Document:

EX-10.6.20

     Exhibit 10.06.20

DECIMA RESEARCH INC.

LEASE FROM

ALEXIS NIHON

REAL ESTATE INVESTMENT TRUST

FOR PREMISES AT

1080 BEAVER HALL HILL,

MONTREAL, QUEBEC

Gowling Lafleur Henderson LLP

Barristers & Solicitors

Suite 2600, 160 Elgin Street

Ottawa, Ontario

K1P 1C3

(Laurie J. Sanderson / File No. 02-356736)

 

 

TERM SHEET

Prepared: January 16, 2006

This term sheet us provided solely as a summary of the basic terms and conditions of a lease
agreement pertaining to the premises described herein. It is not intended to be and should not be
taken as a legal interpretation of the lease referenced herein. We strongly recommend that each
clause be read in its entirety prior to taking action in regard to the same.

Capitalized terms have the meanings given to them in the Lease.

LANDLORD:

Alexis Nihon Real Estate Investment Trust                (“Nihon”)

TENANT:

Decima Research Inc.                (“Decima”)

PREMISES:

Suite 400, 1080 Beaver Hall Hill, Montreal, Quebec

AREA OF PREMISES:

15,321 square feet, subject to any subsequent measurement by

Nihon in accordance with the Lease                (s. 2.2)

TERM:

10 Years and 3 months

COMMENCEMENT DATE:

February 1, 2006

EXPIRY DATE:

April 30, 2016

FIXTURING PERIOD:

Decima is granted a Fixturing Period from September 15, 2005 to January 31,
2006 to set up and operate its business. During the Fixturing Period,
Decima is not required to pay Basic Rent or Additional Rent, but will be
responsible for fees related to any request from Decima for provision (i)
climate control outside normal business hours; and (ii) janitorial and
cleaning services in the Premises (Schedule “B”, s. 1.1)

OPTION TO EXTEND:

Provided it has respected its obligations under the Lease, Decima has an
option to extend the Term for 1 additional period of 5 years. To exercise
such option, Decima must give Nihon written notice by April 30, 2015. The
extended term is to be on the same terms and conditions as the initial
Term, except for the Basic Rent, the Contribution, the Landlord’s Work, the
Right to Terminate and any further option to extend. The Basic Rent for the
extended term is to be negotiated based on current fair market rent for
leases with similar terms, for comparable premises as if leased to an
existing tenant on renewal of their lease in comparable buildings and
locations. Nihon and Decima are to agree on the Basic Rent for the extended
term within 60 days from Nihon’s receipt of Decima’s notice exercising the
option, failing which the option to extend will be null and void. The
option to extend is personal to Decima and may not be assigned or
transferred except to a Permitted Transferee. (Schedule “B”, s. 2)

 

 

     2

RIGHT TO TERMINATE:

Provided Decima is not then in default under the Lease and has remitted the
Indemnity (see below) within the prescribed time limit, Decima will have a
one time Right to Terminate the Lease on April 30, 2012. To exercise such
right, Decima must give Nihon written notice by April 30, 2011.

Decima is to remit to Nihon, by March 30, 2012, an indemnity for its use of
the Right to Terminate, by certified cheque, in an amount equivalent to the
unamortized portion of the Landlord’s Work, the Contribution, the
Commission and all leasing costs, plus interest at 10% per annum, failing
which the Right to Terminate will be null and void.

Decima is also to reimburse Nihon for any amount owed for the adjustment of
Additional Rent up to the Termination Date, such adjustment to be effected
at the end of the Occupancy Period.

The Right to Terminate is personal to Decima and may not be assigned or
transferred except to a Permitted Transferee. (Schedule “B”, s. 5)

OVERHOLDING:

If Decima remains in possession of the Premises after expiry of the Term
without a new lease or an agreement extending the Term, Nihon may treat
Decima as a month-to-month tenant at a monthly Basic Rent equal to 150% of
the monthly amount of Basic Rent payable in the last month of the Term, and
otherwise on the same terms as in the Lease insofar as the same are
applicable to a monthly tenancy. (s. 7.9)

BASIC RENT:

Decima is to pay Basic Rent in equal consecutive monthly installments, in
advance, on the first day of each month of the Term as follows:

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Annual Basic	 	Monthly	 	Rate per Square
	Period	 	Rent	 	Installment	 	Foot
	February 1, 2006 -
April 30, 2011
	 	$	183,852	 	 	$	15,321	 	 	$	12	 
	May 1, 2011 - April
30, 2016
	 	$	214,494	 	 	$	17,874.50	 	 	$	14	 

Figures are subject to adjustment following any measurement of the Area of
the Premises by Nihon. (ss. 2.2 and 3.2 and s. B of Principal Lease Terms)

ADDITIONAL RENT:

Nihon is to estimate Decima’s Operating Expense Payment for each Occupancy
Period. Decima is to pay the estimated amount to Nihon in equal consecutive
monthly installments, in advance, on the first day of each month. At
Nihon’s option, Decima is to pay its Tax Payment either by monthly
installments based on Nihon’s estimate or in one or more installments due
no later than 5 business days prior to the date on which Tax installments
must be paid by Nihon. If Nihon chooses the latter option, it is to deliver
a payment notice to Decima at least 15 days prior to the due date of the
relevant Tax installment.

Within a reasonable time after the end of each Occupancy Period, Nihon is
to deliver to Decima statements showing in reasonable detail the actual
amount of Decima’s Operating Expense Payment and Decima’s Tax Payment for
such Occupancy Period and the calculation thereof. Nihon is also to deliver
a certificate of an independent chartered accountant showing the actual
Operating Expenses for the relevant Occupancy Period. Any shortfall in the
amount paid by

 

 

     3

Decima is to be paid within 15 days after delivery of the statement. Any
overpayment is to be credited to Decima’s rental account or, in the case of
the last Occupancy Period of the Term, refunded to Decima within 15 days
after delivery of the statement. (s. 3.3)

The estimate for 2005 of the Operating Expense Payment for the first
Occupancy Period is $9.53 per square foot of the Area of the Premises,
including a 15% administration fee. The estimate for 2005 of the Tax
Payment for the first Occupancy period is $3.32 per square foot of the Area
of the Premises. (s. B of the Principal Lease Terms)

SECURITY DEPOSIT:

Decima paid a Security Deposit of $107,188.92, including taxes, which is to
be applied to the Rent for the months of February 2006 and March 2006, with
the balance to be held as security for the performance of Decima’s
obligations under the Lease. If Nihon applies any of the Security Deposit
in payment of amounts due and unpaid by Decima, within 5 days of Nihon’s
request, Decima is to remit a certified cheque in the amount so applied.
Provided Decima is not in default under the Lease, Nihon is to credit the
balance of the Security Deposit to the last month’s Rent. (s. 3.6)

NIHON’S CONTRIBUTION:

Provided Decima is not in default under the Lease, Nihon is to contibute
$26.20 per square foot of the gross rentable area of the Premises, plus
applicable GST and QST, to the set up of Decima’s business and equipment
and the construction of the initial leasehold improvements in the Premises.
Fifty percent (50%) if the Contribution is to be paid to Decima after
execution of the Lease. The balance is to be paid following (1) Decima’s
written demand; (2) presentation of the appropriate invoices; and (3)
fulfillment of the following conditions:

	 	(i)	 	completion of Decima’s leasehold improvement work, in
conformity with the Lease;
	 
	 	(ii)	 	delivery to Nihon of proof that all invoices
pertaining to the leasehold improvements have been fully paid;
	 
	 	(iii)	 	delivery to Nihon of proof that no hypothec has been
or will be registered against the Premises and/or Building
after a 35-day delay following completion of the leasehold
improvement work; and
	 
	 	(iv)	 	Decima is not in monetary default under the Lease.

Any unused amounts of the Contribution are to be paid to Decima to use at
its discretion. (Schedule “B”, s.6)

UTILITY CHARGES AND HVAC:

Decima is to pay all charges for utilities consumed in the Premises
directly to the supplier. (s. 3.4)

Decima requires hours of operation from 8:00 am to 11:00 pm, 7 days per
week and Nihon agrees to provide HVAC for those hours. (Schedule “B”, s. 7)

RIGHT OF FIRST OFFER:

Provided Decima is not in default under the Lease, and subject to prior
existing rights, Decima has the option to lease all or part of any space
which becomes vacant and available on the 3rd and 5th
floors of the Building. Nihon is to notify Decima of any Available Space
and the possession date and Decima will have 15 business days to exercise
its Right of First Offer. If Decima exercises its Right of

 

 

     4

First Offer, all terms and conditions of the Lease will apply to the
Available Space, except the Fixturing Period, the Landlord’s Work and the
Contribution. The Right of First Offer is personal to Decima and may not be
assigned or transferred except to a Permitted Transferee. (Schedule “B”, s.
3)

RIGHT OF FIRST REFUSAL:

Provided it is not in default under the Lease and has not subleased all or
part of the Premises and has not assigned the Lease, and subject to
existing rights of other occupants of the Building, if Nihon receives a
bona fide offer to lease any vacant and available space on the
3rd or 5th floors of the Building which Nihon is
prepared to accept, Nihon is to notify Decima of the provisions of the
offer and Decima will have until 5:00 pm, 5 business days following receipt
of the notice to exercise its Right of First Refusal to lease such space.
The lease of such space is to be on the terms and conditions in the offer,
except that the term is to be co-terminous with the Lease. The Right of
First Refusal is personal to Decima and may not be assigned or transferred
except to a Permitted Transferee. (Schedule “B”, s. 4)

USE:

The Premises are to be used only for business office, and for the specific
purpose of a survey center and for no other purpose. The use of the
Premises is not to exceed a density superior to 1 person per 88 square feet
of the Area of the Premises. (s. 2.3 and s. E of the Principal Lease Terms)

Decima is to operate its business in the whole of the Premises continuously
throughout the Term. (s. 2.4)

CERTIFICATE OF OCCUPANCY:

Decima is to obtain from the relevant authority its certificate of
occupancy within 30 days following the Commencement Date. (s. 7.8)

PARKING:

Decima is to have the use of 10 unreserved parking spaces in the Building’s
parking area for the Term, at the monthly Building rate for the parking
area, subject to periodic adjustment. (Schedule “B”, s. 9)

SIGNAGE:

Decima is entitled to have its name shown on the directory board for the
Building, at Nihon’s expense. Decima may also have its name at one of the
entrance doors to the Premises, at its own expense. Nihon, in its sole
discretion, is to design the style of such signage. (Schedule “F”, 

s. 12)

RESTORATION OBLIGATIONS:

Upon expiration or earlier termination of the Term, Decima will not be
obliged to remove any Improvements made to the Premises, provided it leaves
the Premises in good order, save for normal wear and tear, except if Nihon,
at the time of providing its consent to any Improvements, specified that at
any specific Improvements are to be removed by Decima, at its cost.

Decima is to remove all Tenant Property (being trade fixtures and movable
property) from the Premises at the end of the Term and repair any damage
caused by the installation or removal of such Tenant Property. Decima is to
leave the Premises, the Improvements and those areas from which
Improvements are removed, in good repair and in a neat and tidy condition.
Any Tenant Property left on the Premises may be removed by Nihon at
Decima’s expense. (s. 4.2)

 

 

     5

ASSIGNMENT AND SUBLETTING:

Provided Decima is not in default under the Lease and provided the
Permitted Transferee respects the Permitted Use, Decima may assign the
Lease or sublet the Premises to its affiliates or related entities or any
replacement or successors thereof, without Nihon’s consent. Decima is to
notify Nihon of any such Transfer at least 30 days prior to its
realization. (subs. 5.1.8)

Decima is not otherwise to effect or permit a Transfer without Nihon’s
prior written consent, not to be unreasonably withheld or unduly delayed.
(subs. 5.1.1)

If Decima requests consent to a Transfer, Nihon has the option of
terminating the Lease rather than granting consent. If Nihon exercises its
right to terminate the Lease, Decima may withdraw its request for consent
to Transfer within 5 days of receipt of Nihon’s termination notice. (subs.
5.1.3)

RELOCATION:

Nihon may relocate the Premises to another location at any time during the
Term provided: (i) the area of the new premises is approximately the same
as the original Premises; and (ii) the new premises are as accessible and
convenient to Decima for the purpose of the Permitted Use. The Basic Rent,
Operating Expense Payment and Tax Payment for the new premises are to be
adjusted according to the rentable area of the new premises. Nihon is to
pay all direct costs of relocating Decima to the new premises. (s. 7.5)

LANDLORD’S WORK:

Nihon is to ensure that all base building elements are in good working
order. Nihon is to ensure that the HVAC system provides Decima with
appropriate temperature control and fresh air. (Schedule “B”, s. 7)

 

 

September 2, 2005

OFFICE LEASE

dated September 9th, 2005

between

ALEXIS NIHON REAL ESTATE INVESTMENT TRUST

(the “Landlord”)

and

DECIMA RESEARCH INC

(the “Tenant”)

for

premises situated at 1080 Beaver Hall Hill, Montreal, Quebec

 

 

TABLE OF CONTENTS

	 	 	 	 	 
	ARTICLE 1 INTRODUCTORY PROVISIONS 
	 	 	3	 
	Section 1.1 Statement of Intent 
	 	 	3	 
	Section 1.2 Net Lease 
	 	 	3	 
	Section 1.3 Defined Terms 
	 	 	3	 
	 
	 	 	 	 
	ARTICLE 2 THE PREMISES 
	 	 	4	 
	Section 2.1 Preparation of the Premises 
	 	 	4	 
	Section 2.2 Area of the Premises 
	 	 	4	 
	Section 2.3 Permitted Use of the Premises 
	 	 	4	 
	Section 2.4 Continuous operation in the Premises and special requirements 
	 	 	4	 
	 
	 	 	 	 
	ARTICLE 3 RENT 
	 	 	5	 
	Section 3.1 Rent 
	 	 	5	 
	Section 3.2 Basic Rent 
	 	 	5	 
	Section 3.3 Additional Rent 
	 	 	5	 
	Section 3.4 Utility Charges 
	 	 	6	 
	Section 3.5 Payment of Rent 
	 	 	6	 
	Section 3.6 Security Deposit 
	 	 	6	 
	Section 3.7 Interest on Overdue Payments 
	 	 	7	 
	Section 3.8 Business Taxes 
	 	 	7	 
	Section 3.9 Sales Taxes 
	 	 	7	 
	 
	 	 	 	 
	ARTICLE 4 IMPROVEMENTS AND REPAIRS 
	 	 	7	 
	Section 4.1 Improvements 
	 	 	7	 
	Section 4.2 Removal of Improvements and Tenant Property 
	 	 	8	 
	Section 4.3 Hypothecs Arising from Tenant’s Work 
	 	 	8	 
	Section 4.4 Work by the Landlord at the Property 
	 	 	9	 
	Section 4.5 Common Facilities Running Through the Premises 
	 	 	9	 
	Section 4.6 Repair Obligations 
	 	 	9	 
	 
	 	 	 	 
	ARTICLE 5 TRANSFERS BY TENANT AND LANDLORD 
	 	 	10	 
	Section 5.1 Transfer by Tenant 
	 	 	10	 
	Section 5.2 Transfer by Landlord 
	 	 	11	 
	 
	 	 	 	 
	ARTICLE 6 DAMAGE AND DESTRUCTION; EXPROPRIATION 
	 	 	11	 
	Section 6.1 Rent Abatement 
	 	 	11	 
	Section 6.2 Major Damage 
	 	 	12	 
	Section 6.3 Repair 
	 	 	12	 
	Section 6.4 Expropriation 
	 	 	12	 
	 
	 	 	 	 
	ARTICLE 7 CERTAIN RIGHTS AND OBLIGATIONS OF LANDLORD AND TENANT 
	 	 	12	 
	Section 7.1 Quiet Enjoyment 
	 	 	12	 
	Section 7.2 Services to be provide by the Landlord 
	 	 	12	 
	Section 7.3 Landlord’s Right of Entry 
	 	 	13	 
	Section 7.4 Right of Landlord to Perform Tenant’s Covenants on Default 
	 	 	13	 
	Section 7.5 Relocation 
	 	 	14	 
	Section 7.6 Determinations 
	 	 	14	 
	Section 7.7 Compliance with Law and Insurance Requirements 
	 	 	14	 
	Section 7.8 Certificate of Occupancy 
	 	 	14	 
	Section 7.9 Overholding 
	 	 	14	 
	Section 7.10 Rules and Regulations 
	 	 	14	 
	Section 7.11 Certificates of Status 
	 	 	15	 
	Section 7.12 Brokerage Commission 
	 	 	15	 
	Section 7.13 Solidary Liability 
	 	 	15	 

i

 

	 	 	 	 	 
	ARTICLE 8 INSURANCE 
	 	 	15	 
	Section 8.1 Landlord’s Insurance 
	 	 	16	 
	Section 8.2 Tenant’s Insurance 
	 	 	16	 
	Section 8.3 Mutual Release 
	 	 	16	 
	Section 8.4 Increase in Insurance Premiums 
	 	 	17	 
	 
	 	 	 	 
	ARTICLE 9 ENVIRONMENTAL MATTERS 
	 	 	17	 
	Section 9.1 Environmental Compliance 
	 	 	17	 
	Section 9.2 Disclosure and Remediation 
	 	 	17	 
	Section 9.3 Notices from Environmental Authorities 
	 	 	17	 
	Section 9.4 Information Regarding Environmental Matters 
	 	 	18	 
	 
	 	 	 	 
	ARTICLE 10 DEFAULT 
	 	 	18	 
	Section 10.1 Default and Remedies 
	 	 	18	 
	Section 10.2 Right to remedy default 
	 	 	19	 
	Section 10.3 Recovery of Tenant Inducements 
	 	 	19	 
	Section 10.4 Allocation of Payments 
	 	 	19	 
	 
	 	 	 	 
	ARTICLE 11 GENERAL PROVISIONS 
	 	 	19	 
	Section 11.1 Pre-Term Occupancy 
	 	 	19	 
	Section 11.2 Delay 
	 	 	19	 
	Section 11.3 Termination of Lease 
	 	 	19	 
	Section 11.4 Waiver 
	 	 	20	 
	Section 11.5 Notices 
	 	 	20	 
	Section 11.6 Successors 
	 	 	20	 
	Section 11.7 Captions and Section Numbers 
	 	 	20	 
	Section 11.8 Partial Invalidity 
	 	 	20	 
	Section 11.9 Entire Agreement 
	 	 	20	 
	Section 11.10 Governing Law 
	 	 	21	 
	Section 11.11 Time of the Essence 
	 	 	21	 
	Section 11.12 Publication of this Lease 
	 	 	21	 
	Section 11.13 Waiver by Tenant 
	 	 	21	 
	Section 11.14 Election of Domicile 
	 	 	21	 
	Section 11.15 Freely Negotiated 
	 	 	21	 
	Section 11.16 Acknowledgement 
	 	 	21	 
	Section 11.17 Language Clause 
	 	 	22	 

ii

 

(1)

LEASE

between

ALEXIS NIHON REAL ESTATE INVESTMENT TRUSTT

and

DECIMA RESEARCH INC

Schedule of Principal Lease Terms

	A.	 	Area of the Premises: 15,321 square feet, subject to Section 2.2
	 
	B.	 	Principal Components of Rent:

	 	 	 	 	 	 	 
	 

	 	 	(1)		 	Basic Rent: the Tenant shall pay Basic Rent in respect of each lease period
referred to in the following paragraph, in the amount per square foot per annum set
out in the following paragraph opposite such period. This amount corresponds to annual
and monthly payments during each such period in the amounts set out in the following
paragraph, based upon an Area of the Premises as set out in paragraph A of this
Schedule and subject to adjustments to reflect any adjustment of the Area of the
Premises under Section 2.2.
	 
	 	 	 	 	 	 
	 

	 	 	(1.a)		 	For the period commencing on February 1st, 2006 and terminating
on April 30th, 2011, a Basic Rent of $12.00 per square foot of the Area of
the Premises per annum which represents an amount of $15,321.00 per month, for a total
of $183,852.00 per year.
	 
	 	 	 	 	 	 
	 

	 	 	(1.b)		 	For the period commencing on May 1st, 2011 and terminating on
April 30th, 2011, a Basic Rent of $14.00 per square foot of the Area of the
Premises per annum which represents an amount of $17,874.50 per month, for a total of
$214,494.00 per year.
	 
	 	 	 	 	 	 
	 

	 	 	(2)		 	Landlord’s estimate for the year 2005 of Tenant’s Operating Expense Payment
for the first Occupancy Period: $9.53 per square foot of the Area of the Premises
including an administration fee of 15%.
	 
	 	 	 	 	 	 
	 

	 	 	(3)		 	Landlord’s estimate for the year 2005 of Tenant’s Tax Payment form the first
Occupancy Period: $3.32 per square foot of the Area of the Premises. This estimate
does not include the Business Taxes payable by the Tenant under 0 3.8.

	C.	 	Building means the building bearing civic address of 1080 Beaver Hall Hill, Montreal, Quebec.
	 
	D.	 	Commencement Date is: February 1st, 2006.
	 
	E.	 	Permitted Use means as a business office only, and for the specific purpose of a survey
center and for no other purpose.
	 
	F.	 	Premises means the premises known as Suite 400, situated on the fourth (4th) floor
of the Building. The Premises are outlined in red on Schedule “A” annexed hereto.
	 
	G.	 	Security Deposit: $107,188.92, including applicable taxes.
	 
	H.	 	Schedule of special lease provisions: Schedule “B” to this Lease sets out certain special
provisions applicable to the Lease of the Premises by the Tenant.

1

 

	I.	 	Term means the period of ten (10) years and three (3) months, commencing on the Commencement
Date and terminating on April 30th, 2016.

2

 

LEASE

Lease entered into in Montreal, Quebec, this                      day of                      2005 (the “Lease”)

	 	 	 
	BETWEEN:

	 	ALEXIS NIHON REAL ESTATE INVESTMENT TRUST, a real estate
investment trust, duly established under the laws, having its
principal place of business at 3400 de Maisonneuve Boulevard
West, Suite 1010, in the city of Montreal, Province of Quebec,
H3Z 3B8, herein acting and represented by Guy Charron, Executive
Vice-President and Chief Operating Officer and by Pierre
Destrempes, Vice-President, Office Leasing duly authorized for
the purposes hereof as they so declare;
	 
	 	 
	 

	 	(the “Landlord”)
	 
	 	 
	AND:

	 	DECIMA RESEARCH INC., a company duly incorporated under Ontario’s
Business Corporations Act, having its head office at 630,
Sherbrooke West, Suite 1101, in the city of Montreal, Province of
Quebec, H3A 1E4, herein acting and represented by Michel Lucas
and by N/A, duly authorized for the purposes hereof as they so
declare;
	 
	 	 
	 

	 	(the “Tenant”)

In consideration of their respective covenants and undertakings as set out in this Lease, the
Landlord leases the Premises to the Tenant and the Tenant leases the Premises from the Landlord for
the Term. The relations between the Landlord and the Tenant in respect of the leasing of the
Premises will be governed by the terms and conditions set out in this Lease.

ARTICLE 1

INTRODUCTORY PROVISIONS

Section 1.1 Statement of Intent

It is the intent of the Landlord and the Tenant to act in a commercially reasonable manner with
regard to all matters relating to this Lease.

Section 1.2 Net Lease

It is intended that this Lease be absolutely net to the Landlord. The Landlord will be entitled to
receive the full amount of the Rent in all circumstances except where the Tenant’s obligations to
pay the Rent abates pursuant to ARTICLE 6. The Tenant will make all payments required to be made by
it under this Lease as and when due notwithstanding any claims which it may assert against the
Landlord, and all such payments will be made without deductions, abatement, set-off or compensation
except in the circumstances of an abatement pursuant to ARTICLE 6. The Tenant shall be responsible
for all costs or obligations with regard to the Premises and the property except for those matters
which are the generality of the foregoing, in those instances in which a matter is stated to be the
responsibility of the Tenant, such responsibility shall include the responsibility for all related
costs and expenses.

Section 1.3 Defined Terms

Certain of the terms which are used in this Lease are defined in Schedule “C”.

3

 

ARTICLE 2

Section 2.1 Preparation of the Premises

The Tenant accepts the Premises on an “as is” basis and acknowledges that the Landlord has no
obligation nor any undertakings regarding any modifications, changes or additions to the Premises
or the installation of any kind of equipment.

Section 2.2 Area of the Premises

The Area of the Premises stated on the Schedule of Principal Lease Terms is an estimate but will be
binding on the Landlord and the Tenant until such time as the Premises are measured in accordance
with the provisions of this Section. The Landlord may have the Premises measured by a land surveyor
within 90 days following the Commencement Date or at such later time as the Landlord, acting
reasonably, may determine. The measurement will be carried out in accordance with the current BOMA
Standard of Measurement. The Landlord will deliver a copy of the certificate of area prepared by
the land surveyor to the Tenant and the area as disclosed by this certificate will thereafter, but
with effect retroactive to the Commencement Date, be the final Area of the Premises, binding on all
parties. If any adjustments have to be made by (i) payment by the Tenant of any amount it owes to
the Landlord, within 30 days after the Tenant receives its copy of the certificate or (ii)
crediting any amounts which the Landlord owes to the Tenant against the payments by the Tenant next
coming due under this Lease.

Section 2.3 Permitted Use of the Premises

The Premises will be used only for the Permitted Use and, in particular, the Tenant will not engage
in any Prohibited Activities at the Premises. The Tenant will conduct its business in the Premises
in a reputable and first class manner befitting the Building. The Tenant recognizes and accepts
that its use of the Premises shall not exceed a density superior to one (1) person per eighty eight
(88) square feet of the Area of the Premises, the whole in accordance with any applicable laws or
by-laws and subject to any modification to the laws or by-laws having for effect to modify the
density permitted.

Section 2.4 Continuous operation in the Premises and special requirements

The Tenant will operate and conduct its business in and use the whole of the Premises continuously
throughout the Term in an up-to-date, high class and reputable manner befitting the Building and
will conduct its business in the Premises in good faith. If, in the Landlord’s sole opinion, acting
reasonably, the operation of the Tenant’s business in the Premises requires the posting of a
security guard, the policing of common areas and additional cleaning of the Premises and common
areas, as the case may be, any costs so incurred, plus administration fee, and any damage or
deterioration exceedingly reasonable wear and tear shall be the Tenant’s responsibility and shall
be payable within 30 days of receipt of the Landlord’s invoices thereafter. The Tenant acknowledges
that the conduct of its business in the Premises in an up-to-date, high class and reputable manner
is of utmost importance to the Landlord in the renting of space in the Building and the renewal of
other leases therein. The Tenant therefore covenants and agrees that it will throughout the Term
and any extension thereof occupy the entire Premises and comply strictly with the provisions of
this Section 2.4. The Tenant acknowledges that the Landlord is executing this Lease in reliance
thereupon and that the same is a material element inducing the Landlord to execute this Lease.

4

 

ARTICLE 3

RENT

Section 3.1 Rent

The Tenant will pay during the Term the aggregate of the amounts required to be paid by it under
this Lease. Such amounts will together constitute the Rent.

Section 3.2 Basic Rent

The Tenant will pay the Basic Rent to the Landlord. The Basic Rent will be payable in equal
consecutive monthly installments during each year, in advance on the first day of each calendar
month, except that the first installment of Basic Rent will be due and payable on the Commencement
Date.

Section 3.3 Additional Rent

	3.3.1	 	The Tenant will pay Tenant’s Operating Expense Payment and Tenant’s Tax Payment for each
Occupancy Period in the manner set out in Sections 3.3.2, 3.3.3, and 3.3.4. The Tenant will
also pay all other Additional Rent to the Landlord.
	 
	3.3.2	 	The Landlord will estimate Tenant’s Operating Expense Payment for each Occupancy Period. The
Tenant will pay the estimated amount to the Landlord in equal consecutive monthly installments
during such Occupancy Period, in advance on the first day of each calendar month. The Landlord
may re-estimate this amount during the Occupancy Period and the monthly installments will be
adjusted to reflect the new estimate with effect from the beginning of the month which follows
delivery of a notice from the Landlord as to the amount of the new estimate. Landlord shall
deliver such notice before the 15th day of the month preceding the date on which
the adjustment is to take effect.
	 
	3.3.3	 	The Tenant’s Tax Payment shall be paid, at the Landlord’s option, either by equal
consecutive monthly installments, which shall be due on the first day of each calendar month
during the Occupancy Period based upon Landlord’s estimate of the amount of the Taxes
attributable to the Occupancy Period., or in one or more installments which will be due not
later than 15 business days prior to the dates upon which installments on account of Taxes
must be paid by Landlord. The Landlord will notify the Tenant from time to time as to which of
these options it chooses, and may choose one option in respect of certain Taxes and the other
in respect of other Taxes. The Landlord may re-estimate the amount of the Taxes and of the
Tenant’s Tax Payment in respect of any Occupancy Period and, if applicable, the monthly
installments referred to above will be adjusted to reflect the new estimates with effect from
the beginning of the month which follows delivery of Landlord’s notice as to the amount of the
new estimates. Landlord shall deliver such notice before the 15th day of the month
preceding the date on which the adjustment is to take effect. The payments to be made by the
Tenant if the Landlord chooses the second option shall be in such amount as shall ensure that
the Landlord receives from the Tenant, prior to the due date of the relevant installment of
Taxes, the Tenant’s share of such installment. In the event the Landlord chooses the second
option, the Landlord will remit a payment notice to the Tenant at least 15 days prior to due
date of the relevant Installment of Taxes.
	 
	3.3.4	 	The payments by the Tenant under Sections 3.3.2 and 3.3.3 will be on account of the Tenant’s
Operating Expense Payment and the Tenant’s Tax Payment for the Occupancy Period in question.
Within a reasonable time after the end of each Occupancy Period, the Landlord will deliver to
the Tenant statements showing in reasonable detail the actual amount of Tenant’s Operating
Expense Payment and Tenant’s Tax Payment for such Occupancy Period and the manner in which
these amounts were calculated. The Landlord will also deliver to Tenant a certificate of an
independent chartered accountant showing the actual amount of Operating Expenses for the
Occupancy Period in question. If the amount previously paid by the Tenant on account of
Tenant’s Operating Expense Payment and Tenant’s Tax Payment for such Occupancy Period is
greater or less than the actual amount payable by the Tenant for such Occupancy Period,
appropriate adjustments will be made by the payment by the Tenant of any amounts owing by it
within 15 days after the statement is delivered to it, or by crediting any amounts owing by
the Landlord to the Tenant

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	 	 	against the payments by the Tenant next coming due under this Lease. Any amounts owing by
the Landlord in respect of the last Occupancy Period of the Term will be paid by the
Landlord to the Tenant within 15 days after the statement is delivered to the Tenant unless
any amounts are then owing by the Tenant to the Landlord. Each statement delivered by the
Landlord under this Section shall be final and binding upon the Tenant.
	 
