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Exhibit 10.36  

 
 
  AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION
  STANDARD INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE—NET
  (DO NOT USE THIS FORM FOR MULTI-TENANT BUILDINGS)    
    

1.     Basic Provisions ("Basic Provisions").  

        1.1    Parties:    This Lease ("Lease"), dated for reference purposes
only, December 15, 2000, is made by and between The J. David Gladstone Institutes a Charitable Trust ("Lessor") and Guitar Center, Inc., a
Delaware corporation ("Lessee"), (collectively the "Parties," or individually a  "Party"). 

        1.2    Premises:    That certain real property, including all Improvements therein or to be provided by Lessor under
the terms of this Lease, and commonly known as 5795 Lindero Canyon Road, Westlake Village located in the County of Los Angeles, State of California, and generally described as (describe briefly the
nature of the property and, if applicable, the "Project", if the property is located within a Project) an office building containing approximately
69,060 square feet ("Premises"). (See also Paragraph 2) 

        1.3    Term:    eight (8) years and 0 months ("Original Term")
commencing April 15, 2001 ("Commencement Date") and ending April 14, 2009 ("Expiration
Date"). (See also Paragraph 3) 

        1.4    Early Possession:    February 1, 2001 ("Early Possession
Date"). (See also Paragraphs 3.2 and 3.3) 

        1.5    Base Rent:    $71,000 per month ("Base Rent"), payable on the
fifteenth (15th) day of each month commencing April 2001. (See also Paragraph 4) 

	ý
	If
this box is checked, there are provisions in this Lease for the Base Rent to be adjusted. 

        1.6    Base Rent Paid Upon Execution:    $71,000 as Base Rent for the period first month's rent 

        1.7    Security Deposit:    $71,000 ("Security Deposit"). (See also
Paragraph 5) 

        1.8    Agreed Use:    general corporate offices (See also Paragraph 6) 

        1.9    Insuring Party:    Lessor is the "Insuring Party" unless
otherwise stated herein. (See also Paragraph 8) See Addendum. 

        1.10    Real Estate Brokers:    (See also Paragraph 15) 

        (a)    Representation:    The following real estate brokers (collectively, the  "Brokers") and brokerage
relationships exist in this transaction (check applicable boxes): 

	o	 	represents Lessor exclusively ("Lessor's Broker");
	 	
	 
	o	 	represents Lessee exclusively ("Lessee's Broker");
	 	
	 
	ý	CB Richard Ellis, Inc.
	represents both ("Dual Agency").

        (b)    Payment to Brokers:    Upon execution and delivery of this Lease by both Parties,
Lessor shall pay to the Broker the fee agreed to in their separate written agreement. 

        1.11    Guarantor.    The obligations of the Lessee under this Lease are to be guaranteed by not applicable
("Guarantor"). (See also Paragraph 37) 

        1.12    Addenda and Exhibits.    Attached hereto is an Addendum or Addenda consisting of Paragraphs 1 through 27 and
Exhibits not applicable, all of which constitute a part of this Lease. 

2.     Premises. 

        2.1    Letting.    Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term,
at the rental, and upon all of the terms, covenants and conditions set forth in this Lease. Unless otherwise provided herein, any statement of size set forth in this Lease, or that may have been used
in calculating rental, is an approximation which the Parties agree is reasonable and the rental based thereon is not subject to revision whether or not the actual size is more or less. 

        2.2    Condition.    Lessor shall deliver the Premises to Lessee broom clean and free of debris on the Commencement
Date or the Early Possession Date, whichever first occurs ("Start Date"), and, so long as the required service contracts described in
Paragraph 7.1(b) below are obtained by Lessee 

 

within
thirty (30) days following the Start Date, warrants that the existing electrical, plumbing, fire sprinkler, lighting, heating, ventilating and air conditioning systems
("HVAC"), loading doors, If any, and all other such elements In the Premises, other than those constructed by Lessee, shall be in good operating
condition on said date and that the structural elements of the roof, bearing walls and foundation of any buildings on the Premises (the "Building")
shall be free of material defect. If a non-compliance with said warranty exists as of the Start Date, Lessor shall, as Lessor's sole obligation with respect to such matter, except as
otherwise provided in this Lease, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify same at Lessor's
expense. If, after the Start Date, Lessee does not give Lessor written notice of any non-compliance with this warranty within: (1) one year as to the surface of the roof and the
structural portions of the roof, foundations and bearing walls, (ii) six (6) months as to the HVAC svstems. (iii) ninety (90) days as to the remaining systems and other
elements of the Building, correction of such non-compliance shall be the obligation of Lessee at Lessee's sole cost and expense. See Addendum. 

        2.3    Compliance.    Lessor warrants that the improvements on the Premises comply with all applicable laws, covenants
or restrictions of record, uilding codes, regulations and ordinances ("Applicable Requirements") in effect on the Start Date. Said warranty does not
apply to any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made or to be made by Lessee. If the Premises do not comply with said warranty, Lessor shall, except as
otherwise provided, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify the same at Lessor's expense.
If Lessee does not give Lessor written notice of a non-compliance with this warranty within six (6) months following the Start Date, correction of that non-compliance
shall be the obligation of Lessee at Lessee's sole cost and expense. If the Applicable Requirements are hereafter changed (as opposed to
being in existence at the Start Date, which is addressed in Paragraph 61(e) below) so as to require during the term of this Lease the construction of an addition to or an alteration of the
Building, the remediation of any Hazardous Substance, or the reinforcement or other physical modification of the Building ("Capital Expenditure"),
Lessor and Lessee shall allocate the cost of such work as follows: See Addendum. 

        (a)   Subject
to Paragraph 2.3(c ow, if such Capital Expenditures are required as a ;t of the specific and unique use of the Premises by Lessee as compared with uses by
tenants in general, Lessee shall be fully responsible for the cost thereof, provided, however that if such Capital Expenditure Is required during the last two (2) years of this Lease and the
cost thereof exceeds six (6) months' Base Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in writing, within ten (10) days after receipt of Lessee's
termination notice that Lessor has elected to pay the difference between the actual cost thereof and the amount equal to six (6) months' Base Rent. If Lessee elects termination, Lessee shall
immediately cease the use of the Premises which requires such Capital Expenditure and deliver to Lessor written notice specifying a termination date at least ninety (90) days thereafter. Such
termination date shall, however, in no event be earlier than the last day that Lessee could legally utilize the Premises without commencing such Capital Expenditure. 

