are
deemed to be incorporated into and form part hereof. 
  
 18.13 Applicable Law

  
 This Lease shall be governed by and construed in
accordance with the laws in force in the Province of British Columbia. 
  
 18.14 Headings 
  
 The index and headings in this
Lease are inserted for convenience of reference only and shall not affect the construction of this Lease or any provision hereof. 
  
 18.15 Tenant’s Acceptance 
  
 The Tenant hereby accepts the Lease of the Leased Premises to be held by the Tenant, subject to the conditions, restrictions and covenants set forth
herein. 
  
 18.16 Arbitration 
  
 If at any time the parties herein are unable within the time specified, or
if no time is specified, then within a reasonable time to reach agreement on any matter which is to be settled by mutual agreement, then such matter shall be submitted and referred to a single arbitrator pursuant to the Commercial Arbitration
Act (British Columbia), whose decision shall be final and binding on the parties hereto. 
  

 - 20 - 

 18.17 Severability 
  
 Should any provision of this Lease be unenforceable it shall be considered separate and severable from the remaining provision of this Lease, which shall
remain in force and be binding as though the said provision had not been included. 
  
 ARTICLE 19 
 Definitions 
  
 In this Lease, the following words, phrases and expressions are used with the meanings described as follows: 
  
 19.01 “Additional Rent” for a Lease Year or portion thereof means in
addition to the Basic Rent all other amounts which shall become due and payable hereunder by the Tenant to the Landlord and includes the amounts which is the aggregate of: 
  

	 	(i)	the Tenant’s Proportionate Share of the HVAC Costs, 

  

	 	(ii)	the Tenant’s Proportionate Share of the Building Operation and Maintenance Costs, 

  

	 	(iii)	the Tenant’s Proportionate Share of the Development Operation and Maintenance Costs, and 

  

	 	(iv)	the Tenant’s Proportionate Share of the Tax Cost. 

  
 In each case the items comprising or being deducted from the aforesaid Costs or Cost are to be allocated to such Lease Year by the Landlord in accordance with generally
accepted accounting practice, provided that if the Term commences other than at the beginning of a Lease Year or ends other than at the conclusion of a Lease Year a pro-rate adjustment of the aforesaid costs for such Lease Year shall be made based
on the length of the Term falling within such Lease Year, provided further that the Tax Cost shall, unless otherwise specifically stated in the enabling legislation giving rise thereto, be deemed to accrue equally from day to day in the calendar
year to which the same related and shall, if adjustment is required as aforesaid, be adjusted on that basis and not on a straight pro rata basis as provided aforesaid. 
  
 19.02 “Area of Leased Premises” means the area of the Leased Premises measured from a perpendicular line drawn at right
angles from the edge of the roof to the ground for all exterior walls, doors and windows and from the centre line of all interior walls separating the Leased Premises from adjoining premises, which area for all purposes of this Lease unless
otherwise determined by recalculation of the Landlord’s Architect following completion of the Tenant’s Work or any subsequent construction by the Tenant is the area set forth in Basic Term .01. 
  
 19.03 “Basic Rent” means the annual rent payable by the Tenant to the
Landlord in accordance with Article 2.01 for each Year of the Term, being the amount set forth in Basic Term .02. 
  
 19.04 “Basic Term” means each of those terms defined as such at the commencement of this Lease. 
  
 19.05 “Building” means the building in which the Leased Premises are located
as shown on Schedule “A” hereto. 
  
 19.06 “Building Operation
and Maintenance Costs” means without duplication all of the Landlord’s costs, charges and expenses for operating, maintaining, managing, repairing (excluding repairs of a structural nature), rebuilding, inspecting, insuring,
supervising and administering the Building including the Common Areas and Common Facilities of the Building, if any, and includes without limiting the generality of the foregoing: 
  