	3.3.5	 	The amounts set out in paragraphs B (2) and B (3) of the Schedule of Principal Lease Terms
are Landlord’s estimate of Tenant’s Operating Expense Payment and of Tenant’s Tax Payment,
respectively, for the first Occupancy Period. The Tenant acknowledges that the actual amount
of Tenant’s Operating Expense Payment and of Tenant’s Tax Payment for the first Occupancy
Period may be different amounts.

Section 3.4 Utility Charges

The Tenant will promptly pay the cost of all electricity and other utilities consumed at the
Premises directly to the Person providing same. Consumption of natural gas (if applicable) and
electricity at the Premises shall be measured by the current metering device provided by the
Landlord. Any modification to the current meters shall be at Tenant’s cost as well as any repair
and maintenance to these meters. The Tenant shall be responsible for entering into such agreements
regarding the supply of such utilities as shall be necessary for the Tenant’s purposes.

Section 3.5 Payment of Rent

The Tenant will pay the Rent on the due dates stated in this Lease without the necessity for any
demand by the Landlord except where this Lease expressly requires that a demand be made. Payments
will be due on the dates stated in this Lease or, if no such date is stated, 15 days after delivery
of the Landlord’s invoice in respect of the amount in question. The Basic Rent, Tenant’s Operating
Expense Payment, and Tenant’s Tax Payment will accrue from day to day and for any period of less
than one calendar month will be prorated to the number of days during such month that this Lease is
force. If the Tenant at any time fails to pay any amount payable by it under this Lease when due,
the Landlord may (without prejudice to its other right arising from such failure) at any time from
time to time thereafter require that the Tenant deliver to it post-dated cheques for the monthly
installments of Basic Rent and the monthly installments on account of Tenants Operating Expense
Payment and Tenant’s Tax Payment covering the periods which the Landlord designates from time to
time. Alternatively, the Landlord may require that such installments be paid by way of automated
debit system whereby payments are automatically deducted from the Tenant’s bank account and
credited to the Landlord’s bank account on the dates on which the installments are due under this
Lease, and the Tenant agrees to co-operate with the Landlord in order to implement such system.

Section 3.6 Security Deposit

	3.6.1	 	The Tenant has remitted to the Landlord a security deposit in the amount of $107,188.92,
including the applicable taxes (the “Security Deposit”). The parties hereto recognize and
agree that the Security Deposit belongs to the Landlord from the moment it is remitted by the
Tenant, without the Tenant having the benefit of any accrued interest. The Security Deposit
shall be applied to the Rent payable for the months of February 2006 and March 2006. The
balance of the Security Deposit shall be held by the Landlord as security for the performance
by the Tenant of its obligations under this Lease. If the Tenant fails to pay when due any
amount payable by it under this Lease, the Landlord may, at its option and without prejudice
to its other rights and remedies arising from such failure, appropriate an equivalent amount
of the Security Deposit and apply the amount it appropriates in payment of the amounts due and
unpaid by the Tenant. In such case, the tenant shall, within 5 days of Landlord’s request,
remit to the Landlord a certified cheque in the same amount as cashed by Landlord.
Furthermore, in all circumstances, should the Lease become resiliated other than by mutual
consent, the Security Deposit shall become forthwith forfeited to the Landlord. The Landlord
may deliver the Security Deposit to any assignee of its interest in this Lease and upon such
delivery shall be released from any further

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	 	 	liability with regard to Security Deposit. The Tenant recognizes and accepts that the
Security Deposit shall be kept by the Landlords even if the Lease is assigned or the
Premises subleased.
	 
	3.6.2	 	Provided the Tenant is not in default of any of its obligation under the Lease, the Landlord
shall credit the balance of the Security Deposit to the last month of Rent payable under the
Lease or any renewal thereof.

Section 3.7 Interest on Overdue Payments

All amounts payable by the Tenant which are not paid when due will bear interest from the date on
which such amounts are due until paid in full, before and after default and judgment, at an annual
percentage rate of interest equal to the sum of the prime rate from time to time plus 4%. For the
purposes hereof, the expression “prime rate” means the annual percentage rate of interest
determined from time to time by the Royal Bank of Canada (which is commonly referred to as its
“prime rate”) as its reference rate of interest for commercial loans denominated in Canadian
dollars made by such Bank in Canada.

Section 3.8 Business Taxes

The Tenant will pay the Business Taxes to the taxing authority having jurisdiction when due;
provided that if by law any part of the Business Taxes are payable by the Landlord, the Tenant will
pay such part of the Business Taxes to the Landlord not later than 15 days prior to the date upon
which the Landlord must remit the relevant Business Taxes to the taxing authority.

Section 3.9 Sales Taxes

The Tenant will pay to the Landlord all goods and services taxes, or other taxes of similar nature,
imposed with respect to Rent or in respect of any other goods and services furnished or provided by
the Landlord to the Tenant or in respect of the rental of space under this Lease, however such
taxes are characterized. The amount of such taxes will be calculated by the Landlord in accordance
with the applicable legislation and will be paid to the Landlord on the due date of the amounts in
respect of which such taxes are payable. The post-dated cheques referred to in Section 3.5 will
include the amount of taxes payable by the Tenant under this Section.

ARTICLE 4

IMPROVEMENTS AND REPAIRS

Section 4.1 Improvements

	4.1.1	 	The Tenant will not make any Improvements without the Landlord’s prior written approval,
which will not be unreasonably withheld provided that the Tenant shall not have the right to
make any Improvements, and the Landlord need not act reasonably in considering a request by
the Tenant in respect of any Improvements, which (i) may affect the structure or roof of the
Building or Building’s sprinkler system, or (ii) may affect the Building’s exterior
appearance. All costs and expenses related to improvements will be paid by the Tenant and all
work in connection with the Improvements will be performed by competent contractors and
subcontractors approved by the Landlord prior to commencement of the work. It is acknowledged
that the Tenant is in no way acting as Landlord mandatary with respect to any Improvements
carried out in the Premises and that such Improvements are performed by the Tenant at its own
benefit, even if the Landlord grants an allowance for the work. The Tenant will submit to the
landlord such information regarding proposed Improvements (including if the Landlord so
requests, drawings and specifications prepared by qualified architects or engineers conforming
to good engineering practice) and the persons who will make the Improvements on the Tenant’s
behalf as the Landlord may reasonably require. Only persons designated by Landlord may perform
any work related to the heating, ventilation or air-conditioning systems, or related to other
mechanical,

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	 	 	electrical or plumbing systems or which the Landlord believes may affect the structure of
the Building. After the Landlord’s approval is obtained, the Tenant will not make any
material changes to the proposed Improvements without again conforming to the requirements
of this Section. In particular, any changes to any drawings and specifications approved by
the Landlord will require the Landlord’s prior written approval in accordance with this
Section. The Landlord may establish and amend from time to time reasonable rules and
regulations regarding the manner in which Improvements are to be made, which rules and
regulations will be binding upon the Tenant and all persons employed by it in connection
with the making of the Improvements. The Landlord or such of Landlord’s affiliates as it
may designate from time to time shall have the right to tender a bid in respect of any
Improvements for which tenders are being requested by the Tenant. Prior to commencing any
Improvements, the Tenant will provide to the Landlord such indemnification against the
registration of hypothecs or other encumbrances against the Property as the Landlord may
reasonably require. The Tenant will pay to the Landlord a fee equal to 15% of the total
cost of the Improvements (including all architectural, engineering and working drawings) in
consideration for the services of the Landlord in reviewing the plans and specification of
the Tenant in respect of, and otherwise supervising the Tenant’s work in respect of, the
Improvements.
	 
	4.1.2	 	All Improvements will become the property of the Landlord upon their installation in the
Premises, without compensation to the Tenant.

Section 4.2 Removal of Improvements and Tenant Property

	4.2.1	 	Upon expiration or earlier termination of the Term, the Tenant shall not be obliged to
remove any Improvements made to the Premises, provided it leaves the Premises in good order,
save for normal wear and tear, except if the Landlord at the time of providing its consent,
has specified that at any specific Improvements shall be removed by the Tenant, at its cost.
	 
	4.2.2	 	The Tenant will remove all Tenant Property from the Premises at the expiry or other
termination of the Tern unless it is in default, in which case it will remove from the
Premises only such Tenant Property as the Landlord designates. The Tenant will repair any
damage to the Premises or the Building which may be caused by the installation or removal of
Tenant Property, and, at the expiry or other termination of the Term, will leave the Premises
(including, subject to Section 4.2.1, the Improvements and those areas from which Improvements
are removed pursuant to Section 4.2.1) in good repair and in a neat and tidy condition. Any
Tenant Property which is left on the Premises will, at the Landlord’s option, become the
property of the Landlord or be removed from the Premises by the Landlord and any costs or
expenses which the Landlord incurs in doing so shall be payable by the Tenant on demand.

Section 4.3 Hypothecs Arising from Tenant’s Work

The Tenant will immediately radiate and discharge all hypothecs, prior claims, charges or other
liens that may be published or registered at any time against this Lease, the Property or any part
thereof with regard to or arising from any work or services performed or goods or materials
furnished to or for on behalf of or for the benefit of the Tenant, or which are in any way
attributable to the Tenant. Should it fail to do so, within a delay of 15 business days of
registration, the Landlord may pay such amounts and take such actions as it deems appropriate in
order to cause the radiation and discharge thereof, and all costs and expenses which it incurs,
including legal fees, will be due and payable by the Tenant on demand, without prejudice to the
Landlord’s other rights arising from such failure. Notwithstanding the foregoing, the Tenant shall
have the right to contest, diligently and in good faith, such hypothec, charge, claim, or lien,
provided that the Tenant deposit with the Landlord an amount equal to the amount of the hypothec,
charge, claim or lien registered, plus an amount of 10% of said hypothec, claim, charge, claim or
lien, the whole without prejudice t the Landlord’s other rights arising from such failure and
Landlord’s right to be reimbursed for any cost and expenses it incurs, including legal fees.

8

 

Section 4.4 Work by the Landlord at the Property

The Landlord may from time to time make such changes to the Building or Property as it desires to
make. Such changes may include, without limitation, the construction of additional structures on
the Property, changes to the structure of the Building and changes to the common areas and
facilities in the Building and on the Property. The Landlord may perform such acts and so such
things in connection with the making if any such changes as it determines to be necessary. The
Tenant acknowledges that any action taken by the Landlord under this Section will not constitute a
change in the form or destination of the Premises, the Building or Property, and will not
constitute a default in the Landlord’s covenant for peaceable enjoyment.

Section 4.5 Common Facilities Running Through the Premises

The Tenant acknowledges that the Landlord has installed and may in the future install in the
Premises certain common services and facilities and certain services and facilities intended for
the benefit of other parts of the Property, such as conduits, columns, pipes, wiring and ductwork.
The Tenant further acknowledges that the Landlord will have the right to do in the Premises such
work as is required in connection with the installation, maintenance, repair and replacement of
such services and facilities, and the right to do so such work in the Premises as may be necessary
to preserve or protect the Premises or the Property.

Section 4.6 Repair Obligations

	4.6.1	 	The respective responsibilities of the Landlord and the Tenant for repairs to the Premises
and the Building are as set forth in this Lease, notwithstanding any provision of law to the
contrary including without limitation Article 1864 of the Civil Code of Quebec.

	4.6.2	 	All repairs to the Premises other than those which are to be performed by the Landlord
pursuant to an express provision of this Lease are the Tenant’s responsibility. The Tenant
will maintain the Premises, the Improvements and all Tenant Property in first class appearance
and repair, to a standard consistent with a first class office building. The Landlord may
supervise repairs and maintenance by the Tenant to the Premises. The Tenant will promptly
notify the Landlord of any defect or deficiency in, or damage to, or accident upon, the
Premises, the Building or the Property of which it becomes aware., or of which its employees
or contractors become aware, but such notice by the Tenant will not impose any obligation upon
the Landlord in respect of the occurrence or matter in question save to the extent that the
Landlord has obligations in respect thereof under another express provision of this Lease.

	4.6.3	 	The Landlord will operate the Building during the Term as a first class office building,
having regard to its size, age, type, and location. The Landlord will, in the same manner and
to the same extent as would a prudent owner of the Building, keep the Building (other than
those portions of the Building which tenants are required to repair) clean and in good repair,
order and condition. The Landlord will maintain and repair the structural elements of the
Building, exterior glass, the heating, ventilation and air-conditioning systems serving the
Premises and the electrical, plumbing, mechanical, and sprinkler systems, including any of
these items which are located within the Premises, but will not otherwise have any
responsibility for maintenance of or repairs to the Premises or any part thereof. The
Landlord’s obligation under this Section and under Section 6.2 and Section 6.3 to repair any
items which suffer any damages as a result of a cause against which the Landlord is insured or
in respect of which Landlord is entitled to receive proceeds in an amount sufficient to cover
the cost of the repair in question. For purposes of this Section, the word “repair” has the
meaning ascribed to it in Section 6.3.

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ARTICLE 5

TRANSFERS BY TENANT AND LANDLORD

Section 5.1 Transfer by Tenant

	5.1.1	 	Subject to Section 5.1.8 below, the Tenant will not effect or permit a Transfer without the
prior written consent of the Landlord, which will not be unreasonably withheld or unduly
delayed. In determining whether or not it will consent to a proposed Transfer, the Landlord
may consider any factors which, acting reasonably, it considers relevant, which factors may
include (without limitation) any of the following: (a) whether the Transfer may have the
effect of violating, or placing the Landlord in breach of, any agreements between the Landlord
and other tenants or occupants, or prospective tenants or occupants, of the Property, or of
any agreements between the Landlord and any Secured Creditors; (b) the business history,
financial background and capability of the proposed Transferee (or the physical Persons who
control the proposed Transferee); and (c) whether such Transfer is acceptable to the Secured
Creditors. Without limiting the reasons which may constitute reasonable grounds for
withholding its consent, the Landlord will be deemed to have acted reasonably in withholding
its consent if the proposed Transferee is an existing tenant of the Property or intends to
carry on any activity at the Premises other than the Permitted Use.

	5.1.2	 	The Tenant will deliver to the Landlord all such information with regard to the Transfer
(including copies of all documents relating to the Transfer) and the business history,
financial background and capability of the proposed Transferee and the physical Persons who
control the proposed Transferee as the Landlord or any Secured Creditors may request. The
Landlord will make a determination as to whether it will grant or withhold its consent to the
proposed Transfer within 7 business days from receipt of the information which the Tenant is
required to provide under this Section and if it withholds its consent will inform the Tenant
of its reasons for doing so.

	5.1.3	 	The Landlord may, within the delay of 7 business days referred to in the preceding Section,
elect to terminate the Lease with effect on the proposed date of Transfer. If the Landlord
exercises this right, the Term will expire at the date thus determined as fully and finally as
though such date were the original expiry date of this Lease. The provisions of this Section
do not restrict the Landlord’s right to withhold its consent to a Transfer pursuant to the
other Sections of this Article. If Landlord exercises its right to terminate, Tenant may elect
to withdraw its request for Transfer by written notice sent to the Landlord within five (5)
days of receipt of Landlord’s notice to terminate the Lease.

	5.1.4	 	No Transfer will release the Tenant from any of its obligations under this Lease. After a
Transfer, the Tenant will continue to be bound solidarily with each Transferee (including any
sunsequent Transferees), without the benefits of division, discussion or subrogation. If this
Lease is repudiated, disclaimed or terminated in connection with or as a result of the
bankruptcy or insolvency of the original Tenant or any Transferee, the original Tenant and any
Transferees, other than the bankrupt or insolvent Person, upon notice from the Landlord given
within 60 days of such repudiation , disclaimer or termination, will enter into a lease with
the Landlord for a term expiring on the date this Lease would have expired but for
repudiation, disclaimer or termination, upon the terms and conditions which have applied
during the remainder of the Term had this Lease not been repudiated, disclaimed or terminated.

	5.1.5	 	The Landlord will be entitled to be reimbursed for all reasonable expenses it incurs
resulting from the proposed Transfer. The Landlord will advise the Tenant of the amount of
such expenses at the time it notifies the Tenant as to whether or not it is granting its
consent, and the fell will be due and payable on the day which is 15 days following the
delivery of the Landlord’s notice. If the Landlord consents, the consent will not ne effective
until such time as the amount payable to the Landlord under this Section has been paid. The
Landlord may in addition require, as a condition of granting its consent to a proposed
Transfer, that the Transferee execute an agreement with the Landlord, in writing on the
Landlord’s form, under which, among other things, (i) the Transferee

10

 

	 	 	acknowledges and agrees that it is solidarily bound with the original Tenant and any prior
Transferees, without the benefits of division, discussion or subrogation, for the
performance of all of the obligations of the Tenant as stated in this Lease and (ii) the
Transferee grants to the Landlord, as security for the payment of the Rent and performance
of all of the Tenant’s obligations under this Lease, a movable hypothec on the universality
consisting of all property of the Transferee located from time to time on the Premises.
	 
	5.1.6	 	Any consent by the Landlord to a Transfer will be effective only if the Transfer is effected
within 120 days following the date upon which such consent is given.

	5.1.7	 	The Tenant will not advertise that the whole or any part of the Premises are available for a
Transfer unless the text and format are approved in writing by the Landlord. An advertisement
will not in any event contain any reference to the rental rate for the Premises. The Tenant
will not in any event place any signs in or upon the Premises advertising the availability of
the Premises or any part of the Premises for Transfer.

	5.1.8	 	Notwithstanding the forgoing, provided the Tenant is not in default of any of its
obligations under this Lease and provided the Permitted Transferee (as defined below) respect
the Permitted Use as described in Section E of Schedule of Principal Lease Terms, the
Landlord’s consent shall not be required in the event of a Transfer of the Tenant to its
affiliates or related entities, as these terms are defined in the Income Tax Act or any
replacement or successors thereof (the Permitted Transferees). However, it is understood that
the Tenant shall inform the Landlord of any Transfer in accordance with the present section at
least 30 days prior its realization together with the documentation showing that the Permitted
Transferee is a Tenant’s subsidiaries, affiliates or parent company in order to proceed to the
necessary changes to its administrative and accounting records, if necessary.

Section 5.2 Transfer by Landlord; Subordination and Attornment

The Landlord, at any time and from time to time, may sell, lease or otherwise dispose of the whole
or any part of the Property, the Building or the Premises or any interest therein and, at any time
and from time to time, may grant any Security. The Landlord shall require, by stipulation to such
effect in the appropriate deed, that the acquiring party (other than Secured Creditors) assume,
and, so long as it holds its interest, perform the obligations of the Landlord under this Lease,
and the then Landlord will thereupon be released from all of its obligations under this Lease. This
Lease and all rights of the Tenant under this Lease are subject and subordinate to all Security
existing at the date of execution of the Lease or at any future time. The Tenant agrees to execute,
at the request of the Landlord, such form of deed confirming such subordination as any Secured
Creditors may require and the Landlord shall use reasonable efforts to obtain from such Secured
Creditor any non-disturbance undertaking which the Tenant may require. The Tenant will, if so
requested, attorn to any Secured Creditors when such Secured Creditor takes possession of the
property which is the object of its Security, and to any acquirer of the Building or the Property,
and will recognize such Secured Creditor or acquirer as the Landlord under this Lease.

ARTICLE 6

DAMAGE AND DESTRUCTION; EXPROPRIATION

Section 6.1 Rent Abatement

In the event of any damage or destruction to the Premises, the Building or the Property which
renders the Premises unusable in whole or in part, the Rent will abate from the date of the
occurrence to the extent and for the period that proceeds of rental insurance in respect of such
Rent are received by the Landlord. The Tenant’s obligations under this Lease will not be affected
by ant damage to or destruction of the Premises or the Building except for the abatement provided
for in the preceding sentence or in the event that the Landlord or the Tenant elects to terminate
this Lease under Section 6.2

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Section 6.2 Major Damage

If 20% or more of the gross leasable area of the Building is destroyed or damaged by any cause so
that it is not capable of being used for its intended purpose, the Landlord may, by written notice
to the Tenant given within 60 days after the occurrence of such destruction or damage, elect not to
repair. In such event, either the Landlord or Tenant may terminate this Lease by written notice to
the other given within 30 days after the Landlord’s notice of its intention not to repair. If
either the Landlord or the Tenant elects to terminate, this Lease will terminate on the date
specified in the notice of termination, which will not be more than 30 days following the date if
the notice. If the Lease is terminated by the Landlord or the Tenant under this Section, all
proceeds of insurance in respect of Improvements will belong to the Landlord. Notwithstanding the
above, the Tenant shall have the right to claim from its insurers the non-amortized cost of
Improvements paid by the Tenant, excluding any allowance and the Contribution (as defined in 9 of
Schedule B of this Lease) paid by the Landlord for the performance of the Improvement and any
Improvement performed by the Landlord at its cost. The Tenant will co-operate with the Landlord in
order to ensure receipt of such proceeds by the Landlord. This Section will apply whether or not
the Premises are affected by the damage or destruction.

Section 6.3 Repair

The Landlord may repair any damage or destruction in accordance with plans and specifications other
than those used in the original construction of the Building provided that the standard of the
Building is not adversely affected. The repairs to be performed by the Landlord will include
repairs to the Improvements, but the Landlord shall not be required to repair any Tenant Property.
For purposes of this ARTICLE 6, the term “repair” will include to rebuild, restore or replace.

Section 6.4 Expropriation

The Landlord and the Tenant will co-operate with each other if there is an expropriation of all or
part of the Premises, the Building or Property so that each may receive the maximum award to which
it is entitled at law. If a part of the Property or the Building other than the Premises is
expropriated, the full proceeds that are paid or awarded as a result will belong to the Landlord,
and the Tenant will assign to the Landlord any rights that it may have or acquire in respect of the
proceeds or award and will execute such documents as the Landlord reasonably requires in order to
give effect to this intent. The Landlord will have the right to terminate this Lease, with effect
on the date of expropriation, if any proposed expropriation would, in the Landlord’s opinion,
materially adversely affect the continued operation of the Building in any manner. Neither the
Tenant nor the Landlord will have any claim or right of action of any nature against the other as a
result of or arising from the expropriation of all or any part of the Premises, the Building or the
Property, whether or not this Lease is terminated.

ARTICLE 7

CERTAIN RIGHTS AND OBLIGATIONS OF LANDLORD AND TENANT

Section 7.1 Quiet Enjoyment

The Landlord agrees to provide quiet enjoyment to the Tenant and to perform and observe all of its
obligations under this Lease, subject at all times to timely performance by the Tenant of its
obligations hereunder.

Section 7.2 Services to be provided by the Landlord

	7.2.1	 	The Landlord will provide climate control to the Premises during Normal Business Hours to
maintain the Premises at an interior temperature if at least 20 degrees Celsius (C) and not
more than 26 degrees C, with relative humidity of at least 25% and not more than 60%. These
standards are subject to the exterior temperature being not less than -29 degrees C and not
more than 32 degrees C and to thee electrical power or other energy consumed at the Premises
being
within the reasonable limits established by the Landlord from time to time. They shall not
apply during the making of repairs or improvements to the Premises, the Property or the
Building and

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	 	 	may not be met if the Tenant installs partitions or installations which interfere with the
operation of the climate control systems, if the window coverings on exterior windows are
not kept closed or if the Tenant otherwise interferes with the operations of the climate
control system through, for example, the obstruction of any perimeter heating,
air-conditioning or ventilating units. Any resetting of the climate control system in the
Premises necessitated by the installation of partitions, equipment or fixtures by or on
behalf of the Tenant or by any use of the Premises not in accordance with the design
standards of such system will be performed by the Landlord at the Tenant’s expense. The
Landlord may provide climate control outside of Normal Business Hours at the Tenant’s
request, and the Tenant will pay the Landlord such fees and charges in respect of the
provision of such climate control as the Landlord will from time to time determine.
	 
	7.2.2	 	Subject to the Rules and Regulations, the Landlord will provide at all times elevator
service in the Building for use by the Tenant in common with others, except when prevented by
repairs.

	7.2.3	 	The Landlord will provide janitorial and cleaning services in the Premises and Common Areas
consistent with the standards of a first class office building. The Tenant shall permit the
janitorial and cleaning staff to have access to the Premises for the purposes of the provision
of such services, including the cleaning of windows and blinds.

	7.2.4	 	The Tenant’s consumption of electricity at the Premises will not in any event exceed 3.5
watts per square foot of Area of the Premises.

	7.2.5	 	The Landlord may supply other services required by the Tenant such as, without limitation,
replacement of tubes, ballasts and ceiling tiles, carpet shampooing, drapery cleaning,
services of a locksmith, removal of bulk garbage, picture hanging and special security
arrangements. Any additional services supplied by the Landlord will be paid for by the Tenant
at the rates established by the Landlord from time to time. Any such additional services not
supplied by the Landlord will be supplied only by Persons who have been approved in advance by
the Landlord, acting reasonably, and the Landlord may establish from time to time reasonable
rules governing the access of such Persons to the Property and the manner in which services
will be provided by them. The Tenant will pay to the Landlord an administration fee of 15% of
the cost of any additional services referred to in this Section, whether they are provided by
Landlord or by another Person.

Section 7.3 Landlord’s Right of Entry

The Landlord and Persons it authorizes from time to time to do so will be entitled to enter the
Premises on reasonable prior notice (except that no notice will be required in cases of emergency)
for the purpose of inspecting the Premises, carrying out any work or making any repair or
performing any other work required or permitted to be made by the Landlord, making any repair or
performing any other work which the Tenant fails to make when required, obtaining information for
plans, showing the Premises to any prospective tenant of the Property or any prospective purchaser
of to any Person to whom the Landlord proposes to grant Security, and for any other purpose
permitted or contemplated by this Lease. When entering the Premises or doing any work in the
Premises, the Landlord will minimize interference with the conduct of the Tenant’s business.

Section 7.4 Right of Landlord to Perform Tenant’s Covenants on Default

The Landlord may take such action as it deems appropriate in order to remedy any failure by the
Tenant to perform any of its obligations under this Lease which is not cured within 10 days after
notice (except that no notice will be required in the case of any emergency) by the Landlord
requiring that the failure be remedied. The exercise by Landlord of its rights under this Section
will not prejudice or limit any other right or remedy it may have, including its rights and
remedies under Section 10.1. The cost to the Landlord of remedying the Tenant’s default with
interest thereon at the rate stated in Section 3.7 from the date the cost is incurred by the
Landlord, plus an administration fee equal to 15% of the cost in question, will be payable by the
Tenant on demand. The Landlord will not be liable to the Tenant for any loss, injury or damage
caused by acts of the Landlord or any persons for whom the Landlord is responsible at law
exercising rights under this Section.

13

 

Section 7.5 Relocation

The Landlord may, at any time (including prior to the Commencement Date), change the location of
the Premises to another location in the Building provided that the area of the new premises is
approximately the same as that of the original Premises and the new premises be as accessible and
convenient to the Tenant for the purpose of the Permitted Use. The Basic Rent, Tenant’s Operating
Expense Payment and Tenant’s tax Payment for the new Premises shall be adjusted according to the
new rentable area of the new premises. The Landlord will pay all direct costs of preparing the
relocated Premises for occupancy by the Tenant and of relocating the Tenant and all Tenant Property
to the relocated Premises. The Landlord will not be liable for any other or any consequential
costs, damages or losses of the Tenant.

Section 7.6 Determinations

Any allocation, attribution, measurement or other similar determination to be made pursuant to this
Lease, such as, without limitations, a determination of compliance by the Tenant with its
obligations in respect of repairs as set forth in Section 4.6, a determination of the extent of
damage to the Building for purposes of ARTICLE 6, or a determination of whether the insurance
subscribed by the Tenant under Section 8.2 constitutes full replacement cost insurance, will be
made by the Landlord, acting reasonably and applying criteria relevant to the determination being
made. The Landlord may retain engineering, architectural, accounting, legal or other professional
consultants to assist and advise in making the determination and a decision of such professional
will be final and binding on all parties.

Section 7.7 Compliance with Law and Insurance Requirements

The Tenant will comply with all laws, by-laws, governmental orders, directives or codes of any
governmental authority having jurisdiction to the extent that they are applicable to the Premises
of the Tenant’s use or occupancy of the Premises, including Improvements proposed by the Tenant and
the making of such Improvements, and all Tenant Property therein, or to the Tenant’s obligations
under this Lease. The Tenant will also comply with all directives, rules and regulations of any
insurer by which the Landlord or the Tenant is insured.

Section 7.8 Certificate of Occupancy

The Tenant undertakes to obtain from the relevant authority its certificate of occupancy (the
“Certificate”) within thirty (30) days following the Commencement Date. The default by the Tenant
to obtain the Certificate within said delay is deemed a default under the Lease and the Tenant
shall reimburse the Landlord for any penalty the Landlord may incur as a result of such default,
without limitation of Landlord’s other recourses. The Tenant undertakes to obtain any modification
to the Certificate to reflect any expansion, substitution or modification to its activities. In no
event the Tenant incapacity to obtain the certificate of occupancy may justify the termination of
the Lease.

Section 7.9 Overholding

There will be no tacit renewal of this Lease. If the Tenant remains in possession of the Premises
after the expiry of the Term without having executed and delivered a new lease or agreement
extending the Term, the Landlord may, at its option and without prejudice to its other rights,
treat the Tenant as a tenant from month to month at a monthly Basic Rent equal to 150% of the
monthly amount of Basic Rent payable in respect of the last month of the Term for which Basic Rent
is payable, and otherwise upon the same terms as are set forth in this Lease so far as applicable
to a monthly tenancy.

Section 7.10 Rules and Regulations

The Tenant will comply with all Rules and Regulations, and amendments thereto, adopted from time to
time. The Tenant acknowledges that the Rules and Regulations may differentiate between different
types of businesses in the Building or the Property and that the Landlord may waive compliance by
any tenant with any particular Rules and Regulations. The Landlord will not be responsible to the
Tenant for the violation of any Rules and Regulations by any other tenant of the Building provided
that the Landlord uses reasonable efforts to apply Rules and Regulations (subject to the previous
sentence) in an even-handed and non-discriminatory manner.

