Document:

Master Datacenter Lease, dated March 31,2011

 Exhibit 10.62 
 Confidential Treatment Requested 
 by The Telx Group, Inc. 

Master Datacenter Lease for Premises 
 In Multiple Multi-occupant Datacenter Rooms 
  

 
 2323 BRYAN
STREET 
  
  

MASTER DATACENTER LEASE  
 Between 
 DIGITAL – BRYAN STREET PARTNERSHIP, L.P. 

as Landlord 
 and
 
 TELX – DALLAS, LLC 
 as Tenant 
 Dated 

March 31, 2011 

 2323 BRYAN STREET 

MASTER DATACENTER LEASE 
 This Master Datacenter Lease (this “Lease”) is entered into as of the Effective Date specified in Item 4 of the Basic Lease Information (the “Effective Date”), by
and between Landlord (defined in Item 1 of the Basic Lease Information, below) and Tenant (defined in Item 2 of the Basic Lease Information, below): 
 RECITALS 
 A. Landlord is the owner of the Land (defined in Item 20 of
the Basic Lease Information, below). The Land is improved with, among other things, the Building (defined in Item 21 of the Basic Lease Information, below). The Land, the Building, and Landlord’s personal property thereon or therein may be
referred to herein as the “Property.” 
 B. Tenant desires to lease (i) certain Premises (defined in
Section 1.1 of the Standard Lease Provisions, below) in the Building; and (ii) certain Pathway (defined in Section 1.1 of the Standard Lease Provisions, below) between the Premises and the Meet-Me Room (defined in Item 23 of the
Basic Lease Information, below), for the purpose of connection to other communications networks during the Term (as defined in Section 2.1 of the Standard Lease Provisions, below). 

C. Tenant acknowledges that Tenant will be required to cause the Landlord’s interests in the Existing Occupancy Agreements (as
defined Section 10.6 of the Standard Lease Provisions, below) to be assigned to Tenant following the Commencement Date. 

NOW, THEREFORE, in consideration of the covenants and agreements hereinafter set forth, Landlord and Tenant agree as follows: 

BASIC LEASE INFORMATION 
  

					
	1. Landlord:	  	 Digital – Bryan Street Partnership, L.P., a Texas limited partnership

(“Landlord”)

		
	2. Tenant:	  	 telx – Dallas, LLC, a Delaware limited liability company (“Tenant”)

Tenant represents that it has been validly formed or incorporated under the laws of
 the State of Delaware.

			
	3. Tenant Address:	  	 telx – Dallas, LLC
 c/o
The Telx Group, Inc.
 1 State Street, 21st Floor
 New
York, New York 10004
 Contact Name: Christopher W. Downie,
 President & Co-Manager
 Phone
No:                                        

 Facsimile No: (212) 480-8384
	  	 with a copy to
 GI Manager
L.P.
 2730 Sand Hill Road
 Suite
280
 Menlo Park, California 94025

Contact Names: Howard Park and

David Mace
 Phone
No:                                    

Facsimile: (650) 233-3601

		
	 4. Effective Date/
 Commencement Date:
  
 Effective Date:
 (Sign Date)
	  	 March 31, 2011 (being the latest date of the parties’ execution dates, as set forth on

the signature page of this Lease)

  
 -i-

							
	 Commencement Date:
 (Lease Start)
	 	April 1, 2011 (the “Commencement Date”)
		
	5. Term:	 	Approximately one hundred eighty-eight (188) months (commencing on the Commencement Date and expiring on November 30, 2026).
		
	6. Extension Term:	 	Two (2) Extension Options (defined in Section 2.2.1 of the Standard Lease Provisions, below), each to extend the Term for an Extension Term (defined in Section 2.2.1 of
the Standard Lease Provisions, below) of 120 months pursuant to Section 2.2, below.
		
	7. Tenant Space:	 	Subject to the Existing Occupancy Agreements (as defined in Section 10.6, below), the Premises described in Item 7(a), below, and the Pathway described in Item 7(b),
below
		
	 (a) Premises:
	 	 The Premises consists of an aggregate of approximately 19,327 square feet of space on the sixth (6th), seventh
(7th) and eleventh (11th) floors of the Building, known at the Building as:

 
 (i)     Suite 650,
comprised of approximately 6,233 square feet on the sixth (6th) floor of the Building, as set forth on Exhibit “A” (“Suite 650”);
  

(ii)    Suite 700, comprised of approximately 7,884 square feet on the seventh
(7th) floor of the Building, as set forth on Exhibit
“AA” (“Suite 700”); and
  
 (iii)  Suite 1100, comprised of approximately 6,218 square feet on the eleventh (11th) floor of the Building, excluding that certain 1,008 square-foot caged area known as Cage 01100-A
(as set forth on Exhibit “AAA”, “Cage 01100-A”), for a net square footage of approximately 5,210 square feet, as set forth on Exhibit “AAA” (“Suite 1100”; together
with Suite 650 and Suite 700, collectively, the “Premises”, and each, individually, a “Suite”). For the avoidance of doubt, the term “Suite 1100” and the term “Suite”, as it relates
to Suite 1100, shall mean and refer to the datacenter room set forth on Exhibit “AAA”, excluding Cage 01100-A.

		
	 (b) Pathway:
	 	As described on Exhibit “C” (the “Pathway”).
		
	8. Intentionally Deleted.	 	Intentionally Deleted.
		
	9. Base Rent:	 	 The Base Rent shall be comprised of the following:

 
 a. Suite 650 Base Rent: the Base Rent applicable to the Suite
650 Tenant Space (the “Suite 650 Base Rent”) shall be as follows:
  

					
	 Period
	  	Monthly Suite 650
Base
Rent	 
	 04/01/11 – 03/31/12
	  	 	[***	] 
	 04/01/12 – 03/31/13
	  	 	[***	] 
	 04/01/13 – 03/31/14
	  	 	[***	] 
	 04/01/14 – 03/31/15
	  	 	[***	] 
	 04/01/15 – 03/31/16
	  	 	[***	] 
	 04/01/16 – 03/31/17
	  	 	[***	] 
	 04/01/17 – 03/31/18
	  	 	[***	] 

  

	[***]	Information has been omitted and filed separately with the Securities and Exchange Commission. Confidential treatment has been requested with respect to the omitted
portions. 

  
 -ii-

					
	 04/01/18 – 03/31/19
	  	 	[***	] 
	 04/01/19 – 03/31/20
	  	 	[***	] 
	 04/01/20 – 03/31/21
	  	 	[***	] 
	 04/01/21 – 03/31/22
	  	 	[***	] 
	 04/01/22 – 03/31/23
	  	 	[***	] 
	 04/01/23 – 03/31/24
	  	 	[***	] 
	 04/01/24 – 03/31/25
	  	 	[***	] 
	 04/01/25 – 03/31/26
	  	 	[***	] 
	 04/01/26 – 11/30/26
	  	 	[***	] 

 b. Suite 700 Base
Rent: the Base Rent applicable to the Suite 700 Tenant Space (the “Suite 700 Base Rent”) shall be as follows: 
  

					
	 Period
	  	Monthly Suite 700
Base
Rent	 
	 04/01/11 – 03/31/12
	  	 	[***	] 
	 04/01/12 – 03/31/13
	  	 	[***	] 
	 04/01/13 – 03/31/14
	  	 	[***	] 
	 04/01/14 – 03/31/15
	  	 	[***	] 
	 04/01/15 – 03/31/16
	  	 	[***	] 
	 04/01/16 – 03/31/17
	  	 	[***	] 
	 04/01/17 – 03/31/18
	  	 	[***	] 
	 04/01/18 – 03/31/19
	  	 	[***	] 
	 04/01/19 – 03/31/20
	  	 	[***	] 
	 04/01/20 – 03/31/21
	  	 	[***	] 
	 04/01/21 – 03/31/22
	  	 	[***	] 
	 04/01/22 – 03/31/23
	  	 	[***	] 
	 04/01/23 – 03/31/24
	  	 	[***	] 
	 04/01/24 – 03/31/25
	  	 	[***	] 
	 04/01/25 – 03/31/26
	  	 	[***	] 
	 04/01/26 – 11/30/26
	  	 	[***	] 

 c. Suite 1100
Base Rent: the Base Rent applicable to the Suite 1100 Tenant Space (the “Suite 1100 Base Rent”) shall be as follows: 
  

					
	 Period
	  	Monthly Suite 1100
Base
Rent	 
	 04/01/11 – 03/31/12
	  	 	[***	] 
	 04/01/12 – 03/31/13
	  	 	[***	] 
	 04/01/13 – 03/31/14
	  	 	[***	] 
	 04/01/14 – 03/31/15
	  	 	[***	] 
	 04/01/15 – 03/31/16
	  	 	[***	] 
	 04/01/16 – 03/31/17
	  	 	[***	] 
	 04/01/17 – 03/31/18
	  	 	[***	] 
	 04/01/18 – 03/31/19
	  	 	[***	] 
	 04/01/19 – 03/31/20
	  	 	[***	] 
	 04/01/20 – 03/31/21
	  	 	[***	] 
	 04/01/21 – 03/31/22
	  	 	[***	] 
	 04/01/22 – 03/31/23
	  	 	[***	] 
	 04/01/23 – 03/31/24
	  	 	[***	] 
	 04/01/24 – 03/31/25
	  	 	[***	] 
	 04/01/25 – 03/31/26
	  	 	[***	] 
	 04/01/26 – 11/30/26
	  	 	[***	] 

  

	[***]	Information has been omitted and filed separately with the Securities and Exchange Commission. Confidential treatment has been requested with respect to the omitted
portions. 

  
 -iii-

					
	10. Intentionally Deleted.	  	Intentionally Deleted.
		
	11. Prepaid Rent:	  	$[***] due and payable upon Tenant’s execution of this Lease, consisting of Base Rent for the month of April 2011.
		
	 12. Datacenter Rules and 
 Regulations:
	  	This term shall mean Landlord’s rules and regulations for the Premises (the “Datacenter Rules and Regulations”), as such Datacenter Rules and
Regulations may be amended from time to time by Landlord in accordance with Section 6.2 of the Standard Lease Provisions. The current version of the Datacenter Rules and Regulations is attached hereto as Exhibit
“H”.
		
	13. Intentionally Deleted.	  	Intentionally Deleted.
		
	14. Intentionally Deleted.	  	Intentionally Deleted.
		
	15. Eligibility Period:	  	 The Eligibility Period is equal to “any part of any twenty-four (24) consecutive hour period”.

 
 For example, if the Interruption of Landlord’s Service continues for 1 minute,
one day’s Base Rent shall be abated; and if such interruption continues for a consecutive period of 24 hours and 3 minutes, two days’ Base Rent shall be abated.

 
 The maximum Base Rent abatement for any twenty-four (24) hour period regardless of
the number or length of interruptions in such twenty-four (24) hour period shall not exceed one day’s Base Rent. For example, if such interruption occurs for 53 minutes, service is restored but such interruption occurs again within the same
twenty-four (24) hour period, the Base Rent abatement for such twenty-four (24) hour period shall be one day’s Base Rent.
  

Additionally, in the event that the Interruption of Landlord’s Service affects one or more, but not all, of the Suites, the Base Rent abatement shall
an abatement of the Base Rent attributable to the Suite(s) affected by such Interruption of Landlord’s Service. For example, if Tenant experiences an Interruption of Landlord’s Service only in Suite 650 (i.e., no corresponding Interruption
of Landlord’s Service in any other Suite), then the abatement to which Tenant would be entitled will be an abatement of Suite 650 Base Rent, but not an abatement of Suite 700 Base Rent or Suite 1100 Base Rent.

			
	 16. Landlord’s Address 
 for Notices:
	  	 Digital – Bryan Street Partnership, L.P.
 c/o Digital Realty Trust, L.P.
 2323 Bryan Street

Suite 100
 Dallas, TX 75201

Attention: Property Manager
 Facsimile No. (214)
855-1236
 E-mail: leaseadministration@digitalrealtytrust.com
	  	 With copies to:
  

Digital Realty Trust, L.P.
 2323 Bryan
Street
 Suite 1800
 Dallas, TX
75201
 Attn: Asset Manager
 Facsimile
No. (214) 231-1345
  
 And:

 
 Stutzman, Bromberg, Esserman &

Plifka, A Professional Corporation
 2323 Bryan
Street, Suite 2200
 Dallas, TX 75201

		
	[***]	  	Information has been omitted and filed separately with the Securities and Exchange Commission. Confidential treatment has been requested with respect to the omitted
portions.

  
 -iv-

					
		  		  	 Attention: Noah K. Hansford

Facsimile No. (214) 969-4999

			
	 17. Landlord’s Address
 for Payment of Rent:
	  	 ACH Payments:
  

Bank of America NT & SA
 1850 Gateway
Blvd.
 Concord, CA 94520-3282
  

Routing Number:
 Account Number:

Account Name:
 Regarding/Reference:

 
 Wire Payments:

 
 Bank of America NT&SA
 100 West 33rd
St.
 New York, NY 10001
  

Routing Number:
 SWIFT:

Account Number:
 Account Name:

Regarding/Reference:
  
 Check Payments:
  

Digital – Bryan Street Partnership, L.P.
 PO
Box 849915
 Dallas, TX 75284-9915
  

Overnight Address:
  

Bank of America Lockbox Services
 Lockbox
849915
 1401 Elm Street, 5th Fl.
 Dallas,
TX 75202
  
 Contact Information

 
 Director of Cash Management
 Digital Realty Trust
 560 Mission Street, Suite 2900

San Francisco, CA 94105
 P: (415)
738-6509
 F: (415) 495-3687

		
	18. Brokers:	  	
		
	 (a) Landlord’s Broker:
	  	None.
		
	 (b) Tenant’s Broker:
	  	None.
		
	19. Common Area:	  	That part of the Property designated by Landlord from time to time for the common

  
 -v-

			
		  	use of all tenants, including among other facilities, the sidewalks, service corridors, curbs, truckways, loading areas, private streets and alleys, lighting facilities,
mechanical and electrical rooms, janitors’ closets, halls, lobbies, delivery passages, elevators, drinking fountains, meeting rooms, public toilets, parking areas and garages, decks and other parking facilities, landscaping and other common
rooms and common facilities (the “Common Area”).
		
	20. Land:	  	 The land (“Land”) located at:
 2323 Bryan Street, Dallas, Texas

		
	21. Building:	  	2323 Bryan Street: A twenty-six (26)–story building consisting of approximately 477,107 rentable square feet (the
“Building”).
		
	22. Intentionally Deleted.	  	Intentionally Deleted.
		
	23. Meet-Me Room:	  	Suite 2440 of the Building located on the twenty-fourth (24th) floor of the Building serves as the common interconnection area for Building tenants.
		
	24. Landlord Group:	  	Landlord, Digital – Bryan Street, LLC, Digital Realty Trust, L.P., Digital Realty Trust, Inc., and their respective directors, officers, shareholders, members, employees,
agents, constituent partners, affiliates, beneficiaries, trustees and representatives (the “Landlord Group”).
		
	25. Tenant Parent/Guarantor:	  	The Telx Group, Inc., a Delaware corporation (“Tenant Parent”; also referred to herein as “Guarantor”)
		
	26. MMR Lease:	  	That certain Master Meet-Me-Room Lease dated November 20, 2006, by and between Landlord, as landlord, and Tenant, as tenant, related to certain premises in the Building (as
amended and modified from time to time, the “MMR Lease”)
		
	 27. Tenant’s Proportionate
 Share:
	  	6.25% (“Tenant’s Proportionate Share”). Landlord and Tenant acknowledge that Tenant’s Proportionate Share is a “deemed” share,
which has been calculated by taking into consideration the rentable square feet of all space that is included collectively in and/or serving the Premises. 

 This Lease shall consist of the foregoing Basic Lease Information, and the provisions of the Standard Lease Provisions (the “Standard Lease Provisions”) (consisting of Sections 1 through
17 which follow) and Exhibits “A” through “J”, inclusive, all of which are incorporated herein by this reference as of the Effective Date. In the event of any conflict between the provisions of the Basic
Lease Information and the provisions of the Standard Lease Provisions, the Standard Lease Provisions shall control. Any initially capitalized terms used herein and not otherwise defined in the Basic Lease Information shall have the meanings set
forth in the Standard Lease Provisions. 
 [no further text on this page] 

  
 -vi-

 STANDARD LEASE PROVISIONS 

 

	1.	LEASE OF PREMISES. 

1.1 Tenant Space. In consideration of the covenants and agreements to be performed by Tenant, and upon and subject to the
terms and conditions of this Lease, Landlord hereby leases to Tenant for the Term (defined in Section 2.1, below), (i) Premises (as defined in Item 7(a) of the Basic Lease Information and (ii) Pathway (as defined in
Item 7(b) of the Basic Lease Information). The Premises and the Pathway are referred to herein collectively as the “Tenant Space.” 
 1.2 Condition of Tenant Space. Tenant has inspected the Tenant Space and accepts the Tenant Space in its “AS IS, WHERE IS” condition. Tenant acknowledges and agrees that (i) no
representation or warranty (express or implied) has been made by Landlord as to the condition of the Property, the Building or the Tenant Space or their suitability or fitness for the conduct of Tenant’s Permitted Use, its business or for any
other purpose and (ii) except as specifically set forth herein, Landlord shall have no obligation to construct or install any improvements in or to make any other alterations or modifications to the Tenant Space. The taking of possession of the
Tenant Space by Tenant shall conclusively establish that the Tenant Space and the Building were at such time in good order and clean condition. 
 1.3 Interconnections. Tenant acknowledges and agrees that all interconnections between the systems of Tenant and those of other tenants of the Building and all Permitted Interconnections (as
defined in Section 10.5, below) must be made in the Meet-Me Room. Subject to the terms and conditions of the MMR Lease, Tenant is the current operator of the Meet-Me Room. The foregoing notwithstanding, Tenant acknowledges that in the event
that the Meet-Me Room is operated by an entity other than Tenant (a “Successor MMR Operator”), all operations in the Meet-Me Room (including all MMR Services, as defined in Section 6.1, below), and all Tenant presence,
including pathway, in the Meet-Me Room (other than connections made in Landlord’s Meet-Me Room interconnection rack) will be governed and controlled by Successor MMR Operator; each and all of which is subject to such agreements and costs as are
required, from time to time, by Successor MMR Operator.  
 1.4 Intentionally Deleted.  

1.5 Quiet Enjoyment; Access. Subject to all of the terms and conditions of this Lease, Tenant shall quietly have, hold and enjoy
the Tenant Space without hindrance from Landlord or any person or entity claiming by, through or under Landlord. Subject to the terms and conditions of this Lease (including, without limitation, the Datacenter Rules and Regulations (Item 12 of the
Basic Lease Information)) and Landlord’s Access Control Systems (defined in Section 7.1, below) and Force Majeure (as defined in Section 17.14 below), Tenant shall have access to the Tenant Space twenty-four (24) hours per day,
seven (7) days per week. 
 1.6 Common Area. The Common Area, as defined in Item 19 of the Basic Lease
Information hereof, shall be subject to Landlord’s sole management and control and shall be operated and maintained in such manner as Landlord in Landlord’s reasonable discretion shall determine. Landlord reserves the right to change from
time to time the dimensions and location of the Common Area, to construct additional stories on the Building and to place, construct or erect new structures or other improvements on any part of the Land without the consent of Tenant, provided,
however, that such changes shall not have a material adverse effect on Tenant’s use of the Tenant Space for the Permitted Use. Tenant, and Tenant’s employees, invitees and Permitted Licensees shall have the nonexclusive right to use the
Common Area as constituted from time to time, such use to be in common with Landlord, other tenants of the Building and other persons entitled to use the same, and subject to such reasonable rules and regulations governing use of the Common Areas as
Landlord may from time to time prescribe. Tenant shall not solicit business or display merchandise within the Common Area, or distribute handbills therein, or take any action which would interfere with the rights of other persons to use the Common
Area without the prior consent of Landlord and provided that such actions are subject to the terms of the MMR Lease. Landlord 

  
 -1-

 
may temporarily close any part of the Common Area for such periods of time as may be necessary to prevent the public from obtaining prescriptive rights or to make repairs or alterations;
provided, however, at all times Tenant shall have access to the Premises via some portion of the Common Area. 
 1.7 Existing
Cages and Cabinets. Effective as of the Commencement Date, Landlord hereby sells, transfers and conveys all cages and cabinets in the Premises that are owned by Landlord and which are present in the Premises on the Commencement Date
(collectively, the “Existing Cages & Cabinets”) to Tenant. Tenant hereby accepts the Existing Cages & Cabinets in their “AS IS, WHERE IS” condition on the Commencement Date, and expressly acknowledges
that Landlord MAKES NO WARRANTY OR REPRESENTATION REGARDING THE CONDITION THEREOF, EXPRESS OR IMPLIED, OR ARISING BY OPERATION OF LAW, INCLUDING, BUT NOT LIMITED TO, ANY WARRANTY OF QUANITY, QUALITY, CONDITION, HABITABILITY, MERCHANTABILITY,
SUITABILITY OR FITNESS FOR A PARTCULAR PURPOSE. As such, from and after the Commencement Date, the Existing Cages and Cabinets shall be deemed to be part of Tenant’s Personal Property (as defined in Section 8.4, below). 

 

	2.	TERM. 

 2.1 Term.
The term of this Lease, and Tenant’s obligation to pay Rent under this Lease, shall commence on the Commencement Date and shall continue in effect for the period specified in Item 5 of the Basic Lease Information (the
“Term”), unless this Lease is earlier terminated as provided herein. 
 2.2 Extension Options.

 2.2.1 Subject to and in accordance with the terms and conditions of this Section 2.2, Tenant shall
have the number of options (each, an “Extension Option”) specified in Item 6 of the Basic Lease Information to extend the Term of this Lease with respect to the entire Tenant Space, each for an additional term of one hundred
twenty (120) calendar months (collectively the “Extension Terms”, each an “Extension Term”), upon the same terms, conditions and provisions applicable to the then current Term of this Lease (except as provided
otherwise herein). The Base Rent payable with respect to the Tenant Space for each year of the Extension Term (the “Option Rent”) shall be increased hereunder as of the first
(1st) day of each such year to be equal to one
hundred three percent (103%) of the Base Rent payable for the immediately preceding year of the Term of the Lease, as extended. 
 2.2.2 Tenant may exercise each Extension Option only by delivering to Landlord a written notice (an “Option Exercise Notice”) at least twelve (12) calendar months prior to the then
applicable expiration date of the Term, specifying that Tenant is irrevocably exercising its Extension Option so as to extend the Term of this Lease by an Extension Term on the terms set forth in this Section 2.2. In the event that Tenant shall
duly exercise an Extension Option, the Term shall be extended to include the applicable Extension Term (and all references to the Term in this Lease shall be deemed to refer to the Term specified in Item 5 of the Basic Lease Information, plus
all duly exercised Extension Terms). In the event that Tenant shall fail to deliver an Option Exercise Notice within the applicable time period specified herein for the delivery thereof, time being of the essence, at the election of Landlord, Tenant
shall be deemed to have forever waived and relinquished such Extension Option, and any other options or rights to renew or extend the Term effective after the then applicable expiration date of the Term shall terminate and shall be of no further
force or effect. 
 2.2.3 Tenant shall have the right to exercise any Extension Option only with respect to the entire Tenant
Space leased by Tenant at the time that Tenant delivers an Option Exercise Notice. If Tenant duly exercises an Extension Option, Landlord and Tenant shall execute an amendment reflecting such exercise. Notwithstanding anything to the contrary
herein, any attempted exercise by Tenant of an Extension Option shall, at the election of Landlord, be invalid, ineffective, and of no force or effect if, on the date on which Tenant delivers an Option Exercise Notice or on the date on which the
Extension Term is scheduled to commence there shall be an uncured Event of Default by Tenant under this Lease. 

  
 -2-

	3.	BASE RENT AND OTHER CHARGES. 

 3.1 Base Rent. Commencing on the Commencement Date, Tenant shall pay to Landlord base rent (the “Base Rent”) for the Tenant Space in the amount set forth in Item 9 of the
Basic Lease Information. All such Base Rent shall be paid to Landlord in monthly installments in advance on the first day of each and every month throughout the Term of this Lease; provided, however, that (a) the first non-abated monthly
installment of Base Rent shall be payable upon Tenant’s execution of this Lease, and (b) if the Term of this Lease does not commence on the first day of a calendar month, the Base Rent for such partial calendar month shall (i) be
calculated on a per diem basis determined by dividing the Base Rent above by the total number of days in such calendar month and multiplying such amount by the number of days remaining in such calendar month from and after (and including) the
Commencement Date, and (ii) be paid by Tenant to Landlord on the Commencement Date. Except as set forth in this Section 3.1, Tenant shall not pay any installment of Rent (defined in Section 3.3, below) more than one (1) month in
advance. 
 3.2 Intentionally Deleted. 
 3.3 Payments Generally. Base Rent, all forms of Additional Rent (defined in this Section 3.3, below) payable hereunder by Tenant and all other amounts, fees, payments or charges payable
hereunder by Tenant shall (i) each constitute rent payable hereunder (and shall sometimes collectively be referred to herein as “Rent”), (ii) be payable to Landlord when due without any prior notice or demand therefor in
lawful money of the United States without any abatement, offset or deduction whatsoever (except as specifically provided otherwise herein), and (iii) be payable to Landlord at the address of Landlord specified in Item 17 of the Basic Lease
Information (or to such other person or to such other place as Landlord may from time to time designate in writing to Tenant). No receipt of money by Landlord from Tenant after the termination of this Lease, the service of any notice, the
commencement of any suit, or a final judgment for possession shall reinstate, continue or extend the Term of this Lease or affect any such notice, demand, suit or judgment. No partial payment by Tenant shall be deemed to be other than on account of
the full amount otherwise due, nor shall any endorsement or statement on any check or any letter accompanying any check or payment be deemed an accord and satisfaction, and Landlord shall be entitled to accept such payment without compromise or
prejudice to any of the rights of Landlord hereunder or under any Applicable Laws (defined in Section 6.3.1, below). In the event that the Commencement Date or the expiration of the Term (or the date of any earlier termination of this Lease)
falls on a date other than the first or last day of a calendar month, respectively, the Rent payable for such partial calendar month shall be prorated based on a per diem basis. For purposes of this Lease, all amounts (other than Base Rent) payable
by Tenant to Landlord pursuant to this Lease, whether or not denominated as such, shall constitute “Additional Rent.” 
 3.4 Late Payments. Tenant hereby acknowledges and agrees that the late payment by Tenant to Landlord of Base Rent or Additional Rent (or any other sums due hereunder) will cause Landlord to incur
administrative costs not contemplated under this Lease and other damages, the exact amount of which would be extremely difficult or impractical to fix. Landlord and Tenant agree that if Landlord does not receive any such payment on or before the
date that is five (5) days after the date on which such payment is due (a “Late Charge Delinquency”), Tenant shall pay to Landlord, as Additional Rent, (i) a late charge (“Late Charge”) equal to five
percent (5%) of the amount overdue to cover such additional administrative costs and damages, and (ii) interest on all such delinquent amounts at an interest rate (the “Default Rate”) equal to the lesser of (a) one
and one-half percent (1 1/2 %) per month or
(b) the maximum lawful rate from the date such amounts are first delinquent until the date the same are paid. In no event, however, shall the charges permitted under this Article 3 or elsewhere in this Lease, to the extent the same are
considered to be interest under applicable law, exceed the maximum lawful rate of interest. Landlord’s acceptance of any Late Charge, or interest pursuant to this Section 3.4, shall not be deemed to constitute a waiver of Tenant’s
default with respect to the overdue amount, nor prevent Landlord from exercising any of the other rights and remedies available to Landlord hereunder or under any Applicable Laws. Notwithstanding anything herein to the contrary, Landlord agrees to
waive the default interest and late charges for one (1) late payment hereunder during any consecutive twelve (12) calendar month period during the Term provided such late payment is paid in full within five (5) business days after
written notice to Tenant of such failure. 

  
 -3-

 3.5 Utilities. 

3.5.1 Definitions. 
 3.5.1.1 The term “Suite Utility Charges” shall mean, for each Suite, the actual costs of all utilities serving, provided to and/or used in the Suite (i.e., based on the metering equipment
that measures all utilities, including electrical and mechanical power, being used by the Suite and any support space dedicated to such Suite, such as electrical or mechanical rooms), as set forth on the applicable utility bill(s) for the Suite.

 3.5.1.2 The term “Utility Charges Base Year” is stipulated to be the calendar year within which the
Effective Date occurs. 
 3.5.1.3 The term “Actual Suite Utility Charges” shall mean, with respect to each
calendar month during the Term of the Lease, the actual Suite Utility Charges for a Suite for such month. 
 3.5.1.3 The term
“Suite Utility Charges – Base Year Average” shall mean the average (i.e., mean) Actual Suite Utility Charges for a Suite during the Utility Charges Base Year. 

3.5.1.4 The term “Tenant’s Monthly Utility Charges Payment”, as it relates to each Suite, shall mean, with respect
to each calendar month during the Term of this Lease, an amount equal to the positive difference (if any) obtained by subtracting the Suite Utility Charges – Base Year Average from the Actual Suite Utility Charges applicable to such calendar
month. 
 3.5.2 As soon after the expiration of the Utility Charges Base Year as is reasonably possible, Landlord shall provide
to Tenant a statement of (i) the Actual Suite Utility Charges for each Suite for each calendar month of the Utility Charges Base Year, and (ii) the calculated Suite Utility Charges – Base Year Average for each Suite. 

3.5.3 If, after the expiration of the Utility Charges Base Year, the Actual Suite Utility Charges for a Suite during any calendar month
are greater than the Suite Utility Charges – Base Year Average for such Suite, Tenant shall be obligated to pay to Landlord, as Additional Rent, an amount equal to Tenant’s Monthly Utility Charges Payment. Tenant shall pay to Landlord each
Tenant’s Monthly Utility Charges Payment within thirty (30) days following Tenant’s receipt of Landlord’s invoice therefor. 
 3.5.3 Generator Fuel. Additionally, Tenant shall pay the cost of all fuel used by the Back-up Power (defined in Section 7.2) systems serving, providing electricity to, and/or generating
electricity which is used in, for or serving, the Tenant Space, except to the extent that such fuel is used (i) for and during the course of the performance of Landlord’s maintenance obligations hereunder (such fuel usage is referred to
herein as “Non-Maintenance BUP Fuel Usage”), or (ii) as a result of the gross negligence or willful misconduct of Landlord or any other member of the Landlord Group. Landlord shall bill Tenant not more frequently than monthly
for the actual cost of all Non-Maintenance BUP Fuel Usage (the “BUP Fuel Payment”). Tenant shall pay the BUP Fuel Payment to Landlord, as Additional Rent, within thirty (30) days of delivery of such BUP Fuel Payment invoice.
For the avoidance of doubt, it is the intent of the parties that this Section 3.5.3 represents a mechanism only for Landlord’s cost recovery with regard to fuel provided to and/or used by or for the Back-up Power systems serving the Tenant
Space, and that there is no intent for Tenant’s BUP Fuel Payment to include any element of profit to the Landlord in connection therewith. 
  

	4.	TAX ON TENANT’S EQUIPMENT; OTHER TAXES. 

 4.1 Equipment Taxes. Tenant shall be liable for and shall pay before delinquency (and Tenant hereby indemnifies and holds Landlord harmless from and against any Claims (defined in
Section 14.2, below) arising out of, in connection with, or in any manner related to) all governmental fees, taxes, 

  
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tariffs and other charges levied directly or indirectly against any personal property, fixtures, machinery, equipment, apparatus, systems, connections, interconnections and appurtenances located
in or used by Tenant in or in connection with the Tenant Space. If any such taxes for which Tenant is liable are levied or assessed against Landlord or Landlord’s property, and if Landlord elects to pay the same, Tenant shall pay to Landlord as
Additional Rent, within thirty (30) days of Landlord’s demand therefor, that part of such taxes for which Tenant is liable hereunder, after Landlord provides Tenant with reasonable documentation evidencing such taxes. 

4.2 Additional Taxes. Tenant shall pay to Landlord, as Additional Rent and within thirty (30) days of Landlord’s demand
therefor, and in such manner and at such times as Landlord shall direct from time to time by written notice to Tenant, any excise, sales, privilege or other tax, assessment or other charge (other than income or franchise taxes) imposed, assessed or
levied by any governmental or quasi-governmental authority or agency upon Landlord on account of (i) the Rent (and other amounts) payable by Tenant hereunder (or any other benefit received by Landlord hereunder), including, without limitation,
any gross receipts tax, license fee or excise tax levied by any governmental authority, (ii) this Lease, Landlord’s business as a lessor hereunder, and the possession, leasing, operation, management, maintenance, alteration, repair, use or
occupancy of any portion of the Tenant Space (including, without limitation, any applicable possessory interest taxes), (iii) this transaction or any document to which Tenant is a party creating or transferring an interest or an estate in the
Tenant Space, or (iv) otherwise in respect of or as a result of the agreement or relationship of Landlord and Tenant hereunder; provided, however, that the foregoing taxes shall not include taxes paid by Tenant or other tenants of the Property
as a separate charge on the value of their leasehold improvements, death taxes, excess profits taxes, franchise taxes and state and federal income taxes, except to the extent imposed in substitution for or in lieu of all or any portion of such
taxes. 
 4.2.1 Real Property Taxes. 
 4.2.1.1 The term “Real Property Taxes” shall mean all taxes, assessments and governmental charges (foreseen or unforeseen, general or special, ordinary or extraordinary) whether federal,
state, county or municipal and whether levied by taxing districts or authorities presently taxing the Property or by others subsequently created or otherwise, and any other taxes and assessments attributable to the Property or its operation, and all
taxes of whatsoever nature that are imposed in substitution for or in lieu of any of the taxes, assessments or other charges herein defined; provided, however, Real Property Taxes shall not include taxes paid by tenants of the Property as a separate
charge on the value of their leasehold improvements, death taxes, excess profits taxes, franchise taxes and state and federal income taxes, except to the extent imposed in substitution for or in lieu of all or any portion of Real Property Taxes.

 4.2.1.2 The term “Real Property Tax Base Year” is stipulated to be the calendar year within which the
Effective Date occurs. 
 4.2.1.3 The term “Actual Real Property Taxes” shall mean, with respect to each
calendar year during the Term of the Lease, the actual Real Property Taxes for such year. The term “Tenant’s Proportionate Share of Actual Real Property Taxes” shall mean, with respect to each calendar year during the Term of
this Lease, an amount equal to the product of (i) the positive difference (if any) obtained by subtracting the Actual Real Property Taxes applicable to the Real Property Tax Base Year from the Actual Real Property Taxes applicable to such
calendar year, multiplied by (ii) Tenant’s Proportionate Share, as described in Item 27 of the Basic Lease Information. 
 4.2.1.4 If the Actual Real Property Taxes during any calendar year are greater than the Actual Real Property Taxes applicable to the Real Property Tax Base Year, Tenant shall be obligated to pay to
Landlord as Additional Rent an amount equal to Tenant’s Proportionate Share of Actual Real Property Taxes. 