        (b)   If
such Capital Expenditure Is not the result of the specific and unique use of the Premises by Lessee (such as, governmentally mandated seismic modifications), then
Lessor shall pay for such costs pursuant to the provisions of Paragraph 7.1(c) provided, however, that if such Capital Expenditure Is required during the last two years of this Lease or If
Lessor reasonably determines that it is not economically feasible to pay its share thereof, Lessor shall have the option to terminate this Lease upon ninety (90) days prior written notice to
Lessee unless Lessee notifies Lessor, in writing, within ten (10) days after receipt of Lessor's termination notice that Lessee will pay for such Capital Expenditure. If Lessor does not elect
to terminate, and falls to tender Its share of any such Capital Expenditure, Lessee may advance such funds and deduct same, with Interest, from Rent until Lessor's share of such costs have been fully
paid. If Lessee is unable to finance Lessor's share, or If the balance of the Rent due and payable for the remainder of this Lease Is not sufficient to fully reimburse Lessee on an offset basis,
Lessee shall have the right to terminate this Lease upon thirty (30) days written notice to Lessor. 

        (c)   Notwithstanding
the above, the provisions concerning Capital Expenditures are intended to apply only to non-voluntary, unexpected, and new Applicable
Requirements. If the Capital 

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Expenditures
are instead triggered by Lessee as a result of an actual or proposed change In use, change in intensity of use, or material modification to the Premises then, and In that event, Lessee
shall be fully responsible for the cost thereof, and Lessee shall not have any right to terminate this Lease. 

        2.4    Acknowledgements.    Lessee acknowledges that: (a) It has been advised by Lessor and/or Brokers to
satisfy itself with respect to the condition of the Premises (including but not limited to the electrical, HVAC and fire sprinkler systems, security, environmental aspects, and compliance with
Applicable Requirements), and their suitability for Lessee's intended use; (b) Lessee has made such investigation as it deems necessary with reference to such matters and assumes all
responsibility therefor as the same relate to its occupancy of the Premises; and (c) neither Lessor, Lessor's agents, nor any Broker has made any oral or written representations or warranties
with respect to said matters other than as set forth In this Lease. In addition, Lessor acknowledges that: (a) Broker has made no representations, promises or warranties concerning Lessee's
ability to honor the Lease or suitability to occupy the
Premises; and (b) It is Lessor's sole responsibility to investigate the financial capability and/or suitability of all proposed tenants. 

        2.5    Lessee as Prior Owner/Occupant.    See Addendum. 

3.     Term. 

        3.1    Term.    The Commencement Date, Expiration Date and Original Term of this Lease are as specified in
Paragraph 1.3. 

        3.2    Early Possession.    If Lessee totally or partially occupies the Premises prior to the Commencement Date, the
obligation to pay Base Rent shall be abated for the period of such early possession. All other terms of this Lease (including, but not limited to, the obligations to pay and insurance premiums and to
maintain the Premises) shall, however, be in effect during such period. Any such early possession shall not affect the Expiration Date. 

        3.3    Delay In Possession.    Lessor agrees to use its best commercially reasonable efforts to deliver possession of
the Premises to Lessee by the Early Possession Date. If, despite said efforts, Lessor is unable to deliver possession as agreed, Lessor shall not be subject to any liability therefor, nor shall such
failure affect the validity of this Lease. Lessee shall not, however, be obligated to pay Rent or perform its other obligations until it receives possession of the Premises. If possession Is not
delivered within sixty (60) days after the Early Possession Date, Lessee may, at its,option, by notice in writing within ten (10) days after the end of such sixty (60) day period,
cancel this Lease, in which event the Parties shall be discharged from all obligations hereunder. If such written notice is not received by Lessor within said ten (10) day period, Lessee's
right to cancel shall terminate. Except as otherwise provided, if possession is not tendered to Lessee by the Start Date and Lessee does not terminate this Lease, as aforesaid, any period of rent
abatement that Lessee would otherwise have enjoyed shall run from the date of delivery of possession and continue for a period equal to what Lessee would otherwise have enjoyed under the terms hereof,
but minus any days of delay caused by the acts or omissions of Lessee. 

        3.4    Lessee Compliance.    Lessor shall not be required to tender possession of the Premises to Lessee until Lessee
complies with its obligation to provide evidence of Insurance (Paragraph 8.5). See Addendum. 

4.     Rent.  

        4.1.    Rent Defined.    All monetary obligations of Lessee to Lessor under the terms of this Lease (except for the
Security Deposit) are deemed to be rent ("Rent"). 

        4.2    Payment.    Lessee shall cause payment of Rent to be received by Lessor In lawful money of the United States,
without offset or deduction (except as specifically permitted in this Lease), on or before the day on which it is due. Rent for any period during the term hereof which Is for less than one
(1) full calendar month shall be prorated based upon the actual number of days of said month. Payment of Rent shall be made to Lessor at its address stated herein or to such other persons or
place as Lessor may from time to time designate in writing. Acceptance of a payment which Is less than the 

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amount
then due shall not be a waiver of Lessor's rights to the balance of such Rent, regardless of Lessor's endorsement of any check so stating. See Addendum. 

5.     Security Deposit. 

        Lessee
shall deposit with Lessor upon execution hereof the Security Deposit as security for Lessee's faithful performance of its obligations under this Lease. If Lessee fails to pay
Rent, or otherwise Defaults under this Lease, Lessor may use, apply or retain all or any portion of said Security Deposit for the payment of any amount due Lessor or to reimburse or compensate Lessor
for any liability, expense, loss or damage which Lessor may suffer or incur by reason thereof. If Lessor uses or applies all or any portion of said Security Deposit, Lessee shall within ten
(10) days after written request therefor deposit monies with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease. Should the Agreed Use be amended to
accommodate a material change In the business of Lease, Lessor shall have the right to Increase the Security Deposit to the extent necessary, in Lessor's reasonable judgment, to account for any
increased wear and tear that the Premises may suffer as a result thereof. Lessor shall not be required to keep the Security Deposit separate from its general accounts. Within fourteen (14) days
after the expiration or termination of this Lease, If Lessor elects to apply the Security Deposit only to unpaid Rent, and otherwise within thirty (30) days after the Premises have been vacated
pursuant to Paragraph 7.4(c) below, Lessor shall return that portion of the Security Deposit not used or applied by Lessor. No part of the Security Deposit shall be considered to be held In
trust, to bear interest or to be prepayment for any monies to be paid by Lessee under this Lease. 

6.     Use.  

        6.1    Use.    Lessee shall use and occupy the Premises only for the Agreed Use, or any other legal use which is
reasonably comparable thereto, and for no other purpose. Lessee shall not use or permit the use of the Premises in a manner that is unlawful, creates damage, waste or a nuisance, or that disturbs
owners and/or occupants of, or causes damage to neighboring properties. Lessor shall not unreasonably withhold or delay its consent to any written request for a modification of the Agreed Use, so long
as the same will not impair the structural integrity of the improvements on the Premises or the mechanical or electrical systems therein, is not significantly more burdensome to the Premises. If
Lessor elects to withhold consent, Lessor shall within five (5) business days after such request give written notification of same, which notice shall include an explanation of Lessor's
objections to the change in use. 