14

 

Section 7.11 Certificate of Status

Each party will execute and deliver to the other within 30 days of request, a written statement
conforming to this Section. The statement will indicate (i) that this Lease is unmodified and in
full force and effect (or, if modified, stating the modifications and that the Lease is in full
force and effect as modified), (ii) the amount of the Basic Rent, Tenant’s Operating Expense
Payment and Tenant’s Tax Payment then being paid under this Lease, (iii) the dates to which the
Basic Rent, Tenant’s Operating Expense Payment and Tenant’s Tax Payment and other sums provided in
this Lease to be paid by the Tenant have been paid, (iv) the Commencement Date and the duration of
the Term and (v) whether there is any existing default of which the party delivering the statement
has notice. The party delivering the statement shall be bound by its contents and the Person to
whom the statement is delivered shall be entitled to rely on the statement as being conclusive as
to the matters dealt with therein.

Section 7.12 Brokerage Commission

The Tenant warrants and represents that no agent, broker or other intermediary other that Devencore
Ltd. (the “Broker”) has been in any manner involved with the present transaction and shall
indemnify the Landlord against claims by any other person claiming commission or other remuneration
in connection herewith. The Landlord shall pay the commission owing the Broker in accordance with
the terms and conditions stipulated in a commission agreement to intervene between the parties.

Section 7.13 Solidary Liability

If there is at any time more than one Tenant and more than one Person constituting the Tenant, they
will be solidarily liable for all obligations of the Tenant, without the benefits of division,
discussion or subrogation. If the Tenant is or becomes a partnership, each Person who is or will
become a member of such partnership or its successors will be and continue to be solidarily liable
for the performance of all covenants of the Tenant pursuant to this Lease, whether or not such
Person ceases to be a member of such partnership or its successor, without benefits of division,
discussion or subrogation.

ARTICLE 8

INSURANCE

Section 8.1 Landlord’s Insurance

The Landlord will take out and maintain with respect to the Building:

	(a)	 	commercial general liability insurance against personal and bodily injury, including death,
and property damage;

	(b)	 	insurance with coverage against the perils of fire and standard extended coverage endorsement
perils, against water damage however caused and against loss by such other insurable hazards
as a prudent owner would insure:

(c) boiler and machinery insurance; and

	(d)	 	loss of rental income insurance, including loss of all rental receivable from tenants of
rentable Premises in the Building, including gross rental, additional rent and all other
amounts payable thereunder.

The Landlord, acting reasonably, will determine all policy terns including deductibles and may take
out and maintain other insurance as it considers advisable, but the Landlord will not be required
to take out or maintain any insurance with respect to any loss, injury or damage required to be
insured against by the

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Tenant or with respect to Improvements or Tenant Property. All proceeds of the Landlord’s insurance
will belong to the Landlord. The Tenant acknowledges that it is not relieved of any liability in
respect of acts or omissions for which it would otherwise be responsible pursuant to this Lease or
in law as a result of its contribution to the cost of the Landlord’s insurance. The Tenant
furthermore acknowledges that no insurable interest is conferred upon the Tenant under any
insurance policies carried by the Landlord.

Section 8.2 Tenant’s Insurance

The Tenant will take out and maintain:

	(a)	 	comprehensive general public liability insurance against personal and bodily injury,
including death, and property damage, with respect to the Tenant’s business and the Premises
and the use and occupancy thereof, on an occurrence basis to such limits as the Landlord
requires from time to time, but no less than $5,000,000 for any one occurrence,

	(b)	 	insurance with coverage against the perils of fire and standard extended coverage endorsement
perils, against water damage however caused and against loss by such other insurable hazards
as prudent tenants would insure covering the Premises (including all Improvements) and all
Tenant Property for not less than 100% of the full replacement cost thereof and for such
amount as is sufficient to ensure that the Tenant is not a co-insurer, and insuring any other
property owned by the Tenant or for which it is legally liable and which is located within the
Property;

	(c)	 	business interruption insurance including loss of profits providing coverage for a period of
not less than 12 months; and

	(d)	 	such other forms of insurance, including boiler and machinery insurance, as the Tenant or the
Landlord or any Secured Creditors requires from time to time, for insurance risks against
which a prudent tenant would insure.

Insurance to be effected by the Tenant will (i) be in amounts and upon terms which the Landlord
will from time to time determine to be sufficient; (ii) provide that the Landlord is to be
immediately notified in writing by the insurer of any threatened cancellation or material
modification and that the cancellation or modification will not tale effect until at least 30 days
after delivery of the notice to the Landlord; (iii) name the Landlord as loss payee in respect of
all insurance subscribed pursuant to paragraph (b) with regard to Improvements, except for the
non-amortized cost of Improvements paid by the Tenant (excluding any allowance and the Contribution
(as defined in 9 of Schedule B of this Lease) paid by the Landlord for the performance of the
Improvement and any Improvement performed by the Landlord at its cost); (iv) be primary and not
contributing with any insurance subscribed by the Landlord; (v) provide that it shall not be
invalidated with respect to the interest of the Landlord by reason of any breach or violation of
any warranties, representation, declaration or conditions contained in the policies; (vi) with
regard to all other insurance, name the :Landlord as an additional named insured and contain
cross-liability and severability of interest provisions, as applicable and, for certainty, in the
case of insurance referred to in paragraph (a), will protect the Landlord in respect of claims by
the Tenant as if the Landlord were separately insured; and (vii) be subject only to such
deductibles and exclusions as the Landlord may approve; and (viii) in the case of any insurance,
contain, where available on commercially reasonable terms, waivers of subrogation in favour of the
Landlord and Persons designated by the Landlord. The Tenant will provide the Landlord with copies
of the policies or other evidence acceptable to the Landlord to establish the Tenant’s insurance
coverage in effect from time to time. If the Tenant fails to insure or to provide evidence thereof,
or if the Landlord receives notice of any cancellation of the Tenant’s insurance or of a material
modification thereof which is not acceptable to the Landlord, the Landlord may, upon 24 hours
written notice to the Tenant, effect such insurance on terms acceptable to the Landlord and the
Tenant will on demand reimburse the Landlord for the amount of any premiums paid plus an
administration fee equal to 15% of the amount of such premiums.

Section 8.3 Mutual Release

	8.3.1	 	Subject to Sections 8.3.2 and 8.3.3, each of the Landlord and the Tenant hereby releases the
other and waives all claims, however arising, against the other and those for whom the other
is in law
responsible with respect to occurrences insured against or required to be insured against
by the releasing party.

16

 

	8.3.2	 	Such release and waiver will be effective only to the extent of proceeds of insurance
received by the releasing party and proceeds which would have bee received if the releasing
party maintained all insurance required to be maintained by it under this Lease and for this
purpose deductible amounts will be deemed to be proceeds of insurance received.

	8.3.3	 	The liability of the Landlord and the Tenant towards third Persons (being any Person other
than the Landlord or the Tenant) in respect of matters for which they are respectively liable
at law towards such third Persons shall not be affected by this Section 8.3.

Section 8.4 Increase in Insurance Premiums

The Tenant will not do anything or refrain from doing anything, nor permit anything to be done, in
the Premises or at any other place in the Building or the Property, which would impair or
invalidate any insurance on the Premises, the Building or the Property or any part thereof
maintained by the Landlord or any other tenant or occupant of the Property, or which would result
in the premium for any such policy being increased. If the Tenant is responsible for any such
impairment, invalidation or increase, it will promptly after the receipt of notice from the
Landlord take such steps as are necessary to remedy the situation and will pay the full amount of
any such increase. In the event of the cancellation or a threatened cancellation of any such
policy, the Landlord will have the right to immediately enter upon the Premises and take reasonable
steps to remedy the situation and the costs which it incurs in so doing, together with an
administration fee equal to 15% of such costs, will be due and payable by the Tenant on demand.

ARTICLE 9

ENVIRONMENTAL MATTERS

Section 9.1 Environmental Compliance

Tenant shall ensure that all activities at the Premises or elsewhere at the Property, including
Tenant’s business at the Premises, are in strict compliance with all Environmental Laws. Without
limiting the generality of the foregoing, Tenant shall not, and shall not permit any other Person
to, do anything related to Hazardous Substances at or from the Premises or the Property except in
full compliance with all applicable Environmental Laws.

Section 9.2 Disclosure and Remediation

Immediately following obtaining knowledge of the presence or any discharge, disposal, dumping,
dispersion or release of any Hazardous Substances (in this ARTICLE 9 “Pollution Hazard”) at or
about the Premises or the Property, Tenant shall, at its expense, immediately (i) notify Landlord
if such Pollution Hazard, (ii) obtain from a reputable environmental consultant reasonably
satisfactory to Landlord, and deliver to Landlord, a written proposal for remediation which shall
include a detailed estimate of the cost of remedying such Pollution Hazard, and (iii) begin
appropriate remedial action and diligently pursue such remedial action to completion.

Section 9.3 Notices from Environmental Authorities

If Landlord or Tenant receives any notice from any authority having jurisdiction of any violation
or potential violation of any Environmental Laws arising from or in connection with the business or
activities of Tenant, then (i) the recipient of the notice shall immediately deliver a copy of such
notice to the other party, and (ii) Tenant shall take all such measures, at its sole expense, in
strict compliance with all Environmental Laws, as Landlord shall deem to be necessary or useful for
purposes of ending any ongoing violation, preventing any potential violation and remedying any past
violation.

17

 

Section 9.4 Information Regarding Environmental Matters

The Tenant will provide to the Landlord from time to time, at its request, a list of all Hazardous
Substances present at the Premises, as well as such other information related to environmental
matters as the Landlord may reasonably request.

ARTICLE 10

DEFAULT

Section 10.1 Default and Remediation

If an Event of Default occurs, then without prejudice to any other rights which it has pursuant to
this Lease or at law, the Landlord may, at its option, exercise any one or more of the following
rights and remedies:

	(a)	 	terminate this Lease by notice to the Tenant, in which event this Lease will terminate
immediately upon delivery of notice;

	(b)	 	enter the Premises as the Tenant’s mandatary and to relet the Premises for whatever term, and
on such terms, as the Landlord in its discretion may determine and to receive the rent
therefor; to make improvements to the Premises to facilitate their reletting, and to apply the
proceeds of any such reletting first, to the payment of expenses incurred by the Landlord with
respect to the reletting or pursuant to paragraph (c); second, to the payment of any
indebtedness of the Tenant to the Landlord other than Rent; and third, to the payment of Rent
in arrears; with the residue to be held by the Landlord and applied in payment of future Rent
as it becomes due. The Tenant will remain liable to the Landlord for any deficiency;

	(c)	 	take possession of any property of the Tenant on the Premises (including Tenant Property), to
store such property at the Tenant’s expense or to sell or otherwise dispose of such property
in such manner as the Landlord may see fit without notice to the Tenant;

	(d)	 	recover from the Tenant all damages and expenses incurred by the Landlord as a result of any
breach by the Tenant including legal costs and disbursements incurred by the Landlord to
terminate this Lease, any costs and expenses (including real estate commissions and
professional fees) incurred by the Landlord in reletting the Premises and any deficiency
between the amounts which would have been payable by the Tenant for the portion of the Term
following such termination and the net amounts actually received by the Landlord during such
period of time with respect to the Premises; or

	(e)	 	recover from the Tenant all arrears of Rent together with the next 3 months’ installments of
Basic Rent and the next 3 months’ installments on account of Tenant’s Operating Expense
Payment and Tenant’s Tax Payment, as estimated by Landlord and the administration fee referred
to in Schedule “C” of the present Lease under sub-paragraph (ii) of the definition of Tenant’s
Operating Expense Payment, all or which immediately become due and payable as accelerated
rent.

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Section 10.2 Right to Remedy Default

By these presents, the Tenant recognizes and agrees that it may not remedy a default which the
Landlord has denounced to the Tenant in a notice to this effect, after the time limit afforded by
the Landlord in the said notice. If the Landlord is not obligated to give notice to the Tenant of
its default, the Tenant recognizes and agrees that it may not remedy its default following the
occurrence of same.

Section 10.3 Recovery of Tenant Inducements

If this Lease is terminated under Section 10.1 (a), or if this Lease is repudiated, disclaimed or
terminated in connection with or as a result of the bankruptcy or insolvency of the Tenant
(including any Transferee), without prejudice to the Landlord’s rights under Section 5.1.4, the
Tenant will pay to the Landlord, at the time of termination, an amount equal to the unamortized
portion of any allowance or inducement received by the Tenant in respect of this Lease, with
interest on such amount from the Commencement Date to the date such amount is paid to the Landlord
at the interest rate stated in Section 3.7. In addition to any other allowance or inducement given
by the Landlord, any rent-free periods or periods during which the Rent is reduced as a form of
inducement to the Tenant and any commission or fee paid or payable by the Landlord to any broker or
agent in connection with this Lease will be considered as an inducement paid to the Tenant. The
unamortized portion of the inducement shall be determined based on a straight line amortization
over the Term.

Section 10.4 Allocation of Payments

The Landlord may at its option apply sums received from the Tenant against any amounts due and
payable by the Tenant under this Lease in such manner as the Landlord sees fit, notwithstanding any
allocation of payment made by the Tenant.

ARTICLE 11

GENERAL PROVISIONS

Section 11.1 Pre-Term Occupancy

If for any reason the Tenant occupies the whole or any part of the Premises prior to the
Commencement Date, all terms and conditions for this Lease (including obligation to pay Rent at the
rates applicable during the first lease period referred in paragraph B (1.a) regarding Basic Rent
which appears in the Schedule of Principal Lease Terms) will apply to such occupancy, unless
otherwise provided in Schedule B.

Section 11.2 Delay

Whenever the Landlord or the Tenant is delayed in the fulfillment of any obligation under this
Lease (Other than the payment of Rent, the obligations of the parties in respect of insurance and
surrender of the Premises on termination) by an unavoidable occurrence (including without
limitation, inability to obtain any material, service, utility or labour required to fulfill such
obligation) which is beyond the control of the party delayed in performing such obligation, then
the time for fulfillment of such obligation will be extended during the period in which such
circumstances operate to delay the fulfillment of such obligation, but the Term will not be
extended.

Section 11.3 Termination of the Lease

The rights and obligations of the Landlord and the Tenant in respect of occurrences prior to or at
the expiry or other termination of the Term will survive such expiry or other termination. In
particular and without limitation, the expiry or other termination of this Lease will not prejudice
in any manner the Landlord’s right in respect of arrears of Rent and the right of each party to
recover damages in respect of default by the other occurring prior to or at the expiry or other
termination.

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Section 11.4 Waiver

If either the Landlord or the Tenant excuses or condones any default by the other of any obligation
under this Lease, no waiver of such obligation will be implied in respect of any continuing or
subsequent default.

Section 11.5 Notices

Any notice, consent or other instrument which may be or is required to be given under this Lease
will be in writing and will be delivered in person or sent by registered mail postage prepaid or by
facsimile, addressed:

	 	 	 	 	 
	 

	 	(a)
	 	if to the Landlord:
	 

	 	 	 	1 Place Alexis Nihon, Suite 1010
	 

	 	 	 	Montreal, Quebec
	 

	 	 	 	H3Z 3B8
	 
	 	 	 	 
	 

	 	 	 	Attention: Vice President, Secretary-Treasurer
	 
	 	 	 	 
	 

	 	 	 	Facsimile No.: (514) 931-1618
	 
	 	 	 	 
	 

	 	(b)
	 	if to the Tenant at the Premises:
	 
	 	 	 	 
	 

	 	 	 	Attention: Kerri Loiselle
	 
	 	 	 	 
	 

	 	 	 	Facsimile No.: (613) 230-4341

Any such notice or other instrument will be deemed to have been given and received on the day upon
which personal delivery is made or, if mailed, 2 days following the date of mailing, or, if sent by
facsimile, on the date of transmission unless transmission occurs after 17:00 in the jurisdiction
of the recipient or on a day which is not a business day in the jurisdiction of the recipient, in
which event the notice will be deemed to have been given and received at 9:00 on the first
following business day in the jurisdiction of the recipient. Either party may change its address
referred to in this Section by notice delivered in the manner required by this Section. If postal
service is interrupted or substantially delayed, all notices or other instruments will be delivered
in person or by facsimile.

Section 11.6 Successors

The rights and liabilities created by this Lease extend to and bind the successors and assigns of
the Landlord and the heirs, executors administrators and permitted successors and assigns of the
Tenant.

Section 11.7 Captions and Section Numbers

The captions, section numbers, article numbers and table of contents appearing in this Lease are
inserted only as a matter of convenience and will not affect the substance or interpretation of
this Lease.

Section 11.8 Partial Invalidity

If any provision of this Lease is held or rendered illegal or unenforceable, it will be considered
separate and severable from this Lease and the remaining provisions of this Lease will remain in
force and bind the parties as though the illegal or unenforceable provision had never been included
in this Lease.

Section 11.9 Entire Agreement

This Lease contains the entire agreement between the Landlord and the Tenant concerning the
Premises and there are no agreements or understandings between them with regard thereto other than
as herein set forth. The Landlord and the Tenant acknowledge that neither of them has made or given
any promise,

20

 

representation, or inducement with respect to the Premises, the Building or the Property other than
those expressly set forth in this Lease. All Schedules to this Lease form part of this Lease.
Following is a list of the Schedules to this Lease:

Schedule of Principal Lease Terms:

	 	 	 	 	 	 
	 	Schedule “A”

	 	—
	 	Outline of the Premises
	 	Schedule “B”

	 	—
	 	Special Lease Provisions
	 	Schedule “C”

	 	—
	 	Definitions
	 	Schedule “D”

	 	—
	 	Excluded Expenses
	 	Schedule “E”

	 	—
	 	Description of the Land
	 	Schedule “F”

	 	—
	 	Rules and Regulations

Section 11.10 Governing Law

This Lease will be construed in accordance with and governed by the laws of the Province of Quebec.

Section 11.11 Time of the Essence

Time is of the essence of this Lease.

Section 11.12 Publication of this Lease

This Lease shall not be published in any manner whatsoever. The Tenant shall have the right to
publish the right conferred to it by the Lease by notice only and without mention of any of its
financial terms. Such document shall in all respects be subject to the provisions of the Lease and
shall be deemed to incorporate all the provisions of this Lease. The preparation of such document
and publication of the same shall be at the Tenant’s own expense and only after the form and terms
of same have been approved by the Landlord. Within thirty (30) days following the expiration of the
Term or sooner termination of this Lease, the Tenant shall cause mainlevee of the publication or
inscription of the notice and summary to be effected at its expense, failing which the Landlord
shall have the right to do so at the Tenant’s expense. This obligation shall survive the expiration
of the Term or sooner termination of this Lease.

Section 11.13 Waiver by Tenant

The Tenant waives the benefit of Article 1854, second paragraph, Article 1859, Article 1864,
Article 1865, Article 1868, Article 1871, Article 1873, Article 1878, Article 1879, Article 1883 of
the Civil Code of Quebec, or any successor legislation to the same or similar effect.

Section 11.14 Election of Domicile

The parties each elect domicile in the judicial district in which the Property is situated for all
suits and proceedings related to this Lease.

Section 11.15 Freely Negotiated

Each party acknowledges that it has had the opportunity to consult with legal counsel in connection
with the negotiation and execution of this Lease. Each of them acknowledges that all provisions of
this Lease have been freely and fully discussed and negotiated and that this Lease does not
constitute a contract of adhesion.

Section 11.16 Acknowledgement

The parties hereto hereby acknowledge and agree that the obligations of Alexis Nihon Real Estate
Investment Trust / Fonds de Placement Immobilier Alexis Nihon (hereinafter, in this paragraph, the
“REIT”) hereunder are not personally binding upon any trustee thereof, any registered or beneficial
holder of units in the REIT (a “Unitholder) or any annuitant under a plan of which a Unitholder
acts as trustee or carrier, and resort shall not be had to, nor shall recourse or satisfaction be
sought from, any of the foregoing or the private property of any of the foregoing, but the property
of the REIT only shall be bound by such obligations. Any obligation of the REIT set out in this
agreement shall to the extent necessary to

21

 

give effect to such obligation be deemed to constitute, subject to the provisions of the previous
sentence, an obligation of the trustees of the REIT in their capacity as trustees of the REIT only.
Without limiting the generality of the forgoing, each Unitholder or any annuitant under a plan of
which a Unitholder acts as trustee or carrier shall be entitled to the benefits of the second
sentence of Article 1322 of the Civil Code of Quebec in respect of the obligations referred to
therein.

Section 11.17 Language Clause

The parties have required that this Lease and all notices, deeds, documents and other instruments
to be given or delivered pursuant hereto be drawn in the English language only. Les parties ont
exige que le present bail ainsi que tous les avis et autres documents a etre donnes ou executes en
vertu des presentes soient rediges en langue anglaise seulement.

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IN WITNESS WHERE OF, the Landlord has executed this Lease in the Montreal, Province of Quebec,
this 9th day of September, 2005.

	 	 	 	 	 	 	 
	 

	 	 	 	ALEXIS NIHON REAL ESTATE INVESTMENT	 	 
	 

	 	 	 	TRUST	 	 
	 

	 	 	 	(Landlord)	 	 
	 
	 	 	 	 	 	 
	 

	 	Per:
	 	     s/s illegible
 

Guy Charron,
	 	 
	 

	 	 	 	Executive Vice President and	 	 
	 

	 	 	 	Chief Operating Officer	 	 
	 
	 	 	 	 	 	 
	 

	 	Per:
	 	     s/s illegible
 

Pierre Destrempes,
	 	 
	 

	 	 	 	Vice President, Office Leasing	 	 

IN WITNESS WHEREOF, the Tenant has executed this Lease in the City of Ottawa, Province of
Ontario, this 7th day of September, 2005.

	 	 	 	 	 	 	 
	 

	 	 	 	DECIMA RESEARCH INC.	 	 
	 

	 	 	 	(Tenant)	 	 
	 
	 	 	 	 	 	 
	 

	 	Per:
	 	      s/s illegible
 

Michel Lucas
	 	 
	 

	 	 	 	President	 	 
	 
	 	 	 	 	 	 
	 

	 	Per:
	 	     N/A	 	 
	 

	 	 	 	 

	 	 

23

 

SCHEDULE “A”

OUTLINE OF THE PREMISES

SUITE 400, 4TH FLOOR MAP

 

 

SCHEDULE “B”

SPECIAL LEASE PROVISIONS

	1.	 	Fixturing Period

	 	1.1	 	The Tenant is granted occupancy of the Premises on September 15th,
2005 (the “Occupancy Date”) until the Commencement Date (the “Fixturing Period”), in
order to set up and operate its business. During the Fixturing Period, the Tenant is
responsible for the performance of all provisions of the Lease, save and except the
payment of the Basic Rent, Additional Rent. Notwithstanding the foregoing, the Tenant
remains liable, throughout the Fixturing Period, to pay to the Landlord, upon demand,
any fees related to any request from the Tenant to the Landlord to provide: (i)
climate control to the Premises outside the following hours, namely: from 7:00 to
18:00 on Mondays through Fridays, and 7:30 to 12:30 on Saturdays, unless any such day
is a statutory holiday; and (ii) janitorial and cleaning services in the Premises.
	 
	 	1.2	 	In addition to the foregoing, it is understood that as of June
16th, 2005, Tenant’s engineers, consultants, designers, and general
contractor shall be given access to Premises in order to plan the Tenant’s work.
However, in no event such period shall be used by the Tenant to perform its work.

	2.	 	Option to Renew

	 	2.1	 	Provided the Tenant has respected its obligations under the Lease, the Tenant
shall have the option to extend the Term for an additional period of five (5) years
(the “Option to Renew”), commencing on May 1st, 2016 and terminating on
April 30th, 2021 (the “Extended Period”).
	 
	 	2.2	 	The Extended Period shall be under the same terms and conditions as contained
in the Lease, with the exception of the Basic Rent, the Contribution, the Landlord’s
Work, the Right to Terminate and this Option to Renew which shall no longer apply. The
Basic Rent shall be negotiated between both parties based on current fair market rent
for leases with similar terms (including, without limitation, the length of the term
and the frequency if adjustments in rent, of any) entered into at arm’s length, for
comparable premises, as if leased to an existing tenant on renewal of their lease in
comparable buildings and locations.
	 
	 	2.3	 	In order to exercise this option to renew, the Tenant must provide the
Landlord with written notice of its intent to extend the Term, not less than twelve
(12) months prior to the expiration of the Term and upon receipt of this notice, both
parties will have sixty (60) days to agree on the Basic Rent, failing which, in either
cases, the present option shall be null and void and the Term shall end on the date
set out in the Lease.
	 
	 	2.4	 	This Option to Renew is personal to the Tenant and may not be assigned or
transferred, save and except for a Permitted Transferee under article 5.1.8 of this
Lease.

	3.	 	Right of First Offer

	 	3.1	 	Provided the Tenant is not in default under the Lease, and subject to prior
existing rights, the Tenant shall have the option to lease during the Term all or a
portion of any space which become vacant and available on the third (3rd)
or fifth (5th) floors of the Building (the “Available Space”). The Landlord
shall notify the Tenant, in writing, as to the availability of the Available Space and
possession date, and the Tenant will have fifteen (15) business days to advise the
Landlord of its intention to lease the Available Space (the “Right of First Offer”).
It is understood that the Available Space will not be considered to be available if an
existing tenant shall renew or extend its lease for said space, or if it subleases its
premises of assigns its lease.

 

 

	 	3.2	 	Should the Tenant exercise the Right of First Offer, all the terms and
conditions of this Lease shall apply to the Available Space, including the Basic Rent,
except the Fixturing Period, the Landlord’s Work and the Contribution which shall not
apply to the Available Space. The Available Space shall be delivered to the Tenant in
their “as is” condition.
	 
	 	3.3	 	The Right of First Offer is personal to the Tenant and shall not be assigned
or transferred, save and except for a Permitted Transferee under article 5.1.8 of this
Lease.

	4.	 	Right of First Refusal

	 	4.1	 	As of the Occupancy Date and throughout the Term, provided the Lease is
signed by both parties, provided the Tenant is not in default of its obligation under
the Lease, provided the Tenant has not subleased all or part of its Premises not
assigned its Lease and subject to the existing rights of other occupants of the
Building, should Landlord receive a bona fide offer to lease any vacant and available
space located on the third (3rd) and fifth (5th) floors of the
Building which the Landlord is prepared to accept, Landlord shall give to Tenant a
written notice of the provisions of such offer and Tenant shall have the right until
5:00 pm on the fifth (5th) business day following the day upon which such
notice is given, to elect, by written notice given to the Landlord, to lease said
space (the “Right of First Refusal”).
	 
	 	4.2	 	If the Tenant elects to lease the space within the stipulated delay, it shall
be under the same terms and conditions set forth in the bona fide third party offer,
except for the term which shall be co-terminus with the Term of this Lease and all the
incentives contained in the third party offer which shall be amortized over the
balance of the Term to provide the Landlord the same revenues as the third party
offer. In the event of such election, the Tenant shall have an additional delay of
thirty (30) days to enter into an agreement amending the Lease covering such space on
the same terms and conditions as those contained in the third party offer.
	 
	 	4.3	 	If the Tenant does not respond within the above-mentioned delay or if it does
not wish to lease the space in question, the Landlord will be free to lease the said
space to the third party tenant. Should the Tenant elect to waive its right of first
refusal on the said space, the Landlord shall subsequently proceed with the rental of
said space to the third party, without any further obligation to the Tenant in this
regard.
	 
	 	4.4	 	The present Right of First Refusal is a personal right to the benefit of the
Tenant and may not be transferred, save and except for a Permitted Transferee under
article 5.1.8 of this Lease.

	5.	 	Right to Terminate

	 	5.1	 	Provided the Tenant is not then in default of its obligations under the Lease
and has remitted the Indemnity stipulated herein within the prescribed time limit, the
Tenant shall have the right one time to terminate the Lease (the “Right to Terminate”)
on April 30th, 2012 (the “Termination Date”), by giving the Landlord a
prior written notice at least 12 months prior to the Termination Date (the “Notice”).
	 
	 	5.2	 	The Tenant undertakes to remit the Landlord, no later than thirty (30) days
prior to the Termination Date, an indemnity for Tenant’s use of its Right to
Terminate, by certified cheque of an amount equivalent to the unamortized portion of
the Landlord’s Work, the Contribution, the Commission and all leasing costs, at
interest rate shall be calculated at 10% per annum, failing which this Right to
Terminate shall become null and void, without penalty, charge or recourse whatsoever
from the Tenant against the Landlord.
	 
	 	5.3	 	The Tenant shall also reimburse to the Landlord for any amount owed for the
adjustment of the Additional Rent up to the Termination Date, this adjustment being
effected at the end the Occupancy Period.
	 
	 	5.4	 	The Tenant undertakes to remit to the Landlord vacant possession of the
premises at the Termination Date, in the condition stipulated in this Lease.

 

 

	 	5.5	 	This Right to Terminate is personal to the Tenant and may not be assigned or
transferred by the Tenant, save and except for a Permitted Transferee under article
5.1.8.

	6.	 	Landlord’s Contribution

	 	6.1	 	Provided that the Tenant is not in default of its obligations under the
Lease, the Landlord hereby agrees to contribute an amount equal to twenty six dollars
and twenty cents ($26.20) (plus applicable G.S.T. and Q.S.T.) per square foot of gross
rentable are of Premises (the “Contribution”) in order to help the Tenant set up its
business and equipment, and towards the construction of the Tenant’s initial leasehold
improvements in the Premises. It is understood that the Tenant shall use the
Contribution to execute work within the Premises, install wiring, purchase equipment,
furniture, or offset relocation costs. All expenses at the sole discretion of the
Tenant.
	 
	 	6.2	 	Fifty per cent (50%) of the Contribution shall be paid to the Tenant by the
Landlord after the signature of the Lease.
	 
	 	6.3	 	The balance of the Contribution shall be payable only if the following
conditions have been fulfilled upon Tenant’s written demand to that effect and
presentation of the appropriate invoices:

	 	a)	 	all of the Tenant’s leasehold improvements work shall have been
completed in conformity with the provisions of this Lease;
	 
	 	b)	 	the Tenant shall have provided the Landlord with sufficient proof
showing that all invoices pertaining to the Tenant’s leasehold improvements work
have been fully paid;
	 
	 	c)	 	the Tenant shall have provided the Landlord with proof that no
hypothec has been and will be registered against the Premises and/or the Building
after a delay of thirty-five (35) days following completion of the Tenant’s
leasehold improvements work;
	 
	 	d)	 	the Tenant shall not be in monetary default of any of its obligations
under the Lease.