	 	(a)	the cost of lighting, heating, ventilating, air-conditioning and supplying water and other utilities to the Common Facilities and Common Areas, as aforesaid; cleaning and janitorial
services relating to the Building; repairs and replacements to the Building other than structural repairs required to be carried out by the Landlord pursuant to Article 5.06(a) but including any changes made to the Building, whether or not
structural in nature, required by any governmental or other agencies which regulate the operation of the Development, insurance premiums for any insurance required or permitted to be carried by the Landlord pursuant to the terms of this Lease and
related only to the Building; 

  

					
	 	  	- 21 -	  	[SEAL]

	 	(b)	an administration fee to the Landlord equal to fifteen (15%) percent of the aggregate of the aforesaid costs, charges and expenses; and 

  

	 	(c)	amortization, at rates determined by the Landlord, but not to exceed the maximum permitted to the Landlord under the provisions of the Income Tax Act, Canada, from time to
time or any legislation substituted therefore on the equipment and machinery employed in operating or maintaining repairing or replacing the Common Areas or the Common Facilities of the Building, if any, and a carrying cost at the rate of two
(2%) percent above prime, from time to time, of the Canadian chartered bank designated by the Landlord on the unamortized portion of the costs of such equipment and machinery; 

  
 and there shall be excluded from such costs the following: 
  

	 	(i)	payments of principal and interest under any mortgage or mortgages on the Development; and 

  

	 	(ii)	corporate, income, profits or excess profits taxes assessed upon the income of the Landlord; 

  
 and there shall be deducted from such costs the amount of proceeds actually recovered by the Landlord from insurance and relating to damage,
the cost of repair of which was included in Building Operation and Maintenance Costs. 
  
 19.07 “Commencement Date” means the first day of June, 2001. 
  
 19.08 “Common Areas” means those areas located either in the Building or on the Lands but not in any Other Building, that are not intended for lease and designated (which designation may be changed
from time to time) by the Landlord as Common Areas set aside by the Landlord for the common or joint use and benefit of the Tenant, its employees, customers and other entities in common with others entitled to the use and benefit of such areas in
the manner and for the purposes established or altered pursuant to the terms of this Lease. 
  
 19.09 “Common Facilities” means the electrical, heating, ventilating, air conditioning, plumbing and drainage equipment, any music and public address systems, installations and any enclosures
constructed therefor, fountains, service rooms, customer and service stairways, escalators, signs, lamps, standards, public washroom facilities and all other facilities which are provided and designated (and which designation may be changed from
time to time) by the Landlord for the common or joint use and benefit of the occupants of the Development. 
  
 19.10 “Development” means the Lands, Buildings, Other Buildings and all buildings and improvements existing on the Lands from time to time. 
  
 19.11 “Development Operation and Maintenance Costs” means without
duplication all of the Landlord’s costs, charges and expenses of operating, maintaining, managing, repairing, rebuilding, inspecting, insuring, supervising and administering the Development, other than the Building or any Other Building,
including the Common Areas and the Common Facilities and include without limiting the generality of the foregoing: 
  

	 	(a)	the cost of lighting, heating, ventilating, air-conditioning and supplying water and other utilities to the Common Areas and Common Facilities; cleaning, janitorial services, snow
and ice removal, striping or repairing parking areas; supervising, policing and security; painting, planting or landscaping; operating and maintaining the garbage compaction equipment, if any; the cost of maintaining, repairing, replacing or leasing
the pylon signs and public address, intercom, music, and alarm systems; repairs and replacements to the Development, business taxes, place of business taxes and other taxes levied in respect thereof or fairly attributable to the Common Areas or the
Common Facilities; insurance premiums for any insurance required or permitted to be carried by the Landlord pursuant to the terms of this Lease other than for the Building or any Other Building; supplies, personnel wages and payroll expenses:

  

	 	(b)	an administration fee to the Landlord equal to fifteen (15%) percent of the aggregate of the aforesaid costs, charges and expenses; and 

  

	 	(c)	 amortization, at rates determined by the Landlord, but not to exceed the maximum permitted to the Landlord under the provisions of the Income Tax Act
(Canada) from time to time or any legislation substituted therefor, on the equipment and machinery employed in operating, maintaining, repairing or replacing the Common Areas or the 

  