        6.2    Hazardous Substances.    

        (a)    Reportable Uses Require Consent.    The term "Hazardous
Substance" as used in this Lease shall mean any product, substance, or waste whose presence, use, manufacture, disposal, transportation, or release, either by itself or in
combination with other materials expected to be on the Premises, is either: (i) potentially injurious to the public health, safety or welfare, the environment or the Premises,
(ii) regulated or monitored by any governmental authority, or (iii) a basis for potential liability of Lessor to any governmental agency or third party under any applicable statute or
common law theory. Hazardous Substances shall include, but not be limited to, hydrocarbons, petroleum, gasoline, and/or crude oil or any products, by-products or fractions thereof. Lessee
shall not engage in any activity in or on the Premises which constitutes a Reportable Use of Hazardous Substances without the express prior written consent of Lessor and timely compliance (at Lessee's
expense) with all Applicable Requirements. "Reportable Use" shall mean (i) the installation or use of any above or below ground storage tank, (ii) the generation, possession, storage,
use, transportation, or disposal of a Hazardous Substance that requires a permit from, or with respect to which a report, notice, registration or business plan is required to be filed with, any
governmental authority, and/or (iii) the presence at the Premises of a Hazardous Substance with respect to which any Applicable Requirements requires that a notice be given to persons entering
or occupying the Premises or neighboring properties. Notwithstanding the foregoing, Lessee may use any ordinary and customary materials reasonably required to be used in the normal course of the
Agreed Use, so long as such use is in compliance with all Applicable Requirements, is not a Reportable Use, and does not expose the Premises or neighboring property to any meaningful risk of
contamination or damage or expose Lessor to any liability therefor. In 

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addition,
Lessor may condition its consent to any Reportable Use upon receiving such additional assurances as Lessor reasonably deems necessary to protect itself, the public, the Premises and/or the
environment against damage, contamination, injury and/or liability, including, but not limited to, the installation (and removal on or before Lease expiration or termination) of protective
modifications (such as concrete encasements) and/or increasing the Security Deposit. 

        (b)    Duty to Inform Lessor.    If Lessee knows, or has reasonable cause to believe, that a
Hazardous Substance has come to be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor,
and provide Lessor with a copy of any report, notice, claim or other documentation which it has concerning the presence of such Hazardous Substance. 

        (c)    Lessee Remediation.    Lessee shall not cause or permit any Hazardous Substance to be
spilled or released in, on, under, or about the Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee's expense, take all investigatory and/or remedial
action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of the Premises or neighboring
properties, that was caused or materially contributed to by Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or
any third party. 

        (d)    Lessee Indemnification.    Lessee shall indemnify, defend and hold Lessor, its agents,
employees, lenders and ground lessor, if any, harmless from and against any and all loss of rents and/or damages,
liabilities, judgments, claims, expenses, penalties, and attorneys' and consultants' fees arising out of or involving any Hazardous Substance brought onto the Premises by or for Lessee, or any third
party (provided, however, that Lessee shall have no liability under this Lease with respect to underground migration of any Hazardous Substance under the Premises from adjacent properties). Lessee's
obligations shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee, and the cost of Investigation,
removal, remedlation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. No termination, cancellation or release agreement entered Into by Lessor and Lessee
shall release Lessee from its obligations under this Lease with respect to Hazardous Substances, unless specifically so agreed by Lessor In writing at the time of such agreement. 

        (e)    Lessor Indemnification.    Lessor and its successors and assigns shall indemnify,
defend, reimburse and hold Lessee, Its employees and lenders, harmless from and against any and all environmental damages, Including the cost of remediation, which existed as a result of Hazardous
Substances on the Premises prior to the Start Date or which are caused by the gross negligence or willful misconduct of Lessor, Its agents or employees. Lessor's obligations, as and when required by
the Applicable Requirements, shall Include, but not be limited to, the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of
this Lease. 

        (f)    Investigations and Remediations.    Lessor shall retain the responsibility and pay for
any investigations or remediation measures required by governmental entities having jurisdiction with respect to the existence of Hazardous Substances on the Premises prior to the Start Date, unless
such remediation measure is required as a result of Lessee's use (including "Alterations", as defined In Paragraph 7.3(a) below) of the Premises, in which event Lessee shall be responsible for
such payment. Lessee shall cooperate fully In any such activities at the request of Lessor, including allowing Lessor and Lessor's agents to have reasonable access to the Premises at reasonable times
in order to carry out Lessor's investigative and remedial responsibilities. (g) Lessor Termination Option. If a Hazardous Substance Condition occurs during the term of this Lease, unless Lessee
is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this Lease shall continue in full force and
effect, but subject to Lessor's rights under Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor's option, either (i) investigate and remediate such Hazardous Substance
Condition, if required, as soon as reasonably possible at Lessors expense, in which event this Lease shall continue in full force and effect, or (ii) if the estimated cost to remediate such
condition exceeds 

5

 

twelve
(12) times the then monthly Base Rent or $100,000, whichever is greater, give written notice to Lessee, within thirty (30) days after receipt by Lessor of knowledge of the
occurrence of such Hazardous Substance Condition, of Lessors desire to terminate this Lease as of the date sixty (60) days following the date of such notice. In the event Lessor elects to give
a termination notice, Lessee may, within ten (10) days thereafter, give written notice to Lessor of Lessee's commitment to pay the amount by which the cost of the remediation of such Hazardous
Substance Condition exceeds an amount equal to twelve (12) times the then monthly Base Rent or $100,000, whichever is greater. Lessee shall provide Lessor with said funds or satisfactory
assurance thereof within thirty (30) days following such commitment. In such event, this Lease shall continue in full force and effect, and Lessor shall proceed to make such remediation as soon
as reasonably possible after the required funds are available. If Lessee does not give such notice and provide the required funds or assurance thereof within the time provided, this Lease shall
terminate as of the date specified in Lessors notice of termination. 

        6.3    Lessee's Compliance with Applicable Requirements.    Except as otherwise provided in this Lease, Lessee shall,
at Lessee's sole expense, fully, diligently and in a timely manner, materially comply with
all Applicable Requirements, the requirements of any applicable fire insurance underwriter or rating bureau, Lessee shall, within ten (10) days after receipt of Lessors written request, provide
Lessor with copies of all permits and other documents, and other information evidencing Lessee's compliance with any Applicable Requirements, and shall immediately upon receipt, notify Lessor In
writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving the failure of Lessee or the Premises to
comply with any Applicable Requirements. 

        6.4    Inspection; Compliance.    Lessor and Lessors "Lender" (as defined in Paragraph 30 below) and
consultants shall have the right to enter into Premises at any time, in the case of an emergency, and otherwise at reasonable times, for the purpose of inspecting the condition of the Premises and for
verifying compliance by Lessee with this Lease. The cost of any such inspections shall be paid by Lessor, unless a violation of Applicable Requirements, or a contamination is found to exist or be
imminent, or the inspection is requested or ordered by a governmental authority as a result of Lessee's use of the Premises. In such case, Lessee shall upon request reimburse Lessor for the cost of
such inspections, so long as such inspection is reasonably related to the violation or contamination. 