	 	6.4	 	Any unused amounts are to be paid to the Tenant who shall be entitled to use
the remaining Contribution at its discretion.

	7.	 	Landlord’s Work

	 	7.1	 	All base building elements shall be in good working order.
	 
	 	7.2	 	It is further understood that the Landlord’s engineers shall ensure that HVAC
system provided within the Premises maintains the Tenant with the temperature control
and fresh air exchange allowing the employees of the Tenant to enjoy comfort and air
quality in keeping with other “A” class office buildings. The Landlord’s work
stipulated in Sections 7.1 and 7.2 shall be collectively referred to as the
“Landlord’s Work”.
	 
	 	7.3	 	It is further understood that the Tenant needs hours of operations to be from
8:00 am to 11:00 pm Monday through Friday, and from 8:00 am to 11:00 pm Saturday and
Sunday and that this is an integral part of the Tenant’s business hours, therefore
crucial that the Landlord provide the Tenant with HVAC for said business hours.

 

 

	8.	 	Indentification

	 	 	The Tenant, at its costs, shall be permitted to display corporate designation on the floor
of the Premises, the whole in conformity with Landlord’s standards and after the Tenant’s
having obtained, at its costs, any authorization or permit required by the competent
authorities but not smaller than the largest sign installed by any other tenant. The Tenant
shall also be permitted to display its logo in the lobby directory board and on the
elevator reception area of the fourth (4th) floor.

	9.	 	Parking

	 	 	The Landlord shall provide Tenant with the use of ten (10) unreserved parking spaces in the
Building’s parking area for the Term. It is understood that the cost of said parking shall
be the current monthly rate being charged in the Building parking area, subject to
Landlord’s periodical adjustment. The Tenant undertakes to promptly sign Landlord’s parking
lease, of required.

 

 

SCHEDULE “C”

DEFINITIONS

In this Lease and in the Schedule to this Lease:

“Additional Rent” means all amounts payable by the Tenant pursuant to the Lease other than Basic
Rent.

“Area of the Building” means aggregate area (determined in accordance with the BOMA Standard of
Measurement) of the areas of the Building which the Landlord designates from time to time as being
intended for leasing to tenants.

“Area of the Premises” means (subject to Section 2.2) the area indicated as such on the Schedule of
Principal Lease Terms.

“Basic Rent” means the amounts indicated as such on the Schedule of Principal Lease Terms.

“Building” means the building described on the Schedule of Principal Lease Terms.

“Business Taxes” means all taxes (whether imposed on or in respect to the Landlord or the Tenant)
from time to time in existence attributable to Tenant Property, any Improvements in the Premises,
or to the business, occupancy, use or enjoyment of the Premises and/or the Property by the Tenant
but expressly excluding Taxes.

“Change of Control” means, in the case of any Person, any event or occurrence, including, without
limitation, any transfer, whether by sale, assignment, bequest or other transmission on death,
hypothecation, mortgage, pledge, charge, security interest or otherwise, any pledge of any voting
rights or interest and any voting trust or similar arrangement, which results or may result in any
change in the effective control of such Person unless such change occurs as a result of trading in
the shares of a corporation listed on a recognized stock exchange in Canada or the United States
and then only so long as the Landlord receives assurances satisfactory to it that (i) there will be
a continuity of management and of the business practices of such corporation notwithstanding such
Change of Control, and (ii) the Change of Control will not have any material adverse effect on the
Tenant’s financial condition.

“Commencement Date” means the commencement date determined pursuant to the Schedule of Principal
Lease Terms.

“Common Areas” means all areas, installations and facilities at or serving the Property or any part
thereof which the Landlord designates from time to time as being for the benefit of more than one
component of the Property.

“Environmental Law” means any law or instrument having the force of law, and any policy or
guideline of any governmental authority responsible for the protection of or control of the
environment, related directly or indirectly to environmental matters or protection of the
environment, adopted or issued by any governmental authority or other Person mandated by any
Government to deal with matters related to the environment.

An “Event of Default” will occur whenever:

	 	(a)	 	the Tenant is in default under this Lease and:

	 	(i)	 	fails to remedy such default within 10 days (or such shorter
period as may be provided in this Lease) after notice in writing from
Landlord; or,
	 
	 	(ii)	 	if such default is other than in respect of Rent or any other
amount payable pursuant to this Lease, cannot be reasonably remedied within 15
days or such

 

 

 2 

	 	 	 	shorter period after notice in writing from Landlord, the Tenant fails to
commence to remedy such default within such 15 days or shorter period or
thereafter fails to proceed diligently to remedy such default;

	 	(b)	 	the Tenant or any Guarantor becomes bankrupt or insolvent or takes the
benefit of any statute of any jurisdiction regarding bankrupt or insolvent persons or
makes any proposal, assignment or arrangement with its creditors, or any steps are
taken or proceedings commenced by any Person for the dissolution, winding-up or other
termination of the existence of the Tenant or any Guarantor, or for the liquidation of
their respective assets;
	 
	 	(c)	 	a trustee, receiver, receiver/manager or like Person is appointed with
respect to the business or assets of the Tenant or any Guarantor;
	 
	 	(d)	 	the Tenant makes a sale in bulk of all or a substantial portion of its assets
other than in conjunction with a Transfer consented to by Landlord in accordance with
Section 5.1;
	 
	 	(e)	 	any Guarantor terminates, or purports or attempts to terminate, its
obligations under its guarantee of the Tenant’s obligations under this Lease;
	 
	 	(f)	 	this Lease or any of the Tenant’s assets are taken or seized, before or after
judgment, and such seizure is not challenged within 15 days of the date when effected;
	 
	 	(g)	 	a Transfer occurs other than in compliance with the provisions of this Lease;
	 
	 	(h)	 	any insurance policy covering the Building or any part of the Property or any
occupant thereof is cancelled or threatened to be cancelled or adversely changed or is
not renewed as a result of any use or occupancy of the Premises.

“Excluding Expenses” has the meaning ascribed thereto on Schedule “D”.

“Guarantor” means any Person who has guaranteed the Tenant’s obligations under this Lease, or
agreed to do so.

“Hazardous Substances” means any substance in whatsoever form which constitutes from time to time,
either during or after the Term, a contaminant, a pollutant, a dangerous or hazardous or toxic
substance, a liquid or solid or industrial waste, a deleterious substance, or a source of pollution
or contamination under any Environmental Law;

“Improvements” means all installations, repairs, replacements or improvements to the Premises by or
on behalf of the Tenant, and includes, without limitation, all improvements, installations and
additions from time to time made, erected or installed in the Premises by or on behalf of the
Tenant or any previous occupant of the Premises, including signs and lettering, partitions, doors
or hardware however affixed and whether or not moveable, all mechanical, electrical (including
light control devices) and utility installations and all carpeting and drapes and other window
coverings, but does not include Tenant Property.

“Land” means the land described in Schedule “E”, as same may be altered, expanded or reduced from
time to time.

“Lease” means this lease including all schedules to this lease.

“Normal Business Hours” means the hours from 8:00 to 23:00 on Mondays through Fridays, and 8:00 to
23:00 on Saturdays and Sundays, unless any such day is a statutory holiday and except as expressly
stipulated in Article 1 of Schedule B of this Lease.

 

 

 3 

“Occupancy Period” means the period or periods adopted as the Occupancy Period from time to time by
Landlord. The Landlord may adopt different Occupancy Periods for different purposes of this Lease.

“Operating Expenses” means all costs and expenses, without duplication and excluding Excluded
Expenses, incurred by the Landlord in connection with, or allocated by the Landlord to the Property
or incurred by it in connection with or allocated by it to the operation, management,
administration, maintenance, improvement, insuring, cleaning, supervision, replacement, rebuilding
or repair thereof, or the performance and discharge by the Landlord of its obligations under this
Lease, subject to the following:

(a) Any costs and expenses of a capital nature which under good building management practice should
be amortized over such period as the Landlord determines, and the Operating Expenses for each
Occupancy Period shall include the share of the amortization attributed by the Landlord to such
Period together with interest on the unamortized portion thereof at the rate determined by the
Landlord from time to time as the rate (or average rate) payable by the Landlord for long-term
financing related to the Property;

(b) Only such portion of the components of Operating Expenses attributable to the Common Areas
which the Landlord, acting reasonably, allocates to the Building will be included in Operating
Expenses; and

	(c)	 	If in any Operating Period all of the leasable premises in the Building are not leased to
tenants, those components of Operating Expenses which fluctuate based upon the level of
occupancy of the Building will be increased to the amount as determined by the Landlord acting
reasonably, which would have been incurred in connection therewith if all of the leasable
premises in the Building had been leased during such Operating Period.

“Person” means any person, firm, partnership or corporation, or any group or combination of
persons, firms, partnerships or corporations.

“Permitted Use” means the permitted use indicated on the Schedule of Principal Lease Terms.

“Premises” means the premises described on the Schedule of Principal Lease Terms.

“Prohibited Activities” means (i) offering to the public or to persons other than the Tenant and
its employees and/or guests food from or within the Premises, (ii) the operation of a cafeteria or
dining room where the public or persons other than the Tenant, its employees and/or guests are
admitted, (iii) the installation or use of any machine dispensing goods, foods or beverages for
sale in the Premises, except for the exclusive use of Tenant’s employees and guests, provided the
dispensing machines are not accessible or visible to the public. (iv) the telemarketing operation
or any activity of a similar nature resulting in high density usage, except has permitted in
Section 2.3 of this Lease and (v) any activities which would contravene any of the exclusivities or
restrictions on use granted from time to time by the Landlord to tenants of the Property. The
Landlord represents that Tenant’s Permitted Use does not contravene to any of the exclusivities or
restrictions on use to any other tenants of the Building.

“Property” means the Land and the related structures and facilities including the Building, the
parking garage, the whole as improved or altered by the Landlord from time to time in its
discretion.

“Rent” has the meaning ascribed thereto in Section 3.1.

“Rules and Regulations” means the rules and regulations adopted and promulgated by Landlord from
time to time in respect of the Building and the Property. The Rules and Regulations existing as at
the date of execution of this Lease are those set out in Schedule “F”.

“Secured Creditor” means the holder of, or secured party under, any Security and includes any
trustee under a trust deed which constitutes Security.

“Security” means a mortgage, hypothec, charge, debenture, trust deed, pledge, prior claim or other
security instrument which charges the Property, the Building or any part thereof (including
renewals or extensions thereof).

 

 

 4 

“Security Deposit” means the amount indicated as the security deposit on the Schedule of Principal
Lease Terms.

“Tax on Capital” means an amount calculated as follows:

	 	(a)	 	an amount equivalent to the Value of the Property multiplied by the
applicable tax on capital rate imposed from time to time pursuant to the Taxation Act
(Quebec), as amended or replaced from time to time or any other applicable tax on
capital rate imposed from time to time by the taxing authorities having jurisdiction;
plus,
	 
	 	(b)	 	an amount equivalent to the Value of the Property multiplied by the
applicable tax on large corporations rate imposed from time to time pursuant to the
Income Tax Act (Canada), as amended or replaced from time to time or any other
applicable tax on capital rate imposed from time to time by the taxing authorities
having jurisdiction

“Taxes” means all taxes, surtaxes, levies, charges, local improvement rates and assessments
whatsoever assessed or levied from time to time against or with respect to the Property or any part
thereof or Landlord’s interest therein by any lawful taxing authority and includes any amounts
assessed or charged in substitution for or in lieu of or in addition to any such taxes and
specifically includes any of the foregoing assessed or levied pursuant to the Loi sur la fiscalite
municipale. Capital gains taxes, corporate, income, profit or excess profit taxes do not constitute
Taxes to the extent such taxes are not levied in lieu of any of the foregoing. Taxes will in every
instance be calculated on the basis of the Property being assessed as fully leased and operational.
If the Property is not separately assessed by any taxing authority, Landlord, acting reasonably,
will determine the portion of the total Taxes related to the assessment unit or units of which the
Property forms a part which is attributable to the Property, and the amount thus determined by the
Landlord will be included in the Taxes.

“Tenant Property” means the trade fixtures, computer and telephone associated wiring, cables and
similar matters, moveable property, merchandise and personal effects from time to time situated
within the Premises, but excluding any of the foregoing which constitute Improvements.

“Tenant’s Operating Expense Payment” means, in respect of an Occupancy Period, the aggregate of

	 	(i)	 	the amount determined by first dividing the Operating Expenses in respect of
such Occupancy Period by the Area of the Building and then multiplying the product of
such division by the Area of the Premises; plus
	 
	 	(ii)	 	an administration fee in an amount equal to 15% of the amount determined
pursuant to clause (i) of this definition

“Tenant’s Share of Tax on Capital” means in respect of an Occupancy Period the amount determined by
first dividing the Tax on Capital in respect of such Occupancy Period by the Area of the Building
and then multiplying the product of such division by the Area of the Premises.

“Tenant’s Share of the Taxes” means in respect of an Occupancy Period the amount determined by
first dividing the Taxes in respect of such Occupancy Period by the Area of the Building and then
multiplying the product of such division by the Area of the Premises.

“Tenant’s Tax Payment” means, in respect of an Occupancy Period, the Tenant’s Share of the Taxes
and Tenant’s Share of Tax on Capital.

“Term” means the period indicated as such on the Schedule of Principal Lease Terms; provided,
however, that if the Commencement Date occurs on a day other than the first day of the month, the
Term shall be the period indicated as such on the Schedule of Principal Lease Terms plus the period
from the Commencement Date to the first day of the calendar month first following the Commencement
Date.

“Transfer” means an assignment of this Lease in whole or in part, a sub-lease of all or any part of
the Premises, any transaction whereby the rights of the Tenant under this Lease or to the Premises
are

 

 

 5 

transferred to another, any transaction by which any right of management, use usufruct or occupancy
of all or any part of the Premises is conferred upon anyone, any hypothec, mortgage, charge or
encumbrance of this Lease or the Premises or any part thereof or other arrangement under which
either this Lease or the Premises becomes security for any indebtedness or other obligations and
includes any transaction or occurrence whatsoever (including, but not limited to, expropriation,
receivership proceedings, seizure by legal process and transfer by operation of law), which has
changed or might change the identity of the Persons having the use or occupancy of any part of the
Premises, and the expression “Transfer” includes a Change of Control of the Tenant or of any person
who controls the Tenant either directly or indirectly.

“Transferee” means the Person or Persons to whom a Transfer has been or is proposed to be made.

“Value of Property” means the aggregate book value to the Landlord of the Property (and all fixed
assets, equipment and fixtures used in connection therewith) calculated before depreciation and
amortization as at the end of each Occupancy Period.

 

 

SCHEDULE “D’"

EXCLUDED EXPENSES

For purposes of this Lease, the expression “Excluded Expenses” means:

	(a)	 	the cost of any replacement of or major repair to the structure of the Building, including
the structure of the roof and roof membranes, columns, floor slabs, foundations and exterior
structural walls of the Building, but excluding for certainty, any repairs to or other matters
which constitute normal periodic maintenance and repair in respect of any such items;
	 
	(b)	 	any exposure incurred by the Landlord for the exclusive benefit of any tenant of the Building
or in connection with the leasing of space in the Building to any particular tenant, including
brokers fees or commission, legal fees and expenses, marketing costs, the cost of remodeling
space, any tenant inducements, the cost of lease take-overs, the cost of market studies and
any other fees and expenses of a similar nature;
	 
	(c)	 	any costs related to the financing or refinancing of the Building or the Property;
	 
	(d)	 	any reserve for bad debt or other loss of rentals;
	 
	(e)	 	any amounts payable by the Landlord on account of financing of the Building or the Property,
including payments of interest and principal in respect of such financing;
	 
	(f)	 	any costs or expenses attributable to any latent defect in the Premises (other than any
improvements installed in the Premises by or on behalf of the Tenant);
	 
	(g)	 	the cost of acquisition of sculptures, paintings or other works of art;
	 
	(h)	 	the cost of any repairs (within the meaning of Section 6.3) which are covered by insurance,
to the extent of the insurance proceeds actually received by the Landlord during the Occupancy
Period in which the cost is incurred;
	 
	(i)	 	the cost of any work which is paid for by a Person other than the Landlord under a warranty
obligation owed to the Landlord by such third Party.

Any insurance proceeds received by the Landlord in respect of the cost of repairs referred to in
paragraph (h), the cost of which was included in Operating Expenses for a prior Occupancy Period
shall be credited to the Operating Expenses for the Occupancy Period in which such proceeds are
received.

 

 

SCHEDULE “E”

DESCRIPTION OF THE LAND

That certain emplacement fronting on Beaver Hall Hill and on Belmont Street, in the city of
Montreal, Province of Quebec, known and designated as being lot number one million one hundred and
seventy-nine thousand three hundred and ninety one (1,179,391) of the Cadastre of Quebec,
Registration Division of Montreal.

With the building thereon erected bearing civic numbers 1080 and 1100 of Beaver Hall Hill and 605
of said Belmont Street, in the said city of Montreal.

 

 

SCHEDULE “F”

RULES AND REGULATIONS

	1.	 	Common areas shall not be used by the Tenant for any purposes other than those designated by
the Landlord. In Particular, the Tenant will not obstruct or otherwise interfere with the use
of halls, staircases and other common passageways within the Property.
	 
	2.	 	The washroom facilities shall not be used for any purposes other than those for which they
were constructed. Any damage resulting from misuse by the Tenant will be repaired by the
Landlord at the Tenant’s expense.
	 
	3.	 	The Tenant shall not keep or permit any birds or animals to be kept in or about the Leased
Premises or elsewhere upon the Property.
	 
	4.	 	The Tenant shall not permit any cooking in the Leased Premises other than by microwave for
its personal use and that of its employees and in no event shall odours be permitted to escape
to the common areas. The door of the cafeteria or similar facilities shall not give direct
access to the common corridors.
	 
	5.	 	The Tenant will not use or permit the Leased Premises to be used for residential purposes or
for the storage of personal effects or articles other than those required for business
purposes.
	 
	6.	 	The Landlord may require that persons entering and leaving the Building at any time other
than normal business hours comply with such security arrangements governing access to the
Building or other parts of the Property as Landlord shall implement from time to time. The
Landlord will have the right to prevent any person who does not respect such security
arrangements from entering the Building and may require that any person who is found in the
Building or elsewhere on the Property outside of normal business hours who does not comply
therewith leave the Building.
	 
	7.	 	No dangerous explosives or noxious materials shall be kept or permitted to be kept in the
Leased Premises.
	 
	8.	 	No heavy machinery or equipment, such as, without limitation, safes or vaults, will be
brought into the Premises or moved either within the Premises or through the Building except
with Landlord’s prior consent. The Landlord may make from time to time such rules with regard
to the places in which the heavy equipment may be installed, and the manner in which such
heavy equipment may be moved, as shall be necessary in the Landlord’s judgment in order to
prevent damage to the Building. Whether or not the Tenant complies with the rules established
by the Landlord in this regard, any damage to the Building arising from the moving of, use of
or presence of any such heavy equipment shall be repaired at the Tenant’s expense. No freight
or bulky matter of any description will be received into the Building or carried in elevators
except during hours approved by the Landlord.
	 
	9.	 	The Tenant shall give the Landlord prompt notice of any accident to or any defect in the
plumbing, heating, air-conditioning, ventilating, mechanical or electrical apparatus or any
other part of the Building.
	 
	10.	 	The parking of cars or other vehicles shall be subject to the fees and charges and to the
regulations established by the Landlord from time to time. The Landlord shall not be
responsible for damage to or theft of any vehicles, their accessories or contents, caused by
negligence or otherwise.

 

 

 2 

	11.	 	The Tenant will not place or cause to be placed any additional locks upon any doors of
the Leased Premises without prior written approval of the Landlord. In any event, no locks
shall be installed on the entrance doors or in any doors in the Leased Premises that are
not keyed to the building master key system. Additional keys may be obtained from the
Landlord at the cost of the Tenant. All emergency doors must be kept closed at all times.
	 
	12.	 	The Tenant shall be entitled to have its name as at the Commencement Date shown on the
directory board of the Building (at Landlord’s expense) and at one of the entrance doors to
the Leased Premises (at Tenant’s expense), but the Landlord shall in its sole discretion
design the style of such identification and allocate the space on the directory board for the
Tenant.
	 
	13.	 	The Tenant shall not conduct and shall not permit any canvassing in the Building.
	 
	14.	 	The Tenant acknowledges that the Landlord may from time to time close lanes, driveways and
passages for the purpose of preserving the Landlord’s rights over such lanes, driveways and
passages, if applicable.
	 
	15.	 	The Tenant will not install or permit to be installed any sign or other display which may be
seen from the exterior of the Leased Premises.
	 
	16.	 	The Tenant will not use any hand trucks, or permit any hand trucks to be used, in the common
corridors of the Building, and will not bring any vehicles of any kind into the Building.EX-10.6.21

Exhibit 10.6.21

DECIMA RESEARCH INC.

LEASE FROM

160 ELGIN LEASEHOLDS INC.

FOR PREMISES AT

160 ELGIN STREET, SUITES 100, 110,

1800, 1801 AND 1802, OTTAWA, ONTARIO

Gowling Lafleur Henderson LLP

Barristers & Solicitors

Suite 2600, 160 Elgin Street

Ottawa, Ontario

K1P 1C3

(Laurie J. Sanderson / File No. 02-361015)

 

 

TABLE OF CONTENTS

Page

 

 

AGREEMENT OF NET LEASE FOR OFFICE PREMISES made as of the 19th day of January,
2006.

	 	 	 
	BETWEEN:

	 	160 ELGIN LEASEHOLDS INC. (the “Landlord”), a corporation duly
incorporated under the laws of Canada, and having a place of
business at Suite 500, 3625 Dufferin Street in the City of
Toronto, Province of Ontario,
	 
	 	 
	AND:

	 	DECIMA RESEARCH INC. (the “Tenant”), a company duly incorporated
under the Laws of Ontario, having a place of business at 160
Elgin, Suite 1800, in the City of Ottawa, Province of Ontario.

In consideration of the rents and agreements hereinafter contained, the parties agree to lease the
Premises on the following terms:

	 	 	 	 	 	 	 
	 	 	 	 	LEASE
	 	 	ARTICLE 1: SUMMARY PROVISIONS	 	SECTIONS
	1.1

	 	Premises: That certain office space currently identified as
“Suite 1800,” “Suite 1801” and “Suite 1802” containing 19,209.4
square feet of Gross Rentable Area (the “18th Floor
Premises”) and that part of the ground floor of the building
designated as “Suite 100” and “Suite 110” containing 7,429 square
feet of Gross Rentable Area (“Ground Floor Premises”) in the building
known as “160 Elgin,” located in the City of Ottawa, Province of
Ontario (the 18th Floor Premises and the Ground Floor
Premises collectively called the “Premises”). The Premises are shown
in that approximate location outlined in heavy black on Schedule “A”
and “A-1.”
	 	 	3.1	 
	 
	1.2

	 	Term: Ten (10) years.
	 	 	3.1	 
	 
	1.3

	 	Commencement Date: March 1, 2006	 	 	 	 
	 
	1.4

	 	Expiry Date: February 28, 2016	 	 	 	 
	 
	1.5

	 	Minimum Rent: means an amount per square foot per annum of the	 	 	 	 
	 

	 	Gross Rentable Area of the Premises, as follows:
	 	 	4.1	 

	 	 	 	 	 	 	 
	 	 	(i)	 	18th Floor Premises:
	 
	 

	 	 	 	(a)
	 	for the period commencing
	 

	 	 	 	 	 	March 1, 2006 until February 28, 2011: $19.50 per sq. ft.:
	 

	 	 	 	 	 	AND
	 

	 	 	 	(b)
	 	for the period commencing
	 

	 	 	 	 	 	March 1, 2011 until February 28, 2016:$20.50 per sq. ft.:
	 
	 	 	 	 	 	 
	 	 	(ii)	 	Ground Floor Premises
	 
	 

	 	 	 	(a)
	 	for the period commencing
	 

	 	 	 	 	 	March 1, 2006 until February 28, 2016:$17.00 per sq. ft.:

	 	 	 	 	 	 	 
	1.6

	 	Proportionate Share of Operating Expenses: 2.7% subject to
adjustment once verified in accordance with this Lease.
	 	 	4.1, 6.1	 

 

 

	 	 	 	 	 	 	 
	 	 	 	 	LEASE
	 	 	ARTICLE 1: SUMMARY PROVISIONS	 	SECTIONS
	 

	 	For purposes of information and without representation or
guarantee, the estimated annual rate for Operating Expenses
for the 2006 operating year is Nine Dollars and Thirty-Three
Cents ($9.33) per square foot of the Gross Rentable Area of
the Premises, subject to adjustment by Landlord.	 	 	 	 
	 
	1.7

	 	Proportionate Share of Taxes: 2.7% subject to adjustment once
verified in accordance with this Lease.
	 	 	4.1, 5.2	 
	 

	 	For purposes of information and without representation or
guarantee, the estimated annual rate for Taxes for the 2006
operating year is Nine Dollars and Fourteen Cents ($9.14)
peer square foot of the Gross Rentable Area of the Premises,
subject to adjustments by Landlord.	 	 	 	 
	 
	1.8

	 	Charges for Utilities: The charge for utilities is included in
the Operating Expenses charged to Tenant. However in connection with
the Ground Floor Premises the cost of electricity and other utilities
may be established by separate meter readings, as detailed in
Section 6.2.
	 	 	4.1, 6.2	 
	 
	1.9

	 	Authorized Use: Offices only for Tenant’s current activities at
the time of the execution of this Lease and no other use, and subject
to exclusivities granted or to be granted to third party tenant.
	 	8.1
Schedule “B” -
Section 2

	 
	1.10

	 	Addresses for Notices:
	 	 	17.12	 
	 
	1.11

	 	 	 	 	 	 

	 	 	 	 	 	 	 
	 

	 	To Landlord:
	 	160 Elgin Leaseholds Inc. 

Suite 500, 3625 Dufferin Street 

Toronto, ON M3K 1N4

Attention: Leasing Coordinator 

Fax: (416) 398-0040
	 	 
	 
	 

	 	 	 	with a copy to:	 	 
	 
	 

	 	 	 	H&R Property Management Ltd.

200 Bouchard Boulevard 

Dorval, QC H9S 1A8

Attention: Lease Administration 

Fax: (514) 631-4646	 	 
	 
	 

	 	To Tenant:
	 	Decima Research Inc. 

160 Elgin Street, Suite 1800

Ottawa, ON K2P 2P7

Attention: Michel Lucas 

Fax: (613) 230-4341	 	 

	 	 	 	 	 
	1.12

	 	Broker: N/A	 	 
	 
	1.13

	 	Security Deposit: N/A	 	 
	 
	1.14

	 	Indemnifier(s): N/A	 	 
	 
	1.15

	 	Special Conditions:
	 	Article 18

4

 

	 	 	 	 	 	 	 
	 	 	 	 	LEASE
	 	 	ARTICLE 1: SUMMARY PROVISIONS	 	SECTIONS
	18.1

	 	Unitholder Liability	 	 	 	 
	 
	18.2

	 	Ground Floor Premises Rules and Regulations	 	 	 	 
	 
	18.3

	 	After Normal Business Hours	 	 	 	 
	 
	18.4

	 	First Right — Other 18th Floor Premises	 	 	 	 
	 
	18.5

	 	Option to Extend	 	 	 	 
	 
	18.6

	 	Exterior Signage	 	 	 	 
	 
	18.7

	 	Parking	 	 	 	 
	 
	18.8

	 	Landlord’s Right to Revoke	 	 	 	 
	 
	18.9

	 	Right to Terminate	 	 	 	 
	 
	18.10

	 	Fixturing Period — Ground Floor Premises Only	 	 	 	 
	 
	18.11

	 	Allowance	 	 	 	 
	 
	The provisions of this Article 1 summarize certain terms of
the Lease which are more fully described in the balance of
the Lease and form an integral part of the Lease. In the
event of a conflict or inconsistency between the provisions
of Article 1 and the balance of the Lease, the provisions of
the balance of the Lease shall prevail. Capitalized terms
shall have the meanings set forth in Schedule “B” or
otherwise defined in the body of the Lease.

	 	 	 	 

ARTICLE 2: INTENT AND INTERPRETATION

2.1 Net Lease

     This Lease is intended by the parties to be an absolutely net lease to landlord, except as
otherwise expressly provided herein. Any amount and any obligation which is not expressly declared
herein to be that of Landlord shall be deemed to be an obligation of Tenant to be performed and
paid for by Tenant.

2.2 Reasonableness

     Landlord and Tenant shall act reasonably in the performance of their obligations and the
exercise of their rights (including the giving of a Notice, consent or approval) pursuant to the
Lease, unless a right is stated herein to be exercisable at the sole discretion of a party. The
strict enforcement of time limits provided for in the Lease shall be considered to be acting
reasonably.

2.3 Entire Agreement

     This Lease is the entire agreement between Landlord and Tenant. Tenant further acknowledges
that the execution of this Lease shall constitute a conclusive presumption that all agreements and
representations, written or verbal, previously entered into or made by the parties or their agents
shall be solely those set forth in the Lease and may be amended only by an agreement in writing
signed by both Landlord and Tenant. Landlord shall prepare any amendment of the Lease as aforesaid
and Tenant shall pay to Landlord Landlord’s Costs of such preparation, unless such amendment is
requested by Landlord.

5

 

ARTICLE 3: LEASE OF PREMISES

3.1  Lease of Premises

Tenant shall lease the Premises for the Term.

3.2  Measurement of Premises and Rent Adjustment

SEE RIDER PAGE 3A

     Where the GRA as certified by Landlord or the Expert (in this case, the Expert being a
surveyor or an architect) is different from the GRA set forth in Section 1.1, such certificate of
GRA shall be conclusively binding on the parties and the Rent shall be adjusted accordingly as and
from the Commencement Date.