  
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 4.2.1.5 As soon after the Commencement Date as is reasonably possible, Landlord shall
provide to Tenant a statement of the projected annual Real Property Taxes for the Property (the “Projected Real Property Taxes”). Tenant shall pay to Landlord on the first day of each month during the Term of the Lease an amount
(each, a “Projected Real Property Tax Installment”) equal to one-twelfth (1/12) of the product of (i) the positive difference (if any) obtained by subtracting the Actual Real Property Taxes applicable to the Real Property
Tax Base Year from the Projected Real Property Taxes for such calendar year, multiplied by (ii) Tenant’s Proportionate Share. Until Tenant has received the statement of the Projected Real Property Taxes from Landlord, Tenant shall continue
to pay Projected Real Property Tax Installments to Landlord in the same amount (if any) as required for the last month of the prior calendar year. Upon Tenant’s receipt of such statement of the Projected Real Property Taxes, Tenant shall pay to
Landlord, or Landlord shall pay to Tenant (whichever is appropriate), the difference between the amount paid by Tenant as Projected Real Property Tax Installments prior to receiving such statement and the amount payable by Tenant therefor as set
forth in such statement. Landlord shall provide Tenant a statement on or before June 15 (or as soon thereafter as reasonably possible) after the end of each calendar year, showing Tenant’s Proportionate Share of Actual Real Property Taxes
applicable to such calendar year, as compared to the total of the Projected Real Property Tax Installments for such calendar year. If Tenant’s Proportionate Share of Actual Real Property Taxes for such calendar year exceeds the aggregate of the
Projected Real Property Tax Installments collected by Landlord from Tenant with regard to such calendar year, Tenant shall pay to Landlord, within thirty (30) days following Tenant’s receipt of such statement, the amount of such excess.
However, if Tenant’s Proportionate Share of Actual Real Property Taxes for such calendar year is less than the aggregate of the Projected Real Property Tax Installments collected by Landlord from Tenant with regard to such calendar year,
Landlord shall pay to Tenant, within thirty (30) days following Tenant’s receipt of such statement, the amount of such excess. Landlord shall have the right from time to time during each calendar year to revise the Projected Real Property
Taxes and provide Tenant with a revised statement thereof; and, thereafter, Tenant shall pay Projected Real Property Tax Installments on the basis of the revised statement. If the Commencement Date is not the first day of a calendar year, or the
expiration or termination date of this Lease is not the last day of a calendar year, then Tenant’s Proportionate Share of Actual Real Property Taxes shall be prorated. The foregoing adjustment provisions shall survive the expiration or
termination of the Term of this Lease. 
 5. GUARANTY. The payment and performance of the Rent, the Additional Rent and the other
liabilities and obligations of Tenant hereunder are guaranteed by Guarantor (defined in Item 25 of the Basic Lease Information) under the guaranty (the “Guaranty”) in the form attached hereto as Exhibit “J”.

 6. USE. 

6.1 Permitted Use. Subject to Section 1.3, Tenant shall use the Tenant Space only for the placement and maintenance of
computer, switch and/or communications equipment and connections (in accordance with Section 1.3, above) with the communications cable and facilities (the “Permitted Use”) of other tenants in the Building. Any other use of the
Tenant Space is subject to Landlord’s prior written consent, which consent may be withheld or conditioned in Landlord’s sole and absolute discretion. Additionally, and notwithstanding anything to the contrary contained in this
Section 6.1, Tenant may not operate a meet-me room in the Tenant Space (or any other portion of the Building, except as provided under the MMR Lease), provide MMR Services (as defined below) in the Tenant Space (or any other portion of the
Building, except as provided under the MMR Lease), allow Permitted Interconnection within the Tenant Space, or refer to the Tenant Space as a meet-me room. As used herein “MMR Services” means the services typically provided by
companies in the primary business of providing carrier-neutral interconnections, such as Equinix, CoreSite and Telehouse, including without limitation, furnishing of space, racks and pathway to parties for the purpose of such party’s placement
and maintenance of computer, switch and/or communications equipment and connections with the communications cable and facilities of other parties in the Building. The foregoing notwithstanding, Landlord and Tenant acknowledge and agree that the
rights granted to Tenant under Section 10.5 of this Lease are not MMR Services that are prohibited under this Section 6.1; provided that all of Tenant’s and all of Tenant’s Colocating Parties’ connections are established in
the Meet-Me Room. 

  
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 6.2 Datacenter Rules and Regulations. Tenant’s Permitted Use shall be subject
to, and Tenant, and Tenant’s agents, employees and invitees shall comply fully with all requirements of the Datacenter Rules and Regulations. Landlord shall at all times have the right to change such rules and regulations or to amend or
supplement them in such manner as may be deemed (by Landlord in the exercise of its sole but good faith discretion) advisable for the safety, care and cleanliness of the Tenant Space, the Building and the Property and for preservation of good order
therein, all of which Datacenter Rules and Regulations, as changed, amended, and/or supplemented from time to time, shall be fully carried out and strictly observed by Tenant; provided, however, that such changes to the Datacenter Rules and
Regulations may not increase Tenant’s monetary obligations under this Lease or materially adversely affect Tenant’s or the Permitted Licensees’ access to or the beneficial use of the Tenant Space for the Permitted Use. In the event of
a conflict between the Datacenter Rules and Regulations and the terms of this Lease, the terms of this Lease shall govern. Tenant shall further be responsible for the compliance with such Datacenter Rules and Regulations (as the same may be changed,
amended and/or supplemented from time to time as provided in this Section 6.2) by the employees, agents and invitees of Tenant. Landlord shall apply the Datacenter Rules and Regulations uniformly to the tenants of the Building. 

6.3 Compliance with Laws; Hazardous Materials. 
 6.3.1 Compliance with Laws. Except as otherwise expressly provided in Section 8.1, Tenant, at Tenant’s sole cost and expense, shall timely take all action required to cause the Tenant
Space to comply at all times during the Term of this Lease in all respects with all laws, ordinances, building codes, rules, regulations, orders and directives of any governmental authority having jurisdiction (including without limitation any
certificate of occupancy), and all covenants, conditions and restrictions affecting the Property now or in the future applicable to the Tenant Space and with all rules, orders, regulations and requirements of any applicable fire rating bureau or
other organization performing a similar function (collectively, “Applicable Laws”). Tenant shall not use the Tenant Space, or permit the Tenant Space to be used, in any manner, or do or suffer any act in or about the Tenant Space
which: (i) violates or conflicts with any Applicable Law; (ii) causes or is reasonably likely to cause damage to the Property, the Building, the Tenant Space or the Building and/or Property systems and equipment, including, without
limitation, all fire/life safety, electrical, HVAC, plumbing or sprinkler, access control (including, without limitation, Landlord’s Access Control Systems), mechanical, telecommunications, elevator and escalator systems and equipment
(collectively, the “Building Systems”); (iii) will invalidate or otherwise violates a requirement or condition of any fire, extended coverage or any other insurance policy covering the Property, the Building, and/or the Tenant
Space, or the property located therein, or will increase the cost of any of the same (unless, at Landlord’s election, Landlord permits an activity which will cause an increase in any such insurance rates on the condition that Tenant shall agree
in writing to pay any such increase to Landlord immediately upon demand as Additional Rent); (iv) constitutes or is reasonably likely to constitute a nuisance, annoyance or inconvenience to other tenants or occupants of the Building or the
Property, or any equipment, facilities or systems of any such tenant; (v) interferes with, or is reasonably likely to interfere with, the transmission or reception of microwave, television, radio, telephone, or other communication signals by
antennae or other facilities located at the Property; (vi) amounts to (or results in) the commission of waste in the Tenant Space, the Building or the Property; (vii) violates any of the rules and regulations from time to time promulgated
by Landlord applicable to the Tenant Space, the Building or the Property (including, without limitation, the Datacenter Rules and Regulations); or (viii) other than the Permitted Use. Tenant shall be responsible for any losses, costs or damages
in the event that unauthorized parties gain access to the Tenant Space or the Building through access cards, keys or other access devices provided to Tenant by Landlord. Tenant shall promptly upon demand reimburse Landlord as Additional Rent for any
additional premium charged for any insurance policy by reason of Tenant’s failure to comply with the provisions of this Section 6.3. 
 6.3.1.1 Landlord hereby represents and warrants that, to the best of Landlord’s Actual Knowledge (defined in Section 6.3.2.1, below), as of the Effective Date, neither the Building nor the
Tenant Space are in violation of any Applicable Law or of the rules, orders, regulations and requirements of any applicable fire rating bureau or other organization performing a similar function that govern the Building and/or the Tenant Space.

  
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 6.3.2 Hazardous Materials. No Hazardous Materials (defined below) shall be Handled
(defined below) upon, about, in, at, above or beneath the Tenant Space or any portion of the Building or the Property by or on behalf of Tenant, its Transferees (defined in Section 10.1, below) or partners, or their respective contractors,
clients, officers, directors, partners, employees, servants, representatives, licensees, agents, or invitees (collectively, the “Tenant Parties”). Additionally, Tenant shall not use the Tenant Space, or permit the Tenant Space to be
used, in any manner which may directly or indirectly lead to any non-compliance with any Environmental Law. Notwithstanding the foregoing, normal quantities of those Hazardous Materials customarily used in the conduct of the Permitted Use may be
used at the Tenant Space without Landlord’s prior written consent, but only in compliance with all applicable Environmental Laws (defined below) and only in a manner consistent with Institutional Owner Practices (defined in Section 8.3,
below). “Environmental Laws” shall mean and include all now and hereafter existing Applicable Laws regulating, relating to, or imposing liability or standards of conduct concerning public health and safety or the environment.
“Hazardous Materials” shall mean and include: (1) any material or substance: (i) which is defined or becomes defined as a “hazardous substance,” “hazardous waste,” “infectious waste,”
“chemical mixture or substance,” or “air pollutant” under Environmental Laws; (ii) containing petroleum, crude oil or any fraction thereof; (iii) containing polychlorinated biphenyls (PCB’s); (iv) asbestos,
asbestos-containing materials or presumed asbestos-containing materials (collectively, “ACM”); (v) which is radioactive; (vi) which is infectious; or (2) any other material or substance displaying toxic, reactive,
ignitable or corrosive characteristics, and are defined, or become defined by any Environmental Law. “Handle,” “Handled,” or “Handling” shall mean any installation, handling, generation, storage,
treatment, use, disposal, discharge, release, manufacture, refinement, presence, migration, emission, abatement, removal, transportation, or any other activity of any type in connection with or involving Hazardous Materials. 

6.3.2.1 Landlord hereby represents and warrants that, to the best of Landlord’s Actual Knowledge, as of the Effective Date, neither
the Building nor the Tenant Space contain any Hazardous Materials at levels or in conditions that are in violation of applicable Environmental Laws. As used herein, the phrase “Landlord’s Actual Knowledge” or similar phrase
shall mean the actual current knowledge as of the date of this Lease of David J. Caron, Senior Vice President of Digital Realty Trust, L.P., and Glenn H. Benoist, Sr., Vice President of Digital Realty Trust, L.P. (the foregoing two
(2) individuals, being employees of Digital Realty Trust, L.P., together with the Building’s general manager and the Building’s chief engineer, who would have direct and specific knowledge regarding the environmental condition of the
Building, being referred to herein, collectively, as “Landlord’s Knowledge Parties”). 
 6.4
Electricity Consumption Threshold. Tenant’s actual electricity consumption for each Suite in the Premises, as determined by the Electrical Metering Equipment or such other measurement method or methods as Landlord and Tenant may agree
upon in writing, shall not at any time, exceed (i) the number of watts for Suite 650 specified in Item 1 of Exhibit “F” (the “Suite 650 ECT”), (ii) the number of watts for Suite 700 specified in
Item 1 of Exhibit “FF” (the “Suite 700 ECT”), or (iii) the number of watts for Suite 1100 specified in Item 1 of Exhibit “FFF” (the “Suite 1100 ECT”; the Suite 650
ECT, Suite 700 ECT and Suite 1100 ECT are referred to herein, in general, as the “Electricity Consumption Threshold”). All equipment (belonging to Tenant or otherwise) located within the Premises shall be included in the calculation
of Tenant’s actual electricity consumption for the Premises. For the avoidance of doubt, Landlord and Tenant acknowledge that the Electricity Consumption Threshold exists, so that Landlord is better able to (a) budget the amount of power
available at the Building among the existing and future tenants of the Building, (b) enhance the safeguarding, in accordance with National Electrical Code Guidelines, of person and property in the Premises, and (c) operate the Premises
consistent with Institutional Owner Practices. As such, Tenant agrees that it will actively monitor the electricity consumption for the Premises to ensure that such consumption does not exceed the Electricity Consumption Threshold as it relates to
each Suite. Additionally, in the event that the electricity consumption in a Suite does exceed the Electricity Consumption Threshold (each such event, an “ECT Overage”), Tenant agrees to take immediate action (regardless of whether
Tenant has received notice of such ECT Overage from Landlord) to power down items of equipment in the Suite in order to cause power consumption in the Suite to be at or below the applicable Electricity Consumption Threshold. Additionally,

  
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in the event that (i) Tenant receives a notice from Landlord related to any ECT Overage, and (ii) Tenant has not remedied such ECT Overage within seventy-two (72) hours after its
receipt of such notice from Landlord (or, in the event that, despite Tenant’s attempt at remedying the ECT Overage, Tenant exceeds the Electricity Consumption Threshold three (3) times in any thirty (30) day period), then such
occurrence shall be deemed to be an Event of Default hereunder. 
 6.5 Structural Load. Tenant shall not place a load
upon the Premises exceeding the number of pounds of live load per square foot (a) specified in Item 5 of Exhibit “F”, as it relates to Suite 650, (b) specified in Item 5 of Exhibit “FF”, as it
relates to Suite 700, and (c) specified in Item 5 of Exhibit “F”, as it relates to Suite 1100. 
  

	7.	SERVICES TO BE PROVIDED TO THE TENANT SPACE. 

 7.1 Access Control. Landlord will provide access control as follows: (i) Landlord will operate a check-in desk at the Building’s main entrance twenty-four (24) hours per day, seven
(7) days per week, (ii) Landlord has installed an electronic “key card” system to control access to each Suite, and (iii) Landlord has installed a video surveillance system in each Suite (collectively,
“Landlord’s Access Control Systems”). Landlord disclaims any and all other responsibility or, obligation to provide additional access control (or any security) to the Building, the Tenant Space, or any portion of any of the
above. Landlord reserves the right, to be exercised by Landlord in its sole and absolute discretion, but without assuming any duty, to institute additional access control measures in order to further control and regulate access to the Building or
any part thereof. Landlord shall not, under any circumstances, be responsible for providing or supplying security services to the Tenant Space or any part of the Building in excess of the Landlord’s Access Control Systems expressly set forth in
this Section 7.1 (and Landlord shall not under any circumstances be deemed to have agreed to provide any services in excess of the above specified Landlord’s Access Control Systems). Subject to Landlord’s approval of the plans and
specifications therefor and the contractors who will perform such work, Tenant may install, at its sole cost and expense, its own security system (“Tenant’s Security System”) for the Premises. Tenant shall furnish Landlord with
a copy of all key codes, access cards and other entry means and ensure that Landlord shall have access to the Premises at all times. Additionally, Tenant shall ensure that Tenant’s Security System shall comply with all applicable laws,
ordinances, rules and regulations, including all fire safety laws, and in no event shall Landlord be liable for the malfunctioning thereof, and Tenant shall indemnify Landlord therefrom. Tenant shall have the right, subject to Landlord’s
reasonable approval and at its sole cost and expense, to integrate Tenant’s security system and management systems into Landlord’s Building security system and Building management systems. Tenant acknowledges and agrees that it understands
that all persons in the Premises and the activities of all such persons are and shall be subject to surveillance by video camera and/or otherwise by Landlord’s agents and employees. 

7.2 Electricity. Landlord shall furnish electricity to (a) Suite 650 in accordance with the specifications set forth in
Item 1 of Exhibit “F” attached hereto, (b) Suite 700 in accordance with the specifications set forth in Item 1 of Exhibit “FF” attached hereto, and (c) Suite 1100 in accordance with the
specifications set forth in Item 1 of Exhibit “FFF” attached hereto. The obligation of Landlord to provide electricity to the Tenant Space shall be subject to the rules, regulations and requirements of the supplier of such
electricity and of any governmental authorities regulating providers of electricity and shall be limited to providing the Electricity Consumption Threshold (as defined in Section 6.4). Except as expressly set forth in Items 2 and 3 of
Exhibit “F”, Exhibit “FF” and Exhibit “FFF”, Tenant shall be solely responsible for all emergency, supplemental or back-up power systems (“Back-Up Power”) for use in the Tenant
Space. 
 7.3 Interruption of Services. 
 7.3.1 Landlord shall not be liable or responsible to Tenant for any loss, damage or expense of any type which Tenant may sustain or incur if the quantity or character of the utility provided electric
service is changed or is no longer suitable for Tenant’s requirements. Except as otherwise expressly set forth herein, no interruption or malfunction of any electrical or other service (including,

  
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without limitation, heating ventilation and air conditioning “HVAC”) to the Premises (or to any other portion of the Building or Property) shall, in any event,
(i) constitute an eviction or disturbance of Tenant’s use and possession of the Tenant Space, (ii) constitute a breach by Landlord of any of Landlord’s obligations under this Lease, (iii) render Landlord liable for damages
of any type or entitle Tenant to be relieved from any of Tenant’s obligations under this Lease (including the obligation to pay Base Rent, Additional Rent, or other charges), (iv) grant Tenant any right of setoff or recoupment,
(v) provide Tenant with any right to terminate this Lease, or (vi) make Landlord liable for any injury to or interference with Tenant’s business or any punitive, incidental or consequential damages (of any type), whether foreseeable
or not, whether arising from or relating to the making of or failure to make any repairs, alterations or improvements, or whether arising from or related to the provision of or failure to provide for or to restore any service in or to any portion of
the Property or the Building. In the event of any interruption, however, Landlord shall employ commercially reasonable efforts to restore such service or cause the same to be restored in any circumstances in which such restoration is within the
reasonable control of Landlord and the interruption at issue was not caused in whole or in part by any action of Tenant. 

7.3.2 Notwithstanding the foregoing, in the event that (a) there is an interruption of Landlord’s services, including, but not
limited to (i) any interruption of any electrical or other service (including, without limitation, HVAC) to the Tenant Space, or (ii) a violation of the service levels described in Exhibit “F”, Exhibit
“FF” or Exhibit “FFF”, attached hereto, (b) such interruption of Landlord’s services is not caused by any act or omission of Tenant or Tenant’s employees, agents, invitees or contractors, nor by a
Casualty (as defined in Section 9.1.1, below), nor by an ECT Overage, (c) Tenant is prevented from using (and actually does not use) the Tenant Space, or any portion thereof, in the ordinary course of Tenant’s business (which, for the
avoidance of doubt, and for the purposes of this Lease, means the operation of Tenant’s business in the affected portion of the Tenant Space is adversely impacted), as determined by Tenant, for a period in excess of the timeframe specified in
Item 15 of the Basic Lease Information (the “Eligibility Period”) as a result of such interruption of Landlord’s services (such an interruption, an “Interruption of Landlord’s Services”), Tenant
shall, as its exclusive remedy therefor, be entitled to an equitable abatement of Base Rent as set forth in Item 15 of the Basic Lease Information. The foregoing notwithstanding, if Tenant fails to take advantage of the redundant electrical
design of the Premises (e.g. Tenant “single-cords” its equipment in a scenario where “dual-cording” of Tenant’s equipment is available), and there occurs an interruption of electrical service to the Tenant Space, which could
have been avoided if Tenant had, in fact, taken proper advantage of such electrical redundancies, then such interruption will not be deemed to be an Interruption of Landlord’s Services. 

7.3.3 In addition to Tenant’s right to abatement of Base Rent, in the event a Continuous Outage (as hereinafter defined) occurs,
Tenant may terminate this Lease as it relates to the Suite(s) affected by such Continuous Outage by delivering to Landlord within five (5) business days following the occurrence of the Continuous Outage, written notice (“Tenant’s
Continuous Outage Termination Notice”) of such termination. Tenant’s failure to timely deliver Tenant’s Continuous Outage Termination Notice shall automatically extinguish Tenant’s right to terminate this Lease with respect
to that particular Continuous Outage. As used herein the term “Continuous Outage” means an Interruption of Landlord’s Services occurs and continues for twenty (20) consecutive days, regardless of whether or not such
Interruption of Landlord’s Services was caused by Force Majeure. 
 7.3.4 In addition to Tenant’s right to abatement
of Base Rent, in the event a Chronic Outage (as hereinafter defined) occurs, Tenant may terminate this Lease as it relates to the Suite(s) affected by such Chronic Outage by delivering to Landlord within five (5) business days following the
occurrence of the Chronic Outage, written notice (“Tenant’s Chronic Outage Termination Notice”) of such termination. Tenant’s failure to timely deliver Tenant’s Chronic Outage Termination Notice shall automatically
extinguish Tenant’s right to terminate this Lease with respect to that particular Chronic Outage. As used herein the term “Chronic Outage” means that three (3) or more times within a twelve (12) consecutive month
period, there occurs separate/independent Interruptions of Landlord’s Services to a particular Suite, each occurrence of which continues for eight (8) or more consecutive hours, regardless of whether or not such Interruption of
Landlord’s Services was caused by Force Majeure. 

  
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	8.	MAINTENANCE; ALTERATIONS. 

8.1 Landlord Maintenance. Except as otherwise expressly provided in this Section 8.1, Landlord shall have no obligation to
repair and/or maintain the Tenant Space. Landlord will maintain and keep in good repair the Pathway and shared Pathway (including dark fiber(s)), Landlord’s Access Control Systems, HVAC, Back-up Power, fire suppression systems, common area
cable management systems comprised of ladder racks, fiber trays, under-floor cable trays and other similar equipment located within the Common Areas that are installed for the benefit of all tenants of the Building, floors and walls, foundation,
exterior walls and roof of the Building, the public areas within the Building, and the heating, air conditioning and ventilation system within the Building. Landlord shall use commercially reasonable efforts to, (i) maintain battery capacity in
the UPS plant for Tenant UPS power, as specified in each Item 2 of Exhibit “F”, Exhibit “FF” and Exhibit “FFF”, (ii) maintain the temperature in each Suite within the range specified in
Item 4(a) of Exhibit “F”, Exhibit “FF” or Exhibit “FFF”, as applicable, and (iii) maintain the relative humidity in each Suite within the range specified in Item 4(b) of Exhibit
“F”, Exhibit “FF” or Exhibit “FFF”, as applicable. 
 8.1.1 Landlord’s
current preventative maintenance schedule is attached hereto as Exhibit “I” (the “Current PM Schedule”). Landlord agrees to use commercially reasonable efforts to give Tenant notice of any material changes in such
schedule as far in advance as is reasonably required by Tenant. Landlord shall use commercially reasonable efforts to provide Tenant with Landlord’s preventative maintenance schedule with respect to such equipment one year in advance. Although
Landlord will use commercially reasonable efforts to substantially adhere to the maintenance schedule provided to Tenant, Tenant acknowledges that Landlord may deviate from such schedule; provided, however, the foregoing acknowledgement shall not be
deemed to relieve Landlord of Landlord’s obligations under Section 8.1, above. During the Term, Tenant shall have the right to confirm Landlord’s compliance with Landlord’s maintenance schedule by inspecting Landlord’s books
and records with respect thereto (“Books and Records”), interviewing Landlord’s relevant employees or contractors, and visually inspecting the related equipment (collectively, “Tenant’s Maintenance
Inspection”), but in no event more frequently that twice in a twelve (12) month period during the Term, unless a prior inspection during the previous twelve (12) months shall have revealed a failure of Landlord to comply with such
schedules. Tenant shall exercise the foregoing right by delivering prior written notice (“Tenant’s Inspection Notice”) to Landlord of Tenant’s intent to perform Tenant’s Maintenance Inspection, detailing the equipment
for which the Books and Records are requested and/or which Tenant wishes to visually inspect. Any visual inspection shall be performed during Landlord’s normal business hours at a time reasonably designated by Landlord. Landlord shall respond
to Tenant’s request to perform an inspection within five (5) business days after receipt of Tenant’s Inspection Notice by delivering to Tenant copies of the requested Books and Records and, if a request for an interview or a visual
inspection is included in Tenant’s Inspection Notice, designating the time at which Tenant may perform its interview or visual inspection. If Tenant’s inspection reveals that Landlord is delinquent in complying with Landlord’s
maintenance schedule, Tenant shall deliver written notice to Landlord of such delinquency including reasonable detail of such delinquency, and Landlord shall cure such delinquency within the time allowed Landlord pursuant to Section 16.1 of
this Lease, failing which Landlord shall be in default of its obligations hereunder. 
 8.2 Tenant’s Maintenance.
During the Term of this Lease, Tenant shall, at Tenant’s sole cost and expense, maintain the Tenant Space and Tenant’s equipment therein in a safe and good order and clean condition (and in at least as good order and clean condition as
when Tenant took possession), ordinary wear and tear excepted. If Tenant fails to perform its covenants of maintenance and repair hereunder and such failure constitutes an Event of Default, or if Tenant or any of Tenant’s technicians or
representatives physically damages the Property, the Building or any portion of any of the above, or the personal property of any other tenant or occupant, Landlord may, but shall not be obligated to, perform all necessary or appropriate maintenance
and repair, and any amounts expended by Landlord in connection therewith, plus an administrative charge of ten percent (10%), shall be reimbursed by Tenant to Landlord as Additional Rent within thirty (30) days after Landlord’s demand
therefor. 

  
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 8.3 Alterations. Notwithstanding any provision in this Lease to the contrary, Tenant
shall not make or cause to be made any alterations, additions, improvements or replacements to the Tenant Space, or any other portion of the Building or Property (collectively, “Alterations”) under this Lease without the prior
written consent and approval of Landlord, which consent and approval may be withheld, conditioned or delayed in Landlord’s sole and absolute discretion; provided, however, that Landlord’s consent shall not be required for any usual and
customary installations, repairs, maintenance, and removals of equipment and telecommunication cables within the Tenant Space if and to the extent that such installations, repairs, maintenance, and removals (i) are usual and customary within
the industry, (ii) are of a type and extent which are customarily permitted to be made without consent by landlords acting consistently with Institutional Owner Practices (defined below) leasing similar space for similar uses to similar
tenants, (iii) are in compliance with the Datacenter Rules and Regulations, and (iv) will not affect the Building’s structure, the provision of services to other Building tenants, or the Building’s electrical, plumbing, HVAC,
life safety or mechanical systems. For example, Landlord’s consent would be required for the installation of overhead ladder racks that are attached to the ceiling and Landlord’s consent would not be required for the installation of
equipment which does not involve drilling into the floor or ceiling. For purposes hereof, “Institutional Owner Practices” shall mean practices that are consistent with the practices of the majority of the institutional owners of
institutional grade, first-class datacenter or telecommunications projects in the United States of America. 
 8.4 Removal of
Cable, Wiring, Connecting Lines, Equipment and Personal Property. Tenant agrees that, upon the expiration or earlier termination of this Lease, Tenant (or, failing which, a contractor designated by Landlord) shall at Tenant’s sole cost and
expense, promptly remove all of Tenant’s Personal Property (defined below), and shall restore those portions of the Building and/or the Tenant Space damaged by such removal of (or by the initial installation of) such Tenant’s Personal
Property to their condition immediately prior to the installation or placement of such items. If Tenant fails to promptly remove any such Tenant’s Personal Property pursuant to this Section 8.4, Landlord shall have the right to remove such
Tenant’s Personal Property and to restore those portions of the Building and/or the Tenant Space damaged by such removal to their condition immediately prior to the installation or placement of such Tenant’s Personal Property, in which
case Tenant agrees to reimburse Landlord within thirty (30) days of Landlord’s demand therefor, for all of Landlord’s costs of removal and restoration plus an administrative fee equal to ten percent (10%) of such cost; provided,
however, Tenant shall not have any responsibility to reimburse Landlord for such removal costs (or any administrative fees thereon) if the incoming tenant to the Tenant Space pays for or otherwise causes such removal costs to be funded (e.g.,
through a tenant improvement allowance). For purposes hereof, “Tenant’s Personal Property” shall mean, collectively, all cable, wiring, connecting lines, and other installations, equipment or property installed or placed by,
for, through, under or on behalf of Tenant or any Tenant Party anywhere in the Building and/or the Tenant Space [other than equipment or property owned, leased or licensed by Landlord or any other member of the Landlord Group]. Additionally, for the
purposes of clarity, the parties acknowledge that Tenant’s Personal Property includes all equipment or property [other than equipment or property owned, leased or licensed by Landlord or any other member of the Landlord Group] installed and/or
placed anywhere in the Building in connection with this Lease and/or the Tenant Space by any party specifically and solely in order to provide any service to Tenant or any Tenant Party (e.g., data storage/archiving and data recovery type equipment
that is utilized by or for Tenant or any Tenant Party in the Tenant Space, but which is actually owned by a third party, other than Landlord or any other member of the Landlord Group). 

 

	9.	CASUALTY; TAKING; INSURANCE. 

 9.1 Casualty; Taking. 
 9.1.1 If at any time during the Term of this Lease,
a material portion of the Property or the Building, or the Tenant Space shall be (i) damaged or destroyed by fire or other casualty (a “Casualty”) or (ii) taken under the power of eminent domain or condemned by any
competent authority for any public or quasi-public use or purpose, or sold to prevent the exercise thereof (a “Taking”), then Landlord shall have the right to elect, in Landlord’s sole and absolute discretion, to either
(a) terminate this Lease by 

  
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delivery of written notice (a “Termination Notice”) thereof to Tenant or (b) to continue this Lease, in which case, Landlord shall repair and reconstruct the Tenant Space to
substantially the same condition in which they existed immediately prior to such Casualty or Taking. For the avoidance of doubt, however, such repair and reconstruction obligations shall not be deemed to include any obligation on the part of
Landlord with regard to any of Tenant’s Personal Property. If as a result of the Casualty, the Tenant Space is unfit for use by Tenant in the ordinary conduct of Tenant’s business and actually is not used by Tenant, then Landlord shall
provide written notice (the “Restoration Notice”) to Tenant as soon as practicable after the Casualty of the period of time (the “Stated Restoration Period”) which shall be required for the repair and restoration of
the Building to permit use of the Tenant Space in the ordinary conduct of Tenant’s business and Tenant shall have the right, at its election, (i) to terminate this Lease if either (a) the Stated Restoration Period shall be in excess
of one hundred eighty (180) days following the Casualty or Taking, (b) fewer than twenty-four (24) months remain in the Term as of the date of the Taking or Casualty, or (c) fewer than twelve (12) months would remain in the
Term upon the expiration of the Stated Restoration Period, and Tenant terminates this Lease with written notice thereof to Landlord within thirty (30) days following delivery of the Restoration Notice, or (ii) to terminate this Lease if
Landlord shall fail within the Stated Restoration Period to complete the repair and restoration of the Building necessary to allow Tenant’s use of the Tenant Space in the ordinary conduct of Tenant’s business and Tenant delivers written
notice of such termination to Landlord within thirty (30) days following the expiration of the restoration deadline. 

9.1.2 Base Rent Abatement; Taking Awards. In the event that this Lease is terminated as herein permitted, Landlord shall refund to
Tenant any prepaid Base Rent less any sum then owing Landlord by Tenant. 
 9.1.2.1 Base Rent Abatement. If this Lease
is not terminated as provided in Section 9.1.1 above, Base Rent shall abate proportionately during the period and to the extent that the Tenant Space is unfit for use by Tenant in the ordinary conduct of Tenant’s business (as reasonably
determined by Tenant) and actually is not used by Tenant, Landlord shall promptly commence the repair of the damage caused by such Casualty or Taking and thereafter diligently prosecute such repair to completion, subject to Force Majeure, including,
without limitation, delays arising from shortages of labor or material, delay in obtaining government approvals or other conditions beyond Landlord’s reasonable control. Landlord shall take commercially reasonable measures to mitigate delays
arising from Force Majeure events. 
 9.1.2.2 Taking Award Rights. Landlord reserves the right to receive the entirety
of the condemning authority’s award related to a Taking of any portion of the Property. The foregoing notwithstanding, in the event that this Lease is terminated in connection with any Taking, Landlord expressly permits Tenant to make a
separate claim against the condemning authority, in any appropriate proceeding, for the value of Tenant’s unamortized, but taken, leasehold improvements or other improvements to the Tenant Space made by Tenant, or at Tenant’s expense,
which are taken in connection with such Taking, and for Tenant’s moving expenses related to such Taking, but only if such claim and/or recovery does not reduce the condemnation/taking award otherwise payable to Landlord in connection with such
Taking (“Tenant’s Taking Award Rights”). If any such award made, or compensation paid, to either party specifically includes an award or amount for the other, the party first receiving the same shall promptly account therefore
to the other. 
 9.1.3 Tenant’s Remedy. Tenant’s termination right, Base Rent abatement and right to file a
separate claim in the event of a Taking, to the extent provided above in this Article 9, shall be Tenant’s sole remedies in the event of a Casualty or Taking, and Tenant shall not be entitled to any compensation or damages for loss of, or
interference with, Tenant’s business or use or access of all or any part of the Tenant Space resulting from any such damage, repair, reconstruction or restoration; provided, however, that notwithstanding anything to the contrary herein, if any
Casualty is caused by the active negligence or omission or willful misconduct of Tenant or any Tenant Party, Tenant shall not be entitled to terminate this Lease under Section 9.1.1 and there shall be no abatement of any Base Rent (or any other
Rent or other amounts) due hereunder. 

  
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 9.1.4 Waiver. Landlord and Tenant agree that the provisions of this Article 9 and the
remaining provisions of this Lease shall exclusively govern the rights and obligations of the parties with respect to any and all damage to, or destruction of, all or any portion of the Tenant Space, the Building or the Property, and/or any Taking
thereof, and each Landlord and Tenant hereby waive and release each and all of their respective common law and statutory rights inconsistent herewith, whether now or hereinafter in effect. 

9.2 Tenant’s Insurance. Tenant shall, at Tenant’s expense, procure and maintain throughout the Term of this Lease a
policy or policies of insurance in accordance with the terms and requirements set forth in Exhibit “B” to this Lease. Tenant hereby waives its rights against the Landlord Group (defined in Item 24 of the Basic Lease
Information) with respect to any claims or damages or losses (including any claims for bodily injury to persons and/or damage to property) which are caused by or result from (i) risks insured against under any insurance policy carried by Tenant
at the time of such claim, damage, loss or injury, or (ii) risks which would have been covered under any insurance required to be obtained and maintained by Tenant under this Lease had such insurance been obtained and maintained as required;
provided, however, that in no event shall Tenant be deemed to have waived its right against Landlord with respect to any claims or damages or losses (including any claims for bodily injury to persons and/or damage to property) which are caused by or
result from the gross negligence or willful misconduct of any member of the Landlord Group. The foregoing waivers shall be in addition to, and not a limitation of, any other waivers or releases contained in this Lease; provided, however, the
foregoing waivers shall not apply to any claims, damages or losses arising from or related to the gross negligence or willful misconduct of Landlord or any member of the Landlord Group. 