7.     Maintenance; Repairs, Utility Installations; Trade Fixtures and Alterations.  

        7.1    Lessee's Obligations.    

        (a)    In General.    Subject to the provisions of Paragraph 2.2 (Condition), 2.3
(Compliance), 6.3 (Lessee's Compliance with Applicable Requirements), 7.2 (Lessor's Obligations), 9 (Damage or Destruction), and 14 (Condemnation), Lessee shall, at Lessee's sole expense, keep the
Premises, Utility Installations, and Alterations in good order, condition and repair (whether or not the portion of the Premises requiring repairs, or the means of repairing the same, are reasonably
or readily accessible to Lessee, and whether of not the need for such repairs occurs as a result of Lessee's use, any prior use, the elements of the age of such portion of the Premises), including,
but not limited to, all equipment or facilities, such as plumbing, heating, ventilating, air-conditioning, electrical, lighting facilities, boilers, pressure vessels, fife protection
system, fixtures, walls (interior and exterior), foundations, ceilings, roofs, floors, windows, doors, plate glass, skylights, landscaping, driveways, parking lots, fences, retaining walls, signs,
sidewalks and parkways located In, on, or adjacent to the Premises. Lessee, in keeping the Premises in good order, condition and repair, shall exercise and perform good maintenance practices,
specifically including the procurement and maintenance of the service contracts required by Paragraph 7.1(b) below. Lessee's obligations shall include restorations, replacements` or renewals
when necessary to keep the Premises and all improvements thereon or a part thereof in good order, condition and state of repair. Lessee shall, during the term of this Lease, keep the exterior
appearance of the Building in a first-class condition consistent with the exterior appearance of other similar facilities of comparable age and size in the vicinity, including, when necessary, the
exterior repainting of the Building. See Addendum. 

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        (b)    Service Contracts.    Lessee shall, at Lessee's sole expense, procure and maintain
contracts, with copies to Lessor, in customary form and substance for, and with contractors specializing and experienced in the maintenance of the following equipment and improvements, if any, if and
when installed on the Premises: (i) HVAC equipment, (ii) fire extinguishing systems, including fire alarm and/or smoke detection, (iii) landscaping and irrigation systems,
(iv) roof covering and drains. 

        (c)    Replacement.    Subject to Lessee's indemnification of Lessor as set forth in
Paragraph 8.7 below, and without relieving Lessee of liability resulting from Lessee's failure to exercise and perform good maintenance practices, if the Basic Elements described in
Paragraph 7.1(b) cannot be repaired other than at a cost which is in excess of 50% of the cost of replacing such Basic Elements, then such Basic Elements shall be replaced by Lessor, and the
cost thereof shall be prorated between the Parties and Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease, on the date on which Base Rent Is due, an
amount equal to the product of multiplying the cost of such replacement by a fraction, the numerator of which is one, and the denominator of which is the number of months of the useful life of such
replacement as such useful life is specified pursuant to Federal income tax regulations or guidelines for depreciation thereof (including interest on the unamortized balance as Is then commercially
reasonable In the judgment of Lessor's accountants), with Lessee reserving the right to prepay its obligation at any time. 

        7.2    Lessor's Obligations.    Subject to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 9 (Damage
or Destruction) and 14 (Condemnation), it is intended by the Parties hereto that Lessor have no obligation, in any manner whatsoever, to repair and maintain the Premises, or the equipment therein, all
of which obligations are Intended to be that of the Lessee. It is the intention of the Parties that the terms of this Lease govern the respective obligations of the Parties as to maintenance and
repair of the Premises, and they expressly waive the benefit of any statute now or hereafter in effect to the extent it is inconsistent with the terms of this Lease. 

        7.3    Utility Installations; Trade Fixtures; Alterations.    

        (a)    Definitions; Consent Required.    The term "Utility
Installations" refers to all floor and window coverings, air lines, power panels, electrical distribution, security and fire protection systems, communication systems, lighting
fixtures, HVAC equipment, plumbing, and fencing in or on the Premises. The term "Trade Fixtures" shall mean Lessee's machinery and equipment that can be
removed without doing material damage to the Premises. The term "Alterations" shall mean any modification of the improvements, other than Utility
Installations or Trade Fixtures, whether by addition or deletion. "Lessee Owned Alterations and/or Utility Installations" are defined as Alterations
and/or Utility Installations made by Lessee that are not yet owned by Lessor pursuant to Paragraph 7.4,(a). Lessee shall not make any Alterations or Utility Installations to the Premises
without Lessor's prior written consent. Lessee may, however, make non-structural Utility Installations to the interior of the Premises (excluding the roof) without such consent, as long as
they are not visible from the outside, do not involve puncturing, relocating or removing the roof or any existing walls, and the cumulative cost thereof during this Lease as extended does not exceed
$50,000 In the aggregate or $10,000 In any one year. See Addendum. 

        (b)    Consent.    Any Alterations or Utility Installations that Lessee shall desire to make
and which require the consent of the Lessor shall be presented to Lessor in written form with detailed plans. Consent shall be deemed conditioned upon Lessee's: (i) acquiring all applicable
governmental permits, (ii) furnishing Lessor with copies of both the permits and the plans and specifications prior to commencement of the work, and (iii) compliance with all conditions
of said permits and other Applicable Requirements in a prompt and expeditious manner. Any Alterations or Utility Installations shall be performed in a workmanlike manner with good and sufficient
materials. Lessee shall promptly upon completion furnish Lessor with as-built plans and specifications. For work which costs an amount equal to $250,000 or more, Lessor may condition its
consent upon Lessee providing a lien and completion bond in an amount equal to one and one-half times the estimated cost of such Alteration or Utility Installation and/or upon Lessee's
posting an additional Security Deposit with Lessor. 

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        (c)    Indemnification.    Lessee shall pay, when due, all claims for labor or materials
furnished or alleged to have been furnished to or for Lessee at or for use on the Premises, which claims are or may be secured by any mechanic's or materialmen's lien against the Premises or any
interest therein. Lessee shall give Lessor not less than ten (10) days' notice prior to the commencement of any work in, on or about the Premises, and Lessor shall have the right to post
notices of non-responsibility. If Lessee shall contest the validity of any such lien, claim or demand, then Lessee shall, at its sole expense defend and protect itself, Lessor and the
Premises against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof. If Lessor shall require, Lessee shall fumish a surety bond In
an amount equal to one and one-half times the amount of such contested lien, claim or demand, indemnifying Lessor against liability for the same. If Lessor elects to participate in any
such action, Lessee shall pay Lessor's attorneys' fees and costs. 