RIDER PAGE 3A

Rider to Section 3.2

The Gross Rentable Area of the Premises as set out in Section 1.1 has been calculated by Landlord’s
Expert on the basis of the calculation of rentable area in accordance with the 1980 BOMA Standards
of Measurement. For the purposes of this Lease during the Term, the Gross Rentable Area of the
Building is agreed to be 977,928 square feet. Notwithstanding the foregoing, Landlord shall have
the right to remeasure the Premises during the Extension Term in accordance with the rentable area
measurement under ANSI BOMA 1996 standards of Measurement. If Landlord exercises such right it
shall remeasure the balance of the Building in accordance with the same measurement standards.

3.3 Common Areas

     Tenant shall have the right to use the Common Areas in common with the others entitled
thereto, for:

	 	(a)	 	The purposes for which they are intended; and
	 
	 	(b)	 	during such hours as they may be available, as determined by Landlord.

     This right shall not be transferable except to a permitted subtenant, assignee or user
pursuant to Article 13 of the Lease.

3.4 Condition of Premises

     When Tenant takes actual possession of the Premises, it is conclusively presumed as of such
date that the premises are in good condition in all respects, except for any latent defects and for
such defects which Tenant shall have disclosed to landlord by Notice within 30 days following its
taking of possession of the Premises or, in the case of a seasonal item (such as

6

 

heating or air-conditioning), within 30 days following the day on which such seasonal item first starts
operating.

SEE RIDER PAGE 4A

3.5  Relocation of Premises

Intentionally deleted.

ARTICLE 4: RENT

4.1 Rent

Throughout the Term, Tenant shall pay to Landlord the following Rent:

	 	(a)	 	the Minimum Rent;
	 
	 	(b)	 	the Proportionate Share of Operating Expenses;
	 
	 	(c)	 	the Proportionate Share of Taxes;
	 
	 	(d)	 	all other taxes payable to Landlord in accordance with Section 5.4; and
	 
	 	(e)	 	the aggregate of:

	 	(i)	 	the charges for utilities in accordance with Section 6.2;
	 
	 	(ii)	 	the charges for any additional services provided by Landlord at
the request of Tenant; and
	 
	 	(iii)	 	such other costs, charges, amounts and expenses as are
required to be paid by Tenant to Landlord under the Lease.

Rider To Section 3.4

In connection with the Ground Floor Premises only and in lieu of performing any landlord base
building work, Landlord agrees to reimburse Tenant for improvements made to the Premises (based
upon receipted invoices) up to a maximum of Six Dollars ($6.00) per square foot of Gross Rentable
Area of the Ground Floor Premises. Further, Tenant shall have the right to maintain, demolish or
add to the existing mezzanine located inside the Premises without having to pay Minimum Rent for
such mezzanine space. However, Tenant is responsible for all Operating Expenses and Taxes assessed
to such mezzanine area.

4.2 General

7

 

	 	(a)	 	Tenant shall pay the Rent to Landlord immediately when due, without Notice or
demand, and without deduction, set-off, compensation, or abatement, except as expressly
provided in this Lease, in lawful money of Canada, at the address mentioned in
Section 1.10 or such other address or Person as may be designated by Landlord. For
greater certainty, Tenant expressly waives and renounces any and all future claims or
rights or set-off or compensation against any Rent;
	 
	 	(b)	 	Tenant shall pay items of Rent of a recurring nature (including without
limitation the Minimum Rent, the Proportionate Share of Operating Expenses, the
Proportionate Share of Taxes and the charges for utilities) in advance on the first day
of each month of the Term, subject to the provisions of Sections 4.2(g), 5.2, 6.1 and
6.2; Tenant shall pay all other items of Rent 5 business days of the delivery of an
invoice therefor;
	 
	 	(c)	 	Tenant shall pay interest at the Prime Rate, applicable at the date of Tenant’s
default, plus 3% per annum on all arrears of Rent for the period of time any Rent
remains unpaid;
	 
	 	(d)	 	In the event that Tenant fails to pay any item of Rent on its due date for any
2 months (which do not have to be consecutive) during any Rental Year, Tenant agrees to
pay to Landlord for such delay, in addition to the interest owed pursuant to
Section 4.2(c), a sum equivalent to 15% of any such amounts then in default, which
amount the parties agree is a genuine pre-estimate of the damages that may be
reasonably anticipated to be suffered by the Landlord as a result of such default.
Such amount shall be payable by Tenant whether or not such default is remedied prior to
the claim for such liquidated damages;
	 
	 	(e)	 	Tenant shall upon Landlord’s request:

	 	(i)	 	deliver to Landlord a series of postdated checks covering the
Minimum Rent and Additional Rent for the first twelve (12) months of the Lease.
Thereafter, one (1) month prior to each anniversary of the Lease, the Tenant
shall deliver twelve (12) other postdated checks covering the Minimum and the
Additional Rent for the following twelve (12) months; or
	 
	 	(ii)	 	pay the Minimum Rent and the Additional Rent by means of
pre-authorized monthly payments in accordance with the provisions of
Schedule “E” annexed hereto.

	 	(f)	 	Landlord shall determine Operating Expenses and Taxes without duplication in
accordance with generally accepted accounting principles consistently applied for the
real estate industry;
	 
	 	(g)	 	Landlord may estimate items of Additional Rent of a recurring and variable
nature and advise Tenant in writing thereof. Tenant shall pay to landlord the amounts
so

8

 

	 	 	 	estimated in equal consecutive monthly installments in advance over each Rental Year
or a portion thereof; in the case of Taxes, however, Tenant shall pay to Landlord the
full amount of such estimate in equal consecutive monthly installments commencing with
the first month following such estimate and terminating on the tax due date or
Specified Date;

	 	(h)	 	Within 180 days after the expiry of each Rental Year, Landlord shall delivery
to Tenant a statement issued by Landlord of the items of Additional Rent of a recurring
and variable nature and of the amounts of the Tenant’s proportionate share thereof for
such rental year. If Tenant has paid more than such statement specifies, Landlord
shall, at its sole discretion, apply the excess, without interest, to next accruing
months installment of Rent or to other amounts owing by Tenant or refund the excess
(unless Tenant is then in monetary default under any term or condition of this Lease)
without interest or if Tenant has paid less than such statement specifies, Tenant shall
pay the deficiency, any such adjustment amounts to be applied or paid within 5 business
days after delivery of Landlord’s statement;
	 
	 	(i)	 	The obligations of the parties to pay any amount of Rent or to adjust pursuant
to the preceding sub-paragraph (h) for the final Rental year shall survive the
expiration of the Term;
	 
	 	(j)	 	If the Commencement Date is not the first day of a calendar month or if the
Expiration date is not the last day of a calendar month, Rent for the relevant part of
the month shall be prorated on a per diem basis;
	 
	 	(k)	 	Notwithstanding any contrary provisions of the Lease, if, at any time during a
Rental Year, the Building is not one hundred percent (100%) occupied and operational,
the Landlord shall have the right to increase those items of Operating Expenses which
vary with the extent of the occupancy or use of the rentable premises in the Building
(including without limitation, cleaning costs, supplies, garbage removal, etc.) to such
an amount, as in the reasonable estimation of Landlord, would have been incurred if the
Building were one hundred percent (100%) occupied and operational for the entire Rental
Year and the amount of such increase shall be included in the Operating Expenses. In
no event however, shall Tenant have to pay an amount higher than it would have paid if
the Building had been fully occupied and operational.
	 
	 	(l)	 	Landlord shall in its determination of Operating Expenses and Taxes make such
allocations and attributions in respect to various components of the Building as may be
necessary and reasonable.

ARTICLE 5: TAXES

9

 

5.1  Landlord’s Responsibility to Pay Taxes

Subject to Section 5.2, Landlord shall pay all Taxes to the competent tax authorities.

5.2  Tenant’s Proportionate Share of Taxes

     Tenant shall pay to Landlord, as Additional Rent, the Proportionate Share of all Taxes, such
payment to be made no later than on the tax due date or on the Specified Date, subject to
Sections 4.2 (b), (g) and (h). All Taxes shall be exempt from Landlord’s administration fee.

     Landlord shall provide Tenant, upon the latter’s specific written request, with copies of all
pertinent valuation and assessment notices and of all pertinent tax statements and notices which
Landlord has received in respect of the Building or the Premises.

5.3 Contestation of Taxes

     Tenant shall pay to Landlord, as part of Operating Expenses, its proportionate share of all
fees and expenses incurred by Landlord with respect to the contestation of the Taxes or of the
assessment of the Building, including without limitation legal, appraisal, administration and
overhead expenses. The Taxes which shall be contested by Landlord shall nevertheless be paid by
Tenant in accordance with Section 5.2 of this Lease, provided however that if Tenant has paid its
proportionate share of such contested Taxes and that Landlord receives as a result of such
contestation a reimbursement of those Taxes, Landlord shall reimburse to Tenant an appropriate
portion of such reimbursement, after having deducted those expenses which shall not have been
already charged to Tenant.

     Landlord shall have no obligation to contest, object to or to litigate the levying or
imposition of any Taxes and may settle, compromise, consent to, waive or otherwise determine in its
discretion any Taxes without notice to, consent or approval of Tenant.

5.4 Sales Taxes

     Tenant shall pay to Landlord any sales Taxes at the same time as the amounts to which such
Sales Taxes apply and which are payable to Landlord under the Lease. Although Sales Taxes are not
considered to be Rent, Landlord shall have the same recourses for recovery of such amounts as it
has for non-payment of Rent under the Lease or at law.

5.5 Tax Indemnification

     Tenant shall indemnify and save Landlord harmless from all losses, costs, charges, penalties,
and expenses arising from Tenant’s non-payment of Taxes, business taxes (if any) or Sales Taxes, as
well as of any taxes that are imposed in lieu of same, whether against Landlord or Tenant.

ARTICLE 6: OPERATING EXPENSES AND UTILITIES

10

 

6.1 Tenant’s Proportionate Share of Operating Expenses

     Tenant shall pay to Landlord, as Additional Rent, the Proportionate Share of Operating
Expenses.

6.2 Utilities

     Tenant shall pay to landlord, as Additional Rent, the costs of all electricity and other
utilities supplied to or used or consumed in the Premises as set forth in Schedule “C.” Landlord
may require Tenant to install a check meter, at Tenant’s expense, for the purpose of determining
the costs of such utilities. The cost of electricity to Tenant for the Premises shall not exceed
the amount which the authority providing the same would charge to Tenant if Tenant were directly
metered and billed by the competent authority. SEE RIDER PAGE 7A

RIDER TO SECTION 6.2

     For the purposes hereof, the charges for utilities for the 18th Floor Premises
shall be included in Tenant’s Proportionate Share of Operating Expenses. In connection with
utilities consumed within the Ground Floor Premises, said costs shall be established by Landlord by
separate meter readings, designated to monitor the Ground Floor Premises, where available Landlord
shall provide the Ground Floor Premises with such meters, in good working order. For clarity and
notwithstanding anything to the contrary herein contained, Tenant shall be responsible to pay its
Proportionate Share of Common Area utilities.

ARTICLE 7: SERVICES AND OPERATION OF BUILDING

7.1 Services to Premises

     Landlord shall provide the following services to the Premises, subject to the further
provisions set forth in Schedule “C”;

	 	(a)	 	heating, ventilation and air-conditioning as required for the comfortable use
and occupancy of the Premises during Normal Business Hours; such services to the
Premises outside of Normal Business Hours shall be available in two (2) hours
increments, at Tenant’s sole expense and in accordance with Landlord’s prevailing
rates; notwithstanding the foregoing, the Tenant shall pay to the Landlord, as
Additional Rent, the costs of all chilled or condenser water supplied to the Premises,
at the rate established from time to time by the Landlord, at its discretion;
	 
	 	(b)	 	cleaning services; and
	 
	 	(c)	 	utilities for lighting and equipment.

7.2 Services to Building

11

 

     Landlord shall provide the following services to the Building (not including the Premises):

	 	(a)	 	elevators as set forth in Schedule “C”;
	 
	 	(b)	 	washroom facilities;
	 
	 	(c)	 	heating, ventilation, air-conditioning, lighting and cleaning in the
appropriate interior portions of the Common Areas;
	 
	 	(d)	 	snow removal and landscape maintenance for the appropriate exterior portions of
the Common Areas;
	 
	 	(e)	 	exterior window washing;
	 
	 	(f)	 	replacement of tubes and ballasts; and
	 
	 	(g)	 	garbage removal.

7.3 Control of Building

     Landlord shall perform any acts which it determines to be advisable for the more efficient and
proper operation of the Building. More particularly and without limiting the generality of the
foregoing, Landlord shall be entitled to do the following:

	 	(a)	 	obstruct or close off all or any part of the Building for the purpose of
maintenance, repair, alteration or construction;
	 
	 	(b)	 	regulate the delivery or shipping of supplies and fixtures to the leased premises;
	 
	 	(c)	 	construct other buildings, structures or improvements in the Building and make
alterations and additions to the Building (excluding the Premises) and its Common
Areas; and
	 
	 	(d)	 	relocate or modify certain Common Areas.

7.4 Interruption of Services

     Landlord may elect at its sole discretion, without any obligation or liability to Tenant, and
without such action constituting an eviction of Tenant, to discontinue or modify any services
required of it as a result of Landlord’s exercise of the rights conferred under Section 7.3

SEE RIDER PAGE 9A.

ARTICLE 8: USE OF PREMISES

8.1 Use

12

 

     The Premises shall be used and occupied by Tenant for the purpose of carrying on the
Authorized Use and for no other purpose. Tenant shall not permit any part of the Premises to be
occupied by any Person other than Tenant or a permitted assignee or subtenant and their respective
employees.

8.2 No Warranty of Use

     Notwithstanding any legal warranty, Landlord does not make any representation or warranty
whatsoever to Tenant in respect to the use of the Premises which is permitted under applicable laws
during the Term or is permitted by any applicable zoning by-laws during the Term. Nothing herein
shall be interpreted so as to imply that the Lease is conditional upon the Tenant obtaining any
permit for the carrying on of its business from an municipal or other authority. Tenant shall be
solely responsible to obtain, at it own cost, all permits, consents and authorizations required for
its occupation of the Premises and the operation of its business therein.

8.3 Continuous Operation

     Subject to subsection (b) below, Tenant shall occupy the Premises throughout the Term and
shall continuously and actively conduct in the whole of the Premises the business permitted by the
Authorized Use. Tenant acknowledges that its continued occupancy of the Premises and the
continuous and active conduct of its business in the Premises are of the utmost importance to
landlord in:

	 	(i)	 	avoiding the appearance and impression generally created by vacant space;
	 
	 	(ii)	 	facilitating the leasing of vacant space in the Building and the lease renewals
of existing tenants;
	 
	 	(iii)	 	maximizing the rents payable to the Landlord both by existing tenants and new
tenants of the Building; and
	 
	 	(iv)	 	maintaining the character, quality and image of the Building.

SEE RIDER PAGE 9A & 9B

Rider to Section 7.4

Notwithstanding the foregoing, Landlord agrees to provide not less than twenty-four (24) hours
prior notice of any interruption in lighting and electrical power and to use commercially
reasonable efforts to restore such lighting and electrical power as quickly as possible in the
circumstances.

Rider to Section 8.3

13

 

(b) Notwithstanding the foregoing, provided Tenant is not in default hereunder, Tenant shall have
the right to cease business operations on the Premises (“Cease Conducting Business”) on and subject
to the following terms:

	 	(i)	 	Tenant shall give Landlord not less than one hundred eighty (180) days’ prior
written notice of its intention to Cease Conducting Business (“Notice”);
	 
	 	(ii)	 	Landlord shall have the right to enter that portion of the Premises so vacated
(“Vacated Premises”) to show same to prospective lessees and such access shall not
constitute a breach of Tenant’s quiet enjoyment nor in any way limit or affect Tenant’s
obligations hereunder which shall continue throughout the Term;
	 
	 	(iii)	 	such right to Cease Conducting Business shall be subject to there being no
risk of the resulting cancellation of or material adverse change in any insurance
coverage related to the Vacated Premises;
	 
	 	(iv)	 	Tenant shall be responsible to pay any additional or increased insurance costs
resulting from tenant’s election to Cease Conducting Business;
	 
	 	(v)	 	Tenant shall take all such steps as may be reasonable necessary or required by
Landlord to maintain security in respect of the Vacated Premises;
	 
	 	(vi)	 	Tenant shall continue to perform all other obligations under this Lease
notwithstanding that Tenant is no longer occupying the Vacated Premises;
	 
	 	(vii)	 	Landlord shall have the right to access the Vacated Premises at any time,
without having to provide notice, notwithstanding any provision in this Lease requiring
notice to be provided prior to access by Landlord, to inspect same and same shall not
constitute a breach of quiet possession or entitle Tenant to terminate this Lease or
any damages.

RIDER PAGE 9B

	 	(viii)	 	at Landlord’s option, Tenant shall have an employee or other person approved by
Landlord to attend at the Vacated Premises regularly to inspect same and effect such
maintenance, repairs or replacements as may be required under this Lease.

At any time after receipt of such Notice, Landlord shall have the right to terminate this Lease as
it related to the Vacated Premises only, provided that it first gives Tenant at least thirty (30)
days’ prior written notice of its intention to do so; if Tenant recommences occupancy of or conduct
of business in the Vacated Premises within such period of thirty (30) days, or commits in writing
within such period to do so within a further period of not greater than sixty (60) days, and
provided that and so long as Tenant does occupy and conduct business in the Vacated Premises,
Landlord shall not exercise such right of termination. If Landlord thereafter exercises such right
of termination Tenant shall vacate the Vacated Premises on the date required by

14

 

Landlord and shall deliver up vacant possession of the Vacated Premises in the state and condition Tenant is required
to maintain the Vacated Premises pursuant hereto.

	(c)	 	Tenant acknowledges that notwithstanding the rights granted to Landlord pursuant to this
section, such rights shall be exercised in landlord’s sole discretion and there shall be no
implied obligation on landlord to market or re-let the Vacated Premises.

ARTICLE 9: INSURANCE AND NON-LIABILITY

9.1 Tenant’s Insurance

     Tenant shall maintain during the Term and any renewal thereof or later occupation of the
Premises insurance with respect to its interest in the Premises, the fixtures and improvements made
by or on behalf of Tenant in the Premises, and all operations of Tenant in and from the Premises.

     Tenant’s insurance shall be in amounts equal to those maintained by prudent tenants of similar
premises and shall, without limiting the foregoing, cover the following risks:

	 	(a)	 	“all risks” (including flood and earthquake) coverage for property of every
kind owned by Tenant or for which Tenant is legally liable or installed by or on behalf
of Tenant and which is located within the Building, including, without limitation, all
of Tenant’s furniture and movable equipment and all leasehold improvements and other
improvements, in an amount not less than the full replacement cost thereof;
	 
	 	(b)	 	“all risks” Tenant’s legal liability in an amount not less than the full
replacement cost of the Premises, including loss of their use;
	 
	 	(c)	 	comprehensive, general liability insurance including, but not limited to
property damage, public liability, personal injury liability, contractual liability,
non-owned automobile liability and contractor’s protective insurance coverage, all on
or an occurrence basis with respect to the use, occupancy, activities or things on the
Premises and with respect to the use and occupancy of any other part of the Building by
Tenant or any of its employees, agents, contractors or persons for whom tenant is in
law responsible with coverage of not less than Five Million Dollars ($5,000,000.00) for
each occurrence involving bodily injury, death or property damage (or for such higher
limits as Landlord may reasonable require from time to time);
	 
	 	(d)	 	business interruption insurance in such amounts as will reimburse Tenant for
direct and indirect loss of earnings attributable to the perils insured against in
subparagraph 9.1(a) and other perils commonly insured against by prudent tenants; and

15

 

	 	(e)	 	such other coverage as Landlord, the Trustee or the Mortgagee may require
having regard to the risks which are customarily insured against by prudent tenants of
like premises.

	 	Such insurance shall include:

	 	(aa)	 	Landlord, the Trustee and any Mortgagee designated by Notice
from Landlord together with those for whom they are in law responsible as
additional insureds as their respective interest may appear;
	 
	 	(bb)	 	a severability of interests and cross-liability clauses
protecting Landlord in respect of claims by Tenant as if Landlord was
separately insured;
	 
	 	(cc)	 	a provision prohibiting the insurer from or canceling the
coverage without first giving Landlord at least 30 days prior Notice thereof;
and
	 
	 	(dd)	 	a waiver of any subrogation rights which Tenant’s insurers may
have against Landlord and against those for whom Landlord is in law
responsible.

     Tenant shall provide Landlord with certificates of such insurance and any renewals thereof
and, at Landlord’s request, with a certified copy of its insurance policy(ies).

9.2 Increased Risk and Remedies

     Tenant shall not do or commit any act upon the Premises or bring into or keep upon the
Premises any Article which will affect the fire risk or increase the rate of fire insurance or
other insurance on the Building. Without limiting the foregoing, in no event shall any inflammable
materials, except for kinds and quantities required for ordinary office occupancy and permitted by
the insurance policies covering the Building, or any explosives whatsoever, be taken into the
Premises or retained therein.

     Tenant shall comply with the rules and requirements of Landlord’s insurers’ inspection service
and with the requirements of all insurance companies having policies of any kind whatsoever in
effect covering the Building, including policies insuring against contractual and extra-contractual
liability.

     Should the rate of any type of insurance on the Building be increased by reason of any
violation of the Lease by Tenant, Landlord, in addition to all other remedies, may pay the amount
of such increase, and the amount so paid shall become due and payable immediately by Tenant and
collectible as Additional Rent.

     Should any insurance policy on the Building be cancelled or threatened to be cancelled by the
insurer by reason of the use and occupation of the Premises or any part thereof by Tenant or by any
permitted assignee, subtenant, concessionaire or licensee of Tenant, or by anyone permitted by
Tenant to be upon the Premises, Landlord may at its option terminate the Lease by

16

 

leaving at the Premises a Notice of its intention to do so and thereupon Rent and other payments for which Tenant
is liable hereunder shall be apportioned and paid in full to the effective date of termination
under such Notice and Tenant shall forthwith deliver vacant possession of the Premises to Landlord.
Landlord may also, at its option and at the expense of Tenant, enter upon the Premises and rectify
the situation causing such cancellation or threatened cancellation.

9.3 Loss or Damage

     Notwithstanding any other provisions in this Lease or the Laws, Landlord shall not be liable
for damage to or loss, theft, or destruction of property at any time in or on the Premises or in or
about the building, regardless of the cause therefor (except where such cause is Landlord’s gross
fault).

     Save as set out in Article 11 and without limiting the generality of the foregoing, there
shall be no abatement from or reduction of Rent nor shall Tenant be entitled to damages, costs,
losses or disbursements from Landlord regardless of the cause therefore (except where such cause is
Landlord’s gross fault) on account of fire or other casualty. Neither shall there be any claim of
any nature whatsoever by Tenant against Landlord, nor any abatement nor reduction of Rent, nor
recovery by Tenant from landlord on account of partial or total failure of, damage caused by,
lessening of supply of, or stoppage of, heat, air-conditioning, electric light, power, water,
plumbing, sewerage, elevators, escalators or any other service, nor on account of any damage or
annoyance occasioned by water, snow, or ice being upon or coming through the roof, skylight,
trapdoors, windows, or otherwise, or by any defect or break in any pipes, tanks, fixtures, or
otherwise whereby steam, water, snow, smoke or gas, leak, issue or flow into the Premises, nor on
account of any damage or annoyance occasioned by the condition or arrangement of any loading docks
or of any electric or other wiring, nor on account of any damage or annoyance arising from any
acts, omissions, or negligence of co-tenants or other occupants of the Building, or of owners or
occupants of adjacent or contiguous property, nor on account, directly or indirectly, of the making
of improvements, or structural changes to the Building, or anything or service therein or thereon
or contiguous thereto.

     Notwithstanding the foregoing, liability of Landlord shall under no circumstances extend to
any property other than normal office furniture which term, without limiting its normal meaning,
shall not include securities, specie, papers, typewriters, electrical computers, or machines or
similar items.

     Furthermore, Landlord shall not be liable for any damages suffered by Tenant should any delay
in the completion of the Premises in any way delay or inconvenience the occupation thereof or the
enjoyment of the Building or accessories or services.

9.4 General Indemnifications of Landlord

     Tenant shall indemnify Landlord and save it harmless from and against all claims and costs
arising from this Lease, or any occurrence in, upon or at the Premises, or occasioned wholly or in
part by any act or omission of Tenant or by anyone permitted to be on

17

 

the Premises or in the Common Areas by Tenant, or by a failure by Tenant or by anyone permitted to be on the Premises by Tenant
to comply with Laws, unless any such claim, cost or occurrence results from the gross fault of
Landlord or of those for whom it is in law responsible. If Landlord, without gross fault on its
part, is made a party to any litigation commenced by or against Tenant, Tenant shall indemnify and
hold Landlord harmless and shall pay all costs, expenses and legal fees (judicial and
extra-judicial) incurred or paid by Landlord in connection with such litigation.

ARTICLE 10: TENANT RESPONSIBILITIES

10.1 Maintenance and Repairs

     Tenant shall, at all times, at its expense, maintain and repair, subject to Section 10.2, the
whole of the Premises including without limitation, all improvements, interior partitions, doors,
electrical, lighting, wiring, plumbing fixtures and equipment and the heating, ventilating and
air-conditioning systems and equipment within or exclusively serving the Premises in good order and
repair as would a prudent owner. Tenant will make all needed repairs and replacements with due
diligence and dispatch.

     Tenant shall promptly notify the Landlord in writing of any accident to or defect in the water
pipes, steam pipes, heating or air conditioning equipment, electric lights, elevators, wires or
other services or equipment to any portion of the Premises.

     For greater clarity, Tenant shall be solely responsible for and shall pay for all repairs or
replacements of every nature and kind to the Premises other than those which in the reasonable
opinion of Landlord would constitute major structural repairs to the Building (and which are
charged generally to tenants of the Building as part of Operating Expenses).

10.2 Landlord’s Approval of Tenant’s Improvements

     Tenant shall not make any improvements to the Premises without obtaining Landlord’s prior
written consent. Landlord shall not be obliged to consider any request for such approval unless
and until Tenant has submitted to Landlord details of the proposed improvements, including drawings
and specifications prepared by qualified architects or engineers and conforming to good
architectural and engineering practice and unless Tenant shall also deliver with respect to the
improvements:

	 	(a)	 	such indemnification against liens, costs, damages and expenses and waivers by
persons who participate in the Improvements (including the renunciation by such Person
of any rights to register liens against the Building or any part thereof) as Landlord
requires, failing which Tenant shall furnish adequate security in an amount and form
required by Landlord to indemnify against liens, costs, damages, and expenses resulting
from such improvements; and
	 
	 	(b)	 	evidence satisfactory to Landlord that Tenant has obtained all necessary
consents, permits, licenses and inspections from all governmental and regulatory
authorities.

18

 

     All improvements made by Tenant to the Premises shall be at Tenant’s sole expense and, if
approved by Landlord, shall be performed:

	 	(i)	 	by such contractor(s), or sub-contractor(s) as Tenant may
select and Landlord may approve, provided however that Landlord shall not be
liable for any damage or other loss or efficiency arising from or through such
work. Each such contractor and sub-contractor shall be Tenant’s contractor and
sub-contractor and shall not be deemed to be Landlord’s mandatary. Tenant
hereby undertakes that there shall be no conflict caused with any union or
other contract to which Landlord, its contractor(s), or any sub-contractor(s)
may be a party, and in the event of any such conflict Tenant shall forthwith
remove from the Building Tenant’s conflicting contractor(s) or
subcontractor(s).
	 
	 	(ii)	 	in a good and workmanlike manner and in compliance with the
highest standards including those set by Landlord;
	 
	 	(iii)	 	in accordance with the drawings and specifications approved by
Landlord; and
	 
	 	(iv)	 	subject to the reasonable regulations, controls and inspection
of Landlord.

     If any payment in respect of the Tenant’s Improvements shall be made by Landlord, the same
shall be immediately repayable to Landlord by Tenant and collectible as Additional Rent.

     Immediately upon ;being invoiced by Landlord, Tenant shall pay to Landlord, as Additional
Rent, an administrative and supervisory fee equal to 15% of the costs incurred by Landlord in
connection with such improvements made to the Premises.

     Moreover, if any such improvements may in the Expert’s opinion affect the structure of the
Premises or any other part of the Building (namely, the electrical, mechanical, or other base
building systems), such work or the appropriate part thereof, shall be performed only by landlord,
in which case Tenant shall, upon completion thereof, pay to Landlord, upon demand, Landlord’s costs
thereof plus 11% of the cost of such work as a management fee. No such improvements shall be
permitted which may weaken or endanger the structure or adversely affect the condition or operation
of the Premises or the Building or diminish the value thereof.

     Any Improvement made by Tenant without the prior written consent of Landlord or which is not
in accordance with the drawings and specifications approved by landlord shall, if required by
Landlord, promptly be removed by Tenant at its expense and the Premises restored to their previous
condition.

SEE RIDER PAGE 14A

10.3 Ownership of Improvements

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     Any fixtures or Improvements installed by Tenant, or by Landlord on Tenant’s behalf, shall
immediately upon installation become the property of Landlord without compensation to Tenant.
Except in the circumstances specifically described in Section 10.6, such fixtures or improvements
shall not be removed from the Premises either during or at the expiration or earlier termination of
the Term. Landlord is under no obligation to repair, maintain or insure the Improvements.

10.4 Tenant Discharge All Liens

     If any mechanics’ construction or similar lien is made, filed or registered against title to
the Building or Lands or against the Tenant’s leasehold interest as a result of any work, materials
or services supplied or performed by or on behalf of the Tenant or otherwise in respect of the
Premises, the Tenant will discharge it forthwith at the Tenant’s expense. If the Tenant fails to
discharge the lien, then in addition to any other right or remedy of the Landlord, the Landlord may
elect to discharge the lien by paying the amount claimed to be due and any additional amounts as
may be required at law or otherwise, into Court or directly to the lien claimant and the amount
paid by the Landlord and all costs and expenses including all solicitor’s fees (n the basis for a
solicitor and his own client) incurred as a result of the lien including, without limitation,
procuring and registering its discharge will e immediately paid by the Tenant to the Landlord.

10.5 Tenant Not to Overload Utilities and Services

     Tenant shall not install any equipment which will exceed or overload the capacity of any
utilities and services in the Building.