9.3 Landlord’s Insurance. Landlord shall, at Landlord’s expense, procure and maintain throughout the Term of this Lease
a policy or policies of insurance insuring the Building and the Property and all of Landlord’s equipment and fixtures installed therein against loss due to fire and other casualties included in standard extended coverage insurance policies, in
an amount equal to the replacement cost thereof. For the avoidance of doubt, however, Landlord and Tenant acknowledge and agree that, in no event, shall Landlord be obligated to carry any insurance on any of Tenant’s Personal Property. All
insurance required under this Lease shall be issued by insurers with a “General Policyholders Rating” of at least A-, VIII, as set forth in “Best’s Insurance Guide.” Such insurers shall be authorized to do business in the
state in which the Property is located. Landlord hereby waives its rights against Tenant with respect to any claims or damages or losses (including any claims for bodily injury to persons and/or damage to property) which are caused by or result from
(i) risks insured against under any insurance policy carried by Landlord at the time of such claim, damage, loss or injury, or (ii) risks which would have been covered under any insurance required to be obtained and maintained by Landlord
under this Lease had such insurance been obtained and maintained as required; provided, however, that in no event shall Landlord be deemed to have waived its rights against Tenant with respect to any claims or damages or losses (including any claims
for bodily injury to persons and/or damage to property) which are caused by or result from the negligence or willful misconduct of Tenant and/or the Tenant Parties, as defined in Section 14.2 below. The foregoing waivers shall be in addition
to, and not a limitation of, any other waivers or releases contained in this Lease. All of Landlord’s insurance policies shall be endorsed so as to include a waiver of subrogation with and to the full extent of Landlord’s waiver of claims
above. 
  

	10.	ASSIGNMENT AND SUBLETTING. 

10.1 Restrictions on Transfers; Landlord’s Consent. Except as provided in Section 10.1.1, Tenant shall not sublease all
or any part of the Tenant Space, nor assign this Lease, nor enter into any other agreement (a) permitting a third party (other than Tenant’s employees and occasional guests) to occupy or use any portion of the Tenant Space or
(b) otherwise assigning, transferring, mortgaging, pledging, hypothecating, encumbering or permitting a lien to attach to its interest under this Lease (any such assignment, sublease or the like may sometimes be referred to herein as a
“Transfer” and any person or entity to whom a Transfer is made or sought to be made is referred to herein as a “Transferee”), without Landlord’s express prior written consent, which consent shall not be
unreasonably withheld, conditioned or delayed. Except as provided in Section 10.1.1, no Transfer (whether voluntary, involuntary or by operation 

  
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of law) shall be valid or effective without Landlord’s prior written consent and, at Landlord’s election, any Transfer or attempted Transfer shall constitute an Event of Default of this
Lease. Except as set forth in Section 10.5 below, Tenant expressly covenants and agrees not to enter into (and acknowledges and agrees that it has no right to enter into) any Transfer which expressly, implicitly, or effectively
amounts to or is the equivalent of a sublease or other arrangement which creates a co-location between Tenant and any Transferee (any such Transfer a “Sub-Co-location Arrangement”) without the prior written consent of Landlord
which, in such circumstances, may be granted or withheld by Landlord for any reason or for no reason in the exercise of Landlord’s sole and absolute discretion (and Tenant agrees that it shall be reasonable for Landlord to withhold its consent
to any Transfer which would amount to or create the equivalent of a Sub-Co-location Arrangement). 
 10.1.1
Permitted Transfer. Notwithstanding anything to the contrary in this Lease, Tenant may, without the consent of Landlord (and without being subject to Landlord’s rights under Section 10.3, below) assign its interests in this Lease to
(i) an Affiliate of Tenant Parent, or (ii) any assignee which acquires all or substantially all of the business of Tenant Parent whether by stock purchase, asset purchase or other transfer, or (iii) any public offering of the
securities of Tenant Parent, or (iv) any merger or combination of Tenant Parent, Tenant, and/or any parent entity of the foregoing (each a “Permitted Transfer”). For purposes of the foregoing, a sale of those assets of Tenant
Parent and the Telx Affiliates that generates ninety
percent (90%) or more of the aggregate gross revenues of Tenant Parent and the Telx Affiliates for the last full Tenant Parent fiscal year prior to any such sale shall be deemed to constitute a sale of “substantially all” of the assets of Tenant Parent and the Telx Affiliates. The term “Affiliate of Tenant Parent” as
used herein shall mean any partnership, limited liability company, or corporation or other entity, directly or indirectly, which through one or more intermediaries, controls, is controlled by, or is under common control with Tenant Parent, and which
entity has a Tangible Net Worth of not less than the Tangible Net Worth of Tenant Parent as of the date of the assignment to such entity. The term “Telx Affiliates” as used herein shall mean any
individual, partnership, limited liability company, corporation, trust, real estate investment trust, association or other entity, directly or indirectly, through one or more intermediaries, controlling, controlled by, or under common control with
Tenant Parent. The term “control”, as used in the two (2) immediately preceding sentences shall mean with respect to a corporation the right to exercise, directly or indirectly, fifty percent (50%) or more of the voting
rights attributable to the controlled corporation or the power to elect a majority of its Board of Directors. The term “Tangible Net Worth” as used herein shall mean the excess of total assets over total liabilities (in each case,
determined in accordance with GAAP) excluding from the determination of total assets all assets which would be classified as intangible assets under GAAP, including, without limitation, goodwill, licenses, patents, trademarks, trade names,
copyrights, and franchises. 
 10.2 Notice to Landlord. If Tenant desires to make any Transfer (other than a
Permitted Transfer, for which Tenant must notify Landlord within twenty (20) days after the occurrence of same), then at least twenty (20) days (but no more than one hundred eighty (180) days) prior to the proposed effective date of
the proposed Transfer, Tenant shall submit to Landlord a written request (a “Transfer Notice”) for Landlord’s consent, which notice shall include: (i) a statement containing: (a) the name and address of the proposed
Transferee; (b) current, certified financial statements of the proposed Transferee, and any other information and materials (including, without limitation, credit reports, business plans, operating history, bank and character references)
required by Landlord to assist Landlord in reviewing the financial responsibility, character, and reputation of the proposed Transferee; (c) all of the principal terms of the proposed Transfer; and (d) such other information and materials
as Landlord may reasonably request (and if Landlord requests such additional information or materials, the Transfer Notice shall not be deemed to have been received until Landlord receives such additional information or materials) and (ii) one
(1) original of the proposed assignment or other Transfer setting forth the major economic terms thereof on a form reasonably approved by Landlord and four (4) originals of the Landlord’s standard form of “Assignment and
Assumption of Lease and Consent” or other Transfer documentation executed by Tenant and the proposed Transferee. If Tenant modifies any of the terms and conditions relevant to a proposed Transfer specified in the Transfer Notice, Tenant shall
re-submit such Transfer Notice to Landlord for its consent pursuant to all of the terms and conditions of this Article 10. 

  
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 10.3 Intentionally Deleted. 

10.4 No Release; Subsequent Transfers. No Transfer (whether or not a Permitted Transfer) will release Tenant from Tenant’s
obligations under this Lease or alter the primary liability of Tenant to pay the Rent and to perform all other obligations to be performed by Tenant hereunder, or will release Guarantor from Guarantor’s obligations under the Guaranty. In no
event shall the acceptance of any payment by Landlord from any other person be deemed to be a waiver by Landlord of any provision hereof. Consent by Landlord to one Transfer will not be deemed consent to any subsequent Transfer. In the event of
breach by any Transferee of Tenant or any successor of Tenant in the performance of any of the terms hereof, Landlord may proceed directly against Tenant without the necessity of exhausting remedies against such Transferee or successor. The
voluntary or other surrender of this Lease by Tenant or a mutual termination thereof shall not work as a merger and shall, at the option of Landlord, either (i) terminate all and any existing agreements effecting a Transfer, or
(ii) operate as an assignment to Landlord of Tenant’s interest under any or all such agreements. 
 10.5
Colocation. Landlord acknowledges that the business to be conducted by the undersigned Tenant in the Premises requires the installation of certain equipment (described below) owned by customers or co-locators of the undersigned Tenant
(“Permitted Licensees”) in the Premises (or in the Meet-Me Room, subject to the terms of the MMR Lease), in order for the Permitted Licensees to place and maintain computer, switch and/or communications equipment which may
interconnect with Tenant’s facilities and/or the Permitted Licensees’ facilities (the “Permitted Interconnection”); provided that, in no event shall Tenant or any Permitted Licensee have the right or ability to provide MMR
Services, as described in Section 6.1 of this Lease (except in the Meet-Me Room, as may be provided in the MMR Lease). To expedite the Permitted Licensees’ access to the Premises for the Permitted Interconnection, Landlord expressly agrees
that Tenant may, without Landlord’s further consent, license portions of the Premises to the Permitted Licensees for the sole purpose of the Permitted Interconnection pursuant to written agreements by and between Tenant and the Permitted
Licensees (collectively, “Permitted Agreements”); provided, however, that (a) Tenant provides a list of contact information for such Permitted Licensees in a format that Landlord may reasonably alter from time-to-time,
(b) Tenant pays to Landlord as Additional Rent Landlord’s prevailing fee for each Permitted Licensee (the “Access Card Fee”) for the purpose of providing the Permitted Licensee with access to the Premises, which Access
Card Fee, as of the date of this Lease, is $35 per access card and is subject to increases from time-to-time during the Term of this Lease, and (c) the Permitted Licensee’s license of a portion of the Premises may not violate the terms of
this Lease or any Applicable Laws. Landlord expressly waives its right to prior review of such Permitted Agreements. Tenant’s Permitted Agreements with the Permitted Licensees may not affect, or provide any rights with respect to or to use in
any manner, the Pathway as defined in Item 7 of the Basic Lease Information or Tenant’s interconnections. The Permitted Licensees shall comply with all Applicable Laws and the Building Rules and Regulations. The Permitted Agreements and
the Permitted Licensees’ rights thereunder shall be subject and subordinate at all times to the Lease and all of its provisions, covenants and condition. Tenant hereby agrees to indemnify, defend, and hold harmless Landlord and the Landlord
Group from and against (and to reimburse Landlord and the Landlord Group for) any and all Claims (defined in Section 14.2, below) arising from or in any manner relating to (i) any Permitted Agreement, (ii) the use or occupancy of the
Tenant Space or any other portion of the Building or the Property by any Permitted Licensee or any person claiming by, through or under any Permitted Licensee, its partners, and their respective officers, agents, servants or employees of Tenant or
any such person (collectively, the “Colocating Parties”), or (iii) the acts or omissions of any Permitted Licensee or any Colocating Parties. Anything to the contrary contained herein notwithstanding, Landlord and Tenant acknowledge
and agree that Permitted Agreements shall not constitute, or be deemed to be, the grant of a leasehold interest or otherwise constitute, or be deemed to be, a real property interest. 

10.6 Existing Occupancy Agreements. Landlord and Tenant acknowledge and agree that, as of the Effective Date, some or all of the
Tenant Space is occupied by parties (each, an “Existing Occupant”) who have entered into leases and/or license agreements with Landlord (and/or one or more of Landlord’s predecessors). Contemporaneously with the execution of
this Lease, Landlord and Tenant agree 

  
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to execute an Assignment of Existing Occupancy Agreements in the form attached hereto as Exhibit “G”, to effect the assignment of Landlord’s interest in each such lease
and/or license agreement which encumbers all or some portion of the Tenant Space on the Effective Date of this Lease (the “Existing Occupancy Agreements”) to Tenant. Tenant does hereby agree to indemnify, defend and hold Landlord
and the Landlord Group harmless from and against any and all Claims that may arise from and after the Commencement Date with regard to any and all of the Existing Occupancy Agreements, including, without limitation, any Claims related to the
effectiveness (or lack of effectiveness) of the assignment of any Existing Occupancy Agreement to Tenant. The foregoing notwithstanding, Landlord does hereby reserve the right (without taking on the obligation to do so), with or without notice to
Tenant, to cure any breach by Tenant with regard to the foregoing obligation to comply with the terms of such Existing Occupancy Agreements. In such event, Tenant agrees to reimburse Landlord (within thirty (30) days after Tenant’s receipt
of an invoice for same) for the actual costs and expenses incurred by Landlord in connection with such cure, plus an administrative fee of ten percent (10%). For the avoidance of doubt, Landlord and Tenant acknowledge and agree that (a) from
and after the Commencement Date, Tenant shall be entitled to the rents and fees (“Existing Occupancy Agreement Rents”) paid by the Existing Occupants under the Existing Occupancy Agreements that are applicable to any period of time
occurring during the Term of this Lease, but that (b) Landlord shall retain entitlement to all Existing Occupancy Agreement Rents applicable to any period of time not occurring during the Term of this Lease. As such, (i) any Existing
Occupancy Agreement Rents applicable to a period of time occurring during the Term of this Lease (aa) that are received by Tenant shall be kept by Tenant; and (bb) that are received by Landlord shall be credited by Landlord to Tenant’s Base
Rent hereunder; and (ii) any Existing Occupancy Agreement Rents applicable to a period of time not occurring during the Term of this Lease (xx) that are received by Tenant shall be forwarded to Landlord within thirty (30) days after
Tenant’s receipt thereof; and (yy) that are received by Landlord shall be kept by Landlord. 
 10.6.1
EOA Abatement. In the event that, during the first twelve (12) full calendar months of the Term, any Existing Occupant (a) terminates its Existing Occupancy Agreement for any reason other than a default by Tenant thereunder, and
(b) actually vacates the Premises, Tenant shall be entitled to a partial abatement of Base Rent due hereunder (an “EOA Abatement”), on a day-for-day basis, in an amount equal to the Lost EOA Rents (as defined below). With
respect to each EOA Abatement to which Tenant is entitled, the term of the EOA Abatement shall commence on the later to occur of (v) the effective date of the termination of the Existing Occupancy Agreement, and (w) the date upon which the
Existing Occupant actually vacates the Premises, and shall expire on the earlier to occur of (x) the last day of the twelfth (12th) full calendar month of the Term of this Lease, (y) the date upon which any party leases or occupies the
portion of the Premises vacated by such Existing Occupant, and (z) the date upon which any party is entitled to use electrical power dedicated for such vacating Existing Occupant’s use (a “Replacement Power Dedication”).
As used herein, “Lost EOA Rents” shall mean and refer to the minimum rents and/or fees payable by such Existing Occupant under the terms of its Existing Occupancy Agreement (e.g., Lost EOA Rents shall not include any rent and/or fee
based upon actual consumption of electrical power, as the vacating Existing Occupant would not consume electrical power from and after the date of its vacation of the Premises). Notwithstanding the foregoing, in the event that a Replacement Power
Dedication dedicates a portion (but not all) of the electrical power dedicated to the Existing Occupant, the EOA Abatement shall be equitably reduced, proportionate to Tenant’s revenue from the Replacement Power Dedication (exclusive of any
abatement or free rent concessions) compared to the Lost EOA Rents. 
  

	11.	ESTOPPEL CERTIFICATES. 

11.1 Estoppel Certificate by Tenant. At any time and from time to time, within ten (10) business days after written request by
Landlord, Tenant shall execute, acknowledge and deliver to Landlord a statement in writing certifying all matters reasonably requested by Landlord or any current or prospective purchaser, Holder of any Security Document, ground lessor or master
lessor. Tenant acknowledges and agrees that it understands that any statement delivered (or to be delivered) pursuant to this Section 11.1 may be relied upon by any prospective purchaser of the Building or the Property or by any prospective
mortgagee, ground lessor or other like encumbrancer thereof or any assignee of any such encumbrance 

  
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upon the Building or the Property. 
 11.2 Estoppel Certificate by
Landlord. At any time and from time to time, within ten (10) business days after written request by Tenant, Landlord shall execute, acknowledge and deliver to Tenant a statement in writing certifying all matters reasonably requested by
Tenant or any current or prospective transferee, purchaser of Tenant or any current or prospective lender to Tenant or transferee, including without limitation the nature of known defaults by Tenant under the Lease, if any. Landlord acknowledges and
agrees that it understands that any statement delivered (or to be delivered) pursuant to this Section 11.2 may be relied upon by any current or prospective transferee, purchaser of Tenant, lender to Tenant or transferee, or Holder of any
Security Document. 
  

	12.	SUBORDINATION AND ATTORNMENT; LENDER RIGHTS. 

 12.1 Subordination and Attornment. Without the necessity of any additional document being executed by Tenant for the purpose of effecting a subordination, and at the election of Landlord or any
mortgagee or beneficiary with a mortgage or deed of trust encumbering the Property or any portion thereof, or any lessor of a ground or underlying lease with respect to the Property or any portion thereof (any such mortgagee, beneficiary or lessor,
a “Holder”), this Lease will be subject and subordinate at all times to: (i) all ground leases or underlying leases which may now exist or hereafter be executed affecting the Property; (ii) the lien of any mortgage, deed
or deed of trust which may now exist or hereafter be executed affecting the Property or any portion thereof; (iii) all past and future advances made under any such mortgages, deeds or deeds of trust; and (iv) all renewals, modifications,
replacements and extensions of any such ground leases, master leases, mortgages, deed and deeds of trust (collectively, “Security Documents”) which may now exist or hereafter be executed which constitute a lien upon or affect the
Property or any portion thereof, or Landlord’s interest and estate in any of said items. Notwithstanding the foregoing, Landlord reserves the right to subordinate any such Security Documents to this Lease. In the event of any termination or
transfer of Landlord’s estate or interest in the Property, the Building or the Tenant Space by reason of any termination or foreclosure of any such Security Documents (and notwithstanding any subordination of such Security Document to this
Lease that may or may not have occurred), at the election of Landlord’s successor in interest, Tenant agrees to attorn to and become the tenant of such successor, in which event Tenant’s right to possession of the Property will not be
disturbed as long as Tenant is not in default under this Lease. Tenant hereby waives any right under any Applicable Law or otherwise to terminate or otherwise adversely affect this Lease and the obligations of Tenant hereunder in the event of any
termination or transfer of Landlord’s estate or interest in the Property, the Building or the Tenant Space by reason of any termination or foreclosure of any such Security Documents. Tenant covenants and agrees to execute and deliver, within
ten (10) days of receipt thereof, and in the form reasonably required by Landlord or in the standard form required by any Holder, any additional documents evidencing the priority or subordination of this Lease and Tenant’s agreement to
attorn with respect to any such Security Document; provided, however, any such agreement subordinating this Lease to such lease, mortgage or deed of trust shall contain a nondisturbance provision in the standard form of such Holder. 

12.2 Mortgagee and Ground Lessor Protection. Tenant agrees to give each Holder, by registered or certified mail, a copy of any
notice of default served upon the Landlord by Tenant, provided that prior to such notice Tenant has been notified in writing of the address of such Holder (hereafter, a “Noticed Holder”). Tenant further agrees that if Landlord shall
have failed to cure such default within thirty (30) days after such notice to Landlord (or if such default cannot be cured or corrected within that time, then within such additional time as may be necessary if Landlord has commenced such cure
within such thirty (30) days and is diligently pursuing the remedies or steps necessary to cure or correct such default), then prior to Tenant pursuing any termination remedy for such default provided hereunder, at law or in equity, any Noticed
Holder shall have an additional thirty (30) days within which to cure or correct such default (or if such default cannot reasonably be cured or corrected within that time, then such additional time as may be necessary if the Noticed Holder has
commenced within such thirty (30) days and is diligently pursuing the remedies or steps necessary to cure or correct such default). 

  
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 12.3 SNDA. At any time that the Building is made subject to any Security Document(s),
Landlord shall use commercially reasonable good faith efforts to cause the mortgagee and any lessor (whether under a ground or master lease) to deliver to Tenant a subordination, non-disturbance and attornment agreement reasonably acceptable to
Tenant (the “SNDA”), providing that so long as Tenant is not in default under this Lease after the expiration of any applicable notice and cure periods, Tenant may remain in possession of the Tenant Space under the terms of this
Lease, even if the mortgagee or its successor should acquire Landlord’s title to the Building. Further, with respect to all Security Document(s) encumbering the Building as of the Effective Date, Landlord shall use commercially reasonable good
faith efforts to cause the mortgagee and any lessor (whether under a ground or master lease) to deliver to Tenant a commercially reasonable SNDA, providing that so long as Tenant is not in default under this Lease after the expiration of any
applicable notice and cure periods, Tenant may remain in possession of the Tenant Space under the terms of this Lease, even if the mortgagee or its successor should acquire Landlord’s title to the Building. Notwithstanding anything herein to
the contrary, the subordination of this Lease to any Security Document hereafter placed upon the Building and Tenant’s agreement to attorn to the Holder as provided in this Section 12 shall be conditioned upon the Holder entering into an
SNDA. 
  

	13.	SURRENDER OF TENANT SPACE; HOLDING OVER. 

 13.1 Tenant’s Method of Surrender. Upon the expiration of the Term of this Lease, or upon any earlier termination of this Lease or the termination of Tenant’s right to possess the Tenant
Space, Tenant shall, subject to the provisions of this Article 13 and Section 8.4, quit and surrender possession of the Tenant Space to Landlord in good working order and clean condition, reasonable wear and tear, and damages by Casualty
(not caused by any Tenant Party) and Taking excepted. If Tenant fails to surrender the Tenant Space upon the expiration of this Lease, or within sixty (60) days following any earlier termination of this Lease or the termination of Tenant’s
right to possess the Tenant Space in accordance with the terms of this Lease, then Tenant shall indemnify, protect, defend and hold the Landlord Group harmless from, and shall reimburse Landlord for its first-party losses, costs and expenses in
connection with, all Claims (including, without limitation, costs and expenses incurred by Landlord in returning the Tenant Space to the condition in which Tenant was to surrender and Claims made by any succeeding tenant founded on or resulting from
Tenant’s failure to surrender the Tenant Space) arising out of or in any manner relating to such failure to quit and surrender possession of the Tenant Space to Landlord in the condition required hereunder upon such date. 

13.2 Disposal of Tenant’s Personal Property. If any property not belonging to Landlord remains in the Tenant Space after the
expiration of or within sixty (60) days after any earlier termination of the Term of this Lease or the termination of Tenant’s right to possess the Tenant Space, Tenant shall be deemed to have abandoned such property and to have authorized
Landlord to make such disposition of such property as Landlord may desire without liability for compensation or damages to Tenant in the event that such property is the property of Tenant; and in the event that such property is the property of
someone other than Tenant, Tenant shall indemnify and hold Landlord harmless from all Claims arising out of, in connection with, or in any manner related to any removal, exercise or dominion over and/or disposition of such property by Landlord.
Tenant shall pay to Landlord Base Rent at the holdover rates set forth in Section 13.3 below during such time as any property not belonging to Landlord remains in the Tenant Space after the expiration or earlier termination of the Term of this
Lease. 
 13.3 Holding Over. If Tenant should remain in possession of all or any portion of the Tenant Space after the
expiration of the Term of this Lease (or any earlier termination of this Lease or the termination of Tenant’s right to possess the Tenant Space), without the execution by Landlord and Tenant of a new lease or an extension of the Term of this
Lease, then Tenant shall be deemed to be occupying the entire Tenant Space as a tenant-at-sufferance, upon all of the terms contained herein, except as to term and Base Rent and any other provision reasonably determined by Landlord to be
inapplicable. During any such holdover period, Tenant shall pay to Landlord (A) monthly Base Rent in an amount equal to (i) one hundred twenty-five percent (125%) with respect to the first sixty (60) days of such holdover,
(ii) one hundred fifty percent (150%) with respect to the next thirty (30) days of such holdover, and (iii) two hundred percent (200%) thereafter, of the greater of (i) Landlord’s then published asking base rent
rate for 

  
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space comparable to the Tenant Space or (ii) the Base Rent payable by Tenant to Landlord during the last month of the Term of this Lease, plus (B) one hundred percent (100%) of the
Additional Rent payable by Tenant to Landlord during the last month of the Term of this Lease. The monthly rent payable for such holdover period shall in no event be construed as a penalty or as liquidated damages for such retention of possession.
Neither any provision hereof nor any acceptance by Landlord of any rent after any such expiration or earlier termination shall be deemed a consent to any holdover hereunder or result in a renewal of this Lease or an extension of the Term, or any
waiver of any of Landlord’s rights or remedies with respect to such holdover. Notwithstanding any provision to the contrary contained herein, (a) Landlord expressly reserves the right to require Tenant to surrender possession of the Tenant
Space upon the expiration of the Term of this Lease or upon the earlier termination hereof or at any time during any holdover and the right to assert any remedy at law or in equity to evict Tenant and collect damages in connection with any such
holdover, and (b) Tenant shall indemnify, defend and hold the Landlord Group harmless from and against any and all Claims (including, without limitation, the attorneys’ fees, consultants’ fees and court costs incurred or suffered by
Landlord, and all lost profits and other consequential damages asserted against Landlord) arising out of or in any manner related to Tenant’s failure to surrender the Tenant Space upon the expiration or earlier termination of this Lease or upon
termination of Tenant’s right to possess the Tenant Space in accordance with the provisions of this Lease, and (c) Tenant shall pay to Landlord Base Rent at the holdover rates set forth in this Section 13.3 from the first day
following the expiration or earlier termination of this Lease through the entire period of such holdover. 
 13.4
Survival. The provisions of this Article 13 shall survive the expiration or early termination of this Lease. 
  

	14.	WAIVER OF CLAIMS; INDEMNITY. 

 14.1 Waiver. To the fullest extent permitted by law, Tenant, as a material part of the consideration to Landlord, hereby assumes all risk of, and waives all claims it may have against the Landlord
Group (as defined in the Basic Lease Information) for damage to or loss of property (including, without limitation, loss of profits and intangible property) or personal injury or loss of life or other damages of any kind resulting from the Property,
the Building or the Tenant Space or any part thereof becoming out of repair, by reason of any repair or alteration thereof, or resulting from any accident within the Property, the Building or the Tenant Space or on or about any space adjoining the
same, or resulting directly or indirectly from any act or omission of any person, or due to any condition, design or defect of the Property, the Building or the Tenant Space, or any space adjoining the same, or the mechanical systems of the
Building, which may exist or occur, whether such damage, loss or injury results from conditions arising upon the Tenant Space or upon other portions of the Building, or from other sources or places, and regardless of whether the cause of such
damage, loss or injury or the means of repairing the same is accessible to Tenant; provided, however, that such assumption and waiver shall not apply to the extent such claims are determined by a court of competent jurisdiction to have been
proximately caused by the gross negligence or willful misconduct of Landlord or any other member of the Landlord Group. Tenant agrees that Landlord will not have any responsibility or liability for any damage to Tenant’s equipment or
interruption of Tenant’s operations which is caused by any other tenant or occupant of the Building or the Property or the employees, agents, contractors, technicians, representatives, customers, co-locators or invitees of any such tenant or
occupant. 
 14.2 Indemnification. 
 14.2.1 Tenant’s Indemnification. Except to the extent caused by the gross negligence or willful misconduct of Landlord, Tenant hereby agrees to indemnify, defend, and hold harmless Landlord
and the Landlord Group (as such term is defined in the Basic Lease Information) from and against (and to reimburse Landlord and the Landlord Group for) any and all claims, actions, suits, proceedings, losses, damages, obligations, liabilities,
penalties, fines, costs and expenses (including, without limitation, attorneys’ fees, legal costs, and other costs and expenses of defending against any claims, actions, suits, or proceedings) (collectively, “Claims”) arising
from, in connection with, or in any manner relating to (or 

  
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alleged to arise from, to be in connection with, or to be in any manner related to): (i) the use or occupancy of the Tenant Space or any portion of the Building or the Property by Tenant or
any person claiming by, through or under Tenant or any other Tenant Party (not arising from the gross negligence or willful misconduct of Landlord or its employees, agents, contractors or invitees), or (ii) the negligence or willful omissions
of Tenant or any Tenant Parties with respect to the Tenant Space, the Building or the Property; provided, however, Tenant’s indemnification, defense and hold harmless obligations under this Section shall not extend to Claims covered by
Landlord’s indemnity of Tenant in Section 14.2.2, below. In the event that any action or proceeding is brought against Landlord or any member of the Landlord Group by reason of any such Claim, Tenant, upon timely notice from Landlord,
shall defend such action or proceeding at Tenant’s cost and expense by counsel reasonably approved by Landlord. Tenant’s obligations under this Section 14.2 shall survive the expiration or termination of this Lease as to any matters
arising prior to such expiration or termination or prior to Tenant’s vacation of the Tenant Space and the Building. Notwithstanding any provision to the contrary contained in this Section 14.2, nothing contained in this Section 14.2
shall be interpreted or used in any way to affect, limit, reduce or abrogate any insurance coverage provided by any insurer to either Tenant or Landlord. This indemnity provision shall survive the termination or expiration of this Lease. 

14.2.2 Landlord’s Indemnification. Subject to Sections 9.2 and 14.1, Landlord shall defend, indemnify, and hold harmless
Tenant and the Tenant Parties (and to reimburse Tenant and any Tenant Parties) from and against all Claims to the extent arising from, in connection with, or in any manner relating to (or alleged to arise from, to be in connection with, or to be in
any manner related to) the gross negligence or willful misconduct of Landlord or any member of the Landlord Group. In the event that any action or proceeding is brought against Tenant or any member of the Tenant Parties by reason of any such Claim,
Landlord, upon timely notice from Tenant, shall defend such action or proceeding at Landlord’s cost and expense by counsel reasonably approved by Tenant. Landlord’s obligations under this Section 14.2 shall survive the expiration or
termination of this Lease as to any matters arising prior to such expiration or termination or prior to Tenant’s vacation of the Tenant Space and the Building. Notwithstanding any provision to the contrary contained in this Section 14.2.2,
nothing contained in this Section 14.2.2 shall be interpreted or used in any way to affect, limit, reduce or abrogate any insurance coverage provided by any insurer to either Tenant or Landlord. This indemnity provision shall survive the
termination or expiration of this Lease. 
 14.3 Consequential Damages. Except for the indemnification obligations
expressly set forth in Section 13.3 and this Section 14.3, under no circumstances whatsoever shall Landlord or Tenant ever be liable under this Lease for consequential damages, incidental damages, indirect damages, or special damages, or
for loss of profit, loss of business opportunity or loss of income. The foregoing notwithstanding, with regard to each customer or other person or entity to which Tenant, any Tenant Affiliate, or any Transferee provides goods or services, which are
in any way related to or associated with the use of the Tenant Space, including, but not limited to, those (now or hereafter) conducting transactions or other operations by or through or in connection with equipment located within the Tenant Space
(collectively, “Tenant Space Customers”), Tenant hereby agrees to indemnify and hold Landlord and the other members of the Landlord Group harmless with regard to (and to reimburse Landlord and any other members of the Landlord Group
for) any and all claims by, through, or under any Tenant Space Customer which are related to the use of the Tenant Space or equipment located within the Tenant Space, for, or with regard to, any and all types of consequential damages, incidental
damages, indirect damages, or special damages, or for loss of profit, loss of business opportunity or loss of income related to any use of the Tenant Space or equipment located within the Tenant Space. 

14.4 Liens. Notwithstanding anything to the contrary herein, in no event shall Tenant have any right (express or implied) to
create or permit there to be established any lien or encumbrance of any nature against the Tenant Space, the Building or the Property or against Landlord’s or Tenant’s interest therein or hereunder, including, without limitation, for any
improvement or improvements by Tenant, and Tenant shall fully pay the cost of any improvement or improvements made or contracted for by Tenant. Tenant shall require each contractor which it engages to perform any improvements or alterations within
the Tenant Space or elsewhere in the Building or the Property, to acknowledge and agree in writing that it 

  
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is performing its work under its agreement with Tenant solely for the benefit of Tenant and that Tenant is not acting as Landlord’s agent. Any mechanic’s lien filed against the Tenant
Space, the Building or the Property, or any portion of any of the above, for work claimed to have been done, or materials claimed to have been furnished to Tenant, shall be duly discharged by Tenant within ten (10) business days after the
filing of the lien. 
 14.5 Waiver of Landlord’s Lien. Landlord hereby expressly waives and releases any and all
contractual liens and security interests or constitutional and/or statutory liens and security interests arising by operation of law to which Landlord might now or hereafter be entitled on the personal property of Tenant which Tenant now or
hereafter places in or upon the Premises (except for judgment liens that may arise in favor of Landlord). The waiver and release contained herein shall not waive, release or otherwise affect any unsecured claim Landlord may now or hereafter have
against Tenant. 
  

	15.	TENANT DEFAULT. 

 15.1
Events of Default By Tenant. Each of the following acts or omissions of Tenant or occurrences shall constitute an “Event of Default”: 
 15.1.1 Any failure or refusal by Tenant to timely pay any Rent or any other payments or charges required to be paid hereunder, or any portion thereof, within five (5) business days of notice that the
same is due; provided, however, that Landlord shall not be required to send such written notice to Tenant more than twice in any twelve (12)-month period and after two (2) such written notices, Landlord shall have no obligation to give Tenant
written notice of any subsequent default during the remainder of such twelve (12)-month period and Tenant’s failure or refusal to timely pay Rent or other sums due hereunder when due during the remainder of such twelve (12)-month period shall
constitute an Event of Default. 
 15.1.2 Any failure by Tenant to perform or observe any other covenant or condition of this
Lease (including, without limitation, in the Datacenter Rules and Regulations) to be performed or observed by Tenant (other than those described in Section 15.1.1, above or Sections 15.1.3, 15.1.4, or 15.1.5, below) if such failure continues
for a period of ten (10) days following written notice to Tenant of such failure; provided, however, that in the event Tenant’s failure to perform or observe any covenant or condition of this Lease to be performed or observed by Tenant
cannot reasonably be cured within ten (10) days following written notice to Tenant, Tenant shall not be in default if Tenant commences to cure same within the ten (10) day period and thereafter diligently prosecutes the curing thereof to
completion within thirty (30) days following such written notice; provided, however, that Landlord shall not be required to send such written notice to Tenant more than three (3) times in any twelve (12)-month period for the same
non-monetary default and after three (3) such written notices for the same non-monetary default, Landlord shall have no obligation to give Tenant written notice of the same non-monetary default during the remainder of such twelve (12)-month
period and any subsequent occurrence of the same non-monetary default during the remainder of such twelve (12)-month period shall, at the election of Landlord, constitute an Event of Default. 