        7.4    Ownership; Removal; Surrender; and Restoration.    

        (a)    Ownership.    Subject to Lessor's right to require removal or elect ownership as
hereinafter provided, all Alterations and Utility Installations made by Lessee shall be the property of Lessee, but considered a part of the Premises. Lessor may, at any time, elect in writing to be
the owner of all or any specified part of the Lessee Owned Alterations and Utility Installations. Unless otherwise instructed per Paragraph 7.4(b) hereof, ail Lessee Owned Alterations and
Utility Installations shall, at the expiration or termination of this Lease, become the property of Lessor and be surrendered by Lessee with the Premises. 

        (b)    Removal.    By delivery to Lessee of written notice from Lessor not earlier than ninety
(90) and not later than thirty (30) days prior to the end of the term of this Lease, Lessor may require that any or all Lessee Owned Alterations or Utility Installations be removed by
the expiration or termination of this Lease. Lessor may require the removal at any time of all or any part of any Lessee Owned Alterations or Utility Installations made without the required consent.
See Addendum. 

        (c)    Surrender/Restoration.    Lessee shall surrender the Premises by the Expiration Date or
any earlier termination date, with all of the improvements, parts and surfaces thereof broom clean and free of debris, and in good operating order, condition and state of repair, ordinary wear and
tear excepted. "Ordinary wear and tear" shall not include any damage or deterioration that would have been
prevented by good maintenance practice. Lessee shall repair any damage occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee Owned Alterations and/or Utility Installations,
furnishings, and equipment as well as the removal of any storage tank installed by or for Lessee, and the removal, replacement, or remediation of any soil, material or groundwater contaminated by
Lessee. Trade Fixtures shall remain the property of Lessee and shall be removed by Lessee. The failure by Lessee to timely vacate the Premises pursuant to this Paragraph 7.4(c) without the
express written consent of Lessor shall constitute a holdover under the provisions of Paragraph 26 below. 

8.     Insurance; Indemnity.  

        8.1    Payment For Insurance.    Lessee shall pay for all insurance required under Paragraph 8 except to the
extent of the cost attributable to liability insurance carried by Lessor under Paragraph 8.2(b) in excess of $2,000,000 per occurrence. Premiums for policy periods commencing prior to or
extending beyond the Lease term shall be prorated to correspond to the Lease term. Payment shall be made by Lessee to Lessor within thirty (30) days following receipt of an invoice. 

        8.2    Liability Insurance.    

        (a)    Carried by Lessee.    Lessee shall obtain and keep in force a Commercial General
Liability Policy of Insurance protecting Lessee and Lessor against claims for bodily injury, personal injury and property damage based upon or arising out of the ownership, use, occupancy or
maintenance of the Premises and all areas appurtenant thereto. Such insurance shall be on an occurrence basis providing single limit coverage in an amount not less than $2,000,000 per occurrence with
an "Additional Insured-Managers or Lessors of Premises Endorsement" and contain the "Amendment of the Pollution Exclusion
Endorsement" for damage caused by heat, smoke or fumes from a hostile fire. The Policy shall not contain any intra-insured exclusions as 

8

 

between
insured persons or organizations, but shall include coverage for liability assumed under this Lease as an "insured contract' for the performance of Lessee's Indemnity obligations under this
Lease. The limits of said insurance shall not, however, limit the liability of Lessee nor relieve Lessee of any obligation hereunder. All Insurance carried by Lessee shall be primary to and not
contributory with any similar insurance carried by Lessor, whose insurance shall be considered excess insurance only. 

        (b)    Carried by Lessor.    Lessor shall maintain liability insurance as described in
Paragraph 8.2(a), no to exceed $2,000,000, in addition to, and not in lieu of, the insurance required to be maintained by Lessee. Lessee shall not be named as an additional insured therein. 

        8.3    Property Insurance—Building, Improvements and Rental Value.    

        (a)    Building and Improvements.    The Insuring Party shall obtain and keep in force a
policy or policies in the name of Lessor, with loss payable to Lessor, any groundlessor, and to any Lender(s) insuring loss
or damage to the Premises. The amount of such insurance shall be equal to the full replacement cost of the Premises, as the same shall exist from time to time, or the amount required by any Lenders,
but in no event more than the commercially reasonable and available insurable ue thereof. If the coverage is available and commercially appropriate, such policy or policies shall insure against all
risks of direct physical loss or damage (except the perils of flood and/or earthquake), including coverage for debris removal and the enforcement of any Applicable Requirements requiring the
upgrading, demolition, reconstruction or replacement of any portion of the Premises as the result of a covered loss. Said policy or policies shall also contain an agreed valuation provision in lieu of
any coinsurance clause, waiver of subrogation, and inflation guard protection causing an increase in the annual property insurance coverage amount by a factor of not less than the adjusted U.S.
Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located. If such insurance coverage has a deductible clause, the deductible amount shall
not exceed $25,000 per occurrence, and Lessee shall be liable for such deductible amount in the event of an Insured Loss. See Addendum. 

        (b)    Rental Value.    The Insuring Party shall obtain and keep in force a policy or policies
in the name of Lessor with loss payable to Lessor and any Lender, insuring the loss of the full Rent for one (1) year. Said insurance shall provide that In the event the Lease is terminated by
reason of an insured loss, the period of indemnity, for such coverage shall be extended beyond the date of the completion of repairs or replacement of the Premises, to provide for one full year's loss
of Rent from the date of any such loss. Said insurance shall contain an agreed valuation provision in lieu of any coinsurance clause, and the amount of coverage shall be adjusted annually to reflect
the projected Rent otherwise payable by Lessee, for the next twelve (12) month period. Lessee shall be liable for any deductible amount in the event of such loss. 

        8.4    Lessee's Property/Business Interruption Insurance.    

        (a)    Property Damage.    Lessee shall obtain and maintain insurance coverage on all of
Lessee's Trade Fixtures, and Lessee Owned Alterations and Utility Installations. Such insurance shall be full replacement cost coverage with a deductible of not to exceed $1,000 per occurrence. The
proceeds from any such Insurance shall be used by Lessee for the replacement of personal property, Trade Fixtures and Lessee Owned Alterations and Utility Installations. Lessee shall provide Lessor
with written evidence that such insurance is in force. 

        (b)    Business Interruption.    Lessee shall obtain and maintain loss of income and extra
expense Insurance In amounts as will reimburse Lessee for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business of Lessee or
attributable to prevention of access to the Premises as a result of such perils. See Addendum. 

        (c)    No Representation of Adequate Coverage.    Lessor makes no representation that the
limits or forms of coverage of Insurance specified herein are adequate to cover Lessee's property, business operations or obligations under this Lease. 