					
	 	  	- 22 -	  	[SEAL]

	 	 
Common Facilities and a carrying cost at the rate of two (2%) percent above prime, from time to time, of the Canadian chartered bank designated by the
Landlord, on the unamortized portion of the costs of such equipment and machinery; 

  
 and there shall be excluded from such costs the following: 
  

	 	(i)	payments of principal and interest under any mortgage or mortgages on the development; 

  

	 	(ii)	corporate, income, profits or excess profits taxes assessed upon the income of the Landlord; and 

  

	 	(iii)	Building Operation and Maintenance Costs; 

  
 and there shall be deducted from such costs the amount of proceeds actually recovered by the Landlord from insurance and relating to damage, the cost of repair of which
was included in Development Operation and Maintenance costs. 
  
 19.12
“Force Majeure” means any cause beyond the control of the Landlord delaying, hindering or preventing the Landlord from performing any term, covenant or act required hereunder and, without limiting the generality of the foregoing,
includes lock-outs (including lock-outs decreed or recommended for its members by a recognized contractors’ association of which the Landlord is a member or to which the Landlord is otherwise bound), strikes, labour disputes, inability to
procure materials or services, restrictive governmental laws or regulations, fire, act of God, riots, insurrection, sabotage, rebellion and war. 
  
 19.13 “Gross Leasable Area” means the aggregate floor area (expressed in square meters or square feet), from time to time, determined by the
Landlord’s Architect of all premises leased to or intended to be leased to tenants and located within the area to which the measurement is being applied. 
  

19.14 “HVAC Costs” includes with respect to the Building: 
  

	 	(a)	all of the Landlord’s costs, charges and expenses of operating, maintaining, managing, replacing, repairing and supervising the apparatus for heating, ventilating and air
conditioning installed in the Building, from time to time, other than those part of such apparatus installed by or on behalf of the Tenant or any other tenant (the “HVAC System”); and 

  

	 	(b)	an administrative fee equal to fifteen (15%) percent of the total of the costs, charges and expenses incurred by the Landlord under the preceding provision of this definition;

  
 19.15 “Landlord’s Architect” means an
architect or engineer from time to time selected by the Landlord for the purpose of making any certification or determination in accordance with the terms of this Lease. 
  
 19.16 “Landlord’s Work” means the work specified in Schedule “B” hereto. 
  
 19.17 “Lands” means those lands located in the City of Richmond, in the
Province of British Columbia legally described as: 
  
 Parcel
Identifier 024-546-364 
 Lot A, Section 5 Block 4 North Range 5 West 
 New Westminster District Plan LMP42506 
  
 Parcel Identifier 012-333-433 
 Lot 1,
Sections 5 and 32 Block 4 North Range 5 West 
 New Westminster District Plan 79650 
  
 Parcel Identifier 016-716-108 
 Lot A, Section 5 Block 4 North Range 5 West 
 New Westminster District Plan 86547 
  
 Parcel
Identifier 018-323-090 
 Lot B Section 5 Block 4 North Range 5 West 
 New Westminster District Plan LMP11104 
  
 Parcel Identifier 018-697-798 
 Lot C
Section 5 Block 4 North Range 5 West 
 New Westminster District Plan LMP15577 
  

 - 23 - 

 Parcel Identifier 023-108-096 
 Lot B, Section 5, Block 4 North 
 Range 5
West, Group 2 
 New Westminster District 
 Plan LMP23580 
  
 Parcel Identifier 023-108-061

 Lot A, Section 5, Block 4 North Range 5 West and 
 Section 32, Block 5 North Range 5 West, Group 2 
 New Westminster District Plan LMP23580 
  
 Parcel Identifier 024-546-372 
 Lot B, Section 5, Block 4 North Range 5 West 
 New Westminster District Plan LMP42506 
  
 19.18 “Lease”
means this agreement, including any and all schedules attached hereto as the same may be amended from time to time. 
  