15.1.3 The filing or execution or occurrence of any one of the following: (i) a petition in bankruptcy or other insolvency
proceeding by or against Tenant, (ii) a petition or answer seeking relief under any provision of the Bankruptcy Act, (iii) an assignment for the benefit of creditors, (iv) a petition or other proceeding by or against Tenant for the
appointment of a trustee, receiver or liquidator of Tenant or any of Tenant’s property, which proceeding or appointment is not dismissed within ninety (90) days, or (v) a proceeding by any governmental authority for the dissolution or
liquidation of Tenant or any other instance whereby Tenant or any general partner of Tenant shall cease doing business as a going concern, which proceeding is not dismissed within ninety (90) days. 

15.1.4 Any failure by Tenant to execute and deliver any statement or document described in either Article 11 or Section 12.1
requested to be so executed and delivered by Landlord within 

  
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the time periods specified therein applicable thereto, where such failure continues for three (3) days after delivery of written notice of such failure by Landlord to Tenant. 

15.1.5 Any default by Tenant or any affiliate of Tenant under the MMR Lease. 

The parties hereto acknowledge and agree that all of the notice periods provided in this Section 15.1 are in lieu of, and not in
addition to, the notice requirements of any Applicable Laws. 
 15.2 Remedies. Upon the occurrence of any Event of
Default by Tenant, Landlord shall have, in addition to any other remedies available to Landlord at law or in equity, the option to pursue any one or more of the remedies described in Section 1 of Exhibit “D” attached hereto and
incorporated herein by this reference, each and all of which shall, subject to applicable law, be cumulative and nonexclusive, without any notice or demand whatsoever (and all of the other provisions of Section 1 of Exhibit “D”
shall apply to an Event of Default by Tenant hereunder). 
  

	16.	LIMITATION OF LANDLORD’S LIABILITY. 

 16.1 Landlord Default. In the event that Landlord shall fail to perform any obligation of Landlord to be performed under this Lease, Tenant’s sole and exclusive remedies for any such failure
shall be an action for money damages, specific performance and/or injunctive relief (Tenant hereby waiving the benefit of any laws granting Tenant a lien upon the property of Landlord and/or upon rental due Landlord or granting Tenant a right to
terminate this Lease upon a default by Landlord); provided, however, that Landlord shall not be in default hereunder (and Tenant shall have no right to pursue any such claim for damages in connection with any such failure) unless and until Tenant
shall have delivered to Landlord a written notice specifying such default with particularity, and Landlord shall thereafter have failed to cure such default within thirty (30) days (or, if the nature of Landlord’s obligation is such that
more than thirty (30) days are reasonably required for its performance, then not unless Landlord shall have failed to commence such performance of such cure within such thirty (30) day period and thereafter diligently pursue the same to
completion). Notwithstanding the foregoing, in the event Landlord’s failure to perform an obligation of Landlord to be performed under this Lease materially adversely affects Tenant’s use of the Tenant Space for the Permitted Use, Landlord
shall commence to cure such default within ten (10) business days following receipt of written notice from Tenant of such default, and in the event of an emergency, shall commence to cure such default within twenty-four (24) hours
following receipt of written notice from Tenant of such default, and shall diligently pursue the curing thereof to completion. Unless and until Landlord shall have so failed to so cure any such failure after such notice, Tenant shall not have any
remedy or cause of action by reason thereof. Except as expressly set forth in this Lease, in no event shall Tenant have the right to terminate the Lease nor shall Tenant’s obligation to pay Base Rent or other charges under this Lease abate
based upon any default by Landlord of its obligations under the Lease. All obligations of Landlord hereunder will be construed as covenants, not conditions; and all such obligations will be binding upon Landlord only during the period of
Landlord’s possession of the Building and not thereafter. 
 16.2 Landlord’s Liability. In consideration of the
benefits accruing under this Lease to Tenant and notwithstanding anything to the contrary in this Lease or in any exhibits, riders, amendments, or addenda to this Lease (collectively, the “Lease Documents”), it is expressly
understood and agreed by and between the parties to this Lease that: (i) the recourse of Tenant or its successors or assigns against Landlord (and the liability of Landlord to Tenant, its successors and assigns) with respect to (a) any
actual or alleged breach or breaches by or on the part of Landlord of any representation, warranty, covenant, undertaking or agreement contained in any of the Lease Documents, or (b) any matter relating to Tenant’s occupancy of the Tenant
Space (collectively, the “Landlord’s Lease Undertakings”), shall be limited solely to an amount equal to the lesser of (1) Landlord’s interest in the Property, and (2) the equity interest Landlord would have had
in the Property if the Building and the Land were encumbered by independent secured financing equal to eighty percent (80%) of the value of the Property (“Landlord’s Liability Cap”); (ii) other than Landlord’s
interest in the Property, Tenant shall have no recourse against any other assets of the Landlord Group (as defined in the Basic Lease Information); (iii) except to the extent of 

  
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Landlord’s interest in the Property, no personal liability or personal responsibility of any sort with respect to any of Landlord’s Lease Undertakings or any alleged breach thereof is
assumed by, or shall at any time be asserted or enforceable against, the Landlord Group, and (iv) at no time shall Landlord be responsible or liable to Tenant or any Tenant Party for any lost profits, lost economic opportunities or any form of
consequential damages as the result of any actual or alleged breach by Landlord of Landlord’s Lease Undertakings. 
 16.3
Transfer of Landlord’s Interest. Landlord shall have the right, from time to time, to assign its interest in this Lease in whole or, to a wholly owned subsidiary, in part. Notwithstanding the foregoing, in connection with any assignment
in part to a wholly-owned subsidiary, (i) Landlord shall provide a written notice to Tenant specifying the rights and obligations so assigned and (ii) Landlord shall guaranty the performance of the obligations assigned to such wholly-owned
subsidiary; provided, however, Landlord’s maximum liability under such guaranty shall not exceed the maximum liability it would have had under this Lease if such obligations had not been assigned. Landlord, and each successor to Landlord, shall
be fully released from the performance of Landlord’s obligations under the Lease Documents arising after the date of such transfer of Landlord’s interest in the Property to a third party, provided that Landlord’s transferee assumes
all of Landlord’s obligations under the Lease Documents. Provided that Landlord’s transferee assumes all obligations of Landlord under the Lease Documents, Landlord shall not be liable for any obligation under the Lease Documents arising
after the date of such transfer of its interest in the Property, and Tenant agrees to look solely to the successor in interest of Landlord in and to this Lease for all obligations and liabilities accruing on or after the date of such transfer. If
any security has been given by Tenant to secure the faithful performance of any of the covenants of this Lease, Landlord may transfer or deliver said security, as such, to Landlord’s successor in interest and thereupon Landlord shall be
discharged from any further liability with regard to said security. 
  

	17.	MISCELLANEOUS. 

 17.1
Severability. If any provision of this Lease is determined by any court of competent jurisdiction to be invalid or unenforceable to any extent, the remainder of this Lease shall not be affected thereby. 

17.2 Performance. The covenants and obligations of Tenant pursuant to this Lease shall be independent of performance by Landlord
of the covenants and obligations of Landlord pursuant to this Lease. Tenant’s performance of each of its obligations under this Lease shall be a condition precedent to the duty of Landlord to perform its obligations hereunder. 

17.3 Attorneys’ Fees and Costs. If either Landlord or Tenant initiates any litigation, mediation, arbitration or other
proceeding regarding the enforcement, construction or interpretation of this Lease, then the non-prevailing party shall pay the prevailing party’s attorneys’ fees and costs (including, without limitation, all expense reimbursements, expert
witness fees and litigation costs). In addition, if it should otherwise be necessary or proper for Landlord to consult an attorney concerning this Lease (specifically, for the review of instruments evidencing a proposed Transfer, or the for the
purpose of collecting Rent), Tenant agrees to pay to Landlord its actual attorneys’ fees whether suit be brought or not to the extent such fees exceed $500.00. If any member of the Landlord Group is made a party to any litigation instituted by
Tenant against a party other than Landlord, or by a third party against Tenant, Tenant shall indemnify, hold harmless and defend such member of the Landlord Group from any and all Claims arising out or, in connection with, or in any manner related
to such litigation, except for the extent to which such Claims arise as a result of the gross negligence or willful misconduct of any member of the Landlord Group. 
 17.4 Waiver of Right to Jury Trial. IN ORDER TO LIMIT THE COST OF RESOLVING ANY DISPUTES BETWEEN THE PARTIES, AND AS A MATERIAL INDUCEMENT TO EACH PARTY TO ENTER INTO THIS LEASE, TO THE FULLEST
EXTENT PERMITTED BY LAW, LANDLORD AND TENANT EACH EXPRESSLY WAIVES ITS RIGHT TO TRIAL BY JURY IN ANY TRIAL HELD AS A RESULT OF A CLAIM ARISING OUT OF, IN CONNECTION WITH, OR IN 

  
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ANY MANNER RELATED TO THIS LEASE IN WHICH LANDLORD AND TENANT ARE ADVERSE PARTIES. THE FILING OF A CROSS-COMPLAINT BY ONE AGAINST THE OTHER IS SUFFICIENT TO MAKE THE PARTIES “ADVERSE.”

 17.5 Headings; Time; Survival. The headings of the Articles, Sections and Exhibits of this Lease are for convenience
only and do not define, limit or construe the contents thereof. Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall be held to include the plural, unless the context
otherwise requires. Each of the parties hereto acknowledges that it has read and reviewed this Lease and that it has had the opportunity to confer with counsel in the negotiation of this Lease. Accordingly, this Lease shall be construed neither for
nor against Landlord or Tenant, but shall be given a fair and reasonable interpretation in accordance with the meaning of its terms and the intent of the parties. In all instances where Tenant is required to pay any sum or do any act at a particular
indicated time or within an indicated period, it is understood that time is of the essence. Any obligations of Tenant accruing prior to the expiration or termination of this Lease shall survive the expiration or termination of this Lease, and Tenant
shall promptly perform all such obligations whether or not this Lease has expired. 
 17.6 Notices. Any notice which may
or shall be given under the provisions of this Lease shall be in writing and may be delivered by (i) hand delivery or personal service, (ii) a reputable overnight courier service which provides evidence of delivery, or (iii) facsimile
(so long as a confirming copy is forwarded by a reputable overnight courier service within twenty-four (24) hours thereafter), if for Landlord, to the Building office and at the address specified in Item 16 of the Basic Lease Information,
or if for Tenant, at the address specified in Item 3 of the Basic Lease Information, or at such other addresses as either party may have theretofore specified by written notice delivered in accordance herewith. Such address may be changed from
time to time by either party by giving notice as provided herein. Notice shall be deemed given, (a) when delivered (if delivered by hand or personal service), (b) if sent by a reputable overnight courier service, on the business day
immediately following the business day on which it was sent, or (c) the date the facsimile is transmitted. 
 17.7
Governing Law; No Counterclaim; Jurisdiction. This Lease shall be governed by, and construed in accordance with, the laws of the state in which the Property is located. It is mutually agreed that in the event Landlord commences any
summary proceeding for non-payment of Rent, Tenant will not interpose any counterclaim (other than any compulsory counterclaims) of whatever nature or description in any such proceeding. The foregoing shall not be construed to prevent Tenant from
bringing a separate action related to such counterclaims. In addition, Tenant hereby submits to local jurisdiction in the state in which the Property is located and agrees that any action by Tenant against Landlord shall be instituted in the state
in which the Property is located and that Landlord shall have personal jurisdiction over Tenant for any action brought by Landlord against Tenant in the state in which the Property is located. 

17.8 Incorporation; Amendment; Merger. This Lease, along with any exhibits and attachments or other documents referred
to herein, all of which are hereby incorporated into this Lease by this reference, constitutes the entire and exclusive agreement between Landlord and Tenant relating to the Tenant Space and each of the aforementioned documents may be altered,
amended or revoked only by an instrument in writing signed by the party to be charged thereby. All prior or contemporaneous oral or written agreements, understandings and/or practices relative to the leasing or use of the Tenant Space are merged
herein or revoked hereby. 
 17.9 Brokers. Each party hereto represents to the other that the representing party has not
engaged, dealt with or been represented by any broker in connection with this Lease other than the brokers specified in Item 18 of the Basic Lease Information. Landlord and Tenant shall each indemnify, defend (with legal counsel reasonably
acceptable to the other) and hold harmless the other party from and against all Claims (including attorneys’ fees and all litigation expenses) related to any claim made by any other person or entity for any commission or other compensation in
connection with the execution of this Lease or the leasing of the Tenant Space to Tenant if based on an allegation that claimant dealt through the indemnifying party. The provisions of this Section 17.9 shall survive the termination of this
Lease. 

  
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 17.10 Examination of Lease. This Lease shall not be binding or effective until each
of the parties hereto have executed and delivered an original or counterpart hereof to each other. 
 17.11 Recordation.
Unless required by law, neither Tenant nor any person or entity acting through, under or on behalf of Tenant shall record or cause the recordation of this Lease, a short form memorandum of this Lease or any reference to this Lease. 

17.12 Authority. Each of Landlord and Tenant represents to the other party that the person executing this Lease on its behalf is
duly authorized to execute and deliver this Lease pursuant to its respective by-laws, operating agreement, resolution or other legally sufficient authority. Further, each party represents to the other party that (i) if it is a partnership, the
undersigned are all of its general partners, (ii) it has been validly formed or incorporated, (iii) it is duly qualified to do business in the state in which the Property is located, and (iv) this Lease is being executed on its behalf
and for its benefit. 
 17.13 Successors and Assigns. Except as otherwise provided in this Lease, all of the covenants,
conditions and provisions of this Lease shall be binding upon, and shall inure to the benefit of the parties hereto and their respective heirs, personal representatives and permitted successors and assigns. 

17.14 Force Majeure. A party shall incur no liability to the other party with respect to, and shall not be responsible for any
failure to perform, any of its obligations hereunder (other than payment obligations or obligations that may be cured by the payment of money (e.g., maintaining insurance)) if such failure is caused by any reason beyond the reasonable control of the
party obligated to perform such obligations, including, but not limited to, strike, labor trouble, governmental rule, regulations, ordinance, statute or interpretation, or by fire, earthquake, civil commotion, or failure or disruption of utility
services (collectively, “Force Majeure”). The amount of time for a party to perform any of its obligations (other than payment obligations) shall be extended by the amount of time it is delayed in performing such obligation by
reason of any Force Majeure occurrence whether similar to or different from the foregoing types of occurrences. 
 17.15 No
Partnership or Joint Venture; No Third Party Beneficiaries. Nothing contained in this Lease shall be deemed or construed to create the relationship of principal and agent, or partnership, or joint venturer, or any other relationship between
Landlord and Tenant other than landlord and tenant. Landlord shall have no obligations hereunder to any person or entity other than Tenant or any person or entity claiming through Tenant, and no other parties shall have any rights hereunder as
against Landlord. 
 17.16 Access by Landlord. Landlord, Landlord’s agents and employees shall have the right to
enter upon any and all parts of the Tenant Space at any reasonable time upon prior reasonable oral or written notice (except in the case of an emergency when as much prior notice as Landlord in good faith determines is practicable given the
circumstances) to examine the condition thereof, to clean, to make any repairs, alterations or additions required to be made by Landlord hereunder, to show the Tenant Space to prospective purchasers or tenants or mortgage lenders (prospective or
current), to determine whether Tenant is complying with all of its obligations under this Lease, to exercise any of Landlord’s rights or remedies hereunder and for any other purpose deemed reasonable by Landlord. In connection with
Landlord’s rights hereunder, Landlord shall at all times have and retain a key with which to unlock all of the doors in, on or about the Tenant Space, and Landlord shall have the right to use any and all means by which Landlord may deem proper
to open such doors to obtain entry to the Tenant Space. Tenant hereby waives any claim for damages for any injury to Tenant’s business or inconvenience to, or interference with, Tenant’s business, any loss of occupancy or quiet enjoyment
of the Tenant Space or any other loss occasioned by such entry, and Tenant shall not be entitled to any abatement or reduction of Rent by reason thereof, and no such entry to the Tenant Space shall be deemed or construed to be a forcible or unlawful
entry into or a detainer of the Tenant Space or an eviction, actual or constructive, of Tenant from any part of the Tenant Space. Notwithstanding anything in Sections 17.16 and 17.17, any rules or regulations promulgated by Landlord or any
maintenance schedule relative to Landlord’s access to the Tenant Space to the contrary, Landlord agrees that (except in the case of an emergency) Landlord’s access to the Premises shall be subject to Landlord’s compliance with the
procedures required by Tenant (“Tenant’s Security 

  
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Procedures”), provided that (i) Landlord has received written notice of Tenant’s Security Procedures and any changes thereof, and (ii) Tenant’s Security Procedures
(as amended from time to time by Tenant) do not interfere with Landlord’s ability to perform, or increase the cost to Landlord to perform, Landlord’s obligations under this Lease or any other lease demising premises in the Building. Tenant
shall deliver written notice of the changes to Tenant’s Security Procedures to Landlord at Landlord’s address for notices as provided herein. Notwithstanding anything herein to the contrary, except for emergencies, Landlord shall use
reasonable efforts to minimize disruption of Tenant’s business or occupancy during such entries. 
 17.16.1 Notwithstanding
anything herein to the contrary, any tenant or occupant of Cage 01100-A (each, a “Cage 01100-A Tenant”) shall, at all times, have the right to enter upon Suite 1100 as reasonably necessary to access Cage 01100-A. Tenant hereby
waives any claim for damages for any injury to Tenant’s business or inconvenience to, or interference with, Tenant’s business, any loss of occupancy or quiet enjoyment of the Tenant Space or any other loss occasioned by such entry, and
Tenant shall not be entitled to any abatement or reduction of Rent by reason thereof, and no such entry to Suite 1100 shall be deemed or construed to be a forcible or unlawful entry into or a detainer of Suite 1100 or an eviction, actual or
constructive, of Tenant from any part of Suite 1100. Notwithstanding the foregoing, Landlord shall indemnify, defend and hold Tenant harmless from and against any Claim for damages to Suite 1100 or any personal property therein caused by any Cage
01100-A Tenant’s entry upon Suite 1100 as provided herein. 
 17.17 Rights Reserved by Landlord. Landlord reserves
the following rights exercisable without notice (except as otherwise expressly provided to the contrary in this Lease) and without being deemed an eviction or disturbance of Tenant’s use or possession of the Tenant Space or giving rise to any
claim for set-off or abatement of Rent: (i) to change the name or street address of the Building and/or the Property; (ii) to install, affix and maintain all signs on the exterior and/or interior of the Building and/or the Property;
(iii) subject to the terms of Section 17.16, to display the Tenant Space, the Building and/or the Property to mortgagees, prospective mortgagees, prospective purchasers and ground lessors, and prospective lessees at reasonable hours;
(iv) to change the arrangement of entrances, doors, corridors, elevators and/or stairs in the Building and/or the Property, and/or to make such alterations to the Building as Landlord deems desirable; (v) to install, operate and maintain
systems which monitor, by closed circuit television or otherwise, all persons entering or leaving the Building and/or the Property; (vi) to install and maintain pipes, ducts, conduits, wires and structural elements located in the Tenant Space
and which serve other parts or other tenants or occupants of the Building and/or the Property; (vii) to retain at all times master keys or pass keys to the Tenant Space; (viii) the exclusive right to create any additional improvements to
structural and/or mechanical systems, interior and exterior walls and/or glass, which Landlord deems necessary without the prior consent of Tenant; and (ix) the absolute right to lease space in the Building and the Property and to create such
other tenancies in the Building and the Property as Landlord, in its sole business judgment, shall determine is in the best interests of the Property (and Landlord does not represent and Tenant does not rely upon any specific type or number of
tenants occupying any space in the Building and the Property during the Term of this Lease). Notwithstanding the foregoing, Landlord’s ability to exercise its rights pursuant to clauses (iv), (vi) and (viii), above, shall be conditioned
upon such exercise by Landlord not having a material adverse effect on Tenant’s or the Permitted Licensees’ use or occupancy of the Premises. 
 17.18 Counterparts; Execution by Facsimile. This Lease may be executed simultaneously in two or more counterparts each of which shall be deemed an original, but all of which shall constitute one
and the same Lease. Landlord and Tenant agree that the delivery of an executed copy of this Lease by facsimile shall be legal and binding and shall have the same full force and effect as if an original executed copy of this Lease had been delivered.

 17.19 Confidentiality. Each party agrees that (i) the terms and provisions of this Lease are confidential and
constitute proprietary information of the parties and (ii) it shall not disclose, and it shall cause its partners, officers, directors, shareholders, employees, brokers and attorneys to not disclose any term or provision of this Lease to any
other person without first obtaining the prior written consent of the other party, except that each party shall have the right to disclose such information for valid business, legal and accounting purposes and/or if advisable under any applicable
securities laws regarding public 

  
 -27-

 
disclosure of business information. The foregoing notwithstanding, either party (or both parties) may post a press release or press releases, that discloses the fact that Landlord and Tenant have
entered into a lease; provided that same does not disclose the location, economics or square footage related hereto. Any references in such press release or press releases, in excess of the fact that Landlord and Tenant have entered into a lease,
require approval by both parties, which either party may withhold in its sole and absolute discretion. 
 17.20 Incorporation
of Exhibits. All of the terms and conditions of all of the Exhibits to this Lease are hereby incorporated into this Lease. 

17.21 Financial Statements. Within ten (10) days after Landlord’s written request therefore, Tenant must deliver to
Landlord the current audited annual financial statements of Tenant, including an opinion of a certified public accountant, a balance sheet and profit and loss statement, all prepared in accordance with generally accepted accounting principles
consistently applied (collectively, Tenant’s “Financial Statements”). If Tenant does not then have its Financial Statements audited, Tenant must forward unaudited Financial Statements certified by Tenant’s chief financial
officer as true, complete and correct in all material respects. Tenant’s failure to timely comply with this Section 17.21 shall be an Event of Default hereunder. Landlord hereby agrees to maintain Tenant’s Financial Statements as
proprietary and confidential and agrees not to disclose Tenant’s Financial Statements to any third party other than any lender, mortgagee, or prospective purchaser of the Building, and Landlord’s attorneys, accountants and similar business
advisors. Notwithstanding the foregoing, this Section 17.21 shall not apply to Tenant if, and so long as, (i) the entity named as “Tenant” under this Lease is a publicly traded entity that is traded on a nationally recognized
stock exchange, and/or (ii) the Guaranty is in full force and effect and there is no default by Guarantor thereunder. For the avoidance of doubt, in the event that (a) the Guarantee is not in full force and effect or there exists a
default by Guarantor thereunder, and (b) the entity that is named as “Tenant” under this Lease is merely an affiliate or subsidiary of an entity that is publicly traded on a nationally recognized stock exchange (i.e., the entity that
is named as “Tenant” under this Lease is not an entity that is (itself) actually publicly traded on a nationally recognized stock exchange), then Tenant’s obligation to provide its Financial Statements, in accordance with this
Section 17.21, shall remain in effect—the publicly traded nature of its parent or affiliate notwithstanding. 

[SIGNATURES APPEAR ON NEXT PAGE] 

  
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 IN WITNESS WHEREOF, the parties hereto have duly executed this Lease as of the Effective
Date. 
 LANDLORD: 

DIGITAL – BRYAN STREET PARTNERSHIP, L.P., 

a Texas limited partnership 
  

									
	 By:
	  	DRT – Bryan Street, LLC,	  		  		  	
		  	a Delaware limited liability company,

its general partner
	  		  		  	

									
					
		 	By:	  	Digital Realty Trust, L.P.,	  		  	
		 		  	a Maryland limited partnership,
 its member and
manager
	  		  	

													
							
		  		 	  By:	  	Digital Realty Trust, Inc.,	  		  		  	
		  		 		  	 a Maryland corporation,

its general partner
	  		  		  	
							
		  		 		  	 By:    /s/ Glenn H. Benoist,
Sr.
	  		  		  	
		  		 		  	 Name:  Glenn H. Benoist, Sr.
	  		  		  	
		  		 		  	 Title:    Vice President
	  		  		  	

 Date: March 31, 2011 
 TENANT: 

TELX
 – DALLAS, LLC, 
 a Delaware limited liability company 

 

									
	By:	  	 The Telx Group, Inc.,
 a Delaware corporation,
 its sole member
	  		  	
					
		  	 By:
	 	     /s/ Eric Shepcaro
	  		  	
		  	 Name:
	 	Eric Shepcaro	  		  	
		  	 Title:
	 	Chief Executive Officer	  		  	

 Date: March 31, 2011 

  
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 EXHIBIT “A” 

DEPICTION OF SUITE 650 

 

 

  
 -1-

 EXHIBIT “AA” 

DEPICTION OF SUITE 700 

 

 

  
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 EXHIBIT “AAA” 

DEPICTION OF SUITE 1100 AND CAGE 01100-A 

 

 

  
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 EXHIBIT “B” 

INSURANCE REQUIREMENTS 
 Policies 
  

			
	 A. Commercial general liability insurance

(including contractual liability):
	 	$2,000,000 single limit; $5,000,000 aggregate limit
		
	 B. “All Risk” Personal Property Insurance:
	 	Full replacement value of Tenant’s Personal Property.
		
	 C. Workers’ Compensation Insurance:
	 	in accordance with the laws of the state in which the Property is located, and Employer’s Liability insurance with a limit not less than $1,000,000 Bodily Injury Each Accident;
$1,000,000 Bodily Injury By Disease - Each Person; and $1,000,000 Bodily Injury By Disease - Policy Limit.

 Requirements:

 All insurance required under this Lease shall be issued by insurers with a “General Policyholders Rating” of at least A-, X,
as set forth in “Best’s Insurance Guide.” Such insurers shall be authorized to do business in the state in which the Property is located. The commercial general liability policies procured hereunder shall name the Landlord Group (as
defined in the Basic Lease Information) and Landlord’s managing agent, and any Holders of any Security Documents designated by Landlord as additional insureds. Prior to occupying the Tenant Space and upon subsequent requests of Landlord, Tenant
shall submit to Landlord evidence that Tenant has the insurance policies required hereunder in effect and, if requested by Landlord, shall provide Landlord with certificates of insurance evidencing such policies. All insurance policies procured
hereunder shall contain a provision stating that the insurer shall endeavor to provide at least thirty (30) days written notice to Landlord and all others named as additional insureds prior to any cancellation or material modification of such
policy. If Tenant does not deliver to Landlord a certificate or other proof of renewal or coverage from another insurance carrier prior to the expiration dates of each expiring policy, Landlord may give written notice to Tenant of such failure and
if Tenant does not obtain such insurance within five (5) business days of receipt of such notice, Landlord may obtain such insurance on behalf of Tenant, and Tenant shall, within ten (10) business days after Landlord’s demand
therefor, pay to Landlord an amount equal to the cost of such insurance policies plus an administrative surcharge of five percent (5%). All of Tenant’s insurance policies with respect to the Tenant Space shall be endorsed so as to include a
waiver of subrogation in accordance with and to the full extent of Tenant’s waiver of claims with respect to the Landlord Group set forth in Sections 9.2 and 14.1 of this Lease. 

  
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 EXHIBIT “C” 

DESCRIPTION OF PATHWAY 
  

	 	•	 	 Two (2) four-inch (4”) conduits, labeled 1470 and 1471, from Suite 650 to the Meet-Me Room. 

 

	 	•	 	 One (1) four-inch (4”) conduit, labeled 1638, from Suite 700 to the Meet-Me Room. 

 

	 	•	 	 One (1) four-inch (4”) conduit, labeled 1354, from Suite 1100 to the Meet-Me Room. 

  
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 EXHIBIT “D” 

STATE LAW PROVISIONS 
  

	 	1.	REMEDIES FOR EVENTS OF DEFAULT. 

 1.1 Landlord’s Right to Terminate Upon Tenant Default. This Lease and the Term and estate hereby granted and the demise hereby made are subject to the limitation that if and whenever any Event
of Default shall occur, Landlord may, at Landlord’s option, in addition to all other rights and remedies given hereunder or by law or equity, do any one or more of the following without notice or demand, any such notice or demand being hereby
waived: 
 1.1.1 Terminate this Lease, in which event Tenant shall immediately surrender possession of the Tenant Space to
Landlord. 
 1.1.2 Enter upon and take possession of the Tenant Space and expel or remove Tenant and any other occupant
therefrom, with or without having terminated this Lease. 
 1.1.3 Alter locks and other security devices at the Tenant Space.

 1.1.4 Terminate any and all agreements, subleases, licenses, concessions or other consensual arrangements for possession
entered into by Tenant, with Landlord or with third parties, and affecting the Tenant Space or any part of the Meet-Me Room or the Building. 
 1.2 No Surrender or Merger. Exercise by Landlord of any one or more remedies hereunder granted or otherwise available shall not be deemed to be an acceptance of surrender of all or any part of the
Tenant Space by Tenant, whether by agreement or by operation of law, it being understood that such surrender can be effected only by the written agreement of Landlord and Tenant. Except for a wrongful lock-out, (a) no such alteration of
security devices and no removal or other exercise of dominion by Landlord over the property of Tenant or others on or about the Tenant Space shall be deemed unauthorized or constitute a conversion, Tenant hereby consenting, after any Event of
Default, to the aforesaid exercise of dominion over Tenant’s property within the Building, and (b) all claims for damages by reason of such re-entry and/or possession and/or alteration of locks or other security devices are hereby waived,
as are all claims for damages by reason of any distress warrant, forcible detainer proceedings, sequestration proceedings or other legal process. Tenant agrees that any re-entry by Landlord may be pursuant to judgment obtained in forcible detainer
proceedings or other legal proceedings or without the necessity for any legal proceedings in accordance with applicable laws, as Landlord may elect, and Landlord shall not be liable in trespass or otherwise. 

1.3 Damages Upon Default. If Landlord elects to terminate this Lease by reason of an Event of Default, then, notwithstanding such
termination, Tenant shall be liable for and shall pay to Landlord the sum of all rental and other indebtedness accrued to the date of such termination, plus, as damages, an amount equal to the then present value of the rental reserved hereunder
(including, without limitation, Rent and all other charges under this Lease) for the remaining portion of the Term of this Lease (had such Term not been terminated by Landlord prior to the expiration of the Term of this Lease), less the then present
value of the fair rental value of the Tenant Space for such period. 
 In the event that Landlord elects to terminate this Lease
by reason of any Event of Default, in lieu of exercising the rights of Landlord under the preceding paragraph of this Section 1.3, Landlord may instead hold Tenant liable for all rental and other indebtedness accrued to the date of such
termination, plus such rental and other indebtedness as would otherwise have been required to be paid by Tenant to Landlord during the period following termination of the Term of this Lease measured from the date of such termination by Landlord
until the expiration of the Term of this Lease (had Landlord not elected to terminate this Lease on account of such Event of Default) diminished by any net sums thereafter received by Landlord through reletting the Tenant Space during said period
(after deducting expenses 

  
 -1-

 
incurred by Landlord as provided in Section 1.5 below). Actions to collect amounts due by Tenant provided for in this paragraph of this Section 1.4 may be brought from time to time by
Landlord during the aforesaid period, on one or more occasions, without the necessity of Landlord’s waiting until the expiration of such period, and in no event shall Tenant be entitled to any excess of rental (or rental plus other sums)
obtained by reletting over and above the rental provided for in this Lease. 
 1.4 Repossession of Tenant Space. If
Landlord elects to repossess the Tenant Space without terminating this Lease, Tenant shall be liable for and shall pay to Landlord all rental and other indebtedness accrued to the date of such repossession, plus Rent required to be paid by Tenant to
Landlord during the remainder of the Term of this Lease until the expiration of the Term of this Lease, diminished by any net sums thereafter received by Landlord through reletting the Tenant Space during said period (after deducting expenses
incurred by Landlord as provided in Section 1.5 below). In no event shall Tenant be entitled to any excess of any rental obtained by reletting over and above the rental herein reserved. Actions to collect amounts due by Tenant as provided in
this Section 1.4 may be brought from time to time, on one or more occasions, without the necessity of Landlord’s waiting until the expiration of the Term of this Lease. 

1.5 Landlord’s Expenses. Upon an Event of Default, Tenant shall also be liable for and shall pay to Landlord, in addition to
any sum provided to be paid pursuant to this Lease: (i) the costs and expenses of securing new tenants, including expenses for refixturing, alterations and other costs in connection with preparing the Tenant Space for the new tenant and any
reasonable or necessary alterations, (ii) the cost of removing and storing Tenant’s or other occupant’s property, and (iii) all reasonable expenses incurred by Landlord in enforcing Landlord’s remedies, including reasonable
attorneys’ fees. Past due rental and other past due payments shall bear interest from maturity at the Default Rate (as defined in Section 1.9 below) until paid. 
 1.6 Cumulative Remedies; Equitable Relief. The specific remedies to which Landlord may resort under the provisions of this Lease are cumulative and are not intended to be exclusive of any other
remedies or means of redress to which it may be lawfully entitled in case of any breach or threatened breach by Tenant of any provisions of this Lease. In addition to the other remedies provided in this Lease, subject to Applicable Laws, Landlord
shall be entitled to a restraint by injunction of the violation or attempted or threatened violation of any of the covenants, conditions or provisions of this Lease or to a decree compelling specific performance of any such covenants, conditions or
provisions. 
 1.7 Reletting. Tenant acknowledges that Landlord has entered into this Lease in reliance upon, among other
matters, Tenant’s agreement and continuing obligation to pay all rental due throughout the Term. As a result, Tenant agrees that Landlord has no obligation to: (i) relet the Tenant Space prior to leasing any other space within the
Building; or (ii) relet the Tenant Space (A) at a rental rate or otherwise on terms below market, as then determined by Landlord in its reasonable discretion; (B) to any entity not satisfying Landlord’s then standard financial
credit risk criteria; (C) for a use (1) not consistent with Tenant’s use prior to default; (2) which would violate then applicable law or any restrictive covenant or other lease affecting the Building; (3) which would impose
a greater burden upon the Building’s facilities than Tenant’s use in accordance with this Lease; or (4) which would involve any use of Hazardous Materials (other than those Hazardous Materials permitted to be used by Tenant under this
Lease); or (D) for meet-me room purposes; or (iii) make any alterations to the Tenant Space or the Building or otherwise incur any costs in connection with any such reletting, unless such costs are reimbursed by the new tenant of the
Tenant Space or by Tenant. 
 1.8 Waiver of Landlord’s Lien. Landlord hereby expressly waives and releases any and
all contractual liens and security interests or constitutional and/or statutory liens and security interests arising by operation of law to which Landlord might now or hereafter be entitled on all the property of Tenant which Tenant now or hereafter
places in or upon the Premises (except for judgment liens that may arise in favor of Landlord). The waiver and release contained herein shall not waive, release or otherwise affect any unsecured claim Landlord may have against Tenant. 

  
 -2-

 1.9 Default Rate. Tenant shall pay to Landlord interest on all such delinquent
amounts payable by Tenant under this Lease at an interest rate (the “Default Rate”) equal to the lesser of (a) four percent (4%) per annum in excess of the rate (the “Prime Rate”) published as the prime
rate by The Wall Street Journal (or its successor, assign or a comparable publication) in its listing of “Money Rates” or (b) the maximum lawful rate from the date such amounts are first delinquent until the date the same are
paid. In no event, however, shall the charges permitted under this Section 1.9 hereof or elsewhere in this Lease, to the extent the same are considered to be interest under applicable law, exceed the maximum lawful rate of interest. 