        8.5    Insurance Policies.    Insurance required herein shall be by companies duly licensed or admitted to transact
business in the state where the Premises are located, and maintaining during the policy term a "General Policyholders Rating" of at least B+, V, as set forth In the most current issue of "Best's
Insurance Guide", or such other rating as may be required by a Lender. Lessee shall not do 

9

 

or
permit to be done anything which invalidates the required insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor certified copies of policies of such insurance or certificates
evidencing the existence and amounts of the required insurance. No such policy shall be cancelable or subject to modification except after thirty (30) days prior written notice to Lessor.
Lessee shall, at least thirty (30) days prior to the expiration of such policies, furnish Lessor with evidence of renewals or "insurance binders" evidencing renewal thereof, or Lessor may order
such insurance and charge the cost thereof to Lessee, which amount shall be payable by Lessee to Lessor upon demand. Such policies shall be for a term of at least one year, or the length of the
remaining term of this Lease, whichever is less. If either Party shall fail to procure and maintain the insurance required to be carried by it, the other Party may, but shall not be required to,
procure and maintain the same. 

        8.6    Waiver of Subrogation.    Without affecting any other rights or remedies, Lessee and Lessor each hereby release
and relieve the other, and waive their entire right to recover damages against the other, for loss of or damage to its property arising out of or incident to the perils required to be insured against
herein. The effect of such releases and waivers is not limited by the amount of insurance carried or required, or by any deductibles applicable hereto. The Parties agree to have their respective
property damage insurance carriers waive any right to subrogation that such companies may have against Lessor or Lessee, as the case may be, so long as the insurance is not invalidated thereby. 

        8.7    Indemnity.    Except for Lessor's gross negligence or willful misconduct, Lessee shall indemnify, protect,
defend and hold harmless the Premises, Lessor and its agents, Lessor's master or ground lessor, partners and Lenders, from and against any and all claims, loss of rents and/or damages, liens,
judgments, penalties, attorneys' and consultants' fees, expenses and/or liabilities arising out of, involving, or In connection with, the use and/or occupancy of the Premises by Lessee. If any action
or proceeding is brought against Lessor by reason of any of the foregoing matters, Lessee shall upon notice defend the same at Lessee's expense by counsel reasonably satisfactory to Lessor and Lessor
shall cooperate with Lessee in such defense. Lessor need not have first paid any such claim in order to be defended or indemnified. 

        8.8    Exemption of Lessor from Liability.    Except for Lessor's gross negligence or wilful misconduct, Lessor shall
not be liable for injury or damage to the person or goods, wares, merchandise or other property of Lessee, Lessee's employees, contractors, invitees, customers, or any other person in or about the
Premises, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, fire
sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether the said injury or damage results from conditions arising upon the Premises or upon other portions
of the Building of which the Premises are a part, or from other sources or places. Lessor shall not be liable for any damages arising from any act or neglect of any other tenant of Lessor.
Notwithstanding Lessor's negligence or breach of this Lease, Lessor shall under no circumstances be liable for injury to Lessee's business or for any loss of income or profit therefrom. See Addendum. 

9.     Damage or Destruction.  

        9.1    Definitions.    

        (a)   "Premises Partial Damage" shall mean damage or destruction to the improvements on the Premises, other than Lessee Owned
Alterations and Utility Installations, which can reasonably be repaired in six (6) months or less from the date of the damage or destruction. Lessor shall notify Lessee in writing within thirty
(30) days from the date of the damage or destruction as to whether or not the damage is Partial or Total. 

        (b)   "Premises Total Destruction" shall mean damage or destruction to the Premises, other than Lessee Owned Alterations and
Utility Installations and Trade Fixtures, which cannot reasonably be repaired In six (6) months or less from the date of the damage or destruction. Lessor shall notify Lessee in writing within
thirty (30) days from the date of the damage or destruction as to whether or not the damage Is Partial or Total. 

        (c)   "Insured Loss" shall mean damage or destruction to improvements on the Premises, other than Lessee Owned Alterations and
Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the insurance described in Paragraph 8.3(a), irrespective of any deductible amounts or coverage
limits involved. 

10

 

        (d)   "Replacement Cost" shall mean the cost to repair or rebuild the improvements owned by Lessor at the time of the
occurrence to their condition existing immediately" prior thereto, including demolition, debris removal and upgrading required by the operation of Applicable Requirements, and without deduction for
depreciation. 

        (e)   "Hazardous Substance Condition" shall mean the occurrence or discovery of a condition involving the presence of, or a
contamination by, a Hazardous Substance, as defined In Paragraph 6.2(a), in, on, or under the Premises. 

        9.2    Partial Damage—Insured Loss.    If a Premises Partial Damage that is an insured Loss occurs, then
Lessor shall, at Lessor's expense, repair such damage (but not Lessee's Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably possible and this Lease shall
continue in full force and effect; provided, however, that Lessee shall make the repair of any damage or destruction the total cost to repair of which is $100,000 or less, and, in such event, Lessor
shall make any applicable insurance proceeds available to Lessee on a reasonable basis for that purpose. Notwithstanding the foregoing, if the required insurance was not in force or the insurance
proceeds are not sufficient to effect such repair, the insuring Party shall promptly contribute the shortage in proceeds (except as to the deductible which is Lessee's responsibility) as and when
required to complete said repairs. 

        Lessee
shall not be entitled to reimbursement of any funds contributed by Lessee to repair any such damage or destruction. Premises Partial Damage due to flood or earthquake shall be
subject to Paragraph 9.3, notwithstanding that there may be some insurance coverage, but the net proceeds of any such insurance shall be made available for the repairs if made by either Party. 

        9.3    Partial Damage—Uninsured Loss.    If a Premises Partial Damage that is not an Insured Loss occurs,
unless caused by a negligent or willful act of Lessee (in which event Lessee shall make the repairs at Lessee's expense), Lessor may either: (i) repair such damage as soon as reasonably
possible at Lessor's expense, in which event this Lease shall continue in full force and effect, or (ii) terminate this Lease by giving written notice to Lessee within thirty (30) days
after receipt by Lessor of knowledge of the occurrence of such damage. Such termination shall be effective (60) days following the date of such notice. In the event Lessor elects to terminate
this Lease, Lessee shall have the right within thirty (30) days after receipt of the termination notice to give written notice to Lessor of Lessee's commitment to pay for the repair of such
damage without reimbursement from Lessor. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within thirty (30) days after making such commitment. In such event this
Lease shall continue in full force and effect, and Lessor shall proceed to make such repairs as soon as reasonably possible after the required funds are available. If Lessee does not make the required
commitment, this Lease shall terminate as of the date specified in the termination notice. See Addendum. 

        9.4    Total Destruction.    Notwithstanding any other provision hereof, if a Premises Total Destruction occurs, this
Lease shall terminate sixty (60) days following such Destruction. If the damage or destruction was caused by the gross negligence or willful misconduct of Lessee, Lessor shall have the right to
recover Lessor's damages from Lessee, except as provided In Paragraph 8.6. See Addendum. 