 19.19 “Lease Year” means each calendar year in which a portion of the Term falls, provided that the Landlord, if it deems the same convenient or
necessary for its accounting purposes, may, from time to time, by notice to the Tenant alter the Lease Year to any other twelve (12) month period in which a portion of the Term falls by specifying an annual date, being the first day of a
calendar month, upon which a subsequent Lease Year is to commence and in such event the current Lease Year shall terminate on the day preceding the specified date. 
  
 19.20 “Leased Premises” means that portion of the Building outlined in red on Schedule “A” hereto, subject to
such minor variations as may occur in the course of construction of the Building by the Landlord. 
  
 19.21 “Other Buildings” means any building or buildings existing on the Lands from time to time containing premises that are leased or intended to be leased to tenants, but excluding the Building,

  
 19.22 “Permitted Use” means the use set forth in Basic Term
..03. 
  
 19.23 “Prime Rate” means the rate of interest expressed
as an annual rate, at the relevant time or times, determined by the Toronto-Dominion Bank at its main branch in Vancouver, British Columbia, as a reference rate for commercial demand loans to its major commercial borrowers determined in Canadian
dollars and made by such bank in Canada and adjusted from time to time. 
  
 19.24 “Real Property Taxes” means all general, special, local improvement, school and other taxes, levies, rates and charges levied, assessed or imposed against the Development or any part thereof and all business taxes,
assessments, rates and levies, including any corporation capital tax, levied, assessed or imposed on the Landlord in respect of the ownership or management of the Development by municipal or other governmental authority having jurisdiction, whether
of a nature now or hereafter levied, assessed or imposed, together with the cost to the Landlord of contesting, appealing or negotiating the same in good faith but excluding those taxes and fees of the Tenant or other tenants referred to in Article
10.01 hereof. 
  
 19.25 “Rent” means Basic Rent and Additional
Rent. 
  
 19.26 “Tax Cost” means the cost of Real Property Taxes.

  
 19.27 “Tenant’s Proportionate Share” means: 

 

	 	(a)	in relation to each of Building Operation and Maintenance Costs and HVAC Costs the proportion that the Area of the Leased Premises is of the Gross Leasable Area of the Building; and

  

	 	(b)	in relation to Development Operation and Maintenance Costs, and Tax Cost, the proportion that the Area of the Leased Premises is of the Gross Leasable Area of the Development.

  
 19.28 “Tenant’s Work” has the meaning set
out in Article 3.01 hereof. 
  
 19.29 “Term” means the term of
the Lease, as set out in Basic Term .04. 
  
 19.30 “Year of the
Term” means each successive twelve (12) month period of the Term, the first of which commences on the Commencement Date. 
  

 - 24 - 

 ARTICLE 20 
 Special Clauses 
  
 20.01 Tenant
Improvement Allowance 
  
 Provided the Tenant is not in
default, the Landlord shall provide the Tenant with an improvement allowance which shall be solely applied to fixturing and modifying the Leased Premises in the amount of $9.00 per square foot of the Area of Leased Premises, plus Goods and Services
Tax (the “Allowance”). Such Allowance shall be payable after provision of satisfactory evidence of payment of all of the Tenant’s contractors in full by the Tenant including but not limited to a statutory declaration that all fees and
payments resulting from the modification and fixturing of the Leased Premises have been made and provided this Lease has been fully executed and the Tenant has fully occupied the Leased Premises and commenced business operations therein.

  
 All modifications to the Leased Premises are to the
Tenant’s account and are subject to the Landlord’s prior written approval and shall be made in accordance with the Development Tenant Guidelines. It is understood that the Landlord’s contractor shall be utilized for all changes to the
mechanical, electrical and life safety systems. All design and consultants’ fees and permits are to the Tenant’s account. Any unused portion of the Allowance shall be applied by the Landlord against the payment of Basic Rent first accruing
due until it is fully absorbed. 
  