2. MARGIN TAX. Notwithstanding the terms of Section 4.2, the Additional Rent payable under Section 4.2 of this Lease
shall also include all taxes attributable to taxable margin levied pursuant to Chapter 171 of the Texas Tax Code, as the same may be amended, superseded or replaced from time to time. 

3. CALCULATION OF CHARGES. Landlord and Tenant are knowledgeable and experienced in commercial transactions and agree that the
provisions set forth in this Lease for determining charges, amounts and additional rent payable by Tenant (including, without limitation, payments under Section 3.4 are commercially reasonable and valid even though such methods may not state a
precise mathematical formula for determining such charges. Accordingly, Tenant hereby voluntarily and knowingly waives all rights and benefits of Tenant under Section 93.012 of the Texas Property Code, as such Section now exists or as may be
hereafter amended or succeeded. 
 4. TENANT HEREBY WAIVES ITS RIGHTS UNDER THE DECEPTIVE TRADE PRACTICES-CONSUMER
PROTECTION ACT, SECTION 17.41 ET. SEQ., BUSINESS & COMMERCE CODE, A LAW THAT GIVES CONSUMERS SPECIAL RIGHTS AND PROTECTIONS. AFTER CONSULTATION WITH AN ATTORNEY OF TENANT’S OWN SELECTION, TENANT VOLUNTARILY CONSENTS TO THIS
WAIVER. 
 5. OFAC. Neither Tenant nor any of its affiliates, nor any of their respective partners, members,
shareholders or other equity owners, and none of their respective employees, officers, directors, representatives or agents, is a person or entity with whom U.S. persons or entities are restricted from doing business under regulations of the Office
of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under any statute, executive order (including the September 24, 2001,
Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), or other governmental action. 
 6. WAIVER OF RIGHT TO PROTEST. TENANT HEREBY WAIVES ANY AND ALL RIGHTS UNDER SECTION 41.413 AND 42.015 OF THE TEXAS TAX CODE GRANTING TO TENANT THE RIGHT TO CONTEST APPRAISED VALUES, OR
TO RECEIVE NOTICE OF REAPPRAISED VALUES, ON ALL OR ANY PORTION OF THE BUILDING IRRESPECTIVE OF WHETHER LANDLORD HAS ELECTED TO CONTEST SAME. To the extent such waiver is prohibited by applicable law, Tenant hereby appoints Landlord as
Tenant’s attorney in fact, coupled with an interest, to appear and take all actions on behalf of Tenant which Tenant may have under said Section of the Code with respect to the Building, but not with respect to Tenant’s personal property
located within the Premises. 
 7. WAIVER OF LIEN. TENANT WAIVES ALL LIEN RIGHTS UNDER SECTION 91.004 OF THE
TEXAS PROPERTY CODE, AS WELL AS ANY SUCCESSOR STATUTE GRANTING TENANT A LIEN IN LANDLORD’S PROPERTY.  
 8.
EXPRESS NEGLIGENCE / FAIR NOTICE. EXCEPT AS OTHERWISE EXPRESSLY PROVIDED IN THIS LEASE, THE INDEMNIFICATION, DEFENSE, WAIVER AND RELEASE PROVISIONS SET FORTH IN THIS LEASE SHALL APPLY EVEN IF THE LOSS OR DAMAGE IS CAUSED, IN WHOLE OR IN
PART, DIRECTLY OR INDIRECTLY, BY 

  
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THE ACTIVE OR PASSIVE, JOINT, CONCURRENT OR COMPARATIVE NEGLIGENCE OF THE INDEMNIFIED PARTY(IES). 

  
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 EXHIBIT “E” 

INTENTIONALLY DELETED 

  
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 EXHIBIT “F” 

SUITE 650 SERVICE LEVELS 
 [the service levels on this Exhibit “F” shall apply only to Suite 650] 
  

			
	 1. Electricity Consumption Threshold:
	  	540 total kW.
		
	 2. Target Battery Capacity:
	  	Six (6) minutes.
		
	 3. Back-Up Power Specifications:
	  	One (1) 750 kW Building generator supplies back-up power for the Premises.
		
	 4. HVAC Specifications.
	  	
		
	      (a) Target Temperature Range:
	  	Average temperature of the Premises, measured at the return air vents in the Premises, between 68 degrees Fahrenheit and 78 degrees Fahrenheit.
		
	      (b) Target Humidity Range:
	  	Average relative humidity of the Premises, measured at the return air vents in the Premises, between 35% and 55%.
		
	 5. Maximum Structural Load:
	  	75 pounds of live load per square foot.

  
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 EXHIBIT “FF” 

SUITE 700 SERVICE LEVELS 
 [the service levels on this Exhibit “FF” shall apply only to Suite 700] 
  

			
	 1. Electricity Consumption Threshold:
	  	422 total kW.
		
	 2. Target Battery Capacity:
	  	Six (6) minutes.
		
	 3. Back-Up Power Specifications:
	  	One (1) 750 kW Building generator supplies back-up power for the Premises.
		
	 4. HVAC Specifications.
	  	
		
	      (a) Target Temperature Range:
	  	Average temperature of the Premises, measured at the return air vents in the Premises, between 68 degrees Fahrenheit and 78 degrees Fahrenheit.
		
	      (b) Target Humidity Range:
	  	Average relative humidity of the Premises, measured at the return air vents in the Premises, between 35% and 55%.
		
	 5. Maximum Structural Load:
	  	75 pounds of live load per square foot.

  
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 EXHIBIT “FFF” 

SUITE 1100 SERVICE LEVELS 
 [the service levels on this Exhibit “FFF” shall apply only to Suite 1100] 
  

			
	 1. Electricity Consumption Threshold:
	  	 284 total kW of UPS power; and
  

96 total kW of DC power.

		
	 2. Target Battery Capacity:
	  	Six (6) minutes.
		
	 3. Back-Up Power Specifications:
	  	Two (2) 1250 kW Building generators supply back-up power for the Premises.
		
	 4. HVAC Specifications.
	  	
		
	      (a) Target Temperature Range:
	  	Average temperature of the Premises, measured at the return air vents in the Premises, between 68 degrees Fahrenheit and 78 degrees Fahrenheit.
		
	      (b) Target Humidity Range:
	  	Average relative humidity of the Premises, measured at the return air vents in the Premises, between 35% and 55%.
		
	 5. Maximum Structural Load:
	  	100 pounds of live load per square foot.

  
 -1-

 EXHIBIT “G” 

FORM OF ASSIGNMENT OF EXISTING OCCUPANCY AGREEMENTS 

THIS ASSIGNMENT OF EXISTING OCCUPANCY AGREEMENTS (this “Agreement”) is made and entered into as of
(but not necessarily on) the     day of                     , 2011 (being the latest of the parties’ respective dates of
execution as set forth on the signature page hereof, the “Assignment Effective Date”), by and among Digital – Bryan Street Partnership, L.P. (“Digital”) and telx – Dallas, LLC (“telx”).

 R E C I T A L S: 

A. Contemporaneously with the execution hereof Digital and
telx are entering into that certain Master Datacenter
Lease (the “Lease”) for certain premises located in Suites 650, 700 and 1100 (as more particularly defined in the Lease, the “Premises”) of that certain building located at 2323 Bryan Street, Dallas, Texas (the
“Building”). Capitalized terms not otherwise defined herein shall have the meanings ascribed to them in the Lease. 
 B. As of the date hereof, some or all of the Premises is occupied by parties who have entered into those certain leases and/or license agreements set forth on Schedule 1, attached hereto
(collectively, the “Existing Occupancy Agreements”) with Landlord or Landlord’s predecessor(s) in interest. 
 C. Digital desires to assign to telx, and telx
desires to assume from Digital, all of Digital’s rights, duties, title and interests under the Existing Occupancy Agreements occurring on and after the Commencement Date of the Lease. 

NOW THEREFORE, in consideration of the foregoing and other good and valuable consideration, the receipt and sufficiency of which are
hereby acknowledged, the parties hereto hereby covenant and agree as follows: 
 1. Effective as of the
Commencement Date of the Lease, Digital hereby sells, assigns, transfers and conveys to telx, and telx
does hereby assume from Digital, any and all rights, duties, title and obligations under the Existing Occupancy Agreements occurring on and/or after the Commencement Date of the Lease, together with any and all pre-paid rentals and deposits (whether
cash or otherwise) made thereunder by way of security (collectively, the “Deposits”), if any, and any accrued interest thereon, subject, however, to all the terms covenants and conditions contained therein. 

2. Digital and telx agree that the amount of Deposits held by Digital under the Existing Occupancy Agreements is $194,837.53.
Within thirty (30) days following the Commencement Date of the Lease, Digital shall transfer the Deposits to
telx by either (i) delivering a check to telx in the aggregate amount of the Deposits, or (ii) crediting the
aggregate amount of the Deposits against telx’s
rental obligations under the Lease. 
 3. Digital hereby agrees to indemnify and hold telx harmless from and against any claim, demand, liability, cost or
expense asserted against telx (including, without
limitation, and by way of example only, reasonable attorneys’ fees, disbursements and amounts paid in settlement of claims) arising out of the failure of Digital to perform its obligations under the Existing Occupancy Agreements during the
period prior to the Commencement Date of the Lease. 
 4. telx hereby assumes and covenants to perform all of the obligations of
Digital under the Existing Occupancy Agreements to the extent arising on, from and after the Commencement Date of the Lease, but not otherwise. telx hereby agrees to indemnify and hold Digital harmless from and against any

  
 -1-

 
claim, demand, liability, cost or expense asserted against Digital (including, without limitation, and by way of example only, reasonable attorneys’ fees, disbursements and amounts paid in
settlement of claims) arising out of the failure of telx
to perform its obligations under the Existing Occupancy Agreements during the period on or after the Commencement Date of the Lease. Without limiting the generality of the foregoing, if any Existing Occupant who vacates the Premises after the date
hereof makes any claim or files suit against Digital seeking a recovery of such Existing Occupant’s security deposit, then such claim shall be covered by telx’s indemnification obligation as aforesaid. 

5. This Agreement may be executed by the parties hereto in multiple counterparts, each of which when taken together
shall constitute a fully executed original document. Additionally, telecopied signatures may be used in place of original signatures on this Agreement. Digital and telx intend to be bound by the signatures on the telecopied document, are aware that the other party will rely on the
telecopied signatures, and hereby waive any defenses to the enforcement of the terms of this Agreement based on the form of signature. This Agreement may be executed simultaneously in two or more counterparts each of which shall be deemed an
original, but all of which shall constitute one and the same Agreement. Digital and telx agree that the delivery of an executed copy of this Agreement by facsimile shall be legal and binding and shall have the same full force and effect as if an original executed copy of this Agreement had
been delivered. 
 [SIGNATURES ON THE FOLLOWING PAGE] 

  
 -2-

 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed on the
respective dates set forth below, to be effective as of the date first written above. 
  

									
	DIGITAL:	 		 		 	
	
	 DIGITAL – BRYAN STREET PARTNERSHIP, L.P.,

a Texas limited partnership

		
	By:	 	 DRT – Bryan Street, LLC,
 a Delaware limited liability company,
 its general
partner

			
		 	By:	 	 Digital Realty Trust, L.P.,
 a Maryland limited partnership,
 its member and manager

				
		 		 	By:	 	 Digital Realty Trust, Inc.,
 a Maryland corporation,
 its general
partner

				
		 		 		 	By:                           
                                         
     
		 		 		 	 Name:
	 	 Glenn H. Benoist, Sr.

		 		 		 	 Title:
	 	 Vice President

		
	Date:                           
          	 	
					
	TELX:	 		 		 		 	
	
	 TELX – DALLAS, LLC,
 a Delaware limited liability company

		
	 By
	 	 The Telx Group, Inc.,
 a Delaware corporation,
 its sole
member

		
		 	By:                           
                                         
                        
		 	 Name:
	 	 Eric Shepcaro

		 	 Title:
	 	Chief Executive Officer
		
	Date:                           
          	 	

  
 -3-

 SCHEDULE 1 

EXISTING OCCUPANCY AGREEMENTS 
 Suite 650 
 Suite 700 
 Suite 1100 

 EXHIBIT “H” 

DATACENTER RULES AND REGULATIONS 

 

 

 Datacenter 
 Rules and Regulations 

 

 

  
 OPERATION AND MAINTENANCE
GUIDE 
 TABLE OF CONTENTS 
  

					
	 SECTION 11102: DATACENTERTM RULES & REGULATIONS
	  	 	1	  
	 THE PURPOSE OF THESE STANDARDS
	  	 	1	  
	 DEFINITION OF MISSION CRITICAL AREAS
	  	 	1	  
	 UNPLANNED OUTAGES: INNOCENT ACTIVITIES/SERIOUS PROBLEMS
	  	 	1	  
	 GENERAL RULES
	  	 	2	  
	 ACCESS POLICY
	  	 	2	  
	 Access for Employees
	  	 	3	  
	 Vendors/Contracts Access
	  	 	3	  
	 Emergency Access
	  	 	3	  
	 Security
	  	 	3	  
	 Smoke, Odor, Dusty Work Including Heat Guns
	  	 	4	  
	 Removing Raised Floor Tiles
	  	 	4	  
	 Removing Ceiling Tiles
	  	 	5	  
	 Perform Any Work Under The Raised Flooring
	  	 	6	  
	 Hammer Drilling
	  	 	6	  
	 CABLE INSTALLATIONS
	  	 	6	  
	 Communications cables LABELING STANDARD
	  	 	6	  
	 ELECTRICAL DISTRIBUTION
	  	 	7	  
	 FIRE ALARM/SUPRESSION SYSTEMS
	  	 	8	  
	 Fire Suppression Systems
	  	 	8	  
	 Fire Detection Systems
	  	 	8	  
	 HVAC STANDARDS
	  	 	8	  
	 CABINET//CAGE ACCESS & SIGNAGE STANDARDS
	  	 	8	  
	 DELIVERIES
	  	 	9	  
	 Work Scheduling and Preparation
	  	 	9	  
	 GENERAL Safety Practices
	  	 	11	  
	 EQUIPMENT INSTALLATION
	  	 	11	  
	 Connection & Addition Of Material
	  	 	11	  
	 HOUSEKEEPING
	  	 	11	  
	 TRASH REMOVAL
	  	 	12	  
	 EMERGENCY POWER-OFF (EPO)
	  	 	12	  
	 APPROVED LABELING AND BINDING MATERIALS
	  	 	12	  

  
 i 

 OPERATION AND MAINTENANCE GUIDE 

SECTION 11102: DATACENTER 
 RULES & REGULATIONS 
  

	I.	THE PURPOSE OF THESE STANDARDS 

 This section applies to properties that are managed and operated by Digital Realty Trust (DLR) along with their providers. These Rules and Regulations are highly recommended, for locations where customers
manage the sites, but are not required. 
  

	 	A.	In order to achieve our goal of NO UNPLANNED OUTAGES, it is vital that everyone that enters the Datacenter understand and follow the information provided
in this document. 

  

	 	B.	This document will provide you with the following: 

  

	 	1.	An awareness of the critical nature of the Datacenter environment 

  

	 	2.	An understanding of the need to follow the rules and regulations when working at these sites 

 

	 	3.	The extra care you must take in performing all activities, even the most routine duties 

 

	 	4.	Who to call before you start and if you encounter a problem 

  

	II.	DEFINITION OF MISSION CRITICAL AREAS 

  

	 	A.	All DLR Datacenters are designated as Mission Critical Areas, 

  

	 	B.	A Mission Critical Area consists of all areas, rooms, systems and equipment associated with network and data processing operations including Meet-Me-Rooms, Point
of Presence Rooms, and Datacenter spaces. These are typically always on raised floor with precision air conditioning and redundant electrical power. They also include the UPS modules, heat rejection systems, electrical distribution systems, and the
computer equipment that depends on it. 

  

	 	C.	Mission Critical Areas need to maintain continuous up-time for all primary systems: 24 hours a day; 7 days a week, 365 days a year 

 

	III.	UNPLANNED OUTAGES: INNOCENT ACTIVITIES/SERIOUS PROBLEMS 

  

	 	A.	An unplanned outage can be caused by well-meaning people doing innocent activities. 

 

	 	1.	An unplanned outage can cause: 

  

	 	a)	Lost data 

  

	 	b)	A decline in customer service 

  

	 	c)	Lost revenue 

  

	 	d)	Financial liability 

  

	 	e)	Noncompliance with federal and state regulations 

  

	 	f)	ALL OF THE ABOVE 

  

	 	2.	Examples of such emergencies are: 

  
 1 

 

 

  
  

	 	a)	Plugging into an electrical outlet and causing a short 

  

	 	b)	Replacing a fuse and bringing down a system load 

  

	 	c)	Spray painting in an area and setting off the fire alarm 

  

	 	d)	Pulling a loose cable and unplugging an equipment connection 

  

	 	e)	Opening or closing a power distribution panel and jarring a circuit breaker 

 

	 	f)	Using a toxic, odor-causing solvent without proper ventilation could cause the staff to flee the building 

 

	IV.	GENERAL RULES 

  

	 	A.	Depending on the risk assessment conducted by Building Management, the Vendors/Contractors may also be required to submit a Change Management Request and a
detailed set of electrical switching procedures. 

  

	 	B.	Customer shall develop an access and authorization plan (the customer’s “Access and Authorization Plan”) before move-in that specifies process and
permissions for granting access to the customer space. With proper staffing and processes, this plan can allow for immediate access to the customer space. 

  

	 	C.	If you observe any problems with doors not closing properly or you notice any other possible security concern, be sure to report the issue to Security promptly.

  

	 	D.	Cameras, video equipment or visitors are not allowed in the Datacenter unless specifically authorized to do so. It is the customer’s responsibility to
inform Building Management and Security. 

  

	 	E.	All DLR facilities are designated as ‘no smoking facilities’. Smoking is allowed outside and not within 25 feet of the main entrance of the building.

  

	 	F.	No food or drink is allowed in the Datacenter at any time. 

  

	 	G.	Tampering with the access control systems, camera equipment, or fire alarm/smoke detectors, electrical or HVAC systems within the building is strictly prohibited
and will result in immediate dismissal from the building. 

  

	V.	ACCESS POLICY 

  

	 	A.	Prior to providing access to the Datacenter, it is required that everyone that will enter the space read, fully understand and sign the DLR 11101 -
Pre-Work Information & Acknowledgement. A copy of the signed form will be kept on file with the Building Management. For a copy of this document, please contact Building Management. 

 

	 	B.	Customer shall develop an “Access and Authorization Plan” before move-in that specifies process and permissions for granting access to
the customer space. The plan should designate those that can grant access into the customer’s space “Customer Authorizers” 

  

	 	1.	The plan must include the following: 

  

	 	a.	The names of all employees of the customer that will require access into the Datacenter space. 

 

	 	b.	Names of company(s) and employees of Vendors/Contractors and under what conditions they must meet in order to be allowed into the customer space unescorted.

  
 2 

 

 

  
  

	 	c.	It is the responsibility of the Customer to provide and update the access list. Customer should provide updates for, any changes in personnel that require removal from
access to the Datacenter. 

  

	 	2.	Datacenter access is restricted to personnel with an approved business need. Only designated “Customer Authorizers” may approve an
individual’s access into the Datacenter. 

  

	 	3.	Visitor(s) not on the approved access list will not be allowed to enter the customer space. Security will contact the “Customer Authorizers” and
inform them that a visitor(s) has arrived and is in the waiting area. It will be the customer’s responsibility whether to escort the visitor(s) or have Security issue a access badge. 

 

	 	4.	Access cards will expire upon 90 consecutive days of non-usage. 

  

	 	C.	ACCESS FOR EMPLOYEES 

  

	 	1.	Security will issue access cards to each employee of the Customer that are on the “Access and Authorization Plan”. 

 

	 	2.	The Customer should contact Building Management to schedule the issuing of employee access cards. Photo ID’s will be required to be provided to Security prior in
order to verify the person is on the approved customer access list. 

  

	 	3.	Many DLR facilities utilize biometric readers, which will require programming prior to first-time entry. 

 

	 	D.	VENDORS/CONTRACORS ACCESS 

  

	 	1.	Vendors/Contractors that require access to the Customer’s Datacenter must meet the DLR insurance requirements prior to performing any work in the building.

  

	 	E.	EMERGENCY ACCESS 

  

	 	1.	Emergency access of individuals not on the approved list can only be approved by the “Customer Authorizers”. 

 

	 	2.	The “Customer Authorizers” should contact Security and provide a complete description of the scope of work and the nature of the emergency. Some
work scope may require the approval of Building Management prior to granting access to the vendor. 

  

	 	F.	SECURITY 

  

	 	1.	Card access doors control admittance to the Datacenter. Never loan your badge or use another person’s badge for any purpose. Failure to comply will cause your
removal from the site. 

  

	 	2.	If you should lose your ID badge, immediately report it to Security so it can be deactivated. 

 

	 	3.	Do not allow others to tailgate into a controlled space behind you. Tailgating is a way for someone who lacks authorization to enter a restricted space. Each person
must use the badge access system to facilitate their own access by use of their own badge. Conversely, you must not follow another person into any restricted space without having separately used your own badge to unlock the door into that space.

  
 3 

 

 

  
  

	 	4.	The badge access system may require that you pass your badge by a reader in order to exit the Datacenter. This process will provide greater awareness of occupancy in
the event of an emergency. 

  

	 	5.	Do not attempt to enter areas to which you are not authorized. 

  

	 	6.	If additional card readers are required, contact Building Management for pricing 

 

	 	7.	The Datacenter is under 24-hour closed circuit TV cameras surveillance. They are deployed within the Datacenter and surrounding areas to monitor the security of exits
and entrances. Activity viewed by these cameras is recorded and may be used for investigative purposes or when a security policy, such as tailgating, is violated. 

 

	 	8.	Tampering with the camera equipment is strictly prohibited and will result in immediate dismissal from the Building. 

 

	 	9.	The Datacenter is secured with a “fail-safe” access control system utilizing either access card and/or biometric. 

 

	 	10.	All doors into the Datacenter and other restricted space must not be propped open for any length of time. You should ensure that each controlled access door closes
immediately after you enter. 

  

	 	11.	All entrance into and out off the building exterior will be on the DLR access control system. This also applies to all common area spaces, so as to not impede any other
Customers or Building Management staff. 

  

	 	12.	Customers may install their own access control systems only on the entrance into their space. The Customer must grant access to all DLR, Building Management employees
and third party provider’s to perform work on systems and equipment that are within the Customers space. DLR and/or Building Management will provide and maintain an updated access list. 

 

	 	G.	SMOKE, ODOR, DUSTY WORK OR HEAT PRODUCING TOOLS/EQUIPMENT 

  

	 	1.	Any work that involves the use of tools that may produce smoke, dust or strong odors, (i.e. heat guns, hammer drills, grinders, etc) must be scheduled and approved by
Building Management. Any such work shall require the disabling of the fire alarm enunciation, smoke detection and suppression systems. 

  

	 	2.	An approved DLR Fire Impairment Form must be submitted to Building Management for review and approval. 

 

	 	3.	Any fines imposed by the local Fire Department resulting from any events or alarms created by such work will be the full financial responsibility of the Customer
performing such work. 

  

	 	4.	Extensive dusty work may further require the replacement of HVAC unit filters and an associated charge for this material. The installation of pre-filter media over the
HVAC unit intake may be required. 

  

	 	5.	Any accidental discharge of the fire suppression system caused by a Customer who violates these rules shall be the full financial responsibility of the Customer.

  

	 	H.	REMOVING RAISED FLOOR TILES 

  
 4 

 

 

  
  

	 	1.	In order to maintain static pressure for proper cooling of equipment, all installation or removal of raised floor perforated tiles, are to be
performed by the Building Engineering Staff only.

  

	 	2.	Customers may remove and replace solid floor tiles within their space. To maintain structural integrity of the raised flooring, no more than 5
floor tiles or 3 floor stringers may be removed at any given period of time. 

  

	 	3.	Customers are allowed to perform tile cuts for cable access. Prior approval from the Building Engineering Staff is required and the opening and grommet must be in
compliance with Digital Realty Trust’s standard listed below: 

  

	 	a.	Koldlock Integral, Model # 1010. 

 

 

  

	 	b.	AirGuard Part # 116-800-001 

  

	 	i.	Overall Size 6.0” H x 12..0” W x 1.5”D inches 

  

	 	ii.	Hole open 5-3/8” H x 10.5” W 

  

	 	c.	Any deviation in this standard size opening must be approved by DLR.

  

	 	4.	Raised floor cutting and installation services can be performed by Digital Realty Trust at an additional cost. 

 

	 	5.	No Tile cutting will be allowed on the Datacenter floor. 

  

	 	I.	REMOVING CEILING TILES 

  

	 	1.	The following requirements only apply to shared, common space outside of the Customer leased space. Customer may lift ceiling tiles within their own leased space and
will not require an inspection or notice to DLR 

  

	 	a.	Ceiling tiles are only to be removed by the Building Management staff. Customers and Vendors/Contractors are not allowed to perform ANY work (i.e. cabling, electrical,
conduit, etc.) outside the Customers Datacenter at any time without the approval of Building Management. 

  
 5 

 

 

  
  

	 	J.	PERFORM ANY WORK UNDER THE RAISED FLOORING 

  

	 	1.	Since under floor smoke detectors are located under the raised floor, all work requiring access to under the raised flooring, authorization must be received by Building
Management. 

  

	 	2.	Any such work shall require the disabling of the fire alarm enunciation, smoke detection and suppression systems. 

 

	 	K.	DRILLING 

  

	 	1.	All work must conform to the Building drilling policy. The use a hammer drill with tool interrupter device or equipment is required if X-rays or Farroscan is not
performed. Contact the Building Management to review the current Construction Policies. Building Management must review and approve all work prior to any work. 

 

	 	2.	If drilling is to be performed, a portable vacuum cleaner must be used during the drilling to minimize the amount of dust particles emitted into the space.

  

	 	3.	Any such work shall require the disabling of the fire alarm enunciation, smoke detection and suppression systems. 

 

	VI.	CABLE INSTALLATIONS 

  

	 	A.	Depending upon the extent of the work, Customer should consider the disabling of the fire alarm enunciation, smoke detection and suppression systems.

  

	 	B.	The following requirements only apply to shared, common space outside of the Customer leased space. Customer cable work inside customer premises is exempt; provided

  

	 	1.	Customer must use good workmanship and engineering practices. 

  

	 	2.	No “Customer to Customer” cable connections are permitted between DLR Customers in the Datacenter. Customers are allowed to interconnect between any of their
owed equipment and their customer’s within their leased premises. 

  

	 	3.	The under floor cable management is to be used for all cable runs. 

  

	 	4.	Customer may run overhead ladder rack or tray affixed to the top of customer cabinets within customer’s premises, as necessary. 

 

	 	5.	All cables installations must be secured and bundled together using the approved materials such as wax-coated string, Velcro-ties or plastic tie-straps.

  

	 	6.	Cables are not allowed to extend beyond the rack/tray edges. Cable bundles will be kept in a neat and orderly fashion to maintain workability and appearance.

  

	 	7.	All cables must be run on top of the rack/tray and are not allowed to be run underneath them. 

 

	VII.	COMMUNICATIONS CABLES LABELING STANDARD 

  
 6 

 

 

  
  

	 	A.	Landlord reserves the right to review and approve the pathway and engineering of all DLR “Customer to Customer” interconnections. Approval will not be
unreasonably withheld. All interconnections must occur in the Building Meet-Me-Room. 

  

	 	B.	All cables to and from the Customer space must run in the common area cable management system. 

 

	 	C.	If cables extend into DLR space, then cables must be labeled according to the following Labeling Standard: 

 

	 	1.	Customer conduit runs in common space may be labeled at the ends and junctions only. 

 

	 	2.	Tagging of all cables must be performed at the beginning and end points of each cable. Cable bundles may be labeled as single units. Customer standard tags are
acceptable. “Write-on” labels are allowed for the identification of circuits due to the potential for change, but must be legible. 

  

	 	3.	Tags must have the following: 

  

	 	i.	Customer name, 

  

	 	ii.	cage location 

  

	 	iii.	Interconnection rack area or port number(s). 

  

	VIII.	ELECTRICAL DISTRIBUTION 

  

	 	A.	The following requirements only apply to the last demarcation point of landlord supplied power (the “Landlord/Customer Demarcation Point”). Demarcation is the
output power of the Power Distribution Unit (PDU). 

  

	 	1.	All electrical switching will require the completion of a DLR Electrical Switch Procedures. 

 

	 	2.	Building Management and Engineering will manage all electrical distribution requirements. All electrical distribution installations and/or changes must be specified and
approved in advance by Building Management. 

  

	 	3.	Building Engineering will control all electrical breaker positions. All distribution panels will remain locked at all times. Coordination of breaker operation must be
requested by the Customer to the Building Management, and approved by the Building’s Chief Engineer and/or his designated representative, prior to activation. 

 

	 	B.	Customers are responsible for any power strips or equipment connected to the UPS circuits within their cage(s) or cabinets. 

 

	 	C.	Customers are responsible for the termination of all DC voltage cabling to Customer fuse panels within their cage(s). 

 

	 	D.	For all work preformed on shared electrical infrastructure, performed by a contractor, under the direction of the customer, will require inspection by Building
Management prior to any power activation. 

  

	 	E.	Leases must be fully executed between the Customer and the Landlord prior to electrical circuit activation. 

 

	 	F.	 DLR can provide quotes for additional electrical installations. If a customer would like to have a contractor of their choice provide this service, the
contractor must meet all DLR insurance 

  
 7 

 

 

  

	 	 
requirements. A list of approved electrical contractors is maintained by the Building Management. 

 

	IX.	FIRE ALARM/SUPRESSION SYSTEMS 

  

	 	A.	Customers are not authorized to tamper with or alter the Building’s existing Fire Alarm/Suppression Systems at any time. 

 

	 	B.	The fire suppression system for the Datacenter must be disabled for any work, which may cause smoke, odor, or dust, including the use of heat guns. A minimum of 24
hours advanced written notice to the Building Management office is required. 

  

	 	C.	Email replies received directly from the Building Manager are considered acceptable notice. Receipt confirmations will not be valid. All notices must be accompanied
with a detailed description outlining the scope of work. 

  

	 	D.	Only Building Management may disable/impair the Fire Alarm/Suppression Systems A “Fire System Impairment” form will need to be completed and all tasks and
notifications must be done as listed in the instructions contained on the form. 

  

	 	E.	FIRE SUPPRESSION SYSTEMS 

  

	 	1.	Pre-action water sprinklers protect the Mission Critical Areas, offices and support spaces. The sprinklers will function automatically when the space temperature
exceeds a preset level and the fire detection system is in alarm. 

  

	 	2.	Some facilities may also have gaseous suppression systems in addition to the pre-action system mentioned above. These systems will activate automatically as well.

  

	 	F.	FIRE DETECTION SYSTEMS 

  

	 	1.	The fire detection system consists of ceiling and under floor mounted smoke detectors. These can be set off by dust or fumes which will in turn activate the fire
suppression systems mentioned above. 

  

	 	2.	Many facilities also employ a VESDATM, Very Early Smoke Detection system, which is capable of detecting the microscopic particles of combustion. Generally air is
drawn in through a network of small-bore pipes laid out above or below a ceiling in parallel runs covering a protected area. A VESDA detector will trigger automatic fire response systems. 

 

	X.	HVAC STANDARDS 

Alteration of or tampering with the Building HVAC settings, related airflows or any other HVAC systems within the Datacenter is strictly
prohibited. 
  

	XI.	SIGNAGE STANDARDS 

 The
Landlord shall provide the initial signage for each Customer, if requested, using the Building Standard signage. Any additional signs or changes must be approved by the landlord and are subject to additional charges. Landlord must approve any
changes requested by any Customer, and all such changes are subject to additional charges. 

  
 8 

 

 

  
  

	XII.	DELIVERIES 

  

	    	Digital Realty Trust facilities do not have shipping and receiving departments. This policy has been designed to aid our customers in their delivery needs.

  

	    	All Customer deliveries made to the property must follow the procedures listed below: 

 

	 	1.	The Vendor and their cargo must be authorized and cleared by Building security. 

 

	 	2.	The delivery must be received by the Customer or Customer’s designee, at the freight dock and immediately deposited by Customer (or such designee) within such
Customer’s Premises, or in any lockable storage space in the Building that Customer now or hereafter leases from the Building owner in accordance with (and subject to) Item 3, below.

 

	 	3.	If available, the Customer may lease lockable storage space in the Building for an additional monthly charge. Additionally, if resources permit, temporary/short term
storage may be available from Building Management. Please contact Building Management for more information and with regard to the availability of such space(s). 

 

	 	4.	As a courtesy to other users of the loading dock(s), whenever large deliveries are expected or the dock area will be blocked for an extended period of time, please
coordinate these times with Building Management. 

  

	 	5.	All Customers are required to ensure delivery and moving companies provide the appropriate insurance certificates to Building Management BEFORE the delivery arrives.

  

	 	6.	Any equipment with a “footprint” weight of 1250lbs or greater requires the review and placement approval of the building structural engineer prior to
installation. All costs associated with the structural review are the responsibility of the Customer. 

  

	 	7.	Customer and Building Engineering will periodically review the Layout Plan, as compared to the actual placement of equipment in the premises, to ensure structural
safety and conformity with the Layout Plan. 

  

	 	8.	Breakdown of all cartons and crating materials should be done in the Building Storage Area prior to transporting the equipment to the Datacenter.

  

	    	Under no circumstances shall the Landlord (or any member of the Landlord Group) be held responsible for the safety or condition of any deliveries.

  

	XIII.	Work Scheduling and Preparation 

  

	 	A.	The following requirements only apply to the last demarcation point of landlord supplied power or outside of the Customer’s own space (the “Landlord/Customer
Demarcation Point”). This would also apply to work requested by Customer that would be considered shared infrastructure. 

  

	 	1.	All work must have a completed “Method of Operation” (MOP) that provides specific work plans before you begin work must be completed and approved before a
“Change Management Work Request” number will be granted. 

  

	 	2.	If any electrical switching will be required, an approved “Switching Procedures” must also be completed before a “Change Management Work Request”
number will be granted. 

  

	 	3.	You must have an approved Change Management Work Request prior to beginning any work. 

  
 9 

 

 

  
  

	 	4.	Stick to the approved MOP. If any additional work is needed, a new request will need to be submitted for review and approval, before the work can begin.

  

	 	5.	Only Building Management can approve any activity that affects the electrical and mechanical systems of the buildings. 

 

	 	6.	Power receptacles and other hardware connection points will be identified by an authorized Building Management. Vendors/Contractors are not to plug in any hardware,
laptops, power tools, or diagnostic equipment without prior approval. 