10.6 Termination of Lease

     At the expiration or earlier termination of the Lease for whatever reason or upon Tenant
vacating the Premises with the permission of Landlord prior to the expiration hereof, Tenant shall,
if so required by Landlord, remove all or specified improvements including, without limitation, all
improvements installed by landlord or Tenant in the Premises and regardless of whether Landlord or
Tenant is or was responsible for the cost thereof, Tenant shall thereupon become obligated to
restore the Premises to their original condition, save for such improvements as Landlord permits to
remain. Should Tenant not be required to remove any of such improvements, they shall, upon the
expiration or earlier termination of this Lease for any other reason, remain in the Premises as the
property of Landlord without any compensation being paid therefore to Tenant.

     Moreover, all obligations of Tenant under the Lease which have arisen on or before its
expiration or earlier termination, all obligations to pay amounts due hereunder and/or pursuant to
adjustment provided for by the Lease shall survive the expiration or earlier termination of the
Lease.

SEE RIDER PAGE 14A

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Rider to Section 10.2

	(c)	(i)	 	 Tenant shall pay Landlord forthwith on demand all charges as determined and allocated by
Landlord, acting reasonably, in respect of all special services provided to or for the benefit
of Tenant beyond building standard services, the costs for which are included in Operating
Expenses, such special services including, without limitation, charges for security, hoisting,
supervision, waste removal and receiving, storing and handling materials and articles.
	 
	 	(ii)	 	Landlord shall have the right, to be exercised by written notice to Tenant, to
require that Landlord be the exclusive supplier, at Tenant’s expense, of such materials
or services for Tenant in respect of the Premises and the Project not otherwise
expressly provided for in this Lease as Landlord may designate from time to time
(“Services”) including, without limitation: replacement of tubes, bulbs and ballasts;
waste removal; any services requiring drilling or otherwise penetrating floors, walls
and ceilings; and locksmithing and security arrangements. If Landlord does not require
that it be the supplier of Services, only persons approved by Landlord, acting
reasonably, may supply Services to Tenant but subject to reasonable rules and
regulations established by Landlord.
	 
	 	(iii)	 	Landlord shall not be liable for any damages caused in performance of any
maintenance or cleaning provided hereunder, no matter how caused, whether by negligence
or otherwise. Landlord shall not be liable for any indirect or consequential damage
arising from any default in or failure to perform any such maintenance or cleaning.
	 
	(d)	 	 	Unless otherwise expressly agreed between Landlord and Tenant to the contrary in respect of
any specific matter from time to time, all work performed and materials supplied by Landlord
for Tenant or otherwise respecting the Premises pursuant to the provisions hereof or otherwise
shall be paid for by Tenant to landlord forthwith upon demand at Landlord’s cost for the same
plus fifteen percent (15%) for inspection, supervision and overhead.

Rider to Section 10.6

Notwithstanding the foregoing, Landlord agrees that upon the expiration or earlier termination of
the Term, Landlord shall not require Tenant to remove any improvements made prior to the date of
this Lease or any other improvements made by Decima Research Inc. or an Affiliate (as defined in
Section 13.5) to the Premises for its business operations on the Premises, except for all
telecommunication wiring installed by or on Tenant’s behalf for its business operations in the
Premises. Tenant shall ensure that the Premises are left in the condition in which the Premises
are required to be maintained by Tenant in accordance with this Lease. For clarity, the foregoing
right to leave improvements made to the Premises at the expiration or earlier termination of the
Term shall not apply to improvements constructed by or on behalf of any assignee, subtenant or any
other transferee other than an Affiliate.

21

 

10.7 Exterior Appearance of Premises

     Tenant shall keep the exterior appearance of the Premises tidy and business-like and shall not
erect any sign or other like object within the Premises which is visible from the exterior of the
Premises, except as expressly permitted by this Lease.

10.8 Obligation Towards Other Tenants and Users of the Building

     Tenant shall act in such a way as not to disturb the peaceful enjoyment of the other tenants
or users of the Building.

10.9 Fire Protection

     Tenant shall install and maintain in the Premises, at its sole cost, such fire protection or
equipment, including without limitation, emergency lighting as is deemed necessary or desirable by
Landlord or by any governmental and/or insurance body. If so required by Landlord or any aforesaid
body, Tenant shall appoint a warden to coordinate with the fire protection authorities and
Landlord’s personnel.

ARTICLE 11: DAMAGE, DESTRUCTION, EXPROPRIATION

11.1 Damage or Destruction of Premises

     In the event that the Premises shall be destroyed or damaged by fire or other casualty
insurable under fire and all risks insurance coverage, then:

	 	(a)	 	if in the opinion of Landlord the damage or destruction is such that the
Premises are rendered wholly unfit for occupancy or it is impossible or unsafe to use
and occupy them, and if in either event the damage, in the further opinion of Landlord
(which shall be given by Notice to Tenant within a reasonable delay of the happening of
such damage or destruction) cannot be repaired with reasonable diligence within 180
days from the happening of such damage or destruction, either Landlord or Tenant may
within 5 days next succeeding the giving of Landlord’s opinion as aforesaid, terminate
this Lease by giving to the other Notice of such termination, in which event the Term
shall cease and be at an end as the date of such damage or destruction and the Rent
shall be apportioned and paid in full to the date of such damage or destruction. In
the event that neither Landlord nor Tenant so terminates this Lease, Rent shall abate
from the date of the happening of the damage until the damage shall be mad good to the
extent of enabling Tenant to use and occupy the Premises; or
	 
	 	(b)	 	if the damage be such that the Premises are wholly unfit for occupancy, or if
it is impossible or unsafe to use or occupy them but if in either event the damage, in
the opinion of Landlord (which shall be given by Notice to Tenant within 30 days from
the happening of such damage) can be repaired with reasonable diligence

22

 

	 	 	 	within 180 days
of the happening of such damage, Rent shall abate from the date of the happening of
such damage until the damage shall be made good to the extent of enabling Tenant to use
and occupy the Premises; or
	 
	 	(c)	 	if in the opinion of Landlord, the damage can be made good as aforesaid within
180 days of the happening of such damage or destruction, and the damage is such that
the Premises are capable of being partially used for the purposes for which leased,
until such damage has been repaired, Rent shall abate in the proportion that the part
of the Premises rendered unfit for occupancy bears to the whole of the Premises.

11.2 Destruction of Building

     In the event that Building is partially destroyed or damaged so as to affect 20% or more of
the rentable area of the Building, or in the opinion of landlord the Building is rendered unsafe,
and whether or not the Premises are affected, and in the opinion of Landlord (which shall be given
by Notice to Tenant within 30 days of the happening of such damage or destruction), cannot be
repaired with reasonable diligence within 180 days from the happening of such damage or
destruction, Landlord may within 5 days next succeeding the giving of Landlord’s opinion as
aforesaid, terminate this Lease by giving to Tenant Notice of such termination, in which event the
Term shall cease and be at an end as of the date of such damage or destruction and the Rent and all
other payments for which Tenant is liable under the terms of this Lease shall be apportioned and
paid in full to the date of such damage or destruction.

11.3 Insurance Proceeds

     In the event of the termination of the Lease as hereinabove provided, all insurance proceeds,
excluding those relating to Tenant’s property to the extent Tenant is not indebted to the Landlord
under the provisions of the Lease, shall be and remain the absolute property of Landlord.

11.4 Tenant’s Property

     Nothing herein contained shall oblige Landlord to repair or reconstruct any property of Tenant
or improvements.

11.5 Negligence or Tenant

	 	(a)	 	Subject to Section 11.5(b), if any damage or destruction by fire or other cause
to the Building or Premises, whether partial or not, is due to the fault or negligence
of Tenant, its officers, agents, employees, servants, or visitors without prejudice to
any other rights and remedies of Landlord;

	 	(i)	 	Subject to Section 11.5(b), Tenant shall be liable for all
costs and damages;

23

 

	 	(ii)	 	Subject to Section 11.5(b), the damages may be repaired by
Landlord at Tenant’s expense;
	 
	 	(iii)	 	Tenant shall forfeit its right to terminate the Lease as
provided in Section 11.1(a); and
	 
	 	(iv)	 	Tenant shall forfeit any abatement of Rent provided in this
Article 11 and Rent shall not abate.

	 	(b)	 	SEE RIDER PAGE 16A

RIDER PAGE 16A

	 	(b)	 	Notwithstanding the foregoing, to the extent only that Landlord is insured and
receives insurance proceeds, Landlord releases Tenant, its servants, agents, officers,
employees, or visitors from damage or destruction caused by the negligence of Tenant,
its servants, agents, officers, employees or those for whom Tenant is in law
responsible.

11.6 Expropriation

     Landlord and Tenant shall cooperate in respect of any expropriation of the Premises or any
part thereof so that, subject to the following rights of Landlord (which include, without
limitation, the rights of Landlord to receive compensation for Tenant’s leasehold improvements),
Tenant may receive the maximum award to which it is entitled in law for relocation costs, business
interruption and such other costs (including any required increased rent in new premises) that it
may be entitled to receive from the expropriating authority and so that Landlord may receive the
maximum award for all other compensation arising from or relating to such expropriation (including
all compensation for the value of Tenant’s improvements and Tenant’s rights (if any) to such
compensation are hereby assigned to Landlord). If the whole or any part of the Premises is
expropriated, the respective rights and obligations of Landlord and Tenant shall continue until the
day on which the expropriating authority takes possession thereof. Landlord shall have the option,
to be exercised by written notice to Tenant, to terminate this Lease effective on the day the
expropriating authority takes possession of the whole or the portion of the expropriated Premises.
Rent shall be adjusted as of the date of such termination and Tenant shall, on the date of such
taking of possession, vacate the Premises and surrender the same to landlord, with Landlord having
the right to re-enter and re-possess the Premises discharged of the Lease and to remove all persons
therefrom.

ARTICLE 12: LANDLORD’S RIGHT OF ENTRY

12.1 Entry by Landlord

     Landlord and its agents and contractors may enter the Premises, upon 24 hours’ prior notice to
Tenant (except in an emergency when no Notice shall be required) for the following purposes:

24

 

	 	(a)	 	to examine the Premises;
	 
	 	(b)	 	to make such repairs as Landlord, acting reasonably, considers necessary;
	 
	 	(c)	 	to have access to underfloor ducts and access panels to mechanical shafts;
	 
	 	(d)	 	to check, calibrate, adjust and balance controls and other parts of the heating
or air conditioning systems; and
	 
	 	(e)	 	for any other purpose necessary to enable Landlord to perform its obligations
or exercise its rights under the Lease.

     In exercising its rights Landlord shall use reasonable efforts to minimize interference with
Tenant’s use and enjoyment of the Premises.

     Tenant shall not alter any locks on any doors of the Premises without obtaining Landlord’s
prior written consent which may be conditional namely on Tenant providing keys to Landlord for any
new locks installed.

12.2 Right to Show Premises

     Landlord and its agents shall have the right to enter the Premises during Normal Business
Hours upon reasonable prior Notice to show them to prospective purchasers, or Mortgagees or
prospective Mortgagees, or the Trustee and, during the last 12 months of the Term (or the last 12
months of any renewal term if this Lease is renewed), to prospective tenants.

ARTICLE 13: ASSIGNMENT OR SUBLETTING

13.1 Assignment or Subletting

     Tenant may not assign, transfer or encumber this Lease or sublet all or a portion of the
Premises or permit the Premises or any part thereof to be used by another, unless Tenant has
obtained Landlord’s prior written consent, which consent shall not be unreasonably withheld.
Without in any way limiting Landlord’s right to refuse its consent for other serious reasons and
notwithstanding any Laws to the contrary, landlord’s refusal of consent shall be deemed to be for a
serious reason in respect of an assignment, sublease, use or other transfer if:

	 	(a)	 	Landlord is not satisfied with the creditworthiness, reputation or business of
the proposed assignee or subtenant; or
	 
	 	(b)	 	the assignee, subtenant or user proposed by Tenant is then a tenant or occupant
of the Building and Landlord has or will have during the next 6 months suitable space
for rent in the Building; or

25

 

	 	(c)	 	the proposed assignee, subtenant or user intends to use the Premises to carry
on a business which could breach an exclusivity clause granted by Landlord.

13.2 Other Conditions

     Landlord shall not be obliged to consider any request for such consent or deliver such consent
unless and until Tenant shall have complied with the following:

	 	(a)	 	Tenant shall have receive a bona fide third party written offer from a
potential assignee, subtenant or user;
	 
	 	(b)	 	Tenant shall have provide to Landlord a true copy of such offer and adequate
information to enable Landlord to assess the creditworthiness, reputation and business
of the proposed assignee, subtenant or user;
	 
	 	(c)	 	Unless the proposed assignment or sublease is to a purchaser in conjunction
with the sale or transfer to such purchaser of one or more divisions of Decima Research
Inc., or an Affiliate as defined in Section 13-5, Tenant shall first offer to assign
its rights in the Lease or to sublet the Premises, as the case may be, to Landlord, on
the same terms and conditions as provided in the Lease with the exception of this
Article 13 and of any provisions of law requiring consent to any further sublease or
assignment by Landlord, which shall not apply; and
	 
	 	(d)	 	the proposed assignee, subtenant or user shall have agreed in writing with
Landlord (and in a form acceptable to Landlord) to observe the perform all the
obligations of Tenant under this Lease in respect of the Premises or the part thereof
which Tenant wishes to sublet, assign or use.

     Landlord shall have a period of 10 days after having received the Notice and all necessary
information in which to: (i) accept the offer of assignment or subletting by Tenant mentioned in
Section 13.2(c); or (ii) consent or not consent to the proposed assignment, sublease or use by a
third party. If Landlord has consented to the proposed sublease, assignment or use by a third
party, Tenant shall then have a period of 60 days thereafter in which to enter into a sublease,
assignment or use agreement with the proposed subtenant, assignee or user which agreement shall
have been approved by Landlord prior to execution; and in the event that Tenant does not assign its
rights in the Lease, sublet or permit the use of the Premises or any part thereof within such
60-day period hereinabove mentioned, Landlord’s consent shall be deemed null and void, and in such
case, Tenant shall not be permitted to assign, sublet or permit the use of the Premises by a third
party without again complying with all and each of the provisions of this Article 13.

     Notwithstanding any assignment, sublet or other transfer of the Premises, Tenant shall remain
jointly and severally liable with the assignee, subtenant, transferee or user for the performance
of all of the terms, obligations and conditions of the Lease and shall not be released from
performing any of same.

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     Any profits on the rentals made by Tenant as a result of any assignment, sublet or use of the
Premises shall be remitted to Landlord.

     Tenant shall pay $1,000 as Additional Rent to landlord for the processing of any request for
consent under this Article 13. Landlord shall prepare any agreement or other documentation to be
executed by the parties to give effect to Landlord’s consent as contemplated herein.

13.3 Change in Control

     Any sale(s) of 50% or more of the capital or voting stock of Tenant (if Tenant is a non-public
corporation) or transfer(s) of 50% or more of Tenant’s partnership interest (if Tenant is a
partnership) shall be deemed to be an assignment of the Lease. As used in the preceding sentence,
the word “Tenant” shall also mean any entity which has guaranteed Tenant’s obligations under the
Lease and the prohibition hereof shall be applicable to any sales or transfers of the stock or
partnership interest of said indemnifier.

     Upon Landlord’s request, Tenant shall deliver a solemn declaration by one of its officers
setting forth the details of its corporate and capital structure.

13.4 Advertising of Premises

     Tenant shall not advertise or allow any agent, broker, or other person to advertise the
Premises as being available for lease without the approval by Landlord of the form and content of
such advertisement which shall not mention any financial terms.

RIDER

13.5 Non-Consent Affiliates

     Notwithstanding the provisions of Section 13.1 above, Tenant shall have the right, without the
consent of but on prior written notice to Landlord, to assign this Lease or sublet the Premises to
a corporation which is a subsidiary or an affiliate (as that term is defined in the Business
Corporations Act of Ontario) of Decima Research Inc. (“Affiliate), provided that (i) the transferee
shall have first entered into an agreement with Landlord as contemplated pursuant to
section 13.2(d) above; and (ii), if such Affiliate ever ceases to be an Affiliate, there shall
thereupon be deemed to have occurred as assignment or subletting requiring Landlord’s consent, and
subject to all of the other provisions of this Lease applicable to assignments and subleases.

ARTICLE 14: SUBORDINATION AND STATUS STATEMENT

14.1 Subordination

     The Lease and all rights of Tenant hereunder shall be subject and subordinate at all times to
the Security and any and all underlying leases, mortgages, hypothecs or trust deeds affecting the
Building or the Land which have been executed or which may at any time thereafter be executed, and
any and all extensions and renewals thereof and substitutions therefore provided

27

 

that, in any event, before requiring Tenant to postpone or subordinate as hereinbefore set out, Landlord, at its
expense, shall obtain from the holder of such Security and shall deliver to Tenant an
acknowledgement and assurance in writing duly signed and executed by the holder of such Security
and addressed to the Tenant, whereby the holder of such Security acknowledges that in the event the
holder of such Security realizes upon its Security, it will not disturb Tenant and will permit
Tenant to remain in possession under this Lease and in accordance with the terms hereof and with
law (“NDA”).

     Tenant agrees that, if by reason of a default upon the part of Landlord as lessee under any
underlying lease in the performance of any of the terms or provisions of such underlying lease or
by reason of a default under the Security or by reason of a default upon the part of the owner of
the Land under the Security or under any mortgage, hypothec or trust deed to which the Lease is
subject or subordinate, the Landlord’s and/or such owner’s estate is terminated, it will attorn to
the Lessor under such underlying lease or to the Trustee under the Security or to the acquirer of
the Landlord’s interest under such underlying lease or to the acquirer of the Building pursuant to
any action taken under the Security or any such security, mortgage or hypothec, and will recognize
such lessor, the Trustee or such acquirer, as Tenant’s landlord under the Lease, provided the
holder of such Security accepts such attornment.

     Tenant agrees to execute and deliver, at any time and from time to time, upon the request of
Landlord or of the lessor under any such underlying lease, or of the Trustee under the Security or
of the holder of any such mortgage or hypothec, any instrument which may be necessary or
appropriate to evidence such subordination of the Lease to the Security or to any or all leases,
mortgages hypothecs or trust deeds as aforementioned on such attornment, subject to receipt of a
NDA by Tenant.

14.2 Status Statement

	 	(a)	 	Tenant, upon not less than 10 days’ prior Notice from Landlord, shall execute,
acknowledge and deliver to Landlord and, at Landlord’s request, addressed to any
prospective purchaser, ground or underlying lessor or creditor under a mortgage or
hypothec of the Building or the Land, a certificate of Tenant stating:

	 	(i)	 	that Tenant has accepted the Premises, or, if Tenant has not
done so, that Tenant has not accepted the Premises and specifying the reasons
therefor;
	 
	 	(ii)	 	the Commencement Date and Expiration Date of the Lease;
	 
	 	(iii)	 	that the Lease is unmodified and in full force and effect, or
if there have been modifications, that the same is in full force and effect as
modified, and stating the modifications;
	 
	 	(iv)	 	whether or not there are then existing any defenses against the
enforcement of any of the obligations of Tenant under the Lease and, if so,
specifying the same;

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	 	(v)	 	whether or not to the actual knowledge of Tenant, there are
then existing any defaults by Landlord in the performance of its obligations
under the Lease, and, if so, specifying the same;
	 
	 	(vi)	 	the dates, if any, to which the Rent and other charges under
the Lease have been paid; and
	 
	 	(vii)	 	any other information which may reasonably be required by any
such persons

     It is intended that any such certificate of Tenant delivered pursuant to this Section 14.2 may
be relied upon by the Trustee or any prospective purchaser or Mortgagee.

RIDER TO SECTION 14.2

	 	(b)	 	Landlord at any time and from time to time, upon not less than ten (10) days
prior Notice from Tenant, shall execute, acknowledge and deliver to Tenant, or to
whomsoever Tenant may direct, a statement in writing stating that this Lease is
unmodified and in full force and effect (or if there has been modification, that the
same is in full force and effect as modified) and the date to which rents and other
monies payable under this Lease have been paid, and stating whether or not, to the best
knowledge of Landlord, Tenant is in default of any covenant, agreement or condition
contained in this Lease, and if so specifying each such default of which Landlord may
have knowledge, it being intended that any such statement delivered pursuant hereto may
be relied upon by an prospective interest in this Lease.

15.1  Default

     The occurrence of any of the following events shall constitute a default by Tenant:

	 	(a)	 	if any item of Rent is not paid on its due date;
	 
	 	(b)	 	if Tenant assigns, transfers or encumbers the Lease or sublets or permits the
use of the Premises by others except in a manner permitted in the Lease;
	 
	 	(c)	 	other than as expressly permitted under this Lease, if Tenant vacates or
abandons the Premises prior to the expiry of the Lease or fails to take possession of
the Premises as required by the Lease;
	 
	 	(d)	 	if the whole or a substantial portion of the property of Tenant on the Premises
is seized before or after judgment or taken in execution or attachment by a creditor of
Tenant or any third party;
	 
	 	(e)	 	if Tenant or the Indemnifier(s) (if any) makes an assignment for the benefit of
creditors; if a receiver-manager is appointed to control the conduct of the business

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	 	 	 	on or from the Premises; if Tenant or the Indemnifier(s) (if any) becomes bankrupt or
insolvent or takes the benefit of any act now or hereafter in force for bankrupt or
insolvent debtors; or if an order is made for the winding-up of Tenant or the
Indemnifier(s) (if any) and such order remains uncontested for 5 business days;
	 
	 	(f)	 	if Tenant is in default pursuant to another lease with Landlord or any of its
affiliates; or
	 
	 	(g)	 	if Tenant fails to perform any of its other obligations under the Lease and
fails to cure the default prior to the expiration of the time period set out in the
Notice of default sent by Landlord.

15.2 Landlord’s Recourses

15.2.1 Interest and Costs. Tenant shall pay monthly to Landlord interest at the Prime Rate
plus three percent (3%) on all Rent required to be paid hereunder from the due date for payment
thereof until the same is fully paid and satisfied. Tenant shall indemnify Landlord against all
costs and charges (including legal fees) lawfully and reasonably incurred in enforcing payment
thereof and in obtaining possession of the Premises after an event of default, or upon expiration
or earlier termination of the Term of this Lease or in enforcing any covenant, proviso or agreement
of Tenant herein contained.

15.2.2 Right to Re-Enter. Whenever there is an event of default, then and in any of such
cases, the then current month’s Rent, together with the Rent for three (3) months next ensuing
shall immediately become due and payable and at the option of Landlord, the Term shall become
forfeited and void, and Landlord may without notice or any form of legal process whatsoever
forthwith re-enter upon the Premises or any part thereof in the name of the whole and repossess and
enjoy the same as of its former estate, anything contained in any statute or law to the contrary
notwithstanding. Notwithstanding such forfeiture Landlord shall have the right to recover arrears
of Rent or damages for any prior default by Tenant of its covenants, obligations or agreements
under this Lease or any term or condition of this Lease and provided further that notwithstanding
any such forfeiture Landlord shall have the right to recover from Tenant damages including damages
for loss of future Rent suffered by reason of this Lease having been prematurely determined.

15.2.3 Right to Relet. In case of an event of default, Landlord may from time to time
without terminating this Lease relet the Premises or any part thereof as agent for Tenant. In the
case of any such reletting:

	 	(a)	 	Landlord may make such alterations and repairs as may be necessary in order to
relet the Premises;
	 
	 	(b)	 	Landlord may relet the Premises for such term or terms (which ay be for a term
extending beyond the Term of this Lease) and at such rental or rentals and upon

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	 	 	 	such other terms and conditions as Landlord in its sole discretion may deem advisable;

	 	(c)	 	all rentals received by Landlord from such reletting shall be applied;

	 	(i)	 	first, to the payment of any indebtedness other than Rent due
hereunder from the Tenant to Landlord;
	 
	 	(ii)	 	second, to the repayment of any costs and expenses of such
reletting, including brokerage fees and solicitors’ fees and the costs of such
alterations and repairs;
	 
	 	(iii)	 	third, to the payment of Rent due and unpaid hereunder; and
	 
	 	(iv)	 	the residue, if any, shall be held by Landlord and applied in
payment of future Rent as the same may become due and payable hereunder.

     If the rentals received from such reletting during any month are less than the Rent to be paid
during that month by Tenant hereunder. Tenant shall pay any such deficiency to Landlord. Such
deficiency shall be calculated and paid monthly. Notwithstanding such reletting, landlord shall
have the right to recover from Tenant all damages incurred by Landlord as a result of Tenant’s
breach including all costs of recovering and reletting the Premises. No such re-entry or taking
possession of the Premises by Landlord shall be construed as an election on its part to terminate
this Lease unless a written notice of such intention be given to Tenant or unless the termination
thereof be decreed by a court of competent jurisdiction. Notwithstanding any such reletting
without termination, landlord may at any time thereafter elect to terminate this Lease for such
previous breach. Should Landlord at any time terminate this Lease for any breach, in addition to
any other remedies, it may have, it may recover from Tenant all damages it may incur by reason of
such breach, including the cost of recovering and reletting the Premises and damages for loss of
future Rent.

15.2.4 Legal Expenses. In case suit shall be brought for recovery of possession f the
Premises, for the recovery of Rent or any other amount due under the provisions of this Lease, or
because of the breach of any other covenant herein contained on the part of Tenant to be kept or
performed and a breach shall be established, Tenant shall pay to landlord all expenses incurred
therefore, including reasonable solicitors’ and counsel fees on a solicitor/client basis.

15.2.5 Landlord May Perform Covenants. If Tenant shall fail to perform any of its
covenants or obligations under or in respect of this Lease, Landlord may from time to time at its
discretion, perform or cause to be performed any of such covenants or obligations, or any part
thereof, and for such purpose may do such tins upon or in respect of the Premises or any part
thereof as Landlord may consider requisite or necessary.

     All expenses incurred and expenditures made by or on behalf of Landlord under this section
shall be forthwith paid by Tenant and if Tenant fails to pay the same, Landlord may add

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the same to the Rent and recover the same by all remedies available to landlord for the recovery of
Rent in arrears.

15.2.6 Landlord May Follow Chattels. Provided that in the case of removal by Tenant of the
goods and chattels of the Tenant from the Premises, Landlord may follow the same for thirty (30)
days in the same manner as is provided for in the Landlord and Tenant Act (Ontario), as amended, or
in any other Statute which may hereafter be passed to take the place of the said Act or to amend
the same.

15.2.7 Waiver of Exemptions. Tenant hereby covenants and agreed with Landlord in
consideration of the Premises and of the leasing and letting by Landlord to Tenant of the Premises
for the Term hereby created (and it is upon that express understanding that these presents are
entered into) that notwithstanding anything contained in the Landlord and Tenant Act (Ontario) as,
amended, or in any other Statute which may hereafter be passed to take the place of the said Act or
to amend the same, none of the goods or chattels of the said Tenant at any time during the
continuance of the Term hereby created on the Premises shall be exempt from levy by distress for
Rent in arrears by Tenant as provided for by any section or sections of the said Act, or any
amendment or amendments thereto, and that upon any claim being made for such exemption by tenant or
on distress being made by Landlord this covenant and agreement may be pleaded as an estoppel
against Tenant in any action brought to test the right to the levying upon any such goods as are
named as exempted in said section or sections or amendment or amendments thereto. Tenant waiving
as Tenant hereby does, all and every benefit that could or might have accrued to Tenant under and
by virtue of the said section or sections of the said Act or any amendment or amendments thereto
but for this covenant.

ARTICLE
16 – LANDLORD’S SECURITY

     Intentionally deleted.

ARTICLE 17: MISCELLANEOUS

17.1 Rules and Regulations

     Tenant shall comply with all Rules and Regulations, and reasonable amendments thereto adopted
by Landlord for the more efficient and proper operation of the Building, including those set out in
Schedule “D.” Landlord shall give Tenant Notice of any amendment to the Rules and Regulations.
Such Rules and Regulations may differentiate between different types of businesses in the Building.
Landlord shall have no obligation to enforce any rule or regulation or the provisions of any other
lease against any other tenant, and Landlord shall have no liability to Tenant with respect
thereto. Such Rules and Regulations may regulate Tenant’s conduct, but shall not materially
interfere with Tenant’s ability to conduct its business in an efficient and effective manner and
its other rights under this Lease.

17.2 Timeliness

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     Landlord may, unless expressly stated otherwise, exercise and enforce his respective rights
under the Lease at any time and from time to time.

17.3

17.4 No Tacit Renewal

     If Tenant remains in possession of the Premises after the end of the Term with our without the
consent of landlord but without having executed and delivered a new lease, there shall be no tacit
renewal of this Lease notwithstanding any statutory provisions or legal presumption to the
contrary, and Tenant shall be deemed to be occupying the Premises as a tenant from month to month
at a monthly Minimum Rent payable in advance on the first day of each month equal to 150% of the
amount of Minimum Rent payable during the last month of the Term and otherwise, upon the terms and
conditions set forth in this Lease (including Additional Rent), so far as these are applicable to a
monthly tenancy.

17.5 Successors

     All rights and liabilities herein granted to or imposed upon the respective parties hereto
extend to and bind the successors and assigns of landlord and the heirs, executors, administrators
and permitted successors and assigns of Tenant, as the case may be. If there is more than one
Tenant, each one of them shall be bound jointly and severally with the others toward Landlord for
the performance of and shall be subject to all of the terms, obligations and conditions herein.

17.6 Tenant Partnership

     If Tenant is a partnership, each Person who is presently a member of the partnership and each
Person who become a member of any successor partnership hereafter shall be and continue to be bound
jointly and severally for the performance of and shall be and continue to be subject to all of the
terms, obligations and conditions of this Lease, whether or not such Person ceases to be a member
of such partnership or successor partnership.

17.7 No Partnership

     Notwithstanding any provisions of the Lease, nothing in the Lease shall be construed as
constituting any partnership, joint venture or any other relationship other than the relationship
of landlord and tenant.

17.8 No Waiver

     Failure of Landlord to insist upon the performance of any obligation under the Lease and to
exercise any right contained in the Lease shall not be construed as a waiver or relinquishment of
any such obligation or right. Landlord’s acceptance of Rent or a partial payment thereof after a
default is not a waiver of any preceding or ensuing default under this Lease even if Landlord knows
of the preceding or ensuing default at the time of acceptance of the Rent.

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17.9 Compliance With Laws

     Tenant shall comply with the requirements of all applicable Laws, relating to the Premises or
their use, occupation, repair or alteration, and also with the requirements of any company which
insures Landlord or Tenant.