        9.5    Damage Near End of Term.    If at any time during the last six (6) months of this Lease there is damage
for which the cost to repair exceeds one (1) month's Base Rent, whether or not an Insured Loss, Lessor may terminate this Lease effective sixty (60) days following the date of occurrence
of such damage by giving a written termination notice to Lessee within thirty (30) days after the date of occurrence of such damage. Notwithstanding the foregoing, if Lessee at that time has an
exercisable option to extend this Lease or to purchase the Premises, then Lessee may preserve this Lease by, (a) exercising such option and (b) providing Lessor with any shortage in
insurance proceeds (or adequate assurance thereof) needed to make the repairs on or before the earlier of (i) the date which is ten days after Lessee's receipt of Lessor's written notice
purporting to terminate this Lease, or (ii) the day prior to the date upon which such option expires. If Lessee duly exercises such option during such period and provides Lessor with funds (or
adequate assurance thereof) to cover any shortage in insurance proceeds, Lessor shall, at Lessor's commercially reasonable expense, repair such damage as soon as reasonably possible and this Lease
shall continue in full force and effect. If Lessee fails to exercise such option and provide such funds or assurance during such period, then this Lease 

11

 

shall
terminate on the date specified in the termination notice and Lessee's option shall be extinguished. 

        9.6    Abatement of Rent; Lessee's Remedies.    

        (a)    Abatement.    In the event of Premises Partial Damage or Premises Total Destruction or
a Hazardous Substance Condition for which Lessee Is not responsible under this Lease, the Rent payable by Lessee for the period required for the repair, remediation or restoration of such damage shall
be abated in proportion to the degree to which Lessee's use of the Premises is impaired, but not to exceed the proceeds received from the Rental Value Insurance. All other obligations of Lessee
hereunder shall be performed by Lessee, and Lessor shall have no liability for any such damage, destruction, remediation, repair or restoration except as provided herein. 

        (b)    Remedies.    If Lessor shall be obligated to repair or restore the Premises and does
not commence, in a substantial and meaningful way, such repair or restoration within ninety (90) days after such obligation shall accrue, Lessee may, at any time prior to the commencement of
such repair or restoration, give written notice to Lessor and to any Lenders of which Lessee has actual notice, of Lessee's election to terminate this Lease on a date not less than sixty
(60) days following the giving of such notice. If Lessee gives such notice and such repair or restoration is not commenced within thirty (30) days thereafter, this Lease shall terminate
as of the date specified in said notice. If the repair or restoration is commenced within said thirty (30) days, this Lease shall continue in full force and effect. "Commence" shall mean either
the unconditional authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs. 

        9.7    Termination—Advance Payments.    Upon termination of this Lease pursuant to Paragraph 6.2(g)
or Paragraph 9, an equitable adjustment shall be made concerning advance Base Rent and any other advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much
of Lessee's Security Deposit as has not been, or is not then required to be, used by Lessor. 

        9.8    Wave Statutes.    Lessor and Lessee agree that the terms of this Lease shall govern the effect of any damage to
or destruction of the Premises with respect to the termination of this Lease and hereby waive the provisions of any present or future statute to the extent inconsistent herewith. 

10.   Real Property Taxes.  

        10.1    Definition of "Real Property Taxes."    As used herein, the term "Real Property
Taxes" shall include any form of assessment; real estate, general, special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or estate
taxes); improvement bond; and/or license fee Imposed upon or levied against any legal or equitable Interest of Lessor In the Premises, Lessor's right to other income therefrom, and/or Lessor's
business of leasing, by any authority having the direct or Indirect power to tax and where the funds are generated with reference to the Building address and where the proceeds so generated are to be
applied by the city, county or other local taxing authority of a jurisdiction within which the Premises are located. The term "Real Property Taxes"
shall also include any tax, fee, levy, assessment or charge, or any increase therein, imposed by reason of events occurring during the term of this Lease, Including but not limited to, a change In the
ownership of the Premises. 

        10.2 

        (a)    Payment of Taxes.    Lessee shall pay the Real Property Taxes applicable to the
Premises during the term of this Lease. Subject to Paragraph 10.2(b), all such payments shall be made at least ten (10) days prior to any delinquency date. Lessee shall promptly furnish
Lessor with satisfactory evidence that such taxes have been paid. If any such taxes shall cover any period of time prior to or after the expiration or termination of this Lease, Lessee's share of such
taxes shall be prorated to cover only that portion of the tax bill applicable to the period that this Lease Is in effect, and Lessor shall reimburse Lessee for any overpayment. If Lessee shall fall to
pay any required Real Property Taxes, Lessor shall have the right to pay the same, and Lessee shall reimburse Lessor therefor upon demand. See Addendum. 

        10.3    Joint Assessment.    If the Premises are not separately assessed, Lessee's liability shall be an equitable
proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be conclusively determined by Lessor from the respective 

12

 

valuations
assigned in the assessor's work sheets or such other Information as may be reasonably available. 

        10.4    Personal Property Taxes.    Lessee shall pay, prior to delinquency, all taxes assessed against and levied upon
Lessee Owned Alterations, Utility Installations, Trade Fixtures, furnishings, equipment and all personal property of Lessee. When possible, Lessee shall cause such property to be assessed and billed
separately from the real property of Lessor. If any of Lessee's said personal property shall be assessed with Lessor's real property, Lessee shall pay Lessor the taxes attributable to Lessee's
property within ten (10) days before the delinquency date 

11.   Utilities. 

        Lessee
shall pay for all water, gas, heat, light, power, telephone, trash disposal and other utilities and services supplied to the Premises, together with any taxes thereon. 

12.   Assignment and Subletting.  

        12.1    Lessor's Consent Required.    

        (a)   Lessee
shall not voluntarily or by operation of law assign, transfer, mortgage or encumber (collectively, "assign or
assignment") or sublet all or any part of Lessee's interest in this Lease or In the Premises without Lessor's prior written consent. See Addendum. 

        (b)   A
change in the control of Lessee shall constitute an assignment requiring consent. The transfer, on a cumulative basis, of twenty-five percent (25%) or more
of the voting control of Lessee shall constitute a change in control for this purpose. 

        (c)   The
involvement of Lessee .....its assets in any transaction, or series of transactions (by way of merger, sale, acquisition, financing, transfer, leveraged
buy-out or otherwise), whether or not a formal assignment or hypothecation of this Lease or Lessee's assets occurs, which results or will result in a reduction of the Net Worth of Lessee
by an amount greater than twenty-five percent (25%) of such Net Worth as it was represented at the time of the execution of this Lease or at the time of the most recent assignment to which
Lessor has consented, or as it exists immediately prior to said transaction or transactions constituting such reduction, whichever was or is greater, shall be considered an assignment of this Lease to
which Lessor may withhold its consent. "Net Worth of Lessee" shall mean the net worth of Lessee (excluding any guarantors) established under generally accepted accounting principles. 