  

	 	7.	Vendor personnel are expected to have their own tools and equipment necessary for their assignment. 

 

	 	8.	Cables, tools and accessories are to be properly stowed when work is complete or at the end of each business day. 

 

	 	9.	All doors, panels and covers will be installed when work is complete or at the end of each business day. 

 

	 	10.	Vendors/Contractors are not allowed to cut floor tiles without prior approval from an authorized Building Management and never on the raised floor.

  

	 	11.	No wires or cables of any sort are to be permanently installed on top of the raised floor. 

 

	 	12.	Floor tiles are to be re-installed whenever vendor personnel are away from the work area. 

 

	 	13.	Consult Building Management before placing protective covers over any equipment. 

 

	 	14.	Arrange all heavy equipment moves with Building Management before you begin. 

 

	 	15.	Set up protective barriers; for people, equipment and the environment. 

  

	 	16.	Provide 24 hour contact numbers for immediate contact when on-site. 

  

	 	17.	Building Management will provide more detailed information on any of the above topics, at your request. 

 

	 	B.	Vendors/Contractors can perform work, as long as the vendor meets insurance requirements and notifies engineering with an approved Method of Procedure.

  
 10 

 

 

  
  

	XIV.	GENERAL SAFETY PRACTICES 

  

	 	1.	If you observe actual or suspected safety violations, bring these concerns to Building Management immediately. 

 

	 	2.	Ensure all aisles and exits are free of obstructions. 

  

	 	3.	The procedures for reporting and responding to a medical emergency can be provided by Building Management 

 

	XV.	EQUIPMENT INSTALLATION 

  

	 	A.	The following requirements only apply to the last demarcation point of landlord supplied power or outside of the Customer’s own space (the “Landlord/Customer
Demarcation Point”). This would also apply to work requested by Customer that would be considered shared infrastructure 

  

	 	1.	Additions of ladder racks, cable management tray, fiber guide and floor tile within/above/below any Customer caged areas must be pre-approved by the Building Management
and match the existing system in-place. 

  

	 	B.	All connection points must be “bonded” between sections to maintain the integrity of the existing rack/tray system including appropriate grounding.

  

	 	C.	To ensure effective grounding, the paint must be removed down to the bare metal and Customer agrees to install according to common practices and/or manufacturer
instructions in order to provide a metal contact point for the bonding connection(s). 

  

	 	D.	The frames of all cabinets, PDU’s, CRAC’S, etc. installed on the raised floor must be bonded to the single reference grid (SRG) located under the raised
floor. 

  

	XVI.	HOUSEKEEPING 

  

	 	A.	Customers are expected to keep their area neat and clean. Contact Building Management for any issues or assistance. 

 

	 	1.	Unpack equipment outside the computer room and dispose of the combustibles. 

 

	 	2.	Storage of combustible material on the raised floor is never allowed. 

  

	 	3.	Replace all ceiling and floor tiles removed for access, before leaving the site over the night or weekend. 

 

	 	4.	Cut tile and cables outside the raised floor area and properly dispose of all waste. 

 

	 	5.	Never leave an area with dirt and debris, even temporarily. Remove dust or dirt immediately. 

 

	 	6.	All vacuums used must have a HEPA filter on the discharge. 

  

	 	7.	Report any spills or fire hazards so corrective action can be taken. 

  

	 	8.	No food or drink is allowed in the raised floor areas of the buildings. Please use the break rooms. 

  
 11 

 

 

  
  

	XVII.	TRASH REMOVAL 

  

	 	A.	Customers may request trash removal from the Datacenter by contacting Building Management. 

 

	 	1.	In the event that Customer requests removal by Building Management, Customer should label the trash and provide in as tidy of a pile as possible outside of the cage.

  

	 	2.	Once equipment is unpacked, all cardboard boxes are to be removed from the Datacenter either by Customer, or in connection with item A. (above). Always dispose (or
cause the disposal) of all combustibles. 

  

	 	3.	At no time will wooden pallets or spools be allowed to remain in the Datacenter as they are a fire hazard. 

 

	 	4.	Contact Building Management for any cleaning equipment needed. 

  

	 	5.	Report any spills or fire hazards so corrective action can be taken. 

  

	XVIII.	EMERGENCY POWER-OFF (EPO) 

  

	 	A.	Emergency power-off (EPO) buttons are located adjacent to the exit doors within the Datacenter for use in an emergency situation where the shutdown of power and cooling
is necessary to prevent loss of life or to prevent the spread of a significant electrical fire. 

  

	XIX.	APPROVED LABELING AND BINDING MATERIALS 

 

 

 APPROVED CABLE IDENTIFICATION METHODS 

  
 12 

 

 

  

 

 

 APPROVED CABLE AND ELECTRICAL CIRCUIT IDENTIFICATION METHODS 

  
 13 

 EXHIBIT “I” 

CURRENT PM SCHEDULE 
 Maintenance & Operations Standards 
 (Version 4.4)

  

	I.	OVERVIEW 

 The
purpose of this document is to provide an overview of our Maintenance and Operation Program. Each site in the portfolio utilizes this document as a template and then localizes their processes and procedures for their equipment installation and
operation. The end-product is then integrated into our Critical Facilities ManagementTM system for production use, ongoing management, and process improvement. 
 NOTE: All maintenance is scheduled for normal business hours: 7:00 a.m. to 6:00 p.m., Monday through Friday, excluding designated holidays. 

Normal business hours are the ideal time for maintenance on the critical systems due to the following reasons: 

 

	 	1.	Availability of highest quality vendor support personnel. 

  

	 	2.	Availability of manufacturer’s highest quality technical support. 

  

	 	3.	Parts inventory access. 

 The
above items are not generally available at night or weekends and may lead to prolonged delays. 
 At the Customer request, any or
all of these tasks can be performed at alternate times. DLR will ensure that the necessary schedule changes are made; however, the additional costs incurred will be the responsibility of the customer. 

 

	II.	DEFINITIONS 

Preventive Maintenance - The care and servicing by personnel for the purpose of maintaining equipment and facilities in
satisfactory operating condition by providing for systematic inspection, detection, and correction of incipient failures either before they occur or before they develop into major defects. 

Predictive Maintenance - Primarily consists of condition-based maintenance wherein attempts are made to evaluate the
condition of equipment by performing periodic or continuous (online) equipment condition monitoring. Also consists of comparing the trend of measured physical parameters against known engineering limits for the purpose of detecting, analyzing, and
correcting problems before failures occur. 
 Corrective Maintenance - Maintenance which is required when a system
or component has failed, or has been identified as failing, in order to bring the system or component back to working order. 

Failure-finding Maintenance - Involves checking systems or components to determine the overall functionality. This is
primarily performed on portions of a system dedicated to hidden functions such as safeties, protective devices, and associated interlocks. 

  
 1 

 Mission Critical Areas - Consists of all areas, rooms, systems, and equipment
associated with network and data processing operations including Meet-Me-Rooms, Point of Presence Rooms, and Turn-Key Datacenter spaces. These are typically on raised floors with precision air conditioning and redundant electrical power. Mission
Critical Areas also include the areas containing the UPS modules, heat rejection systems, electrical distribution systems, and the computer equipment that depends on these systems. 

 

	III.	STANDARDS 

 DLR
incorporates the specifications and guidelines of the following as the basis for our Maintenance Programs: 
  

	 	•	 	 National Fire Protection Association (NFPA 70B - 2006 Recommended Practice for Electrical Equipment Maintenance).

  

	 	•	 	 InterNational Electrical Testing Association (2007-NETA Maintenance Testing Specifications). 

 

	 	•	 	 Institute of Electrical and Electronic Engineers (IEEE). 

 

	 	•	 	 American Society of Heating Refrigeration and Air-Conditioning Engineers (ASHRAE). 

 

	 	•	 	 Original Equipment Manufacturer’s (OEM’s). 

 

	IV.	STATIC AND ROTARY UPS SYSTEMS 

 DLR performs daily visual inspections to check for any anomalies on the UPS modules and batteries. Inspections performed by certified vendors are performed Quarterly, Semi-Annually as well as Annually, as
per recognized Industry Standards and OEM recommendations. 
 In addition, rotary UPS units undergo a 5-year overhaul as per OEM
specifications. 
  

	V.	UPS SYSTEMS PERIPHERALS 

 In addition to the UPS modules and batteries, connected equipment is also included in the DLR inspection program. These are also visually inspected daily as well as OEM recommended frequencies. Quarterly
as well as Annual inspections are performed by qualified specialists following the OEM frequencies and inspection tasks. 
 The
equipment consists of the following: 
  

	 	1.	Maintenance Bypass Cabinet. 

  

	 	2.	Load Bus Sync. 

  

	 	3.	Power Tie. 

  

	 	4.	System Control Cabinet/ Static Transfer Switch. 

  

	 	5.	UPS Output Distribution. 

  

	 	6.	Induction Couplings. 

  

	VI.	BATTERY MAINTENANCE 

The UPS battery systems undergo regular preventative maintenance on a Quarterly and Annual basis as per recognized Industry Standards and
OEM recommendations. Also, battery assessments are performed prior to commissioning testing or other extended testing such as battery discharge, 

  
 2 

 
battery recharge test, and/or tear-down. A documented report is provided of all measurements and test results which includes a summary analysis as well as recommendations. 

 

	 	1.	VALVE REGULATED LEAD ACID -VRLA 

 Specific preventive maintenance activities are completed as defined in Section III, above. All work is performed in accordance with the IEEE 1188-1669 Standard and OEM’s specifications for batteries.

  

	 	2.	FLOODED LEAD-ACID (WET) 

Specific preventive maintenance activities are completed as defined in Section III, above. All work is performed in accordance with the
IEEE 450-1995 Standard and OEMs specifications for batteries. 
  

	VII.	DC POWER PLANTS 

Many of DLR properties contain 48 volt DC power plants for telecommunication equipment. We understand that these are critical systems,
which we fully support with our preventative maintenance program. The equipment systems are inspected by qualified specialists on a Quarterly and Annual schedule. The components of the DC Plant include the following: 

 

	 	1.	Rectifiers. 

  

	 	2.	Power Boards. 

  

	 	3.	Inverter. 

  

	VIII.	GENERATORS/ENGINES 

The Generator systems undergo regular daily inspections as well as Monthly site load transfers and Annual “Pull the Plug” tests.
Regular preventative maintenance is performed by a qualified vendor on an Annual and Semi-Annual basis as per recognized Industry Standards and OEM recommendations. 
 DLR performs regular standardized Generator testing; however, exceptions to these standards are dictated by each customer’s site specific lease terms. 

 

	 	1.	Daily Inspections and Generator Testing. 

  

	 	a)	DLR performs daily visual inspections of the generators and engines. 

  

	 	2.	DLR will perform Monthly Generator load testing. 

  

	 	a)	A thirty (30) minute monthly test will be performed consisting of a transfer of all datacenter loads in order to verify the operation of the UPS, batteries, ATS or
PLC, Generators, and mechanical systems to ensure they will function in the event of a power outage or power quality fluctuation. 

  

	 	b)	If the customer does not allow a monthly load transfer, the site will utilize any permanent load banks located onsite or run the Generator locally for no more than
thirty (30) minutes with no load transfer; consequently, extended runs with no load may contribute to “wet stacking”. 

  

	 	(1)	An Assumption of Risk (AOR) must be executed by the customer for any site for which such customer does not allow the monthly load transfer to occur.

  
 3 

	 	3.	DLR will perform Quarterly Generator load bank tests for sites which do not reach 30% of Generator capacity following the Monthly Generator load testing or Annual
“Pull the Plug” test. Load bank testing will be performed for one (1) hour with a load of at least 30% of the rated Generator capacity. 

  

	 	a)	For any site for which the customer does not allow Monthly Generator load transfers, and the load is equal to or greater than 30%, the load bank rental and any
additional costs incurred will be the responsibility of the customer. 

  

	 	4.	DLR will perform Annual Generator load testing. 

  

	 	a)	An Annual test will be performed consisting of a four (4) hour simulated utility electrical outage also known as a “Pull the Plug” test. This test will
transfer all datacenter loads in order to verify the operation of the UPS, batteries, ATS or PLC, Generators, and mechanical systems, to ensure they will function in the event of an extended power outage. 

 

	 	5.	DLR’s vendor performs regular Annual and Semi-Annual component testing which includes, but is not limited to, the following: 

 

	 	a)	Fuel System. 

  

	 	b)	Cooling System. 

  

	 	c)	Lubrication System. 

  

	 	d)	Starting and charging system. 

  

	 	e)	Air induction and exhaust system. 

  

	IX.	ELECTRICAL INFRASTRUCTURE 

 Annual preventative/predictive maintenance is performed on the critical electrical distribution system while it is energized. The following testing and inspection services, as appropriate,
will be conducted: 
  

	 	1.	True RMS Voltage and Current. 

  

	 	2.	Voltage Drop. 

  

	 	3.	Infrared Thermo graphic Imaging. 

  

	 	4.	Ultrasonic. 

  

	 	5.	Voltage and Current Harmonics. 

  

	 	6.	Power Factor. 

  

	 	7.	Visual and Mechanical Inspections. 

  

	 	8.	Phase-Balance. 

  

	 	9.	Dissolved-Gas-in-Oil Analysis. 

  

	 	10.	Insulating-Liquid Analysis. 

 In
addition to the annual service above, the electrical distribution system and/or electrical component(s) will be de-energized, on a 3-year schedule, to allow for a detailed inspection of the infrastructure to include, as appropriate,
the following: 
  

	 	1.	Insulation Resistance. 

  

	 	2.	Winding Resistance. 

  

	 	3.	Contact Resistance. 

  

	 	4.	Circuit Breaker Service (Low Voltage). 

  

	 	5.	Ground Resistance. 

  
 4 

	 	6.	Transformer. 

  

	 	7.	Motor. 

  

	 	8.	Visual and Mechanical Inspection. 

Equipment covered includes, but is not limited to, all of the following: 

 

	 	1.	Switchgear and Switchboard Assemblies. 

  

	 	2.	Transformers. 

  

	 	3.	Cables. 

  

	 	4.	Metal-Enclosed Bus ways. 

  

	 	5.	Switches. 

  

	 	6.	Circuit Breakers. 

  

	 	7.	Circuit Switchers. 

  

	 	8.	Protective Relays. 

  

	 	9.	Regulating Apparatus. 

  

	 	10.	Grounding Systems. 

  

	 	11.	Ground-Fault Protection Systems. 

  

	 	12.	Rotating Machinery (AC/DC Motors). 

  

	 	13.	Motor Control, Motor Starters. 

  

	 	14.	Adjustable Speed Drive Systems. 

  

	 	15.	Surge Arresters. 

  

	 	16.	Capacitors and Reactors. 

  

	 	17.	Outdoor Bus Structures. 

  

	 	18.	Emergency Systems, Engine Generator (Electrical Only). 

  

	 	19.	Uninterruptible Power System (UPS) (A/C Power only). 

  

	 	20.	Transfer Switches (Automatic, Static and Manual). 

  

	 	21.	Automatic Circuit Reclosers. 

  

	 	22.	Electrical Safety Equipment. 

  

	 	23.	Power Distribution Units (PDU) (as required). 

  

	 	24.	System Control Cabinet. 

  

	 	25.	Relay Calibration. 

  

	 	26.	Remote Power Panels (RPP). 

  

	X.	HVAC SYSTEMS 

 A
thorough preventative maintenance program for chilled water and glycol cooling systems will be performed on a Quarterly, Semi-Annual, and Annual basis. Below is a list of a few tasks performed throughout the year: 

 

	 	1.	Clean oil strainer; replace filter and gasket annually. (OEM suggested replacement). 

 

	 	2.	Repair any minor leaks. 

  

	 	3.	Change purge oil yearly (OEM Schedule). 

  

	 	4.	Check and calibrate safety controls. 

  

	 	5.	Check dashpot oil in main starter, tighten all starter terminals and check contents for wear. 

 

	 	6.	Check and calibrate overloads. Record trip amps and trip times. 

  

	 	7.	Pressure test as required. 

  

	 	8.	Change oil annually. 

  

	 	9.	Meg compressor and oil pump motor. Record readings. 

  

	 	10.	Visually inspect condenser tubes. Heads removed by contractor. 

  

	 	11.	Chilled water and condenser water treatment and testing. 

  

	 	12.	Glycol testing and treatment. 

Computer Room Air Conditioner (CRAC), Computer Room Air Handler (CRAH) units, and other support systems such as Roof Top
Units (RTU) have a preventative maintenance program 

  
 5 

 
based on recognized Industry Standards and OEM recommended frequencies of Monthly, Quarterly and Annually, which includes but is not limited to the following: 

 

	 	1.	Blower Section. 

  

	 	2.	Compressors. 

  

	 	3.	Chilled Water Valve Actuator. 

  

	 	4.	Humidifier. 

  

	 	5.	Reheat Section. 

  

	 	6.	Evaporator Coil. 

  

	 	7.	Electrical Panel. 

  

	 	8.	Heat Rejection Units - Air Cooled Condensers. 

  

	XI.	FIRE/LIFE SAFETY SYSTEMS 

 The following table is taken from NFPA 25, Standard for the Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems and serves as the basis for all preventative
maintenance performed on the Fire/Life Safety Systems. 
 Table 5.1 Summary of Sprinkler System Inspection, Testing, and
Maintenance 
  

					
	 Item
	  	 Activity
	  	 Frequency

	 Gauges (dry, pre-action, and deluge systems)
	  	Inspection	  	Weekly/monthly
	 Control valves
	  	Inspection	  	Weekly/monthly
	 Water flow devices
	  	Inspection	  	Quarterly
	 Valve supervisory devices
	  	Inspection	  	Quarterly
	 Supervisory signal devices (except valve supervisory switches)
	  	Inspection	  	Quarterly
	 Gauges (wet pipe systems)
	  	Inspection	  	Monthly
	 Hydraulic nameplate
	  	Inspection	  	Quarterly
	 Buildings
	  	Inspection	  	Annually (prior to freezing weather)
	 Hanger/seismic bracing
	  	Inspection	  	Annually
	 Pipe and fittings
	  	Inspection	  	Annually
	 Sprinklers
	  	Inspection	  	Annually
	 Spare sprinklers
	  	Inspection	  	Annually
	 Fire department connections
	  	Inspection	  	Quarterly
	 Valves (all types)
	  	Inspection	  	Weekly/monthly
	 Obstruction
	  	Inspection	  	5 years
	 Water flow devices
	  	Test	  	Quarterly/semiannually
	 Valves supervisory devices
	  	Test	  	Semiannually
	 Supervisory signal devices (except valve supervisory switches)
	  	Test	  	Semiannually
	 Main drain
	  	Test	  	Annually
	 Antifreeze solution
	  	Test	  	Annually
	 Gauges
	  	Test	  	5 years
	 Sprinklers — extra-high temperature
	  	Test	  	5 years
	 Sprinklers — fast-response
	  	Test	  	At 20 years and every 10 years thereafter
	 Sprinklers
	  	Test	  	At 50 years and every 10 years thereafter
	 Valves (all types)
	  	Maintenance	  	Annually or as needed
	 Obstruction investigation
	  	Maintenance	  	5 years or as needed

  
 6 

					
	 Low-point drains (dry pipe system)
	  	Maintenance	  	Annually prior to freezing and as needed
	 Obstruction
	  	Investigation	  	As needed

  
 7 

	 	The	systems and equipment covered includes, but is not limited to, the following: 

 

	 	1.	Fire Detection and Alarm Systems. 

  

	 	2.	Pre-action Systems (Cross-zoning verification). 

  

	 	3.	Dry Pipe Systems (Winter Set Up). 

  

	 	4.	Wet Pipe Systems. 

  

	 	5.	Fire Pumps Assemblies. 

  

	 	6.	Fire System Service Main; Pit, Isolation Valves, PRV, Back Flow Device and Metering Device. 

 

	 	7.	Air Compressor and Air Systems. 

  

	 	8.	Valve Maintenance (All Systems). 

  

	 	9.	Deluge Systems. 

  

	 	10.	Electric Motor Pumps. 

  

	 	11.	Fixed Chemical Extinguishing Systems. 

  

	 	12.	Portable Fire Extinguishers. 

  

	 	13.	Standpipe and Hose Systems. 

  

	 	14.	Total Flooding Chemical Extinguishing Systems. 

  

	XII.	RAISED ACCESS FLOOR SYSTEMS 

 The raised floor system will be kept in clean condition as described in the OEM’s specification through a combination of coordinated supervised daily and periodic maintenance efforts. 

The raised floor areas are cleaned weekly by designated trained personnel, which is typically the janitorial contractor who services the
base building. The cleaning crew has been instructed and trained in proper techniques so as to avoid property damage, injury, or accidental interruption of Digital Realty Trust business. 

At the discretion of on site management, and based on the condition of the raised floor, an annual heavy cleaning will be
completed on the top area of the raised floor. This heavy cleaning will be performed by a contractor who is a specialist in this service. 
 At the discretion of on site management, and based on the condition of the raised floor, a deep clean (every three years) of the floor system will be completed, which includes all the
aspects of the annual heavy cleaning, in addition to an under floor cleaning. 
 In addition to the foregoing, an annual
maintenance and repair program is conducted by a contractor who specializes in performing such programs and installing raised flooring systems. They provide re-leveling, component replacement, and other floor tuning services on an annual
basis. The entire floor is checked for level and will be re-leveled where possible. Portions of the floor with equipment cannot be re-leveled until equipment is moved. 
 Floor panels are realigned wherever possible and pedestals are inspected for sufficient adhesive, which is reapplied as needed. Any missing or damaged understructure components are replaced and/or
repaired. Floor panels are repaired or replaced, if necessary. 

  
 8 

 EXHIBIT “J” 

FORM OF GUARANTY 
 In consideration of the making of that certain Master Datacenter Lease (the “Lease”) dated of even date herewith between Digital – Bryan Street Partnership, L.P., a Texas limited
partnership (“Landlord”), and telx –
Dallas, LLC, a Delaware limited liability company (“Tenant”) covering certain space in that certain building (the “Building”) located at 2323 Bryan Street, Dallas, Dallas County, Texas, and for the purpose of
inducing Landlord to enter into and make the Lease, the undersigned hereby unconditionally guarantees the full and prompt payment of Rent (as defined in the Lease) and all other sums required to be paid by Tenant under the Lease (the
“Guaranteed Payments”) and the full and faithful performance of all terms, conditions, covenants, obligations and agreements contained in the Lease on the Tenant’s part to be performed (the “Guaranteed
Obligations”) and the undersigned further promises to pay all of Landlord’s costs and expenses (including reasonable attorneys’ fees) incurred in endeavoring to collect the Guaranteed Payments or to enforce the Guaranteed
Obligations or incurred in enforcing this Guaranty as well as all damages which Landlord may suffer in consequence of any default or breach under the Lease or this Guaranty. 

 

	1.	Landlord may at any time and from time to time, without notice to or consent by the undersigned, take any or all of the following actions without affecting or impairing
the liability and obligations of the undersigned on this Guaranty: 

  

	 	(a)	grant an extension or extensions of time for payment of any Guaranteed Payment or time for performance of any Guaranteed Obligation; 

 

	 	(b)	grant an indulgence or indulgences in any Guaranteed Payment or in the performance of any Guaranteed Obligation; 

 

	 	(c)	modify or amend the Lease or any term thereof or any obligation of Tenant arising thereunder; 

 

	 	(d)	consent to any assignment or assignments, sublease or subleases and successive assignments or subleases by Tenant; 

 

	 	(e)	consent to an extension or extensions of the term of the Lease; 

  

	 	(f)	accept other guarantors; and/or 

  

	 	(g)	release any person primarily or secondarily liable hereunder or under the Lease or under any other guaranty of the Lease. 

The liability of the undersigned under this Guaranty shall not be affected or impaired by any failure or delay by Landlord in enforcing
any Guaranteed Payment or Guaranteed Obligation or this Guaranty or any security therefor or in exercising any right or power in respect thereto, or by any compromise, waiver, settlement, change, subordination, modification or disposition of any
Guaranteed Payment or Guaranteed Obligation or of any security therefor. In order to hold the undersigned liable hereunder, there shall be no obligation on the part of Landlord, at any time, to resort for payment to Tenant or to any other guaranty
or to any security or other rights and remedies, and Landlord shall have the right to enforce this Guaranty irrespective of whether or not other proceedings or actions are pending or being taken seeking resort to or realization upon or from any of
the foregoing. 
  

	2.	The undersigned waives all diligence in collection or in protection of any security, presentment, protest, demand, notice of dishonor or default, notice of acceptance
of this Guaranty, notice of any extensions granted or other action taken in reliance hereon and all demands and notices of any kind in connection with this Guaranty or any Guaranteed Payment or Guaranteed Obligation. 

  
 1 

	 	3.	The undersigned hereby acknowledges full and complete notice and knowledge of all the terms, conditions, covenants, obligations and agreements of the Lease.

  

	 	4.	The payment by the undersigned of any amount pursuant to this Guaranty shall not in any way entitle the undersigned to any right, title or interest (whether by
subrogation or otherwise) of Tenant under the Lease or to any security being held for any Guaranteed Payment or Guaranteed Obligation. 

  

	 	5.	This Guaranty shall be continuing, absolute and unconditional and remain in full force and effect until all Guaranteed Payments are made, all Guaranteed Obligations are
performed and all obligations of the undersigned under this Guaranty are fulfilled. 

  

	 	6.	This Guaranty also shall bind the heirs, personal representatives, successors and assigns of the undersigned and shall inure to the benefit of Landlord, its successors
and assigns. 

  

	 	7.	This Guaranty shall be construed according to the laws of the State in which the Building is located and shall be performed in the county in the first paragraph of this
Guaranty. The situs for the resolutions (including any judicial proceedings) of any disputes arising under or relating to this Guaranty shall be the county referenced in the first paragraph of this Guaranty. 

 

	 	8.	If this Guaranty is executed by more than one (1) person, all singular nouns and verbs herein relating to the undersigned shall include the plural number, the
obligations of the several guarantors shall be joint and several and Landlord may enforce this Guaranty against any one (1) or more guarantors without joinder of any other guarantor hereunder. 

 

	 	9.	Landlord and the undersigned intend and believe that each provision of this Guaranty comports with all applicable law. However, if any provision of this Guaranty is
found by a court to be invalid for any reason, the remainder of this Guaranty shall continue in full force and effect and the invalid provision shall be construed as if it were not contained herein. 

IN WITNESS WHEREOF, the undersigned has executed and delivered this Guaranty to Landlord in Dallas, Texas this
     day of                     , 2011. 

 

					
	     Address
	  	 THE TELX GROUP, INC.,
 a Delaware corporation

	 The telx Group, Inc.
	  		  	
	 1 State Street
	  	By:	  	
	 21st Floor
 New York, New York 10004
 Attn: J. Todd Raymond

Facsimile No.: (212) 480-8384
	  	 Name:

Title:
	  	 Eric Shepcaro
 Chief
Executive Officer

  
 2 

 TABLE OF CONTENTS 

 

									
	 	  	 	  	 	  	Page	 
	1.    	  	LEASE OF PREMISES	  	 	1	  
				
		  	1.1    	  	Tenant Space	  	 	1	  
				
		  	1.2	  	Condition of Tenant Space	  	 	1	  
				
		  	1.3	  	Interconnections	  	 	1	  
				
		  	1.4	  	Intentionally Deleted	  	 	1	  
				
		  	1.5	  	Quiet Enjoyment; Access	  	 	1	  
				
		  	1.6	  	Common Area	  	 	1	  
				
		  	1.7	  	Existing Cages and Cabinets	  	 	2	  
			
	2.	  	TERM	  	 	2	  
				
		  	2.1	  	Term	  	 	2	  
				
		  	2.2	  	Extension Options	  	 	2	  
			
	3.	  	BASE RENT AND OTHER CHARGES	  	 	3	  
				
		  	3.1	  	Base Rent	  	 	3	  
				
		  	3.2	  	Intentionally Deleted	  	 	3	  
				
		  	3.3	  	Payments Generally	  	 	3	  
				
		  	3.4	  	Late Payments	  	 	3	  
				
		  	3.5	  	Utilities	  	 	4	  
			
	4.	  	TAX ON TENANT’S EQUIPMENT; OTHER TAXES	  	 	4	  
				
		  	4.1	  	Equipment Taxes	  	 	4	  
				
		  	4.2	  	Additional Taxes	  	 	5	  
			
	5.	  	GUARANTY	  	 	6	  
			
	6.	  	USE	  	 	6	  
				
		  	6.1	  	Permitted Use	  	 	6	  
				
		  	6.2	  	Datacenter Rules and Regulations	  	 	7	  
				
		  	6.3	  	Compliance with Laws; Hazardous Materials	  	 	7	  
				
		  	6.4	  	Electricity Consumption Threshold	  	 	8	  
				
		  	6.5	  	Structural Load	  	 	9	  
			
	7.	  	SERVICES TO BE PROVIDED TO THE TENANT SPACE	  	 	9	  
				
		  	7.1	  	Access Control	  	 	9	  
				
		  	7.2	  	Electricity	  	 	9	  
				
		  	7.3	  	Interruption of Services	  	 	9	  
			
	8.	  	MAINTENANCE; ALTERATIONS	  	 	11	  
				
		  	8.1	  	Landlord Maintenance	  	 	11	  
				
		  	8.2	  	Tenant’s Maintenance	  	 	11	  
				
		  	8.3	  	Alterations	  	 	12	  

  
 -i-

 TABLE OF CONTENTS 

(continued) 
  

									
	 	  	 	  	 	  	Page	 
		  	8.4    	  	Removal of Cable, Wiring, Connecting Lines, Equipment and Personal Property	  	 	12	  
			
	9.    	  	CASUALTY; TAKING; INSURANCE	  	 	12	  
				
		  	9.1	  	Casualty; Taking	  	 	12	  
				
		  	9.2	  	Tenant’s Insurance	  	 	14	  
				
		  	9.3	  	Landlord’s Insurance	  	 	14	  
			
	10.	  	ASSIGNMENT AND SUBLETTING	  	 	14	  
				
		  	10.1	  	Restrictions on Transfers; Landlord’s Consent	  	 	14	  
				
		  	10.2	  	Notice to Landlord	  	 	15	  
				
		  	10.3	  	Intentionally Deleted	  	 	16	  
				
		  	10.4	  	No Release; Subsequent Transfers	  	 	16	  
				
		  	10.5	  	Colocation	  	 	16	  
				
		  	10.6	  	Existing Occupancy Agreements	  	 	16	  
			
	11.	  	ESTOPPEL CERTIFICATES	  	 	17	  
				
		  	11.1	  	Estoppel Certificate by Tenant	  	 	17	  
				
		  	11.2	  	Estoppel Certificate by Landlord	  	 	18	  
			
	12.	  	SUBORDINATION AND ATTORNMENT; LENDER RIGHTS	  	 	18	  
				
		  	12.1	  	Subordination and Attornment	  	 	18	  
				
		  	12.2	  	Mortgagee and Ground Lessor Protection	  	 	18	  
				
		  	12.3	  	SNDA	  	 	19	  
			
	13.	  	SURRENDER OF TENANT SPACE; HOLDING OVER	  	 	19	  
				
		  	13.1	  	Tenant’s Method of Surrender	  	 	19	  
				
		  	13.2	  	Disposal of Tenant’s Personal Property	  	 	19	  
				
		  	13.3	  	Holding Over	  	 	19	  
				
		  	13.4	  	Survival	  	 	20	  
			
	14.	  	WAIVER OF CLAIMS; INDEMNITY	  	 	20	  
				
		  	14.1	  	Waiver	  	 	20	  
				
		  	14.2	  	Indemnification	  	 	20	  
				
		  	14.3	  	Consequential Damages	  	 	21	  
				
		  	14.4	  	Liens	  	 	21	  
				
		  	14.5	  	Waiver of Landlord’s Lien	  	 	22	  
			
	15.	  	TENANT DEFAULT	  	 	22	  
				
		  	15.1	  	Events of Default By Tenant	  	 	22	  
				
		  	15.2	  	Remedies	  	 	23	  
			
	16.	  	LIMITATION OF LANDLORD’S LIABILITY	  	 	23	  

  
 -ii-

 TABLE OF CONTENTS 

(continued) 
  

									
	 	  	 	  	 	  	Page	 
		  	16.1    	  	Landlord Default	  	 	23	  
				
		  	16.2	  	Landlord’s Liability	  	 	23	  
				
		  	16.3	  	Transfer of Landlord’s Interest	  	 	24	  
			
	17.    	  	MISCELLANEOUS	  	 	24	  
				
		  	17.1	  	Severability	  	 	24	  
				
		  	17.2	  	Performance	  	 	24	  
				
		  	17.3	  	Attorneys’ Fees and Costs	  	 	24	  
				
		  	17.4	  	Waiver of Right to Jury Trial	  	 	24	  
				
		  	17.5	  	Headings; Time; Survival	  	 	25	  
				
		  	17.6	  	Notices	  	 	25	  
				
		  	17.7	  	Governing Law; No Counterclaims; Jurisdiction	  	 	25	  
				
		  	17.8	  	Incorporation; Amendment; Merger	  	 	25	  
				
		  	17.9	  	Brokers	  	 	25	  
				
		  	17.10	  	Examination of Lease	  	 	26	  
				
		  	17.11	  	Recordation	  	 	26	  
				
		  	17.12	  	Authority	  	 	26	  
				
		  	17.13	  	Successors and Assigns	  	 	26	  
				
		  	17.14	  	Force Majeure	  	 	26	  
				
		  	17.15	  	No Partnership or Joint Venture; No Third Party Beneficiaries	  	 	26	  
				
		  	17.16	  	Access By Landlord	  	 	26	  
				
		  	17.17	  	Rights Reserved by Landlord	  	 	27	  
				
		  	17.18	  	Counterparts; Execution by Facsimile	  	 	27	  
				
		  	17.19	  	Confidentiality	  	 	27	  
				
		  	17.20	  	Incorporation of Exhibits	  	 	28	  
				
		  	17.21	  	Financial Statements	  	 	28	  

  
 -iii-Radian Group Inc. Amended and Restated 2008 Equity Compensation Plan

 Exhibit 10.1 
 RADIAN GROUP INC. 
 AMENDED AND RESTATED 

2008 EQUITY COMPENSATION PLAN 
 The purpose of the Radian Group Inc. 2008 Equity Compensation Plan (the “Plan”) is to promote the interests of Radian Group Inc., a Delaware corporation (together with its Subsidiaries as a
group, the “Company”), by providing employees, officers, non-employee directors, consultants and advisors of the Company with appropriate incentives and rewards to encourage them to enter into and continue in the service of the Company,
and by aligning their long-term interests with those of the Company’s stockholders. The Plan is the successor to the Radian Group Inc. Equity Compensation Plan, as amended, adopted by the Board in 1995, under which no further incentive awards
will be granted. The Plan has been amended and restated as of May 11, 2011. 
  

	1.	Definitions 

 Capitalized terms used in
the Plan shall have the definitions specified or otherwise referenced in Section 24 below, unless the context otherwise requires. 
  