17.10 Force Majeure

     Notwithstanding anything to the contrary contained in the Lease, if either party hereto is
bona fide delayed or hindered in or prevent from the performance of any term, obligation or act
required hereunder by reason of strikes, labor troubles, inability to procure materials or
services, power failure, restrictive governmental laws or regulations, riots, insurrections,
sabotage, rebellion, war, act of God or other reason which is beyond the control of the party so
delayed, hindered or prevented, then performance of such term, obligation or act shall be excused
for the period of the delay and the party shall be entitled to perform such term, obligation or act
within the appropriate time period after the expiration of the period of such delay. However, the
provisions of this Section are not meant to excuse Tenant from the prompt payment of Minimum Rent
or Additional Rent or from any other payments required by the Lease.

17.11 Decision of Expert

     The decision of any Expert whenever provided for under this Lease and any certificate related
thereto shall be final and binding upon the parties.

17.12 Notices

     For the purposes of this Lease, the term “Notice” means any notice, request, demand, or other
instrument given pursuant to this Lease.

     Any Notice shall be in writing and may be delivered in person or sent by registered ail,
messenger or bailiff with proof of delivery and shall be addressed:

     (a) If to Landlord, at the address set out in Section 1.10;

or to such other Person or at such other address as designated by Landlord’s Notice, and

     (b) if to Tenant,

Suite 1800, 160 Elgin Street,

Ottawa, ON

To the attention: Director, Special Projects

     Any such Notice shall be conclusively deemed to have been given or made on the day upon which
such Notice is delivered in person or if sent by registered mail, messenger of bailiff, at the date
appearing on the proof of delivery. Either party may at any time give Notice to the other of any
change of address of the party giving such Notice and from and after the giving of

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such Notice, the address therein specified shall be deemed to be the address of such party for the
giving of Notices hereunder.

17.13 Registration

     This Lease may be registered in its abridged version or by notice of lease prepared by Tenant
at its own cost provided such abridged lease or notice of lease does not contain any of the
financial terms and conditions of the Lease and that Landlord has approved such abridged lease or
notice of lease prior to its publication. The abridged lease or the notice of lease (whichever is
being used by Tenant) shall, in any case, contain a provision stating that the Lease supersedes any
provision of the abridged lease or the notice of lease. Should the abridged lease or a notice of
lease be published as aforesaid. Tenant shall, at the termination thereof, cause same to be
cancelled at its expense, failing which Landlord will have the right to cause such cancellation and
charge Tenant with the Landlord’s Costs of same.

17.14 Assignment by Landlord

     In the event of the sale or lease by Landlord of the Building, or of any part thereof, or the
assignment by Landlord of this Lease or any interest of Landlord hereunder, Landlord shall be
released of all liability with respect to all obligations of Landlord pursuant to the Lease. It
shall be deemed and construed without further agreement between the parties, or their successors in
interest, or between the parties and the transferee or acquiree of any such sale, lease or
assignment, that the transferee, acquiree or lessee has assumed and agreed to carry out any and all
of the obligations of Landlord under the Lease to landlord’s exoneration, and Tenant shall
thereafter be bound to such transferee, acquiree or lessee, as the case may be, as landlord under
the Lease.

17.15 No Broker

     Tenant represents and warrants to landlord that no broker or agent negotiated or was
instrumental in consummating the Lease, other than the Broker mentioned in Section 1.1 of the
Summary Provisions (if any), whose fees or commissions shall be paid by Landlord. Any other
brokerage commission shall be paid by the Tenant.

17.16 Governing Law

     This Lease shall be construed and governed by the laws of the Province of Ontario and any
federal Laws applicable therein. Should any provisions of this Lease or its conditions be illegal
or not enforceable under the Laws of such province it or they shall be considered severable and the
Lease and its conditions shall remain in force and be binding upon the parties as though the said
provision or provisions had never been included. Any dispute arising out of the interpretation or
application of any provisions of this Lease shall be decided by the appropriate tribunals located
in province of Ontario.

17.17.

17.18 Schedules

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     The schedules set out at length in the following pages form an integral part of the Lease and
consist of the following:

	 	 	 	 
	 	Schedule “A” and “A-1”

	 	Floor plan
	 	Schedule “B”

	 	Defined Terms
	 	Schedule “C”

	 	Utilities and Services
	 	Schedule “D”

	 	Rules and Regulations
	 	Schedule “E”

	 	Acceptance form

ARTICLE 18: SPECIAL CONDITIONS

18.1 Unitholder Liability

     If Landlord or any assignee of the beneficial rights of Landlord is ever a Real Estate
Investment Trust (a “REIT”), then Tenant acknowledges and confirms that the obligations of Landlord
hereunder are not and may not be binding on a trustee of the REIT, any registered or beneficial
holder of one or more of the units of the REIT (“Unit Holder”) or any annuitant under a plan of
which such Unit Holder acts as trustee or carrier or any of the officers, employees or agents of
the REIT and that resort shall not be had to, nor shall recourse or satisfaction be sought from,
any of the foregoing or the private property of any of the foregoing, and for clarity, Tenant’s
recourse shall be limited to Landlord’s interest in the Building.

18.2 Ground Floor Premises Rules and Regulations

     Tenant acknowledges that outside the hours of 7:00 a.m. to 6:00 p.m. Monday through Friday of
each week there are more stringent security measures applicable to the ground floor of the Building
and Tenant agrees to abide by all Building rules and regulations in place from time to time.

18.3 After Normal Business Hours

     Subject to Landlord’s rules and regulations and reasonable Building security requirements and,
for clarity, section 17.10, it is understood that Tenant requires and shall therefore have the
right to access the Premises and conduct business thereon seven (7) days per week, from 8:00 a.m.
to 11:00 p.m. Landlord acknowledges having been advised by Tenant that this is an integral part of
Tenant’s business operations and is crucial therefore, subject to the payment by Tenant of the cost
thereof and subject to any reasonable interruptions for modifications, repairs and replacements to
the system or Building (which Landlord agrees to provide advance notice to Tenant (except n the
case of an emergency in which case no notice shall be required) and which landlord agrees to use
commercially reasonable efforts to effect as quickly as possible with as minimal interruption as is
reasonably possible), Landlord shall provide to Tenant HVAC during such hours unless Tenant gives
Landlord at least two (2) business days’ prior written notice to the contrary. Any costs for the
operation of the HVAC equipment outside Normal Business Hours shall be charged to Tenant at the
current Building

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rates from time to time. Landlord confirms that, for the purposes of this Section 18.3, “Normal
Business Hours” shall be 7:00 a.m. to 6:00 p.m. Monday to Friday.

18.4
First Right – Other 18th Floor Premises

     Subject to Section 18.8 below, if, at any time during the Term (or any extension thereof), any
premises on the 18th floor of the Building (“Other 18th Floor Premises”),
become or are expected to become vacant and available for leasing by Landlord after the
termination, surrender or expiry of the existing lease of such Other 18th Floor Premises
or the leases of tenant(s) who have been relocated to such Other 18th Floor Premises
(including renewals or extension thereof pursuant to rights contained therein or other agreements
as landlord may conclude with the existing tenant(s) of such Other 18th Floor Premises
or tenant(s) who have been relocated to such Other 18th Floor Premises) to end after the
Commencement Date of this Lease, subject only to any other rights to lease such Other
18th Floor Premises which have been granted to any other tenant or tenants prior to the
date of this Lease, then, provided there remains a minimum of two (2) years before the expiry of
the Term (or, if less than two (2) years remain before the expiry of the Term, Tenant has remaining
and, has agreed in writing to exercise its Option to Extend as set out in Section 18.6 below so
that there remains greater than two (2) years), Tenant shall have the right to lease such Other
18th Floor Premises on the terms hereafter set forth.

     Landlord shall give Tenant notice (“Landlord’s Notice”) of the anticipated date of
availability for occupancy of such Other 18th Floor Premises (“Offered Premises”), and
of the minimum Rent for which Landlord would be willing to lease such Offered Premises to Tenant,
which shall be the then current market rates as indicated on Landlord’s prevailing rental schedule
for comparable premises in the Building for the time of commencement of the lease of such Offered
Premises and the length of the “Term.” Tenant shall thereupon have the right, to be exercised by
written notice to Landlord within three (3) days after receipt of Landlord’s Notice to agree to
lease such Offered Premises at the Minimum Rent and on the terms and conditions set out in
landlord’s Notice and otherwise, on the terms and conditions of landlord’s then standard form of
lease for the Building, which, for clarity, shall provide that:

	 	(i)	 	the term of the lease for the Offered Premises shall commence on the date set
forth in Landlord’s Notice, and shall be coterminous with the Term of this Lease;
	 
	 	(ii)	 	all Rent (including Minimum Rent and all other amounts payable hereunder) shall
be payable commencing on the commencement date of the lease of such Offered Premises
and shall continue thereafter at all times throughout the term of such lease without
there being any period during which any such Rent shall not be payable;
	 
	 	(iii)	 	Tenant shall accept the Offered Premises in their existing condition and
Landlord shall not be required to perform any leasehold improvements or do any other
work in respect of the Offered Premises or pay any allowances or give any other
inducements to Tenant in respect thereof; and

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	 	(iv)	 	for clarity, there shall be no right to terminate for such Offered Premises
notwithstanding that Tenant may still have the right to terminate this Lease in respect
of the Premises under Section 18.9.

     If Tenant exercises such right within the time and manner as aforesaid, Tenant shall, prior to
Tenant being entitled to occupy the Offered Premises, execute Landlord’s standard form of lease for
the Offered Premises.

     Failing exercise by Tenant of the said right to lease the Offered premises within the time and
in the manner as aforesaid, Tenant’s right in respect of such Offered Premises shall be null and
void and forever extinguished. It is agreed that whether or not Tenant exercises its right to
lease the Offered Premises, if the Offered Premises is less than the whole of the Other
18th Floor Premises, then this right shall continue to exist in respect of the balance
of the Other 18th Floor Premises until all such Other 18th Floor Premises has
become Offered Premises or until the right otherwise terminates by its terms, whichever is earlier.

     18.5 Option to Extent

	 	(a)	 	Subject to Section 18.8 below (other than 18.8(iii)) and the provisions of this
Section 18.5, Tenant shall have the option to extend the Term of this Lease for a
further term of five (5) years (the “Extension Term”). The Extension Term shall be on
Landlord’s then standard form of lease for the Building and it is understood and agreed
that: (i) there shall be no further right to extend after the expiry of the Extension
Term; (ii) the Minimum Rent shall be the current Market Rent as determined pursuant to
subsection 18.5(b); and (iii) there shall be no tenant’s allowance or rent-free period
for the Extension Term and the Premises shall be accepted by Tenant in “as is”
condition at the commencement of the Extension Term without landlord being required to
perform any work. Such right to extend shall be exercisable by written notice to
landlord by not later than twelve (12) months prior to the expiry of the original Term
hereof, failing which such right shall be null and void and forever extinguished.
	 
	 	(b)	 	The Minimum Rent for the Extension Term shall be the current market rent for
the Premises (“Market Rent”). As used herein, “Market Rent” means the annual rental
which could reasonably be obtained by Landlord for the Premises from a willing tenant
or willing tenants dealing at arms’ length with landlord in the market prevailing for a
term commencing on the relevant date, having regard to all relevant circumstances
including the size and location of the Premises, the facilities afforded, the terms of
the lease thereof (including its provisions for Additional Rent), and the leasehold
improvements therein, and disregarding Tenant’s trade fixtures and also disregarding
any deficiencies in the condition and state of repair of the Premises as a result of
Tenant’s failure to comply with its obligations hereunder in respect of the maintenance
and repair of the Premises, and having regard to rentals currently being obtained and
leasing inducements, if any (including leasehold improvement allowances, rent free
periods, lease takeovers), being paid for comparable space in the Building (if
applicable) and for

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	 	 	 	comparable space in other comparable class buildings comparably located to achieve
the face minimum rental rates in such comparable class buildings. The Market Rent
for the Extension Term shall be as agreed upon between Landlord and Tenant or,
failing agreement by Landlord and Tenant, by not later than three (3) months prior
to the expiry of the Term hereof, the Market Rent shall be established in the manner
set out in subsection 18.5(c). In the event that the Minimum Rent payable during
the Extension Term has not bee determined prior to the commencement of the Extension
Term, then until such determination has been made, Tenant shall pay Minimum Rent at
a rate equal to one hundred (100%) percent of the Minimum Rent payable during the
immediately preceding twelve (12) month period. Upon determination of the Minimum
Rent for the relevant Extension Term, either Landlord shall pay to Tenant any excess
or Tenant shall pay to landlord any deficiency in the payments of Minimum Rent
previously made by Tenant.
	 
	 	(c)	 	Landlord or Tenant (the “Requesting Party”) shall be entitled to notify the
other party hereto (the “Receiving Party”) of the name of an expert for the purpose of
determining the Market Rent. Within fifteen (15) days after such notice from the
Requesting Party, the Receiving Party shall notify the Requesting Party either
approving the expert proposed by the Requesting Party or naming another expert for the
purpose of determining the Market Rent. Should the Receiving Party fail to give notice
to the Requesting Party within the said fifteen (15) day period, the expert named in
the notice given by the Requesting Party shall perform the expert’s functions
hereinafter set forth. If Landlord and Tenant are unable to agree upon the selection
of the expert within fifteen (15) days after such notice from the Receiving Party to
the Requesting Party, then either party shall be entitled to apply to a court to
appoint an expert in the same manner as an arbitrator may be appointed by a court under
the Arbitrations Act of Ontario. The expert appointed, either by landlord and/or
Tenant or by a court, shall be qualified by education, experience and training to value
real estate for rental purposes in the Province of Ontario and have been ordinarily
engaged in the valuation of real property in the municipality in which the Building is
located for at least the immediately preceding five (5) years. Within thirty (30) days
after being appointed, the expert shall make a determination of the Market Rent, after
receiving evidence from both Landlord and Tenant. The cost of such determination shall
be borne equally by the parties. The determination of the expert as to the Market Rent
shall be conclusive and binding upon landlord and tenant and not subject to appeal.

18.6 Signage

     Provided that and so long as Decima Research Inc. is itself Tenant and, either it or its
assignee of the whole of the Premises, is in occupancy of and conducting business on the whole of
the Premises in accordance with the terms of this Lease, then, subject to compliance with all Laws,
and subject to Landlord’s prior written approval as to the size, design, location and method of
affixing the same, Tenant shall, at Tenant’s expense, have the right to display

39

 

throughout the Term and Extension Term: (a) its corporate designation in the Building
standard form on an exterior ground floor column to be designated and approved by Landlord or at
Landlord’s option, Building standard podium signage in lieu of the column signage; (b) its
corporate logo in the Building director board; (c) its corporate logo on the elevator reception
area on the 18th and ground floors of the Building in standard form; (d) its corporate
logo over its Ground Floor Premises in the Building standard form (collectively, the “Signs”). The
signage rights granted in this subsection 18.6 are non-assignable and may only be exercised for so
long as Decima Research Inc. or its said assignee is itself the occupant of and conducting business
on all of the Premises in accordance with the terms of this Lease and is not in default hereunder.

     Such Signs will be the property of Tenant and Tenant shall be solely responsible for all of
the following:

	 	(i)	 	all costs incurred as a result of or respecting such Signs
including, without limitation, the cost of such Signs, all costs of
installation of such ?Signs and all fixtures, fittings and attachments in
association therewith (“Fittings”) including costs of any necessary changes to
the Building required to accommodate the same, and all costs of repair,
maintenance and replacements in respect of such Signs and Fittings;
	 
	 	(ii)	 	all necessary repairs, maintenance and replacements required to
the Building as a result of such Signs and Fittings;
	 
	 	(iii)	 	all damages caused by such Signs and Fittings;
	 
	 	(iv)	 	all taxes resulting from such Signs and Fittings; and
	 
	 	(v)	 	all costs of insurance premiums incurred for all insurance
carried by Landlord in its sole discretion, in respect of such Signs and
Fittings.

Tenant shall keep such Signs and Fittings in a state of good, first class, attractive and clean
condition and appearance at all times throughout the Term and, upon the expiry or earlier
termination of the Term, or earlier upon Decima Research Inc. or its assignee of the whole of the
Premises ceasing to occupy or to conduct business on any portion of the Premises or defaulting
under the terms of this Lease, Tenant shall remove all or such portions, as required by Landlord,
of such Signs and Fittings and shall make good all damage caused by the Signs and Fittings and by
the installation and/or removal thereof. To the extent that Landlord does not require the removal
of all or any such portions of any such Signs and Fittings as aforesaid, the same shall forthwith,
upon the expiry or termination of this Lease, or upon Tenant’s no longer being entitled to maintain
the Signs in accordance with the foregoing provisions hereof, become the absolute property of
Landlord on payment of no compensation whatever.

18.7 Parking

	(a)	 	Throughout the Term and any extension thereof pursuant hereto, Tenant shall have the right to
use (10) reserved spaces and, subject to subsection (b) below, up to fifteen (15)

40

 

	 	 	unreserved spaces for parking automobiles (collectively, the “Parking Spaces”) in the
parking facilities at the Building (the “Parking Garage”), in such locations as designated
from time to time by Landlord or the operator of the Parking Garage (except that the ten
(10) reserved spaces shall continue to be located on Level C or below), and subject to the
terms set out below. For each of such Parking Spaces, Tenant shall pay to Landlord, whether
or not Tenant actually uses the Parking Spaces or any of them, the prevailing monthly rates
charged from time to time by Landlord or the operator of the Parking Garage for the use of
reserved and unreserved parking spaces respectively.

	(b)	 	In connection with the fifteen (15) unreserved Parking Spaces only, Tenant shall have the
right to exercise by written notice to landlord not later than thirty (30) days prior to each
anniversary of the Commencement Date during the Term (including any Extension Term), to
designate the number of unreserved Parking Spaces, (up to fifteen (15) unreserved Parking
Spaces) that it will use during the next succeeding year, and Tenant’s liability to pay for
the use of such unreserved Parking Spaces in respect of that year shall be for that designated
number of Parking Spaces, and Tenant shall pay for such designated number of spaces whether or
not Tenant actually uses such designated number of spaces. Provided that it Tenant designates
less than fifteen (15) unreserved Parking Spaces in any year, and Tenant desires some greater
number of unreserved Parking Spaces, in any succeeding year, landlord shall be under no
obligation to provide same if such spaces are not available but shall use reasonable
commercial efforts to provide such additional unreserved parking spaces. If, at any
anniversary of the Commencement Date, Tenant does not designate a number of unreserved Parking
Spaces it will use during the next succeeding year, Tenant’s liability in respect of that year
shall be the number of unreserved Parking Spaces designated in the immediately preceding year.
For clarity, there shall be no right to adjust the ten (10) reserved Parking Spaces.

	(c)	 	Tenant shall ensure that Landlord is at all time in possession of up-to-date information as
to the owner, license plate number and description of each automobile authorized to use such
Parking Spaces.

	(d)	 	Landlord may from time to time make and amend such rules and regulations for the management
and operation of the Parking Garage as Landlord shall determine and Tenant and all persons
under its control, including without limitation all users of the Parking Spaces, shall be
bound by and shall comply with all of such rules and regulations of which notice is given to
Tenant from time to time and all of such rules and regulations shall be deemed to be
incorporated into and form a part of this Lease.

	(e)	 	For emphasis only, and without affecting or limiting the meaning of any provision of this
Lease, it is agreed that the following sections of this Lease apply to the rights granted to
Tenant hereunder in respect of the Parking Spaces, namely Sections 9.3 (“Loss or Damage”)
and 9.4 (“General Indemnification of Landlord”).

	(f)	 	If Tenant or any person permitted by Tenant to use any of the Parking Spaces fails to comply
with the provisions of this Lease in respect of the Parking Spaces, including without
limitation the rules and regulations from time to time applicable to the Parking

41

 

	 	 	Garage, then Landlord shall have the right to terminate or suspend the privileges of the
offending party to use the Parking Garage, provided that the exercise of such right by
Landlord shall not limit or affect the obligation of Tenant hereunder to pay for all parking
Spaces.
	 
	(g)	 	No motor vehicle other than a private passenger automobile, station wagon or van shall be
parked on or in any part of the Common Facilities of the Project, including without limitation
the Parking Garage, nor shall any repairs other than emergency repairs immediately necessary
for operation of a vehicle be made to any motor vehicle in or on any of the Common Facilities,
including without limitation the Parking Garage, and no motor vehicle shall be driven on any
part of the Common Facilities other than on a driveway or in the Parking Garage.

	(h)	 	It is understood and agreed that Landlord is not responsible for theft of or damage to the
vehicle or its equipment or articles left in the vehicle.

	(i)	 	it is understood and agreed that no vehicle powered by propane, hydrogen or natural gas are
allowed in the garage.

18.8 Landlord’s Right to Revoke

     Notwithstanding the foregoing, at Landlord’s option, any of the rights conferred under
Sections 18.4 and 18.5 may be revoked in whole or in part if, at the time Tenant exercises the
option(s) conferred, Tenant: (i) is in default under this Lease or at any time during the Term (as
same may have been extended), Tenant has been in default beyond the applicable cure period
expressly provided for in this lease (provided that a non-monetary default such as a repair
obligation which remains outstanding beyond the applicable cure period as a result of it being bona
fide disputed by Tenant, shall not result in a loss of this right); or (ii) has become bankrupt or
insolvent or has made an assignment for the benefit of creditors or has taken the benefit of any
statute in force for bankrupt or insolvent debtors, or a petition in bankruptcy has been filed
against Tenant, or a receiving order has been made against Tenant, or proceedings have been
commenced respecting the winding-up or other termination of the existence of Tenant, or a receiver
or other person has taken possession or effective control of the assets or business of Tenant or a
substantial portion thereof, or there are outstanding writs of execution ; or (iii) Decima Research
Inc has assigned this Lease or sublet or parted with possession of all or any part of the Premises
or there has been a change of control in ownership of the majority of the capital stock of Tenant;
or (iv) is not in possession of and conducting business on the whole of the Premises in accordance
with the terms of this Lease. Notwithstanding the foregoing, failure by Landlord to revoke any of
the rights set out above, shall not be deemed a waiver of Landlord’s right to revoke any other
right from time to time or a waiver of any default under this Lease for which Tenant shall remain
liable to remedy in accordance with this Lease.

18.9 Right to Terminate

     Provided that Tenant is not then in default beyond the applicable cure period, if any,
expressly provided for in this Lease, Tenant shall have the right, exercisable by written notice

42

 

received by Landlord not later than February 27, 2010 (“Termination Notice”), to terminate
this Lease and be released from all future Rent obligations as of February 28, 2011 (“Termination
Date”). Such release shall be effective if and only if Tenant pays to landlord, not later than
thirty (30) days prior to the Termination Date, the aggregate of: (i) a sum equal to the
unamortized portion of any allowances paid to Tenant (which, for clarity, as of the date hereof
include the amounts paid by landlord under Section 3.4 and Section 18.11 of this Lease) and all
leasing costs incurred by Landlord amortized over a ten (10) year period commencing March 1, 2006
and ending February 28, 2016 at an interest rate of eight (8%) percent per annum; plus (ii) a sum
equal to Minimum Rent and Additional Rent payable under this Lease for the Premises for a six (6)
month period.

18.10 Fixturing Period — Ground Floor Premises Only

     Upon execution of this Lease and subject to the terms hereof and provided Tenant has delivered
to Landlord certificates of insurance satisfactory to Landlord and the construction policies for
the Building, Tenant shall be entitled to take possession of the Ground Floor Premises to and
including February 28, 2006 (the “Fixturing Period”) in order to construct its interior
improvements and complete the Premises by the Commencement Date. The Tenant may occupy the Ground
Floor Premises upon completion of construction of its interior improvements in order to carry on
its day-to-day business. During the Fixturing Period, Tenant shall not be obligated to pay minimum
Rent, Operating Expenses or Taxes but Tenant shall be subject to all of the other terms and
conditions of this Lease insofar as applicable, including, without limitation, the obligation to
pay utilities, business taxes (if any), the obligation to maintain insurance and the provisions
relating to the liability of Tenant and the indemnification of Landlord.

18.11 Allowance

	(a)	 	Provided this Lease has been executed by each of the parties, Landlord agrees to provide
Tenant with the following leasehold improvement allowance (plus applicable taxes), as follows:

	 	  i.	 	in connection with the Ground Floor Premises, an amount equal to Fifteen
Dollars ($15.00) per square foot of the Gross Rentable Area of the Ground Floor
Premises (‘Ground Floor Premises Allowance”); and
	 
	 	  ii.	 	in connection with the 18th Floor Premises, an amount equal to Five
Dollars ($5.00) per square foot of the Gross Rentable Area of the 18th Floor
Premises (“18th Floor Premises Allowance”);

	 	 	(the Ground Floor Premises Allowance and the 18th Floor Premises Allowance being
hereinafter collectively referred to as the “Allowance”).
	 
	(b)	 	The Allowance as set out above shall be paid by Landlord to Tenant thirty (30) days following
the later of:

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	 	i.	 	execution of this Lease; and
	 
	 	ii.	 	Tenant providing Landlord with both:

	 	1.	 	receipted invoices for the performance of all of Tenant’s Work;
	 
	 	2.	 	certification by Tenant or a senior officer of Tenant and by
each of Tenant’s contractors or a senior officer thereof that Tenant’s Work has
been completed, the date of such completion and that all accounts relating to
Tenant’s Work have been paid in full and that no lien has or may be claimed
with respect thereto and that all construction lien periods have expired.

(c) Provided Tenant is not in default, Landlord shall pay to Tenant from the Allowance the amount
required to reimburse Tenant for the amounts paid as evidenced by the invoices provided in
subsection 18.11(b)(ii)(2) above. Further, Landlord agrees that if the amount of the Allowance
exceeds the amount so paid by Landlord to Tenant, any unused amounts shall be credited to the
account of Tenant and applied toward the first Rent due under this Lease.

ARTICLE 19: ACKNOWLEDGMENT & SIGNATURES

     THE PARTIES HERETO ACKNOWLEDGE AND DECLARE THAT ALL CLAUSES OF THE LEASE, INCLUDING THE
ATTACHED SCHEDULES, HAVE BEEN DISCUSSED AND NEGOTIATED FREELY BETWEEN THEM AND THAT EACH PARTY HAS
RECEIVED ALL NECESSARY LEGAL ADVICE FROM A LEGAL COUNSEL OF ITS CHOICE BEFORE SIGNING AND EXECUTING
THE LEASE.

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     Signed by Landlord as of the               
       day of                                         , 2008
..

	 	 	 	 	 	 	 
	 	 	160 ELGIN LEASEHOLDS INC.	 	 
	 
	 	 	 	 	 	 
	 

	 	Per:	 	 	 	 
	 

	 	 	 	 

     Name: Nathan Uhr
	 	 
	 

	 	 	 	     Title: Vice-President, Acquisition	 	 
	 
	 	 	 	 	 	 
	 

	 	Per:	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	     Name: Mona Moore	 	 
	 

	 	 	 	     Title: Leasing Manager	 	 
	 
	 	 	 	 	 	 
	 	 	I/We have authority to bind the Corporation.	 	 
	 
	 	 	 	 	 	 
	 	 	DECIMA RESEARCH INC.	 	 
	 
	 	 	 	 	 	 
	 

	 	Per:	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	     Name: Kerri Loiselle	 	 
	 

	 	 	 	     Title: Director, Special Projects	 	 
	 
	 	 	 	 	 	 
	 

	 	Per:	 	 	 	 
	 

	 	 	 	 	 	 
	 

	 	 	 	     Name:	 	 
	 

	 	 	 	     Title:	 	 

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SCHEDULE A

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SCHEDULE A-1

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SCHEDULE “B”

DEFINED TERMS

	1.	 	“Additional Rent” means all sums of money, other than Minimum Rent, payable by Tenant
pursuant to the Lease.

	2.	 	“Authorized Use” means offices used for Tenant’s current activities at the time of the
execution of this Lease and no other use, and subject to exclusivities granted or to be
granted to third party tenants and, as a further limitation to the specific purpose herein
set forth. Tenant further agrees that the Premises shall not be used for the operation of any
of the following:

	 	(a)	 	any business which is or is similar to the business carried on by a bank, or by
a trust, acceptance or loan corporation, or by a corporation or organization engaged in
the business of accepting money or deposit or lending money; or
	 
	 	(b)	 	a telecommunications common carrier, as define in the Telecommunications Act
(Canada) or any business or enterprise involved in or dealing with telecommunications;
or
	 
	 	(c)	 	any business offering management consulting or systems integrator services; or
	 
	 	(d)	 	a restaurant, cafeteria, or cocktail lounge business or the sale or delivery of
food or beverages; or
	 
	 	(e)	 	any other activities restricted by the Rules and Regulations.

	3.	 	“Broker” means the broker set forth in Section 1.11 of the Summary Provisions.

	4.	 	“Building” shall refer to the Land and to the whole of the buildings, structures,
improvements, machinery, equipment and Common Areas erected or installed on the Land,
including the buildings currently bearing the civic address(es) of 1y60 Elgin Street, Ottawa.

	5.	 	“Business Taxes” means, (a) all business, service, water and other taxes, rates, duties,
assessments and other charges that are imposed against or in respect of the improvements,
equipment and facilities of Tenant on or in the Premises or the Building or any part of either
of them or Landlord on account of its ownership of or interests in either of them; and (b)
every tax and license fee that is imposed against or in respect of business carried on in the
Premises or in respect of the use or occupancy of the Premises or any part of the Building by
Tenant or its subtenants or licensees, or against landlord on account of its ownership of the
Premises or the Building.

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	6.	 	“Capital Taxes” means an amount of the tax imposed by the federal and provincial tax
authorities upon landlord, or the owner(s) of the Building, (and if the owner or one of the
owners is a partnership, upon the partners of such partnership), which is measured by or based
in whole or in part upon the capital, surplus, reserves or indebtedness of such landlord,
owner(s) or partner(s), and including without limitation any taxes on large corporations.

	7.	 	“Commencement Date” means the date set forth in Section 1.4 of the Summary Provisions.