 20.02 Right of Second Offer

  
 The parties acknowledge and agree that the adjacent
area of the Building comprising approximately 41,000 square feet will become available for lease at the end of 2001, and that the Landlord intends to secure one or more tenants for such space. In the event that the Landlord, acting in a commercially
reasonable manner, is able to set aside approximately 8,000 square feet of space adjacent and contiguous to the Leased Premises, being generally in the area shown cross hatched on the plan attached as Schedule “A” hereto (the
“Adjacent Premises”), the Tenant will have a one time opportunity to offer to lease such Adjacent Premises subordinate to the existing right of first offer granted to Macdonald, Dettwiler & Associates Ltd. on the terms and
conditions and in the manner as follows: 
  

	 	(a)	Upon the Landlord determining that the Adjacent Premises will be available for lease, the Landlord will by written notice advise the Tenant of the same.

  

	 	(b)	Upon receipt of the Landlord’s written notice as set out above the Tenant shall have five (5) business days (excluding Saturdays, Sundays and statutory holidays of
general observance in the lower mainland of British Columbia) to submit to the Landlord an offer to lease (the “Offer”) with respect to the Adjacent Premises, such Offer to contain the terms under which the Tenant would be prepared to
lease the Adjacent Premises from the Landlord including, without limitation, the net basic rent payable and the length of the term. 

  

	 	(c)	Upon receipt of the Offer, the Landlord shall have five (5) business days (excluding Saturdays, Sundays and statutory holiday of general observance in the lower mainland of
British Columbia) to accept the same, and if the Landlord does so accept the Tenant’s Offer there will be a binding agreement to lease the Adjacent Premises between the Landlord and the Tenant on the terms set out in the Offer.

  

					
	 	  	- 25 -	  	[SEAL]

	 	(d)	If the Landlord does not accept the Offer, the Landlord shall be entitled to lease the Adjacent Premises to third parties on terms no less favorable (from the Landlord’s
point of view), and upon the Landlord so entering into a lease of the Adjacent Premises with a third party the Tenant’s rights under this provision shall cease. Notwithstanding the foregoing, if the Landlord is unable to lease the Adjacent
Premises to a third party on terms no less favorable (from the Landlord’s point of view) to those contained in the Tenant’s Offer, the Landlord will not lease the Adjacent Premises to any third party without first again giving the Tenant
the opportunity to submit an Offer with respect to the same pursuant to this provision. 

  
 IN WITNESS WHEREOF the parties hereto have executed this agreement by their respective duly authorized officers in that behalf, as of the day and year
first above written. 
  

									
	BENTALL PROPERTIES LTD.	 	 )
 )
 )
	 	 
	Per:	 	/s/    TONY ASTLES, SENIOR VICE
PRESIDENT        	 	 )
	 	 	 	 
	 	 	Authorized Signatory	 	 )
 )
	 	 	 	 
	Per:	 	/s/    JON REES, CHIEF FINANCIAL
OFFICER        	 	 )
	 	 	 	 
	 	 	Authorized Signatory	 	 )
	 	 	 	 
			
	 THE CORPORATE SEAL of
 WESTMINSTER MANAGEMENT CORPORATION
 was hereunto affixed in the presence
of:
	 	 )
 )
 )
 )
	 	 
	 	 	/s/    MEL SHANNON, PRESIDENT AND
CEO        	 	 )
	 	 	 	 
	 	 	Authorized Signatory	 	 )
 )
	 	 	 	 
	 	 	/s/    EVANGELINE BRIGHTMAN,
SECRETARY        	 	 )
	 	 	 	 
	 	 	Authorized Signatory	 	 )
	 	 	 	 
			
	 THE CORPORATE SEAL of
 EXI WIRELESS
SYSTEMS INC.
 was hereunto affixed in the presence of:
	 	 )
 )
 )
 )
	 	 
	 	 	/s/    MALIK TALIB, CHIEF EXECUTIVE
OFFICER        	 	 )
	 	 	 	 
	 	 	Authorized Signatory	 	 )
	 	 	 	 
	 	 	 )
	 	 
	 	 	/s/    KENT HOLDING, CHIEF FINANCIAL
OFFICER        	 	 )
	 	 	 	 
	 	 	Authorized Signatory	 	 )
	 	 	 	 

  

 - 26 -

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00095-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00095-of-00352.parquet"}]]