	2.	Grants Under the Plan 

 The following
incentives may be granted under the Plan: Incentive Stock Options (as defined in Section 6(b) below), Nonqualified Stock Options (as defined in Section 6(b) below), Restricted Stock Grants (as defined in Section 7 below), Restricted
Stock Units (as defined in Section 7 below), SARs (as defined in Section 8 below), Phantom Stock (as defined in Section 9 below) and Performance Share Awards (as defined in Section 10 below). Each award of an incentive under the
Plan may be referred to herein as a “Grant.” All Grants shall be subject to the terms and conditions set forth herein and to such other terms and conditions of any nature as the Committee deems appropriate and specifies in writing to the
Grantee in order to evidence the Grant (the “Grant Letter”), as long as they are not inconsistent with the Plan. Grants under any section of the Plan need not be uniform as among the Grantees receiving the same type of Grant, and Grants
under two or more Sections of the Plan may be combined in one Grant Letter. 
  

	3.	Shares Subject to the Plan 

 (a)
Maximum Number of Shares. The aggregate number of shares of the Common Stock, par value $0.001 (“Common Stock”), of the Company that may be issued under the Plan is 6,417,000 shares, subject to adjustment as provided in this
Section 3 (the “Plan Reserve”). The maximum number of shares of Common Stock subject to Grants made to any individual Grantee in any calendar year shall be 1,000,000 shares, subject to adjustment pursuant to Section 3(c) below.
The shares issued under the Plan may be authorized but unissued shares or reacquired shares. If and to the extent that (i) Stock Options or SARs granted under the Plan terminate, expire or are canceled without having been exercised,
(ii) any shares of Restricted Stock or Phantom Stock or any Restricted Stock Units or Performance Share Awards are forfeited or otherwise terminate or are cancelled without being vested or settled in full, or (iii) awards are settled in
cash rather than Common Stock, the shares subject to such Grant shall be restored to the Plan Reserve and shall again be available for subsequent Grants under the Plan, computed as provided in Section 3(b) below. With respect to awards that
provide for settlement solely in cash (and not Common Stock), the Common Stock on which the awards are based shall not count against the Plan Reserve. For the avoidance of doubt, the following shares shall not again be made available for subsequent
Grants under the Plan: (1) shares not issued as a result of the net settlement of a stock-settled SAR, (2) shares tendered or withheld to pay the exercise price or withholding taxes related to a Grant, or (3) shares repurchased on the
open market with the proceeds of the exercise price of any Grant. 
 (b) Flexible Plan Reserve. Each Stock Option or SAR (other than an
SAR providing for settlement solely in cash, which shall not count against the Plan Reserve) granted under this Plan shall reduce the Plan Reserve available for grant under the Plan by one (1) share for every share subject to such Grant. Each
Grant of Restricted Stock, Restricted Stock Units (other than a Grant providing for settlement solely in cash, which shall not count against the Plan Reserve), Phantom Stock or Performance Share Awards under this Plan (collectively, “Full Value
Grants”) shall reduce the Plan Reserve available for grant under the Plan by 1.19 shares (1-1/3 shares for Grants made prior to the 2009 Restatement Effective Date and 1.14 for Grants made on or after the 2009 Restatement Effective Date but
prior to the 2011 Restatement Effective Date) for every share subject to such Full Value Grant. To the extent that shares subject to Stock Options or SARs are restored to the Plan Reserve through the operation of clause (i) or (iii) of
Section 3(a) above, such shares shall increase the Plan Reserve available for grant under the Plan by one (1) share for each share so restored. To the extent that shares subject to Full Value Grants are restored to the Plan Reserve through
the operation of clause (ii) of Section 3(a) above, such shares shall increase the Plan Reserve available for grant under the Plan by 1.19 shares (1-1/3 shares with respect to shares restored from Grants made prior to the 2009 Restatement
Effective Date and 1.14 for Grants made on or after the 2009 Restatement Effective Date but prior to the 2011 Restatement Effective Date) for each share so restored. 
 (c) Adjustment Upon Changes in Capitalization. If any change is made to the Common Stock (whether by reason of merger, consolidation, reorganization, recapitalization, stock dividend, stock split,
combination of shares, or exchange of shares or any other change in capital structure made without receipt of consideration), then unless such event or change results in the termination of all outstanding Grants under the Plan, the Committee shall
preserve the value of the outstanding Grants by adjusting the maximum number and class of shares issuable 

 
under the Plan to reflect the effect of such event or change in the Company’s capital structure, and by making appropriate adjustments to the number and class of shares, the exercise price
of each outstanding Grant and otherwise. Any fractional shares resulting from such adjustments shall be eliminated by rounding any portion of a share equal to .500 or greater up, and any portion of a share equal to less than .500 down, in each case
to the nearest whole number. 
  

	4.	Administration 

 (a) Composition of
Committee. The Plan shall be administered and interpreted by the Compensation and Human Resources Committee of the Board or such other committee of the Board as may be appointed from time to time by the Board (the “Committee”);
provided, however, that grant decisions made hereunder shall be made by at least two members of the Committee, each of whom shall be (i) “outside directors” as defined under Section 162(m) of the Code,
(ii) “non-employee directors” as defined in Rule 16b-3 under the Exchange Act, and (iii) “independent directors” under the rules and regulations of the New York Stock Exchange or such other securities exchange on which
the Common Stock is then listed. A majority of the independent directors of the Company, in their sole discretion, may exercise any or all authority of the Committee under the Plan in lieu of the Committee, and in such instances references herein to
the Committee shall be deemed to refer to such directors. 
 (b) Powers of the Committee. Subject to the express provisions and
limitations set forth in this Plan, the Committee shall have the sole authority to determine: (i) who from among the Eligible Participants will receive Grants under the Plan, (ii) the type, size and terms of each Grant under the Plan,
(iii) the time when each Grant will be made and the duration of any exercise or restriction periods, including following termination of the Grantee’s employment or service relationship (which periods may be extended, subject to the
original term, at the Committee’s discretion), (iv) any restrictions on resale applicable to the shares to be issued or transferred pursuant to the Grant, and (v) any other matters arising under the Plan. A majority of the Committee
shall constitute a quorum thereof, and the actions of a majority of the members of the Committee at a meeting at which a quorum is present, or actions unanimously approved in writing by all members of the Committee, shall constitute actions of the
Committee; provided, however, that the Committee may also act by delegated authority pursuant to Section 4(c) below. The Committee shall have full power and discretionary authority to administer and interpret the Plan and to adopt or amend such
rules, procedures, agreements and instruments as it may deem appropriate for the proper administration of the Plan. The Committee’s interpretations of the Plan and all determinations made by the Committee pursuant to the powers vested in it
hereunder shall be conclusive and binding on all persons having any interest in the Plan or in any Grants under the Plan. No person acting under this Section 4 shall be held liable for any action or determination made with respect to the Plan
or any Grant under the Plan, except for the willful misconduct or gross negligence of such person. All Grants shall be made conditional upon the Participant’s acknowledgment, by acceptance of the Grant, that all decisions and determinations of
the Committee shall be final and binding on the Participant, his or her beneficiaries and any other person having or claiming an interest under such Grant. 
 (c) Delegation and Administrative Action. The Committee may delegate to one or more separate committees (any such committee, a “Subcommittee”) composed of at least two members of the
Committee, one of whom shall be the member then serving as the chairman of the Committee, the ability to make Grants, as provided in Section 4(b) above, and to exercise all powers of the Committee described herein. Any such actions of a
Subcommittee shall be treated for all purposes as if taken by the Committee. The Committee may also delegate to the Chief Executive Officer of the Company the authority to make Grants under the Plan to employees, consultants, and advisors who are
not subject to the restrictions of Section 16(b) of the Exchange Act, provided the Grants are not intended to meet the requirements of “qualified performance based compensation” pursuant to the requirements of Section 162(m) of
the Code and provided the Grants are made in accordance with appropriate parameters set by the Committee in accordance with applicable law. Furthermore, the Committee may delegate certain administrative matters under the Plan to such other officer
or officers of the Company as determined in the Committee’s discretion, and such administrator(s) may have the authority to execute and distribute Grant Letters in accordance with the Committee’s determinations, to maintain records
relating to the granting, vesting, exercise, forfeiture or expiration of Grants, to process or oversee the issuance of shares or cash upon the exercise, vesting and/or settlement of a Grant, and to take such other administrative actions as the
Committee may specify. Any delegation by the Committee pursuant to this Section 4(c) shall be subject to such conditions and limitations as may be determined by the Committee and shall be subject to and limited by applicable law or regulation,
including without limitation the General Corporation Law of the State of Delaware and the rules and regulations of the New York Stock Exchange or such other securities exchange on which the Common Stock is then listed. 

 

	5.	Eligibility for Participation 

 Officers
and other employees of the Company, non-employee members of the Board, and consultants and advisors to the Company, shall be eligible to participate in the Plan (referred to individually as an “Eligible Participant” and collectively as
“Eligible Participants”). Only Eligible Participants who are officers or other employees of the Company or a Parent Corporation or Subsidiary Corporation shall be eligible to receive Incentive Stock Options and Performance Share Awards.
All Eligible Participants shall be eligible to receive Nonqualified Stock Options, Restricted Stock Grants, Restricted Stock Units, SARs and Phantom Stock. Those Eligible Participants who are selected by the Committee to receive Grants under the
Plan are referred to individually as a “Grantee” and collectively as the “Grantees.” With respect to a Grantee who is an employee of the Company, a leave of absence by the Grantee, if in accordance with Company policy or
otherwise approved by the Company, shall not be deemed a termination or interruption of the continuous employment of the Grantee for purposes of the Plan. 

	6.	Stock Options 

 (a) Grant and Number of
Shares. The Committee may grant stock options as provided in this Section 6. The Committee, in its sole discretion, shall determine the number of shares of Common Stock that will be subject to each option. 

(b) Type of Option and Exercise Price. 

(1) The Committee may grant options qualifying as incentive stock options within the meaning of Section 422 of the Code (“Incentive Stock
Options”) and other stock options (“Nonqualified Stock Options”), in accordance with the terms and conditions set forth herein, or may grant any combination of Incentive Stock Options and Nonqualified Stock Options (hereinafter
referred to collectively as “Stock Options”). The option exercise price per share of each Stock Option shall not be less than the fair market value of a share of Common Stock on the date of grant (as determined pursuant to
Section 6(b)(2) below). Notwithstanding the preceding sentence, if the Grantee of an Incentive Stock Option is the owner of Common Stock (as determined under Section 424(d) of the Code) who possesses more than 10% of the total combined
voting power of all classes of stock of the Company or a Parent Corporation or Subsidiary Corporation, the option exercise price per share in the case of such Incentive Stock Option shall not be less than 110% of the fair market value of a share of
Common Stock on the date of grant. 
 (2) For all valuation purposes under the Plan, the “fair market value” of a share of Common
Stock shall be the closing price at which the Common Stock shall have been sold regular way on the New York Stock Exchange on the date as of which such value is being determined or, if no sales occurred on such day, then on the next preceding day on
which there were such sales, or, if at any time the Common Stock shall not be listed on the New York Stock Exchange, the fair market value as determined by the Committee on the basis of available prices for such Common Stock or in such manner as may
be authorized by applicable regulations under the Code. 
 (c) Exercise Period. The Committee shall determine the option exercise period
of each Stock Option. The exercise period shall not exceed ten years from the date of grant. However, if the Grantee of an Incentive Stock Option is the owner of Common Stock (as determined under Section 424 (d) of the Code) who possesses
more than 10% of the total combined voting power of all classes of stock of the Company or a Parent Corporation or Subsidiary Corporation, the exercise period shall not exceed five years. 
 (d) Vesting of Options; Restrictions on Shares; Acceleration of Vesting. The vesting period for Stock Options shall commence on the date of grant and shall end on the date or dates, determined by
the Committee, that shall be specified in the Grant Letter; provided, however, that unless otherwise specified in the Grant Letter, each Stock Option shall vest and become exercisable in cumulative installments to the extent of 25% of the number of
shares originally covered thereby on and after the first, second, third and fourth anniversaries of the grant of the Stock Option, if on such anniversary the Grantee remains an Eligible Participant. The Committee may impose upon the shares of Common
Stock issuable upon the exercise of a Stock Option such restrictions as it deems appropriate and specifies in the Grant Letter. During any period in which such restrictions apply, the provisions of Section 7(d) below shall be applicable to such
shares. Notwithstanding any other provision of the Plan (unless otherwise specified in the Grant Letter), all outstanding Stock Options shall become immediately fully vested and exercisable upon the earliest to occur of the following, if at such
time the Grantee remains an Eligible Participant: (i) the Grantee’s Retirement (as defined below in the case of an employee or a non-employee director), (ii) five years from the date of the Grant, or (iii) the Grantee’s
Disability or death. Notwithstanding anything in the Plan to the contrary, (i) Stock Options granted before the 2009 Restatement Effective Date shall become immediately fully vested and exercisable upon a Change of Control of the Company, and
(ii) with respect to Stock Options granted on or after the 2009 Restatement Effective Date, the Committee shall specify in the Grant Letter the circumstances under which Stock Options shall become vested and exercisable in the event of a Change
of Control of the Company. For purposes of this Plan: (1) the term “Retirement” applies only to a Grantee who is an employee of the Company or a Parent Corporation or Subsidiary Corporation, or a non-employee director, and shall mean
(unless otherwise specified in the Grant Letter) either (A) separation from service following the Grantee’s attainment of age 65 and the completion of at least five years of credited service, or (B) separation from service following
the Grantee’s attainment of age 55 and the completion of at least 10 years of credited service (or the completion of at least five years of credited service, if so determined by the Committee and consistent with a Grantee’s employment
agreement in effect on February 10, 2010), and (2) for the avoidance of doubt, the provisions of the Plan that refer to “Retirement” and “Disability” shall not apply to a Grantee who is a consultant or advisor. For
purposes of this Plan (unless otherwise specified in the Grant Letter), in the case of an employee, “Disability” shall mean a physical or mental impairment of sufficient severity that the Grantee is both eligible for and in receipt of
benefits under the long-term disability program maintained by the Company. In the case of a non-employee director, “Disability” shall have the meaning given that term in the Grant Letter. 

(e) Manner of Exercise. A Grantee may exercise a Stock Option by delivering a duly completed notice of exercise to the Company or its designee.
Unless other arrangements satisfactory to the Company are made, no shares of Common Stock shall be issued on the exercise of a Stock Option unless the exercise price is paid in full at the time of purchase. Payment for shares of Common Stock
purchased upon the exercise of a Stock Option shall be made (i) in cash or, (ii) subject to such conditions as may be established by the Committee, (1) by tendering (actually or by attestation) shares of Common Stock owned by the
Grantee and valued at the then fair market value thereof, (2) if so permitted by the Committee, by having shares subject to the exercisable Stock Option withheld to pay the exercise price, with the shares valued at the then fair market value
thereof, (3) by authorizing a third party to sell shares of Common Stock acquired upon exercise of the Stock Option and remit to the Company a sufficient portion of the sale proceeds to pay the exercise price and any applicable tax withholding
resulting from such exercise, or (4) by any combination of the foregoing. The shares of Common Stock so purchased will be issued and delivered to the person entitled thereto at the Company’s corporate headquarters in Philadelphia,
Pennsylvania or, at the Company’s sole 

 
discretion, by book entry into a brokerage or other account designated by the Company for such purpose. No person shall have any rights as a stockholder with respect to any share of Common Stock
covered by a Stock Option unless and until such person shall have become the holder of record of such share, and, except as otherwise permitted in Section 3(c) hereof, no adjustment shall be made for dividends (ordinary or extraordinary,
whether in cash, securities or other property or distributions or other rights) in respect of such share for which the record date is prior to the date on which such person shall have become the holder of record thereof. 

(f) Termination, Retirement, Disability or Death. 
 (1) Except as otherwise specified in the Grant Letter, in the case of a Grantee who is an employee, consultant or advisor: 
 (A) If a Grantee ceases to be an Eligible Participant for any reason other than involuntary termination of employment or service by the Company, Retirement or Disability (in the case of employees), death,
or Cause any Stock Option which is otherwise exercisable by the Grantee shall terminate unless exercised by the Grantee within 90 days after the date on which the Grantee ceases to be an Eligible Participant (or within such other period of time,
which may be longer or shorter than 90 days, specified in the Grant Letter), but in any event no later than the date of expiration of the option exercise period. 
 (B) If a Grantee ceases to be an Eligible Participant as a result of his or her involuntary termination of employment or service by the Company without Cause, any Stock Option which is otherwise
exercisable by the Grantee shall terminate unless exercised by the Grantee within one year after the date on which the Grantee ceases to be an Eligible Participant (or within such other period of time, which may be longer or shorter than one year,
specified in the Grant Letter), but in any event no later than the date of expiration of the option exercise period. 
 (C) In the event of the
Retirement, Disability or death of a Grantee who is an employee, or in the event of the death of a Grantee who is a consultant or advisor, any Stock Option held by such Grantee may be exercised by the Grantee (or the Grantee’s legal
representative) at any time prior to the date of expiration of the Stock Option exercise period (or within such shorter period of time as may be specified in the Grant Letter). 
 (D) In the event a Grantee’s employment or service relationship is terminated by the Company for Cause, any Stock Option held by such Grantee shall immediately terminate and be of no further force or
effect. 
 (2) Except as otherwise specified in the Grant Letter, in the case of a Grantee who is a non-employee director: 

(A) In the event of the Retirement, Disability or death of such Grantee, any Stock Option which was otherwise, or which becomes, exercisable by such
Grantee at the date of such Retirement, Disability or death, may be exercised by the Grantee (or the Grantee’s legal representative) at any time prior to the date of expiration of the option exercise period. 

(B) If the Grantee ceases to be an Eligible Participant for any reason other then Retirement, Disability, death or Cause, any Stock Option which is
otherwise exercisable by the Grantee shall terminate unless exercised by the Grantee within one year after the date on which the Grantee ceases to be an Eligible Participant (or within such other period of time, which may be longer or shorter than
one year, as may be specified in the Grant Letter), but in any event no later than the date of expiration of the option exercise period. 
 (C)
In the event of such Grantee’s removal from the Board for Cause, any Stock Option held by such Grantee shall immediately terminate and be of no further force or effect. 
 (3) For the avoidance of doubt, the shares of Common Stock as to which a Stock Option is exercisable upon the happening of any event specified in this Section 6(f) shall include any shares as to
which vesting shall be accelerated by operation of Section 6(d). 
 (g) Limits on Incentive Stock Options. Each Grant of an
Incentive Stock Option shall provide that: 
 (1) the Incentive Stock Option is not transferable by the Grantee, except, in the case of an
individual Grantee, by will or the laws of descent and distribution; 
 (2) the Incentive Stock Option is exercisable only by the Grantee,
except as otherwise provided herein or in the Grant Letter in the event of the death of an individual Grantee; and 
 (3) the aggregate fair
market value of the Common Stock on the date of the Grant with respect to which Incentive Stock Options are exercisable for the first time by a Grantee during any calendar year under the Plan and under any other stock option plan of the Company
shall not exceed $100,000. 
 To the extent that any portion of a purported Incentive Stock Option shall fail or shall cease to qualify as an
“incentive stock option” under the Code, such portion shall thereafter be deemed to be, and shall be interpreted as, a Nonqualified Stock Option for all purposes hereunder. 

 (h) Exchange Act Limitation. Unless the Grantee could otherwise transfer Common Stock issued pursuant
to the Stock Option without incurring liability under Section 16(b) of the Exchange Act, at least six months must elapse from the date of acquisition of the Stock Option until the date of disposition of the Common Stock issued upon exercise
thereof. 
  

	7.	Restricted Stock Grants and Restricted Stock Units 

 The Committee may (i) issue shares of Common Stock to an Eligible Participant subject to such restrictions as the Committee shall determine (a “Restricted Stock Grant”), or (ii) grant
to an Eligible Participant the right to receive shares of Common Stock, or, if so designated in the Grant Letter, cash equal to the fair market value of shares of Common Stock, upon the lapsing of such restrictions as the Committee shall determine
(“Restricted Stock Units”). The following provisions are applicable to Restricted Stock Grants and Restricted Stock Units: 
 (a)
General Requirements. Shares of Common Stock issued pursuant to Restricted Stock Grants or Grants of Restricted Stock Units may be issued in consideration for cash or past or future services rendered having a value, as determined by the
Committee, at least equal to the par value thereof. All conditions and restrictions imposed under each Restricted Stock Grant or Grant of Restricted Stock Units, and the vesting or performance period during which the Restricted Stock Grant or
Restricted Stock Units will remain subject to such restrictions, shall be set forth in the Grant Letter and designated therein as the “Restriction Period.” The restrictions imposed under any Restricted Stock Grant or grant of Restricted
Stock Units shall lapse on such vesting date or dates as the Committee may approve until the restrictions have lapsed as to 100% of the shares, except as vesting may be accelerated pursuant to Section 7(c) below. In the case of a Restricted
Stock Grant, on the grant date, the specified number of shares of Restricted Stock shall be issued subject to the provisions of this Section 7. Provided that all conditions to the vesting of a share of Restricted Stock imposed pursuant to this
Section 7 are satisfied, upon the occurrence of the vesting date with respect to a share of Restricted Stock, such share shall vest, subject to any continuing restrictions of this Plan or the Grant Letter. In the case of Restricted Stock Units,
on the grant date, the Company shall credit to a bookkeeping account established on its records the specified number of Restricted Stock Units awarded to the Grantee (without the creation of any trust or segregated account). Provided that all
conditions to the vesting of Restricted Stock Units imposed pursuant to this Section 7 are satisfied, upon the occurrence of the vesting date with respect to Restricted Stock Units, such units shall vest and the Grantee shall receive upon
vesting or upon such later date as shall be specified in the Grant Letter (the “RSU Conversion Date”), as determined by the Committee in the Grant Letter, either (i) a share of Common Stock for each such Restricted Stock Unit, subject
to any continuing restrictions of this Plan or the Grant Letter, or (ii) an amount in cash that is equal to the fair market value of a share of Common Stock as of the RSU Conversion Date for each such Restricted Stock Unit. 

(b) Number of Shares. The Committee, in its sole discretion, shall determine the number of shares of Common Stock that will be subject to each
Restricted Stock Grant or the number of Restricted Stock Units to be granted. Payments with respect to Restricted Stock Units may be made in cash, in Common Stock, or in a combination of the two, as determined by the Committee in the Grant Letter.

 (c) Requirement of Employment or Service Relationship with Company. Except as otherwise specified in the Grant Letter, if the
Grantee’s employment or service relationship with the Company, whether as an employee, non-employee director, consultant, advisor or otherwise, terminates during the period designated in the Grant Letter as the Restriction Period, the
Restricted Stock Grant or Grant of Restricted Stock Units shall terminate as to all shares covered by the Grant as to which restrictions on transfer have not lapsed, and in the case of Restricted Stock, such shares shall be immediately forfeited to
the Company. The Restriction Period for any Restricted Stock Grant or Grant of Restricted Stock Units, the vesting of which is based upon a continuing employment or service relationship with the Company, shall be a minimum of three years from the
grant date, and the Restriction Period for any Restricted Stock Grant or Grant of Restricted Stock Units that is based upon performance criteria shall be based upon performance over a minimum period of one year; provided however, that up to 10% of
the number of shares subject to the initial Plan Reserve as set forth in this 2011 Restatement of the Plan may be subject to Full Value Grants with a shorter or no restriction period or performance period, as applicable. Notwithstanding the
foregoing, however, in the event of the termination of the Grantee’s employment or service relationship with the Company as a result of the Grantee’s Retirement, Disability, or death, the Restriction Period shall be deemed immediately
terminated, all restrictions on the transfer of shares subject to any Restricted Stock Grant and all restrictions on a Grant of Restricted Stock Units shall immediately lapse, and all such Restricted Stock Grant and Restricted Stock Units shall
become fully vested, except as otherwise specified in the Grant Letter. Notwithstanding anything in the Plan to the contrary, (i) Restricted Stock Grants and Restricted Stock Units granted before the 2009 Restatement Effective Date shall become
immediately fully vested upon a Change of Control of the Company, and (ii) with respect to Restricted Stock Grants and Restricted Stock Units granted on or after the 2009 Restatement Effective Date, the Committee shall specify in the Grant
Letter the circumstances under which the Restricted Stock Grant or Restricted Stock Units shall vest in the event of a Change of Control of the Company. 
 (d) Restrictions on Transfer and Issuance of Stock Certificates. During the Restriction Period, a Grantee under a Restricted Stock Grant or Grant of Restricted Stock Units may not sell, assign,
transfer, pledge or otherwise dispose of the shares of Restricted Stock or Restricted Stock Units that have not yet vested except to a Successor Grantee pursuant to Section 12(a) below. The Grantee shall not be entitled to the delivery of any
stock certificate or certificates representing shares subject to a Restricted Stock Grant or a Grant of Restricted Stock Units until any and all restrictions on such shares shall have lapsed. With respect to a Restricted Stock Grant, the Company may
issue shares subject to such restrictive legends or stop-transfer instructions as it deems appropriate, and may provide for the escrow or retention of custody of such shares, including in book-entry form, during the Restriction Period. 

(e) Stockholder Rights; Dividends. In the case of a Restricted Stock Grant, except as provided in this Section 7, during the Restriction
Period, the Grantee shall have, with respect to the shares of Restricted Stock issued pursuant to such Restricted Stock Grant, all of the rights of a 

 
stockholder, including the right to vote the shares and the right to receive any cash dividends. In the case of Restricted Stock Units, during the Restriction Period, the Grantee shall not have
any of the rights of a stockholder with respect to the shares subject to such Restricted Stock Units, including voting or dividend rights, and shall be an unsecured creditor of the Company. With respect to Restricted Stock Grants, and Restricted
Stock Units that are to be settled in shares of Common Stock, on the date specified in the Grant Letter, the Company shall cause the applicable number of shares of Common Stock to be issued in the name of, and delivered to, the Grantee at the
Company’s corporate headquarters in Philadelphia, Pennsylvania or, at the Company’s sole discretion, by book entry into a brokerage or other account designated by the Company for such purpose, whereupon the Grantee shall have all of the
rights of a stockholder with respect to such shares. 
  

	8.	Stock Appreciation Rights 

 (a) General
Provisions. The Committee may grant stock appreciation rights (“SARs”) as provided in this Section 8. The Committee may grant Stand-Alone SARs, or may grant Tandem SARs in conjunction with all or part of any Stock Option granted
under the Plan. In the case of a Nonqualified Stock Option, such Tandem SARs may be granted either at or after the time of grant of such Stock Option. In the case of an Incentive Stock Option, such Tandem SARs may only be granted only at the time of
grant of such Stock Option. The exercise price of each Stand-Alone SAR shall be equal to the fair market value of a share of Common Stock as of the date of grant of such Stand-Alone SAR. The exercise price of each Tandem SAR shall be equal to the
exercise price of the related Stock Option; provided, however, that if the Tandem SAR is granted subsequent to the date of grant of the related Stock Option, and an exercise price equal to that of the related Stock Option would result in the
disallowance of the Company’s expense deduction pursuant to Section 162(m) of the Code, or would violate Section 409A of the Code, then the exercise price of such Tandem SAR shall not be less than the fair market value of a share of
Common Stock as of the grant date of such Tandem SAR. 
 (b) Number of SARs. The Committee, in its sole discretion, shall determine the
number of SARs granted to any Grantee. The number of Tandem SARs granted to a Grantee which shall be exercisable during any given period of time shall not exceed the number of shares of Common Stock which the Grantee may purchase upon the exercise
of the related Stock Option during such period. Upon the exercise of a Stock Option, the Tandem SARs relating to the Common Stock covered by the Stock Option shall terminate. Upon the exercise of any Tandem SARs, the related Stock Option shall
terminate to the extent of an equal number of shares of Common Stock. 
 (c) Settlement Amount. Upon a Grantee’s exercise of some or
all of the Grantee’s SARs, the Grantee shall receive in settlement of such SARs an amount equal to the stock appreciation (as defined herein) for the number of SARs exercised, payable in cash, Common Stock or a combination thereof. The
“stock appreciation” for an SAR is the difference between the exercise price of such SAR determined under Section 8(a) above and the fair market value of the underlying Common Stock on the date of exercise of the SAR. 

(d) Term, Vesting and Exercise of Tandem SARs. Any Tandem SAR shall be exercisable only to the extent that, and during the period when, the Stock
Option to which such Tandem SAR is related is also exercisable. 
 (e) Term and Vesting of Stand-Alone SARs; Acceleration of Vesting. The
exercise period of any Stand-Alone SARs shall not exceed ten years from the date of grant. The vesting period for Stand-Alone SARs shall commence on the date of grant and shall end on the date or dates, determined by the Committee, that shall be
specified in the Grant Letter; provided, however, that unless otherwise specified in the Grant Letter, each Stand-Alone SAR shall vest and become exercisable in cumulative installments to the extent of 25% of the number of shares originally covered
thereby on and after the first, second, third and fourth anniversaries of the grant date, if on such anniversary the Grantee remains an Eligible Participant. The Committee may impose upon any shares of Common Stock issuable upon the exercise of a
Stand-Alone SAR such restrictions as it deems appropriate and specifies in the Grant Letter. During any period in which such restrictions apply, the provisions of Section 7(d) above shall be applicable to such shares. Notwithstanding any other
provision of the Plan (except as otherwise specified in the Grant Letter), each outstanding Stand-Alone SAR shall become immediately exercisable upon the earliest to occur of the following, if at such time the Grantee remains an Eligible
Participant: (i) the Grantee’s Retirement, (ii) five years from the date of the Grant, or (iii) the Grantee’s Disability or death. Notwithstanding anything in the Plan to the contrary, (i) Stand-Alone SARs granted
before the 2009 Restatement Effective Date shall become immediately fully vested and exercisable upon a Change of Control of the Company, and (ii) with respect to Stand-Alone SARs granted on or after the 2009 Restatement Effective Date, the
Committee shall specify in the Grant Letter the circumstances under which the Stand-Alone SAR shall become vested and exercisable in the event of a Change of Control of the Company. 
 (f) Effect of Termination on Stand-Alone SARs. 
 (1) Except as otherwise specified in the
Grant Letter, in the case of a Grantee who is an employee, consultant or advisor: 
 (A) If a Grantee of a Stand-Alone SAR ceases to be an
Eligible Participant for any reason other than involuntary termination of employment or service by the Company, Retirement or Disability (in the case of employees), death, or Cause any Stand-Alone SAR which is otherwise exercisable by the Grantee
shall terminate unless exercised by the Grantee within 90 days after the date on which the Grantee ceases to be an Eligible Participant (or within such other period of time, which may be longer or shorter than 90 days, specified in the Grant
Letter), but in any event no later than the expiration of the term of such Stand-Alone SAR. 
 (B) If a Grantee ceases to be an Eligible
Participant as a result of his or her involuntary termination of employment or service by the Company without Cause, any Stand-Alone SAR which is otherwise exercisable by the Grantee shall terminate unless exercised by the

 
Grantee within one year after the date on which the Grantee ceases to be an Eligible Participant (or within such other period of time, which may be longer or shorter than one year, specified in
the Grant Letter), but in any event no later than the expiration of the term of such Stand-Alone SAR. 
 (C) In the event of the Retirement,
Disability or death of a Grantee who is an employee, or in the event of the death of a Grantee who is a consultant or advisor, any Stand-Alone SAR held by such Grantee may be exercised by the Grantee (or the Grantee’s legal representative) at
any time prior to the expiration of the term of such Stand-Alone SAR (or within such shorter period of time as may be specified in the Grant Letter). 
 (D) In the event a Grantee’s employment or service relationship is terminated by the Company for Cause, any Stand-Alone SAR held by such Grantee shall immediately terminate and be of no further force
or effect. 
 (2) Except as otherwise specified in the Grant Letter, in the case of a Grantee of a Stand-Alone SAR who is a non-employee
director: 
 (A) In the event of the Retirement, Disability or death of such Grantee, any Stand-Alone SAR which was otherwise, or which becomes,
exercisable by such Grantee at the date of such Retirement, Disability or death, may be exercised by the Grantee (or the Grantee’s legal representative) at any time prior to the expiration of the term of such Stand-Alone SAR. 

(B) If the Grantee ceases to be an Eligible Participant for any reason other than Retirement, Disability, death or Cause, any Stand-Alone SAR which is
otherwise exercisable by the Grantee shall terminate unless exercised by the Grantee within one year after the date on which the Grantee ceases to be an Eligible Participant (or within such other period of time, which may be longer or shorter than
one year, as may be specified in the Grant Letter), but in any event no later than the expiration of the term of such Stand-Alone SAR. 
 (C) In
the event of such Grantee’s removal from the Board for Cause, any SAR held by such Grantee shall immediately terminate and be of no further force or effect. 
 (3) For the avoidance of doubt, the shares of Common Stock (or cash payment) as to which a Stand-Alone SAR is exercisable upon the happening of any event specified in this Section 8(f) shall include
any shares (or cash payment) as to which vesting shall be accelerated by operation of Section 8(e). 
  