	8.	 	“Common Areas” means all areas, facilities, systems, improvements or equipment which Landlord
provides or designates to service the Building or which are intended for the common use or
enjoyment of the tenants of the Building. Common Areas may or may not be located in the
Building and shall include, without limitation, roadways, walkways, sidewalks, landscaped
areas, plazas, lobbies, washrooms available for use of tenants and/or public, open or enclosed
pedestrian malls, courts, arcades, tunnels, bridges, truck courts, common loading areas and
delivery facilities, driveways, customers and service ramps, stairways, escalators and
elevators available for use by the public or by tenants generally, fire detection, fire
prevention and communication facilities, common pipes, electrical, plumbing and other common
mechanical and electrical installations, equipment, and services, public seating facilities,
and all other areas and facilities from time to time provided, designated, or made available
by Landlord for the use of Tenant and other tenants or members of the public. Landlord
expressly reserving the right to eliminate, substitute or rearrange any or all of the areas so
provided and designated without claim by Tenant in respect of any such elimination,
substitution or rearrangement.

	9.	 	“Environmental Laws” means the Laws exclusively or partially governing the environment and
its protection or conservation.

	10.	 	“Expert” means any professional consultant appointed by Landlord who, in the reasonable
opinion of Landlord, is qualified to perform the specified function and where necessary is
licensed to perform a specified function in the Province of Ontario.

	11.	 	“Expiration Date” means the date set forth in Section 1.4 of the Summary Provisions.

	12.	 	“Gross Rentable Area” or “GRA” means, in connection with the Premises, the area of the
Premises expressed in square feet (or square meters) and measured in accordance with the 1980
BOMA standards of measurement as verified by the Landlord’s architect.

RIDER 30A

Notwithstanding the foregoing, the Landlord shall have the right to remeasure the Premises during
the Extension Term in accordance with the rentable area calculation under ANSI BOMA 1996 Standards
of Measurement all in accordance with Section 3.2

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	13.	 	“Improvements” means any alterations, repairs, works, replacements, changes, additions or
improvements, including, without limitation any connection of apparatus to the electrical
system (other than a connection to an existing duplex receptacle), to the plumbing lines, to
the heating, the air-conditioning or the sprinkler system or any installation of electrical
sub-meters.
	 
	14.	 	“Indemnifier(s)” Intentionally deleted.

	15.	 	“Land” shall refer to ALL AND SINGULAR that certain parcel or tract of land and premises,
situate, lying and being in the City of Ottawa, Regional Municipality of Ottawa-Carleton, and
being lot 50 Plan 2996, south side of Gloucester Street; Lots 50, 51, 52, 53, 54, 55, 56 and
57 Plan 2996, north side of Nepean Street, Lot A Plan 4556, west side of Elgin Street; and
Lots 50, 51, 52, 53, 54, 55, 56 and 57 Plan 4556, south side of Gloucester Street, City of
Ottawa, Regional Municipality of Ottawa-Carleton (save and except the lands described in
Instrument No. CR571759).
	 
	16.	 	“Landlord” means 160 Elgin Leaseholds Inc., and its successors and assigns.

	17.	 	“Landlord Costs” means with respect to any cost incurred by Landlord, the actual amount
thereof plus 15% thereof on account of management and overhead.
	 
	18.	 	“Laws” means:

	 	(a)	 	constitutions, treaties, acts, codes, ordinances, orders, decrees, edicts,
rules, by-laws and regulations, whether municipal, provincial, federal, national,
international, foreign or other;
	 
	 	(b)	 	judgments, orders, writs, injunctions, rulings, decrees, ordinances and
sentences of a tribunal, court, a government agency or a regulation department;
	 
	 	(c)	 	policies, voluntary restraints, practices of guidelines of a government agency
having the force of law; and
	 
	 	(d)	 	all provisions of the foregoing,

	 	 	which bind or affect the party or Person mentioned therein. The term “Laws” includes
Environmental Laws.

	19.	 	“Lease” refers to the present Agreement of Net Lease.

	20.	 	“Minimum Rent” means the minimum rent set forth in Section 1.5 and subject to adjustment as
set forth in Section 3.2

	21.	 	“Mortgagee” means a hypothecary or mortgage creditor (including a trustee for bondholders) of
the Landlord holding securities against the Building or part of it or a ground or underlying
lessor.

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	22.	 	“Normal Business Hours” means such hours on such days as landlord determines and being, on
the date hereof, from 8:00 A.M. to 5:00 P.M. of each business day (Sunday and holidays
excluded) and from 8:00 A.M. to 12:30 P.M. on Saturday.
	 
	23.	 	“Notice” has the meaning set forth in Section 17.12.

	24.	 	“Operating Expenses” shall mean all costs incurred by Landlord in the management, operation,
maintenance, repair, replacement, insurance, or supervision of the Building and the Common
Areas, including without limitation (but without duplication) the following:

	 	(a)	 	salaries, benefits, pensions and related personnel costs and taxes for
employees of Landlord engaged in the management, supervision, maintenance, operation,
repair, security or replacement of the Building and all service contracts as well as
the fair market rental value of space (in the Building or in another building) that is
used by Landlord or its agent or contractor in connection with the maintenance, repair,
administration and management of the Building and any taxes related thereto;
	 
	 	(b)	 	telephone, telecopier and stationery;
	 
	 	(c)	 	cleaning, building and cleaning supplies, uniforms and dry cleaning, cleaning
of windows and exterior curtain wall;
	 
	 	(d)	 	snow removal, landscaping, and lighting in the Common Areas;
	 
	 	(e)	 	garbage waste collection and disposal;
	 
	 	(f)	 	electricity, water, steam and other utilities, except as chargeable separately
to Tenant under the Lease, and any taxes on utilities which are not recoverable from
Tenant under other provisions of the Lease;
	 
	 	(g)	 	policing, security, concierge and other tenant services;
	 
	 	(h)	 	rental of any equipment, signs and decorations;
	 
	 	(i)	 	heating, ventilating and air-conditioning of the Building, including without
limitation the cost of operating, repairing, maintaining, replacing and inspecting the
machinery, equipment and other facilities, and the cost of providing condenser water
from cooling towers or chilled water for the HVAC equipment;
	 
	 	(j)	 	insurance as may be carried by landlord, such costs to include without
limitation premiums, deductibles and other related charges, in respect of or
attributable to the Building or related thereto including without limitation all risk
insurance

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	 	 	 	against fire and other perils and liabilities regarding casualties, injuries and
damages, boiler and machinery insurance and rental income insurance;
	 
	 	(k)	 	conservation of energy programs referred to in Schedule “C”;
	 
	 	(l)	 	depreciation or amortization (on a straight-line basis over the useful life or
such other period as reasonably determined by Landlord) of the costs of:

	 	(i)	 	all capitalized machinery, equipment or supplies owned by Landlord;
	 
	 	(ii)	 	replacements of all facilities serving or comprising the
Building which by their nature require periodic replacement and which are not
charged fully in the Rental Year in which they are incurred; and
	 
	 	(iii)	 	repairs, modifications and improvements which are not charged
fully during the Rental Year in which they are incurred.

	 	(m)	 	interest calculated at three percentage (3%) points above the average Prime
Rate upon the unamortized portion of the cost of all such items being amortized or
depreciated;
	 
	 	(n)	 	repairs, replacements, modernization, additional equipment or improvements
required by law or by Landlord’s insurers or which, in Landlord’s reasonable opinion,
may reduce Operating Expenses or are for the benefit or safety of Building users,
including, without limitation, the cost of communications equipment installed for the
potential benefit of the tenants in general and not for exclusive use by a particular
tenant;
	 
	 	(o)	 	professional fees except as they relate to the leasing of the Building;
	 
	 	(p)	 	deleted
	 
	 	(q)	 	any Taxes not otherwise charged directly to Tenant as per Section 5.2 of this
Lease;
	 
	 	(r)	 	repairs, maintenance and replacements of every nature to the Building,
(excluding major repairs and replacements to the structural elements of the Building
(save and except for the roof membrane), structural defects and other structural costs
necessary to comply with current and future building codes);
	 
	 	(s)	 	an administration fee of 15% of such total costs, excluding Taxes (as defined
in paragraph 36 of this Schedule B), it being understood and agreed that such
administration fee shall be deemed not to constitute duplication with any of the costs
which form part of the Operating Costs, including, without limitation, those costs set
out in paragraph 24(a) hereof.

52

 

Notwithstanding the foregoing, Operating Expenses shall exclude or have deducted therefrom as the
case may be:

	 	(i)	 	interest on debt or capital, retirement of debt and all other
debt service charges;
	 
	 	(ii)	 	costs of attracting tenants to the Building including, without
limitation, leasing and rental advertising costs, agents’ commission charges
and any other fees, salaries or expenses incurred by Landlord in leasing the
Building;
	 
	 	(iii)	 	costs for the installation of partitioning or any tenant’s
improvements;
	 
	 	(iv)	 	depreciation’
	 
	 	(v)	 	until February 28, 2011, costs and expenses properly chargeable
to capital accounts according to generally accepted accounting principles;
	 
	 	(vi)	 	until February 28, 2001, depreciation and amortization as set
out in subsection 24(l) above and interest costs as set out in subsection 24(m)
above;
	 
	 	(vii)	 	net proceeds received by Landlord from insurance policies
taken out by Landlord to the extent that such proceeds relate to costs and
expenses incurred in the maintenance and operation of the public or common
areas of the Building;
	 
	 	(viii)	 	all amounts which otherwise would be included in Operating Expenses which are
recovered by Landlord from tenants as a result of any act, commission, default
or negligence of such tenants;
	 
	 	(ix)	 	any and all costs and expenses incurred as the result of faulty
construction, improper materials and workmanship in respect of the Building or
the Premises which Landlord has received compensation for, from the party
performing such work;
	 
	 	(x)	 	other than as specifically provided for herein, any and all
costs of maintenance, repairs or replacement to structural portions or elements
and roof of the Building;
	 
	 	(xi)	 	any income taxes, corporation taxes, business taxes, Capital
Taxes or other taxes personal to landlord, ground rental, penalties relating to
the late payment by landlord of any utilities or taxes;
	 
	 	(xii)	 	any amount directly chargeable by Landlord to any tenant or
tenants of the Building as provided for in their respective leases (but, for
clarification, not recoveries from tenants);
	 
	 	(xiii)	 	any amounts paid or payable by Landlord as Sales Taxes, on account of the
purchase or supply of goods and services, the cost or expense of which have
been included in Operating Expenses; and
	 
	 	(xiv)	 	until February 28, 2011, costs incurred in the operation,
maintenance, repair and replacement of the multi-level parking structure
erected on the Lands.

For clarity, from and after March 1, 2011, the provisions of Section 24(v), (vi) and (xiv) shall no
longer apply and Landlord shall be entitled to include into Operating Expenses such costs, expenses
and interest.

53

 

	25.	 	“Person” includes any individual, firm, partnership, corporation or other entity or any
combination thereof.

	26.	 	“Premises” means those certain premises described in Section 1.1 with all improvements,
installations and equipment which are attached thereto at the Commencement Date or during the
Term.

	27.	 	“Prime Rate” means the rate of interest announced by the Royal Bank of Canada as its prime
rate for commercial corporate borrowers of demand loans in Canadian dollars.

	28.	 	“Proportionate Share of Operating Expenses” means a fraction equal to the total Gross
Rentable Area of the Premises divided by the total Gross Rentable Area of the Building.

	29.	 	“Proportionate Share of Operating Expenses” means a fraction equal to the total Gross
Rentable Area of the Premises divided by the total Gross Rentable Area of the Building.
	 
	30.	 	“Rent” means all sums of money payable by Tenant pursuant to the Lease.

	31.	 	“Rental Year” means the calendar year. However, the first Rental Year shall mean the period
from the Commencement Date to December thirty-first, and the final Rental Year shall mean the
period from the end of the next-to-last Rental year to the date of termination of this Lease.
Landlord may by written Notice to Tenant specify an annual date upon which each subsequent
Rental Year will commence, in which event the then current Rental Year for such purposes will
terminate on the day preceding such date.

	32.	 	“Rules and Regulations” means the rules and regulations adopted by Landlord pursuant to
Section 17.1. The Rules and Regulations in force on the Commencement Date of the Lease are
those set out in Schedule “D.”

	33.	 	“Sales Taxes” means any and all goods and services, sales, value-added, multi-stage
consumption, use Taxes (such as, without limitation, the Goods and Services Tax (G.S.T.)) and
any other similar taxes imposed on Landlord or Tenant with respect to Rent, to the Lease, to
the goods and services provided by landlord under the Lease including without limitation the
rental of the Premises or administrative services provided to Tenant or to tenants generally.

	34.	 	“Security” means collectively the guarantees, the fixed and floating charges, mortgages,
debentures or hypothecs and other security granted by TrizecHahn Corporation, TrizecHahn
Office Properties Ltd. and/or Telecom Properties Ltd., their successors and assigns in favor
of the Trustee.

	35.	 	“Specified Date” means such date as may be specified by Notice from Landlord to Tenant.

	36.	 	“Taxes” means all real estate taxes, Business Taxes, water or services taxes, rates and
assessments, and other taxes, charges, duties, levies or fees imposed by any lawful

54

 

	 	 	authority (whether municipal, provincial, parliamentary or otherwise) against the Building
or any part thereof (including any accessories and improvements), or in respect of the
Common Areas, or upon Landlord in respect thereof, including, where applicable, all taxes,
surtaxes, rates, assessments, duties, levies, fees, charges and impositions, general and
special, levied or imposed for schools, public betterment, general or local improvements,
save and except for Capital Taxes and income taxes.
	 
	 	 	If the system of taxation now in effect is altered and any new tax, surtax, or levy
whatsoever is imposed or levied on the Building or its owner(s) or on revenues from the
Building, in substitution for or in addition to Taxes presently levied or imposed on
immovables in the City where the Building is located, the term “Taxes” shall include such
new tax, surtax or levy.
	 
	 	 	Landlord shall have the right from time to time to allocate and re-allocate Taxes among
areas within the Building, provided such allocations are not inconsistent with legislation
dealing with assessment and taxation matter from time to time.
	 
	37.	 	“Tenant” means DECIMA RESEARCH INC. and its successors or permitted assigns.
	 
	38.	 	“Term” means the period starting on the Commencement Date and terminating at 12:00 (noon) on
the Expiration Date, subject to the terms and conditions set forth herein.
	 
	39.	 	“Trustee” means a trustee appointed by the Landlord from time to time and its successors and
assigns.

55

 

SCHEDULE “C”

UTILITIES AND SERVICES

	1.	 	Cleaning
	 
	 	 	Landlord shall, Monday through Friday except holidays in each week, cause the office portion
of the Premises, excluding storage areas and private washrooms, to be adequately cleaned,
provided the same are kept in order by Tenant. Such cleaning may be done between the hours
of 5:00 P.M. and 6:00 A.M. Windows shall be cleaned as Landlord shall determine.
	 
	2.	 	Elevators

	 	(a)	 	Landlord shall provide and maintain in working order automatic passenger
elevators for operation between the hours of 7:30 A.M. and 6:30 P.M. of each business
day, except Saturdays when the hours shall be from 8:00 A.M. to 1:00 P.M., and one such
passenger elevator will be subject to call at all other times. Landlord shall be under
no obligation to provide operators for any such passenger elevators and the fact that
Landlord may in its discretion provide operators shall in no way obligate Landlord to
continue such provision.
	 
	 	(b)	 	Freight service will be provided at such hours as Landlord may designate, and
shall be subject to a charge as determined by Landlord.
	 
	 	(c)	 	Tenant shall have the use of the elevators in common with others but Landlord
shall not be liable for any damage caused to Tenant and its officers, agents,
employees, servants, visitors or licensees by such others using the elevators in
common.

	3.	 	Electric Current

	 	(a)	 	Landlord, subject to its ability to obtain the same from its principal supplier
and to the needs of Landlord and co-tenants, shall cause the Premises to be supplied
with electric current for lighting and power. Landlord shall permit its wires and
conduits, (being normal office lighting and duplex receptacles) to be used for such
purpose.
	 
	 	 	 	The obligation of Landlord hereunder shall be subject to any rules or regulations to
the contrary of the authority providing electricity or any other municipal or
governmental authority.
	 
	 	(b)	 	As an alternative to the foregoing and at landlord’s discretion, Tenant shall
arrange at its expense, directly from the authority providing the same, for the supply
of electric current which Tenant shall pay for directly to such authority. Subject to
the needs of Landlord and co-tenants, Landlord shall permit its wires

56

 

	 	 	 	and conduits, (being normal office lighting and duplex receptacles) to be used for
such purpose.
	 
	 	(c)	 	Tenant’s use of electric current shall never exceed the safe capacity of
existing electrical wiring in the Premises. Any special wires and conduits for
Tenant’s special equipment and any required sub-meters shall be supplied and installed
by Tenant at its expense.
	 
	 	(d)	 	At Landlord’s option, Tenant shall purchase from Landlord all lamps, bulbs and
ballasts used in the Premises, and to pay for such lamps, bulbs and ballasts and the
cost of installation thereof. Any such payment by Tenant shall constitute final
acceptance by Tenant of the price therefore and shall be final and binding and without
return for any reason.

	4.	 	Energy Conservation
	 
	 	 	Tenant shall co-operate with landlord and shall participate in the implementation of
programs relating to the conservation of energy and recycling of any materials in the
Building, provided that lighting is available twenty-four (24) hours per day, seven (7) days
per week.
	 
	5.	 	Drinking Water, Towels and Other Services
	 
	 	 	At Landlord’s option, Landlord shall be the sole supplier of drinking water, towels and any
other services or materials, the right to furnish any such services or materials being
hereby expressly reserved to Landlord. When such services or materials shall be furnished
by Landlord, prices shall be competitive and accounts therefore shall be rendered by
landlord at such time as it may elect and shall be immediately payable by Tenant as
Additional Rent. Any such payment by Tenant shall constitute final acceptance by Tenant of
the price therefore and shall be final and binding and without return for any reason.
	 
	 	 	In the event that Landlord should elect not to furnish any such services or materials, only
persons authorized by Landlord will be permitted to furnish them to Tenant at Tenant’s sole
cost and expense, and only at hours and under regulations fixed by Landlord.
	 
	6.	 	Heating or Air-condition

	 	(a)	 	Landlord shall provide during Normal Business Hours a constant supply of air
that is filtered and humidified and either heated or cooled as conditions may require.
	 
	 	(b)	 	Landlord shall e under no obligation to operate the air-conditioning system in
excess of what may be, in its opinion, reasonable and normal in the circumstances and
assuming that:

57

 

	 	(i)	 	Tenant keeping all exterior windows closed at all times and
blinds fully drawn on all windows exposed to the sun during the cooling cycle,
and keeping all registers free fro obstruction so as to permit the proper flow
and circulation of air therefrom.
	 
	 	(ii)	 	the average amount of electrical energy consumed by lights and
machines in the Premises not exceeding two (2) Watts per square foot;
	 
	 	(iii)	 	the occupancy of the Premises not exceeding one person per
hundred square feet of space; and
	 
	 	(iv)	 	it being agreed that Tenant shall be responsible for addressing
Tenant’s air conditioning requirements in excess of these assumptions.

	 	(c)	 	All individual controls required by Tenant shall be installed at Tenant’s
expenses.
	 
	 	(d)	 	In case Landlord deems it necessary to run portions of the system through the
Premises in order to serve other tenants, Tenant shall permit landlord and its agents
and contractors to perform such work in the Premises.
	 
	 	(e)	 	Nothing contained in this Schedule or in the Lease shall be deemed to create
any obligation of Landlord to furnish electricity, heating, air-conditioning or any
other services to Tenant to the extent these are required by the use in the Premises of
special equipment such as computers or other electrical or similar equipment or by the
existence in the Premises of electrical, computer, storage or equipment rooms.

58

 

SCHEDULE “D”

RULES AND REGULATIONS

	1.	 	Tenant shall not perform any acts or carry on any practices which may, in the reasonable
opinion of Landlord, tend to lower the character of the Building, damage or injure the
Premises or be a nuisance or menace to other tenants or users of the Building or make or
permit any improper noises, odors, smoke or vibrations in the Building or in the Premises and
shall forthwith upon request by landlord discontinue all acts or practices in violation of
this clause and repair any damage of injury caused thereby. Without limiting the generality
of the foregoing, Tenant shall utilize no medium which can be heard or experienced outside the
Premises.

	2.	 	Tenant shall not cause unnecessary labor by reason of carelessness and indifference to the
preservation of good order and cleanliness in the Premises and in the Building.

	3.	 	No animals shall be brought or kept in or about the Building.

	4.	 	Canvassing, soliciting and peddling in the Building is prohibited and Tenant shall co-operate
to prevent the same.

	5.	 	The sidewalks, entries, passages, escalators, elevators and staircases shall not be
obstructed or used by Tenant or its clerks, servants, agents, visitors or licensees for any
other purpose than ingress to and egress from the Premises. Nothing shall be thrown by
Tenant, its clerks, servants, agents, visitors or licensees, out of the windows or doors, or
into the entries, passages, escalators, elevators or staircases of the Building. Landlord
reserves entire control of the sidewalks, entries, passages, escalators, elevators,
staircases, and corridors which are not expressly included within this Lease, and shall have
the right to make such repairs, replacements, alterations, additions, decorations and
improvements and to place such signs and appliances therein, as it may deemed advisable,
provided that ingress to and egress from the Premises is not unduly impaired thereby.

	6.	 	Tenant shall use and cause any third party to use the facilities designated by landlord to
receive, deliver, or move any material, furniture or equipment within, in or out of the
Premises or the Building, as the case may be.

	7.	 	Landlord shall have the right to prohibit any advertising of or by Tenant, which in its
opinion, tends to impair the reputation of the Building or its desirability as a building for
offices or for financial, insurance and other institutions and businesses of a like nature.
Upon written Notice from landlord, Tenant shall refrain from or discontinue such advertising.

	8.	 	No sign, advertisement or notice shall be inscribed, painted or affixed on any part of the
outside or inside of the Building, except on the directories and doors of offices, and then
only of such size, color and style as Landlord shall determine and approve.

59

 

	9.	 	The sashes, sash-doors, windows, glass doors and the lights and skylights that reflect or
admit light into the halls or other places in the Building shall not be covered or obstructed,
nor shall anything, whether books, packages, flower pots or any other articles whatsoever, be
placed upon or hung from the window sills. Without limiting the generality of the foregoing,
Tenant shall not apply or attach to the windows of the Premises any material, substance or
thing, of any nature whatsoever and shall specifically refrain from applying any film, solar
or otherwise, to the said windows.

	10.	 	Tenant shall not sell or permit the sale of retail, of newspapers, magazines, periodicals,
theatre tickets, lottery tickets or such articles as are customarily sold in tobacco shops,
soda fountains or lunch counters, or any other goods, wares or merchandise whatsoever, in or
from the Premises. Tenant shall not carry on or permit or allow any employee or other person
to carry on the business of a restaurant, a cafeteria, a cocktail lounge, or food or beverages
delivery or sale, or any business other than that specifically provided for in this lease.

	11.	 	Tenant shall not allow smoking in the interior Common Areas (including without limitation in
staircases, washrooms, and emergency exits), except in areas, if any, expressly designated by
Landlord for such purpose. Tenant is encouraged to adopt a similar non-smoking policy in
respect of the Premises. If Tenant allows smoking in the Premises, Tenant shall be
responsible for complying with all applicable laws and for the installation, at its cost, of
an adequate ventilation system, to Landlord’s satisfaction.

	12.	 	Deleted.

	13.	 	Tenant shall not mark, paint, drill into or in any way deface the walls, ceilings,
partitions, floors, woods, stone or iron work, or any other appurtenances to the Premises.

	14.	 	Tenant shall not install window shades of any color other than the typical colors from time
to time approved by Landlord. Tenant shall not install curtains or Venetian blinds without
the approval of Landlord.

	15.	 	Tenant shall not lay linoleum, rubber, cork or other floor covering so that the same shall
come in direct contact with the floor, and if linoleum, rubber, cork or other floor covering
is desired to be used, an interlining of builder’s deadening felt shall be the first affixed
to the floor by a paste or other adhesive which may be readily removed with water.

	16.	 	The water and wash closets and urinals shall not be used for any other purpose than the
purposes for which they were respectively constructed, and the expense of any breakage,
stoppage, or damage resulting from a violation of this rule by Tenant or its clerks, agents,
servants, visitors or licensees, shall be borne by Tenant.

	17.	 	If any apparatus used or installed by Tenant requires a permit as a condition for
installation, Tenant must file such permit with Landlord.

60

 

	18.	 	All persons entering and leaving the Building between the hours of 7:00 P.M. and 8:00 A.M. on
business days, and all persons entering and leaving the Building on Saturdays, Sundays and
holidays, shall register with Landlord in a manner established from time to time by Landlord.
Between the hours of 7:00 P.M. and 8:00 A.M. on business days, and on Saturdays, Sundays and
holidays, Landlord will have the right to prevent any person from entering or leaving the
Building unless provided with a key or an electronic pass to the Premises to which such person
seeks entrance, or a pass issued and signed by Tenant upon the letterhead of Tenant and
countersigned by Landlord. Any persons found in the Building at such times without such keys
or passes will be subject to the surveillance of the employees and agents of Landlord. This
rule is made for the protection of Tenant, but Landlord shall be under no responsibility for
failure to enforce it.

	19.	 	Landlord shall have power to prescribe the weight and position of safes and other heavy
equipment, which shall be placed and stood only on such plank strips or skids or element of
the structure, as landlord may prescribe, to distribute the weight properly. All damage done
to the Building by taking in or moving out a safe or any other Article of Tenant’s equipment
or merchandise, or due to its being on the Premises, shall be repaired at the expense of
Tenant. The moving of safes shall occur only during such hours as Landlord may from time to
time establish and upon previous Notice to Landlord, and the persons employed to move the
safes in and out of the Building must be acceptable to landlord. Safes will be moved through
the halls and corridors only upon steel hearing plates. No freight or bulky matter of any
description will be received into the Building or carried in the elevators, except during
hours approved by Landlord.

	20.	 	Notice shall be given by Tenant to landlord with respect to Tenant’s intention to place any
heavy material or thing within the Premises and all details and specifications thereof shall
be supplied to Landlord’s structural engineers for its approval. Any and all engineer’s costs
for consultation shall be borne by Tenant.

	21.	 	Tenant agrees to observe all reasonable Rules and Regulations regarding the security and
protection of the Building and the tenants thereof including without limitation the right of
Landlord to search the Person of and/or any Article carried by any Person entering or leaving
the Building.

	22.	 	The Tenant shall not bring into or store in the Premises any inflammable liquid or dangerous
or explosive materials, or cleaners, solvents or other chemicals or matters which may be
considered as pollutants or contaminants or as hazardous wastes under any laws, by-laws,
ordinances or regulations, or any items or fixtures that, by reason of their nature, weight,
size or use, may constitute a nuisance (including, without limitation, noises, vibrations or
offensive odors) or damage or endanger any part of the Building.

	23.	 	Tenant agrees that the Rules and Regulations hereinabove stipulated, and such other and
further Rules and Regulations as Landlord may make, being in its judgment needful for the
reputation, safety, care or cleanliness of the Building and Premises, or the operation,
maintenance or protection of the Building and its equipment, or the comfort of tenants,

61

 

	 	 	shall be faithfully observed and performed by Tenant, and by its clerks, servants, agents,
visitors and licensees. Landlord shall have the right to change said rules and to waive in
writing or otherwise, any or all of the said rules in respect of any one or more tenants,
and Landlord shall not be responsible to Tenant for non-observance or violation of any of
aid Rules and Regulations shall not be deemed to limit any obligation or provision of this
Lease to be performed or fulfilled by Tenant.

62

 

SCHEDULE “E”

ACCEPTANCE FORM

	 	 	 	 	 	 	 	 	 
	 	NAME OF OWNER OR OF HEAD OFFICE	 	 	AMOUNT RECEIVABLE NUMBER	 
	 	 
	 	 	 	 	 	 	 
	 	NAME AND NUMBER OF TENANT

	 	 	DATE OF LEASE
	 	 	MONTHLY CHARGES	 
	 	 
	 	 	 	 	 	 	 
	 	ADDRESS OF PREMISES

	 	 	 	 	 	DATE OF LAST RENT PAYMENT	 
	 	 
	 	 	 	 	 	 	 
	 	ADDRESS OF HEAD OFFICE

	 	 	 	 	 	BANK ACCOUNT NUMBER	 
	 	 
	 	 	 	 	 	 	 
	 	TRANSIT NUMBER

	 	 	BANK AND BRANCH	 	 	 	 
	 	 
	 	 	 	 	 	 	 
	 	NAME APPEARING IN BANK RECORDS	 	 	 	 
	 	 
	 	 	 	 	 	 	 
	 	SIGNATURE OF TREASURER
	 	 	 	 	 	 	 
	 	 
	 	 	 	 	 	 	 
	 

APPLICATION FOR PARTICIPATION

IN THE PRE-AUTHORIZED PAYMENT PROGRAM

I hereby
authorize                                          and/or The Royal Bank of Canada to debit my account at
the financial institution described hereinbelow, in accordance with the AUTHORIZATION TO PAY found
below, in order to remit the amounts payable pursuant to the lease agreement between
                                        
and                           
              . Please
include a sample check from your bank or your trust company.

AUTHORIZATION TO HONOR MY CHECKS

	 	 	 	 	 
	NAME OF BANK:
	 	 	 	 
	 

	 	 

	 	 
	 
	 	 	 	 
	BRANCH AND ADDRESS:
	 	 	 	 
	 

	 	 	 	 

I hereby request and authorize you to pay and debit from my account, at your branch or at any other
branch of your institution where my account might be transferred, all checks drawn on your
institution in my name and payable to the order of TIRZEC HAHN CORPORATION, which are presented to
you for payment or any amount specified on any magnetic tape or other computer tape for remittal
to, as the case may be, or the Royal Bank of Canada.

63

 

As consideration for our services hereunder, it is agreed that your handling of each check and/or
computer tape, and your rights regarding such checks, shall be the same as if they were personally
signed by me, asking you and authorizing you to pay such sums and to credit them to the beneficiary
by debiting my account, and any failure to pay them shall not give rise to any liability on your
part, whatever the loss or damage suffered.

If the above-mentioned financial institution is not one subject to the Bank Act (Canada), the word
“check” as used in the present authorization shall include the word “order” which would be a check
within the meaning of Section 165 of the Bills of Exchange Act (Canada).

Any delivery to you of the present authorization shall constitute a delivery by the undersigned.

Signed this
day
                                         of                        
                 
, 200 ___.

(The signature must be the same as the one appearing on the signature card of the financial
institution in question.)

	 	 	 	 	 
	 

	 	 

Authorized signature(s)
	 	 

64

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