	9.	Phantom Stock 

 (a) General
Provisions. The Committee may grant Phantom Stock in such amounts as it deems appropriate. Phantom Stock shall give the Grantee the right to receive shares of Common Stock on a conversion date specified by the Committee. The Committee may
establish conditions on the conversion of Phantom Stock and restrictions on vesting, if any, as it deems appropriate. The period of years during which a Phantom Stock Grant will be subject to any vesting restrictions shall be set forth in the Grant
Letter and designated as the “Phantom Stock Restriction Period.” All restrictions imposed under a Phantom Stock Grant shall lapse on such vesting date or dates as the Committee may approve, except as vesting may be accelerated pursuant to
Section 9(c) below. In addition, subject to the percentage limitation in Section 9(c) below, the Committee may determine as to any Phantom Stock Grants that such Grants shall not be subject to vesting restrictions. Each share of Phantom
Stock shall be granted at full value with no exercise price. 
 (b) Number of Shares of Phantom Stock; Accounts. The Committee, in its
sole discretion, shall determine the number of shares that will be granted pursuant to each Phantom Stock Grant. The Company shall credit to a bookkeeping account established on its records all shares of Phantom Stock credited to a Grantee (without
the creation of any trust or segregated account). 
 (c) Requirement of Employment or Service Relationship with Company. Except as
provided in the Grant Letter, if the Grantee’s employment or service relationship with the Company, whether as an employee, non-employee director, consultant, advisor or otherwise, terminates during any period designated in the Grant Letter as
the Phantom Stock Restriction Period, the Phantom Stock Grant shall terminate as to all shares covered by the Grant as to which vesting restrictions have not lapsed, and such shares shall be forfeited. The Phantom Stock Restriction Period for any
Phantom Stock Grant, the vesting of which is based upon a continuing employment or service relationship with the Company, shall be a minimum of three years from the grant date, and the Phantom Stock Restriction Period for any Phantom Stock Grant
that is based upon performance criteria shall be based upon performance over a minimum period of one year; provided, however, that up to 10% of the number of shares subject to the Plan Reserve, as set forth in this 2011 Restatement of the Plan, may
be subject to Full Value Grants with a shorter or no restriction period or performance period, as applicable. In addition, and notwithstanding the foregoing, in the event of the termination of the Grantee’s employment or service relationship
with the Company as a result of the Retirement, Disability or death of a Grantee who is an employee, or in the event of the death of a Grantee who is a consultant or advisor, the Phantom Stock Restriction Period shall be deemed immediately
terminated, all restrictions on the transfer of shares subject to the Phantom Stock Grant shall immediately lapse, and all such shares shall become fully vested, unless the Grant Letter specifies otherwise. Notwithstanding anything in the Plan to
the contrary, (i) for Phantom Stock granted before the 2009 Restatement Effective Date, upon a Change of Control of the Company all restrictions on the transfer of shares subject to the Phantom Stock Grant shall immediately lapse and all shares
shall become fully vested, and (ii) with respect to Phantom Stock granted on or after the 2009 Restatement Effective Date, the Committee shall specify in the Grant Letter the circumstances under which the restrictions on the transfer of shares
subject to the Phantom Stock Grant shall lapse and the extent to which 

 
the shares shall become vested in the event of a Change of Control of the Company. 
 (d)
Dividend Equivalents. Unless otherwise specified in the Grant Letter, the Company shall credit dividend equivalents on Phantom Stock as and when dividends are payable on Common Stock to the Grantee’s bookkeeping account, and dividend
equivalents shall be accrued for as additional shares of Phantom Stock on the dividend payment date and credited to the Grantee’s bookkeeping account. Any dividend equivalents underlying Phantom Stock which is payable based on the achievement
of specific performance conditions shall vest and become payable at the same time as the underlying Phantom Stock, unless the Committee determines otherwise. 
 (e) Conversion. On the date specified in the Grant Letter as the conversion date for the Grantee’s Phantom Stock, the Grantee shall receive in settlement of such Phantom Stock a number of
shares of Common Stock equal to the Phantom Stock then credited to the Grantee’s account. Settlement shall be made in whole shares of Common Stock, with any fractional shares paid in cash. 

(f) No Rights as a Stockholder. Except for divided equivalents as provided in Section 9(d) above, a Grantee shall not have any rights as a
stockholder with respect to any Phantom Stock, including with respect to voting rights. Grantees shall be unsecured creditors of the Company with respect to Phantom Stock. 

 

	10.	Performance Share Awards 

 (a) General
Provisions. The Committee may grant Performance Share Awards (“Performance Share Awards”) to employees of the Company under and pursuant to this Section 10. A Performance Share Award shall entitle the Grantee to receive shares of
Common Stock or cash upon settlement of the Performance Share Award at the conclusion of the award term, contingent upon the satisfaction of specified performance goals established by the Committee. The terms and conditions of each Performance Share
Award, including the Grantee, the target number of shares thereunder, the performance goals, the award term, and the formula, method or matrix for determining payout, shall be determined by the Committee and shall be set forth in the Grant Letter.
Shares of Common Stock issued under a Performance Share Award shall be granted at full value with no exercise price. The specified performance goals for Performance Share Awards shall be based on performance over a minimum period of one year,
provided, however, that up to 10% of the number of shares subject to the initial Plan Reserve as set forth in the 2011 Restatement of the Plan may be subject to Full Value Grants with a shorter or no restriction period or performance period, as
applicable. 
 (b) Number of Shares; Accounts. The Committee, in its sole discretion, shall determine the target number of shares of
Common Stock that will be subject to each Performance Share Award. The actual number of shares that may be issued upon settlement of a Performance Share Award will be determinable at the conclusion of the award term. The Company shall establish on
its records and maintain a bookkeeping account in which shall be recorded the number of shares of Common Stock subject to a Performance Share Award and the number of shares actually credited to a Grantee (without the creation of any trust or
segregated account). 
 (c) Termination of Employment. If the Grantee’s employment with the Company terminates during the award term
of a Performance Share Award then, depending upon the reason for such termination, such Performance Share Award may continue in force or may terminate, as provided by the Grant Letter. 
 (d) Change of Control. Upon a Change of Control of the Company, any outstanding Performance Share Awards shall be treated in accordance with the Grant Letter. The Committee shall specify in the
Grant Letter the circumstances under which a Performance Share Award will vest in the event of a Change of Control of the Company. 
 (e)
Settlement. Upon the conclusion of the award term of a Performance Share Award as specified in the Grant Letter, the Grantee shall receive in settlement of such Performance Share Award a number of shares of Common Stock or cash as may be
determined in accordance with the Grant Letter. The Grant Letter shall specify whether settlement of the Performance Share Award shall be in shares of Common Stock or cash. 
 (f) No Rights as a Stockholder. A Grantee shall have no voting rights, no rights to receive dividends or dividend equivalents or other ownership rights and privileges of a stockholder with respect
to any Performance Share until such time as the Grantee receives shares of Common Stock upon settlement of the Performance Share Award. Notwithstanding the preceding, the Committee may provide in its sole discretion in the Grant Letter that the
Grantee shall be entitled to dividend equivalent rights under terms similar to those described in Section 9(d). Grantees shall be unsecured creditors of the Company with respect to Performance Share Awards. 

 

	11.	Qualified Performance Based Compensation 

(a) Designation as Qualified Performance-Based Compensation. The Committee may determine that Restricted Stock Grants, a Grant of Restricted Stock
Units, Phantom Stock or Performance Share Awards made to an Eligible Participant shall be considered “qualified performance-based compensation” under Section 162(m) of the Code (a “Performance Award”), in which case such
Performance Award shall be contingent upon the achievement of pre-established objective performance goals and other terms as set forth in this Section 11. 
 (b) Performance Goals. When Performance Awards are granted under this Section 11, the Committee shall establish in writing (i) the objective performance goals that must be met,
(ii) the period during which performance will be measured, (iii) the maximum amounts that 

 
may be paid if the performance goals are met, and (iv) any other conditions that the Committee deems appropriate and consistent with the requirements of Section 162(m) of the Code for
“qualified performance-based compensation.” The performance goals shall satisfy the requirements for “qualified performance-based compensation,” including the requirement that the achievement of the goals be substantially
uncertain at the time they are established and that the performance goals be established in such a way that a third party with knowledge of the relevant facts could determine whether and to what extent the performance goals have been met. The
Committee shall not have discretion to increase the amount of compensation that is payable pursuant to Grants identified by the Committee as “qualified performance-based compensation.” 

(c) Criteria Used for Objective Performance Goals. The Committee shall use objectively determinable performance goals based on one or more of the
following criteria: stock price, earnings per share, price-earnings multiples, stock price to book value multiple, net earnings, operating earnings, operating pre-tax earnings, revenue or revenue growth, productivity, margin, EBITDA (earnings before
interest, taxes, depreciation and amortization), net capital employed, return on assets, return on equity, return on capital employed, growth in assets, unit volume, sales, cash flow, losses incurred, losses paid, loss ratio, paid loss ratio, gains
to losses on sales of assets or investments, market share, market value added, capital management, margin growth, stockholder return, operating profit or improvements in operating profit, improvements in asset or financial measures (including
working capital and the ratio of revenues to working capital), credit quality, expense management and expense ratios, pre-tax earnings or variations of income criteria in varying time periods, economic value added, or comparisons with other peer
companies or industry groups or classifications with regard to one or more of these criteria, or strategic business criteria consisting of one or more objectives based on meeting specified revenue goals, market penetration goals, customer growth,
employee retention rates, customer retention rates, customer attraction rates, geographic business expansion goals, cost targets or goals relating to acquisitions or divestitures. The performance goals may relate to one or more business units or the
performance of the Company and its subsidiaries as a whole, or any combination of the foregoing. Performance goals need not be uniform as among Grantees. 
 (d) Timing of Establishment of Goals. Achievement of performance goals in respect of a Performance Award shall be measured over a performance period as specified by the Committee. Performance
goals, amounts payable upon achievement of such goals, and other material terms of Performance Awards shall be established by the Committee (a) while the performance outcome for that performance period is substantially uncertain; and
(b) no more than 90 days after the commencement of the performance period to which the performance goal relates or, if less, the number of days which is equal to 25% of the relevant performance period. To the extent consistent with
Section 162(m) of the Code, the Grant Letter shall specify the circumstances in which such Performance Awards shall be paid or forfeited in the event of termination of the Grantee’s employment prior to the end of a performance period or
settlement of Performance Awards. 
 (e) Performance Award Pool. The Committee may establish a performance award pool, which shall be an
unfunded pool, for purposes of measuring performance of the Company in connection with Performance Awards. The amount of such Performance Award pool shall be based upon the achievement of performance goals based on one or more of the business
criteria set forth in Section 11(c) above during the performance period. The Committee may specify the amount of the Performance Award pool as a percentage of any of such business criteria, a percentage thereof in excess of a threshold amount,
or as another amount which need not bear a strictly mathematical relationship to such business criteria. In such case, Grants may be made as rights to payment of a specified portion of the award pool. 

(f) Certification of Results. The Committee shall certify the performance results for the performance period specified in the Grant Letter after
the performance period ends. The Committee shall determine the amount, if any, to be paid pursuant to each Grant based on the achievement of the performance goals and the satisfaction of all other terms of the Grant Letter. 

(g) Settlement of Performance Awards; Other Terms. Settlement of Performance Awards shall be in cash, shares of Common Stock, or other Grants, at
the discretion of the Committee and as set forth in the Grant Letter. 
 (h) Shareholder Approval for Performance-Based Awards. If
Performance Awards are granted under Section 11 above, the Plan must be reapproved by the Company’s shareholders no later than the first shareholders meeting that occurs in the fifth year following the year in which the shareholders
previously approved the provisions of Section 11, if additional Performance Awards are to be made under Section 11 and if required by Section 162(m) of the Code or the regulations thereunder. 

(i) Disability, Death, or Other Circumstances. The Committee may provide in the Grant Letter that Grants under this Section 11 shall be
payable, in whole or in part, in the event of the Grantee’s Disability or death, a Change of Control or under other circumstances consistent with the Treasury regulations and rulings under Section 162(m) of the Code. 

(j) Impact Of Extraordinary Items Or Changes In Accounting. To the extent applicable, subject to the following sentence and unless the Committee
determines otherwise, the determination of the achievement of performance goals shall be determined based on the relevant financial measure, computed in accordance with U.S. generally accepted accounting principles (“GAAP”), and in a
manner consistent with the methods used in the Company’s audited financial statements. To the extent permitted by Section 162(m), in setting the performance goals within the period prescribed in Section 11(d), the Committee may
provide for adjustment as it deems appropriate, including for one or more of the following items: asset write-downs; litigation or claim judgments or settlements; changes in accounting principles; changes in tax law or other laws affecting reported
results; severance, contract termination, and other costs related to exiting, modifying or reducing any business activities; costs of, and gains and losses from, the acquisition, disposition, or abandonment of businesses or assets; gains and losses
from the early extinguishment of debt; stock compensation costs and other non-cash expenses; unrealized gains and losses relating to fair valuations of 

 
derivatives; any extraordinary non-recurring items as described in Accounting Principles Board Opinion No. 30 and/or in management’s discussion and analysis of financial condition and
results of operation appearing in the Company’s annual report to stockholders for the applicable year; and any other specified non-operating items as determined by the Committee in setting performance goals. 

(k) Status of Performance Awards under Code Section 162(m). It is the intent of the Company that Performance Awards under this
Section 11 constitute “performance-based compensation” within the meaning of Section 162(m) of the Code and regulations thereunder. Accordingly, the terms of this Section 11 shall be interpreted in a manner consistent with
Section 162(m) of the Code and regulations thereunder. If any provision of the Plan as in effect on the date of adoption of any agreements relating to Performance Awards does not comply or is inconsistent with the requirements of
Section 162(m) of the Code or regulations thereunder, such provision shall be construed or deemed amended to the extent necessary to conform to such requirements. 
  

	12.	Transferability of Options and Grants 

(a) Restrictions on Transferability. Only a Grantee (or, in the case of an individual Grantee, his or her authorized legal representative) may
exercise rights under a Grant except as otherwise stated herein and in Section 12(b) below. No individual Grantee may transfer those rights except (i) by will or by the laws of descent and distribution, or (ii) as may be provided
under Section 12(b) below. Upon the death of an individual Grantee, the legal representative or other person entitled to succeed to the rights of the Grantee (“Successor Grantee”) may exercise such rights. A Successor Grantee shall
furnish proof satisfactory to the Company of such person’s right to receive the Grant under the Grantee’s will or under the applicable laws of descent and distribution. 
 (b) Nonqualified Stock Options. Notwithstanding the foregoing, the Committee may provide in its sole discretion that a Grantee may transfer Nonqualified Stock Options to family members, one or more
trusts for the benefit of family members, or one or more partnerships of which family members are the only partners, according to such terms as the Committee may determine; provided that any such transfer shall not be for value, the Grantee shall
receive no consideration for the transfer of such Nonqualified Stock Options and the transferred Nonqualified Stock Options shall continue to be subject to the same terms and conditions as were applicable immediately before the transfer. 

 

	13.	Change of Control of the Company 

 (a)
Change of Control. As used in this Plan, unless otherwise specified in the Grant Letter, a “Change of Control” shall be deemed to have taken place if (i) any Person (except for an employee or his or her family, the Company or
any employee benefit plan of the Company or of any Affiliate, or any Person or entity organized, appointed or established by the Company for or pursuant to the terms of any such employee benefit plan), together with all Affiliates and Associates of
such Person, shall become the Beneficial Owner in the aggregate of 40% or more of the shares of the Company then outstanding and entitled to vote for directors generally, (ii) any Person (except an employee and his or her family), together with
all Affiliates and Associates of such Person, purchases substantially all of the assets of the Company, or (iii) during any 24-month period, individuals who at the beginning of such period constituted the Board cease for any reason to
constitute a majority thereof, unless the election, or the nomination for election by the Company’s stockholders, of at least 75% of the directors who were not directors at the beginning of such period was approved by a vote of at least 75% of
the directors in office at the time of such election or nomination who were directors at the beginning of such period. 
 For purposes of this
definition, “Affiliate” and “Associate” shall have the respective meanings ascribed to such terms in Rule 12b-2 under the Exchange Act; “Person” shall mean any individual, firm, corporation, partnership or other entity
(which, for the avoidance of doubt, does not include the United States government, any of its states, or any of their respective political subdivisions, departments, agencies or instrumentalities), as determined by the Committee in its sole
discretion; and a Person shall be deemed the “Beneficial Owner” of any securities: 
 (i) that such Person or any of such
Person’s Affiliates or Associates, directly or indirectly, has the right to acquire (whether such right is exercisable immediately or only after the passage of time) pursuant to any agreement, arrangement or understanding (whether or not in
writing) or upon the exercise of conversion rights, exchange rights, rights, warrants or options, or otherwise; provided, however, that a Person shall not be deemed the “Beneficial Owner” of securities tendered pursuant to a tender or
exchange offer made by such Person or any of such Person’s Affiliates or Associates until such tendered securities are accepted for payment, purchase or exchange; 
 (ii) that such Person or any of such Person’s Affiliates or Associates, directly or indirectly, has the right to vote or dispose of or has “beneficial ownership” of (as determined pursuant
to Rule 13d-3 under the Exchange Act), including without limitation, pursuant to any agreement, arrangement or understanding (whether or not in writing); provided, however, that a Person shall not be deemed the “Beneficial Owner” of any
security under this subsection (ii) as a result of an oral or written agreement, arrangement or understanding to vote such security if such agreement, arrangement or understanding (A) arises solely from a revocable proxy given in response
to a public proxy or consent solicitation made pursuant to, and in accordance with, the applicable provisions of the General Rules and Regulations under the Exchange Act, and (B) is not then reportable by such Person on Schedule 13D under the
Exchange Act (or any comparable successor report); or 
 (iii) to the extent that such Person or any of such Person’s Affiliates or
Associates has any agreement, arrangement or understanding (whether or not in writing) with any other Person for the purpose of acquiring, holding, voting (except pursuant to a revocable proxy described in the

 
proviso to subsection (ii) above) or disposing of any voting securities of the Company, in which case such Person shall be the Beneficial Owner of all securities that are Beneficially Owned,
directly or indirectly, by such other Person (or any Affiliate or Associate thereof) within the meaning of subsection (i) or (ii) above; provided, however, that nothing in this definition shall cause a Person engaged in business as an
underwriter of securities to be the “Beneficial Owner” of any securities acquired through such Person’s participation in good faith in a firm commitment underwriting until the expiration of 40 days after the date of such acquisition.

 Notwithstanding the foregoing, for Grants made on or after May 13, 2009, the Committee may adjust the definition of Change of Control
for a particular Grant as the Committee deems appropriate in the Grant Letter issued with respect to such Grant. 
 (b) Effect of Change of
Control. The Committee may establish such terms and conditions relating to the effect of a Change of Control on Grants as the Committee deems appropriate. In addition to other actions, in the event of a Change of Control of the Company, unless
otherwise specified in the Grant Letter, the Committee may take any one or more of the following actions with respect to any or all outstanding Grants, without the consent of any Grantee: (A) the Committee may determine that outstanding Stock
Options and SARs shall be fully exercisable, restrictions on outstanding Restricted Stock Grants shall lapse, and other Grants shall become payable upon specified terminations of employment or at such other time as the Committee determines,
(B) the Committee may require that Grantees surrender their outstanding Stock Options and SARs for cancellation and the Grantees shall receive one or more payments by the Company, in cash, Common Stock or other property (including the property,
if any, payable in the transaction), as determined by the Committee, in an amount equal to the amount, if any, by which the then fair market value of the shares of Common Stock subject to the Grantee’s unexercised Stock Options and SARs exceeds
the exercise price, and on such terms as the Committee determines, (C) after giving Grantees an opportunity to exercise their outstanding Stock Options and SARs, the Committee may terminate any or all unexercised Stock Options and SARs at such
time as the Committee deems appropriate, (D) with respect to participants holding Restricted Stock Units, Phantom Stock, Performance Share Awards, the Committee may determine that such participants shall receive one or more payments in
settlement of such Grants, in such amount and form and on such terms as may be determined by the Committee, or (E) the Committee may determine that Grants that remain outstanding after the Change of Control shall be converted to similar Grants
of the surviving corporation (or a parent or subsidiary of the surviving corporation). Without limiting the foregoing, if the per share fair market value of the Common Stock does not exceed the per share exercise price of a Stock Option or SAR, the
Company shall not be required to make any payment to the participant upon surrender of the Stock Option or SAR. Any acceleration, surrender, termination, settlement or conversion shall take place as of the date of the Change of Control or such other
date as the Committee may specify. 
  

	14.	Dissolution, Liquidation or Winding Up 

If the Company is to be dissolved or liquidated, then, at least ten days prior to the effective date of such event, the Company shall give each Grantee
with any outstanding Grants written notice of such event. Each such Grantee shall thereupon have the right to exercise in full any installments of such Grants not previously exercised (whether or not the right to exercise such installments has
accrued pursuant to such Grants), within ten days after such written notice is sent by the Company. Any installments of such Grants not so exercised shall thereafter lapse and be of no further force or effect. 

 

	15.	Amendment and Termination of the Plan and Grants 

 (a) Amendment. The Board may amend or terminate the Plan at any time, provided that the approval by the stockholders of the Company shall be required in respect of any amendment to the extent then
required by applicable law (including the Code) or by the regulations of the U.S. Securities and Exchange Commission or the New York Stock Exchange or such other securities exchange on which the Common Stock is then listed. 

(b) Termination of Plan. The Plan shall terminate on May 11, 2021, unless earlier terminated by the Board or unless extended by the Board
with the approval of the stockholders. No Incentive Stock Option shall be granted under the Plan more than ten years following the date on which the Board approved the 2011 Restatement of the Plan. 

(c) Termination and Amendment of Outstanding Grants. 
 (1) General. A termination or amendment of the Plan that occurs after a Grant is made shall not result in the termination or amendment of the Grant unless the Grantee consents, unless the Committee
acts under Section 23(b) below or as described below. The termination of the Plan shall not impair the power and authority of the Committee with respect to an outstanding Grant. Whether or not the Plan has terminated, an outstanding Grant may
be terminated or amended under Section 23(b) below or may be amended by mutual agreement of the Company and the Grantee which is consistent with the Plan; provided, however, that an amendment of the Plan or of the Grant that merely accelerates
the vesting or extends the post-termination exercise period of the Grant or that does not adversely affect the Grant shall become effective without the consent of the Grantee. 
 (2) No Repricing. Except in connection with a corporate transaction involving the Company (including, without limitation, any stock dividend, stock split, extraordinary cash dividend,
recapitalization, reorganization, merger, consolidation, split-up, spin-off, combination, or exchange of shares), the terms of outstanding Grants may not be amended to reduce the exercise price of outstanding Stock Options or SARs, or to cancel
outstanding Stock Options or SARs in exchange for cash, other incentive awards, or Stock Options or SARs with an exercise 

 
price that is less than the exercise price of the original Stock Options or SARs, in each case without the approval of the stockholders of the Company. This Section 15(c)(2) is intended to
govern the repricing or exchange of “underwater” Stock Options and SARs and shall not be construed to prohibit the adjustments provided for in Section 3(c) of this Plan. 

 

	16.	Funding of the Plan 

 The Plan shall be
unfunded. The Company shall not be required to establish any special or separate fund or to make any other segregation of assets to assure the payment of any Grants under the Plan. In no event shall interest be paid or accrued on any Grant,
including unpaid installments of Grants. 
  

	17.	Rights of Eligible Participants 

 Nothing
in the Plan shall entitle any Eligible Participant or other person to any claim or right to any Grant under the Plan. Neither the Plan nor any action taken hereunder shall be construed as giving any Eligible Participant or Grantee any rights to be
retained by the Company in any capacity, whether as an employee, officer, non-employee member of the Board, independent contractor, consultant, advisor or otherwise. 
  

	18.	Tax Matters 

 (a) Withholding of
Taxes. The Company shall have the right to deduct from all Grants paid in cash any federal, state or local taxes required by law to be withheld with respect to such Grants paid in cash. In the case of Grants paid in Common Stock, the Company
shall have the right to require the Grantee to pay to the Company the amount of any taxes which the Company is required to withhold in respect of such Grants or to take whatever action it deems necessary to protect the interests of the Company in
respect of such tax liabilities, including, without limitation, withholding a portion of the shares of Common Stock otherwise deliverable pursuant to the Plan up to the minimum applicable tax withholding amount. The Company’s obligation to
issue or transfer shares of Common Stock in connection with any Grant shall be conditioned upon the Grantee’s compliance with the requirements of this Section 18(a) to the satisfaction of the Committee. 

(b) Deferrals and Code Section 409A. The Committee, in its sole discretion, may permit a Grantee to defer receipt of the payment of cash or
the delivery of shares that would otherwise be delivered under the Plan. In the event of such a deferral, the Committee may, if applicable, provide that the payment of dividend equivalents attributable thereto shall be also deferred until such time
as the Grant will be settled in accordance with the Grantee’s deferral election. Any such deferral election shall be subject to such rules and procedures as shall be determined by the Committee in its sole discretion. The Committee may
establish such rules and procedures as it may deem advisable and in the best interests of the Company in the event that Section 409A of the Code is implicated by any transaction under the Plan. 

 

	19.	Agreements with Grantees 

 Each Grant made
under the Plan shall be evidenced by a Grant Letter containing such terms and conditions as the Committee shall approve. In the event of a conflict between the provisions of the Plan and the provisions of any Grant Letter, the provisions of the Plan
shall control. 
  

	20.	Requirements for Issuance of Shares 

 No
Common Stock shall be issued or transferred under the Plan unless and until all applicable legal requirements have been complied with to the satisfaction of the Committee. The Committee shall have the right to condition any Grant on the
Grantee’s undertaking in writing to comply with such restrictions on any subsequent disposition of the shares of Common Stock issued or transferred thereunder as the Committee shall deem necessary or advisable as a result of any applicable law,
regulation or official interpretation thereof, and certificates representing such shares maybe legended to reflect any such restrictions. Any such restrictions are in addition to and not in lieu of the restrictions on shares provided for elsewhere
in the Plan, including in Section 7 hereof in the case of Restricted Stock or Restricted Stock Units. 
  

	21.	Non-U.S. Grants 

 In order to conform with
the provisions of local laws and regulations, or with local compensation practices and policies, in foreign countries in which the Company or any of its Subsidiaries or Affiliates operate, but subject to the limitations set forth herein regarding
the maximum number of shares issuable hereunder and the maximum award to any single Grantee, the Committee may (i) modify the terms and conditions of Grants to Grantees employed or engaged outside the United States (“Non-US Grants”),
(ii) establish subplans with modified exercise procedures and such other modifications as may be necessary or advisable under the circumstances (“Subplans”), and (iii) take any action which it deems advisable to obtain, comply
with or otherwise reflect any necessary governmental regulatory procedures, exemptions or approvals with respect to the Plan. The decision to grant Non-US Grants or to establish Subplans shall be at the sole discretion of the Committee. The
Committee may amend, modify or terminate any Subplans at any time, and such amendment, modification or termination may be made without prior notice to the Grantees. The Company, Subsidiaries, Affiliates and members of the Committee shall not incur
any liability of any kind to any Grantee as a result of any change, amendment or termination of any Subplan at any time. The benefits and rights provided under any Subplan or by any Non-US Grants (1) are wholly discretionary and, although
provided by either the Company, a Subsidiary or Affiliate, do not constitute regular or periodic payments and (2) are not to be considered part of the Grantee’s salary or 

 
compensation under the Grantee’s employment with the Grantee’s local employer for purposes of calculating any severance, resignation, redundancy or other end of service payments,
vacation, bonuses, long-term service awards, indemnification, pension or retirement benefits, or any other payments, benefits or rights of any kind. If a Subplan is terminated, the Committee may direct the payment of Non-US Grants (or direct the
deferral of payments whose amount shall be determined) prior to the dates on which payments would otherwise have been made, and, in the Committee’s discretion, such payments may be made in a lump sum or in installments. 

 

	22.	Effective Dates 

 (a) Effective Date of
the Plan. The 2011 Restatement of the Plan shall be effective as of May 11, 2011, and shall be effective with respect to Grants made on or after the effective date of the 2011 Restatement of the Plan. 

(b) Effectiveness of Section 16 Provisions. The provisions of the Plan that refer to, or are applicable to persons subject to,
Section 16 of the Exchange Act shall remain in effect for so long as the Common Stock is registered under the Exchange Act. 
  

	23.	Miscellaneous 

 (a) Company
Policies. All Grants granted under the Plan shall be subject to any applicable clawback or recoupment policies, share trading policies and other policies that may be implemented by the Board from time to time. 

(b) Substitute Grants. The Committee may make a Grant to an employee, a non-employee director, or an independent contractor, consultant or advisor
of another corporation or other entity, if such person shall become an Eligible Participant by reason of a corporate merger, consolidation, acquisition of stock or property, reorganization or liquidation involving the Company and such entity. Any
such Grant shall be made in substitution for a stock option, restricted stock grant or other incentive award granted by such entity (“Substituted Stock Incentives”), but the terms and conditions of the substitute Grant may vary from the
terms and conditions required by the Plan and from those of the Substituted Stock Incentives. The Committee shall prescribe the provisions of the substitute Grants. 
 (c) Compliance with Law. Notwithstanding anything in the Plan or any Grant Letter to the contrary, the Plan, the exercise of Grants and the obligations of the Company to issue or transfer shares of
Common Stock under Grants shall be subject to all applicable laws and required approvals by any governmental or regulatory agencies. With respect to persons subject to Section 16 of the Exchange Act, it is the intent of the Company that the
Plan and all transactions under the Plan shall comply with all applicable conditions of Rule 16b-3 or any successor provisions under the Exchange Act. The Committee may revoke any Grant if it is contrary to law or modify any Grant to bring it into
compliance with any valid and mandatory government regulations. The Committee may, in its sole discretion, agree to limit its authority under this Section 23(c). Without limiting the foregoing, notwithstanding anything in the Plan or any Grant
Letter to the contrary, the Plan and all Grants hereunder shall be subject to all applicable laws, regulations, restrictions, or governmental guidance that become applicable in the event of the Company’s participation in the Troubled Asset
Relief Program under the Emergency Economic Stabilization Act of 2008 and the American Recovery and Reinvestment Act of 2009, or any similar program of the United States government, any of its states, or any of their respective political
subdivisions, departments, agencies or instrumentalities (collectively, “TARP”), and the Committee reserves the right to modify Grants as necessary to conform to any restrictions imposed under TARP. Furthermore, as a condition of
participating in the Plan, all Participants agree to any such modifications that may be imposed by the Committee, and all Participants agree to sign such waivers or acknowledgments as the Committee may deem necessary or appropriate with respect to
TARP restrictions applicable to Grants. 
 (d) Governing Law. Except to the extent preempted by any applicable federal law, the Plan and
the Grant Letters shall be construed and administered in accordance with the laws of the State of Delaware, without reference to the principles of conflicts of laws thereunder. 
 (e) Severability. In the event any provision of the Plan or of any Grant Letter shall be held to be illegal or invalid for any reason, the illegality or invalidity shall not affect the remaining
provisions of the Plan or Grant Letter, and the Plan or Grant Letter shall be construed or enforced as though the illegal or invalid provision had not been included. 
 (f) Headings. The section headings of the Plan are for reference only. In the event of a conflict between a section heading and the content of a Section of the Plan, the content of the Section
shall control. 
  

	24.	Index of Defined Terms 

 For purposes of
the Plan: 
 “Affiliate” is defined in Section 13(a). 
 “Associate” is defined in Section 13(a). 
 “Beneficial Owner” is defined
in Section 13(a). 
 “Board” shall mean the Board of Directors of Radian Group Inc. The term “director” shall refer to
an individual member of the Board. 

 “Cause,” when used in connection with the termination of a Grantee’s employment or other
service relationship with the Company, unless otherwise specified in the Grant Letter, shall mean the Grantee’s (1) indictment for, conviction of, or pleading nolo contendere to, a felony or a crime involving fraud, misrepresentation or
moral turpitude (excluding traffic offenses other than traffic offenses involving use of alcohol or illegal substances); (2) fraud, dishonesty, theft or misappropriation of funds in connection with the Grantee’s duties with the Company;
(3) material violation of the Company’s Code of Conduct or employment policies, as in effect from time to time; or (4) gross negligence or willful misconduct in the performance of the Grantee’s duties with the Company, in each
case as determined in the sole discretion of the Committee. 
 “Change of Control” is defined in Section 13(a). 

“Code” shall mean the Internal Revenue Code of 1986, as amended. 
 “Committee” is defined in Section 4(a). 
 “Common Stock” is defined in
Section 3(a). 
 “Company” is defined in the preamble to the Plan. For purposes of the Plan, the term “Company”
includes Radian Group Inc. and all of its Subsidiaries as a group. 
 “Disability” is defined in Section 6(d). 

“Effective Date” of the 2011 Restatement of the Plan shall mean May 11, 2011. 
 “Eligible Participant” is defined in Section 5. 
 “Exchange Act” shall
mean the Securities Exchange Act of 1934, as amended. 
 The “fair market value” of a share of Common Stock shall be as determined in
Section 6(b)(2). 
 “Full Value Grants” is defined in Section 3(b). 

“Grant” is defined in Section 2. 

“Grantee” is defined in Section 5. 
 “Grant Letter” is defined in Section 2. 
 “Incentive Stock Option” is
defined in Section 6(b)(1). 
 “Nonqualified Stock Option” is defined in Section 6(b)(1). 

“Non-US Grants” is defined in Section 21. 
 “Parent Corporation” shall have the meaning set forth in Section 424(e) of the Code. 
 “Performance Award” is defined in Section 11(a). 
 “Performance Share
Awards” is defined in Section 10(a). 
 “Person” is defined in Section 13(a). 

A share of “Phantom Stock” shall mean the right, granted pursuant to Section 9, to receive a share of Company Stock upon the settlement
thereof 
 “Phantom Stock Restriction Period” is defined in Section 9(a). 

“Plan” shall mean this Radian Group Inc. 2008 Equity Compensation Plan as defined in the preamble, as the same may be amended from time to
time. 
 “Plan Reserve” is defined in Section 3(a), subject to adjustment from time to time as provided in Section 3.

 A share of “Restricted Stock” shall mean a share of Common Stock which is granted pursuant to a
Restricted Stock Grant. 
 “Restricted Stock Grant” is defined in Section 7. 

“Restricted Stock Units” is defined in Section 7. 
 “Restriction Period” is defined in Section 7(a). 
 “Retirement” is
defined in Section 6(d). 
 “RSU Conversion Date” is defined in Section 7(a). 

“Rule 16b-3” shall mean the rule thus designated as promulgated under the Exchange Act, or any successor rule. 

“SAR” is defined in Section 8(a). 
 “Stand-Alone SAR” shall mean a stock appreciation right granted pursuant to Section 8 which is not related to any Stock Option. 
 “Stock Option” is defined in Section 6(b)(1). 
 “Subcommittee” is defined
in Section 4(c). 
 “Subplans” is defined in Section 21. 
 “Subsidiary” shall mean any corporation or other entity in which, at the time of reference, the Company owns, directly or indirectly, stock or similar interests comprising more than 50% of the
combined voting power of all outstanding securities of such entity. 
 “Subsidiary Corporation” shall have the meaning set forth in
Section 424(f) of the Code. 
 “Substituted Stock Incentives” is defined in Section 23(b). 

“Successor Grantee” is defined in Section 12(a). 
 “Tandem SAR” shall mean a stock appreciation right granted pursuant to Section 8 which is related to a Stock Option. 
 “2009 Restatement of the Plan” shall mean the amended and restated Plan that was approved at the May 13, 2009 annual stockholders meeting. 

“2009 Restatement Effective Date” shall mean May 13, 2009. 
 “2011 Restatement of the Plan” shall mean this amended and restated Plan, which is to be submitted to the stockholders of the Company for approval at the May 11, 2011 annual stockholders
meeting. 
 * * * 

This Radian Group Inc. Amended and Restated 2008 Equity Compensation Plan was adopted by the Board of Directors of the Company on February 11,
2009, and was approved by the stockholders of the Company at the annual meeting of stockholders held on May 13, 2009. This Plan was further amended and clarified by the Board of Directors of the Company on May 13, 2009, June 16,
2009, February 10, 2010 and February 9, 2011. The May 2009, June 2009, February 2010 and February 2011 amendments shall apply to all Grants except where explicitly specified otherwise herein. 

On February 9, 2011, the Board of Directors of the Company adopted an amendment to this Radian Group Inc. Amended and Restated 2008 Equity
Compensation Plan to increase the number of shares authorized for issuance by 3,150,000 additional shares (for an aggregate of 6,417,000 shares authorized for issuance), and was approved by the stockholders of the Company at the annual meeting of
stockholders held on May 11, 2011.

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