        (d)   An
assignment or subletting without consent shall, at Lessor's option, be a Default curable after notice per Paragraph 13.1(c), or a noncurable Breach without the
necessity of any notice and grace period. If Lessor elects to treat such unapproved assignment or subletting as a noncurable Breach, Lessor may either: (i) terminate this Lease, or
(ii) upon thirty (30) days written notice, increase the monthly Base Rent to one hundred ten percent (110%) of the Base Rent then in effect. Further, in the event of such Breach and
rental adjustment, (i) the purchase price of any option to purchase the Premises held by Lessee shall be subject to similar adjustment to one hundred ten percent (110%) of the price previously
in effect, and (ii) all fixed and non-fixed rental adjustments scheduled during the remainder of the Lease term shall be Increased to One Hundred Ten Percent (110%) of the scheduled
adjusted rent. 

        (e)   Lessee's
remedy for any breach of Paragraph 12.1 by Lessor shall be limited to compensatory damages and/or injunctive relief. See Addendum. 

        12.2    Terms and Conditions Applicable to Assignment and Subletting.    

        (a)   Regardless
of Lessor's consent, any assignment or subletting shall not: (i) be effective without the express written assumption by such assignee or sublessee of
the obligations of Lessee under this Lease; (ii) release Lessee of any obligations hereunder; or (iii) alter the primary liability of Lessee for the payment of Rent or for the
performance of any other obligations to be performed by Lessee. 

        (b)   Lessor
may accept Rent or performance of Lessee's obligations from any person other than Lessee pending approval or disapproval of an assignment. Neither a delay in the
approval or 

13

 

disapproval
of such assignment nor the acceptance of Rent or performance shall constitute a waiver or estoppel of Lessor's right to exercise its remedies for Lessee's Default or Breach. 

        (c)   Lessor's
consent to any assignment or subletting shall not constitute a consent to any subsequent assignment or subletting. 

        (d)   In
the event of any Default or Breach by Lessee, Lessor may proceed directly against Lessee, any Guarantors or anyone else responsible for the performance of Lessee's
obligations under this Lease, including any assignee or sublessee, without first exhausting Lessor's remedies against any other person or entity responsible therefore to Lessor, or any security held
by Lessor. 

        (e)   Each
request for consent to an assignment or subletting shall be in writing, accompanied by information relevant to Lessor's determination as to the financial and
operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the intended use and/or required modification of the Premises, Lessee agrees to
provide Lessor with such other or additional information and/or documentation as may be reasonably requested. See Addendum. 

        (f)    Any
assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment or entering into such sublease, be deemed to have assumed and agreed to
conform and comply with each and every term, covenant, condition and obligation herein to be observed or performed by Lessee during the agreed of said assignment or sublease, other than such
obligations as are contrary to or inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented to in writing. 

        12.3    Additional Terms and Conditions Applicable to Subletting.    The following terms and conditions shall apply to
any subletting by Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein: 

        (a)   Lessee
hereby assigns and transfers to Lessor all of Lessee's interest in all Rent payable on any sublease, and Lessor may collect such Rent and apply same toward
Lessee's obligations under this Lease; provided, however, that until a Breach shall occur in the performance of Lessee's obligations, Lessee may collect said Rent. Lessor shall not, by reason of the
foregoing or any assignment of such sublease, nor by reason of the collection of Rent, be deemed liable to the sublessee for any failure of Lessee to perform and comply with any of Lessee's
obligations to such sublessee. Lessee hereby irrevocably authorizes and directs any such sublessee, upon receipt of a written notice from Lessor stating that a Breach exists in the performance of
Lessee's obligations under this Lease, to pay to Lessor all Rent due and to become due under the sublease. Sublessee shall rely upon any such notice from Lessor and shall pay all Rents to Lessor
without any obligation or right to inquire as to whether such Breach exists, notwithstanding any claim from Lessee to the contrary. 

        (b)   In
the event of a Breach by Lessee, Lessor may, at its option, require sublessee to attorn to Lessor, in which event Lessor shall undertake the obligations of the
sublessor under such sublease from the time of the exercise of said option to the expiration of such sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit
paid by such sublessee to such sublessor or for any prior Defaults or Breaches of such sublessor. 

        (c)   Any
matter requiring the consent of the sublessor under a sublease shall also require the consent of Lessor. 

        (d)   No
sublessee shall further assign or sublet all or any part of the Premises without Lessor's prior written consent. 

        (e)   Lessor
shall deliver a copy of any notice of Default or Breach by Lessee to the sublessee, who shall have the right to cure the Default of Lessee within the grace
period, if any, specified in such notice. The sublessee shall have a right of reimbursement and offset from and against Lessee for any such Defaults cured by the sublessee. 

14

 

13.   Default; Breach; Remedies.  

        13.1    Default; Breach.    A "Default" is defined as a failure by the
Lessee to comply with or perform any of the terms, covenants, conditions or rules under this Lease. A "Breach" is defined as the occurrence of one or
more of the following Defaults, and the failure of Lessee to cure such Default within any applicable grace period: 

        (a)   The
vacating of the Premises without providing a commercially reasonable level of security, or where the coverage of the property Insurance described in
Paragraph 8.3 is jeopardized as a result thereof, or without providing reasonable assurances to minimize potential vandalism. 

        (b)   The
failure of Lessee to make any payment of Rent or any Security Deposit required to be made by Lessee hereunder, whether to Lessor or to a third party, when due, to
provide reasonable evidence of insurance or surety bond, or to fulfill any obligation under this Lease which endangers or threatens life or property, where such failure continues for a period of ten
(10) business days following written notice to Lessee. 

        (c)   The
failure by Lessee to provide (i) reasonable written evidence of compliance with Applicable Requirements, (ii) the service contracts, (iii) the
rescission of an unauthorized assignment or subletting, (iv) a Estoppel Certificate, (v) a requested subordination, where any such failure continues for a period of twenty
(20) days following written notice 

        (d)   A
Default by Lessee as to the terms, covenants, conditions or provisions of this Lease, or of the rules adopted under Paragraph 40 hereof, other than those
described in subparagraphs 111(a), (b) or (c), above, where such Default continues for a period of thirty (30) days after written notice; provided, however, that if the nature of
Lessee's Default is such that more than thirty (30) days are reasonably required for its cure, then it shall not be deemed to be a Breach If Lessee commences such cure within said thirty
(30) day period and thereafter diligently prosecutes such cure to completion. 

        (e)   The
occurrence of any of the following events: (i) the making of any general arrangement or assignment for the benefit of creditors; (ii) becoming a
"debtor" as defined in 11 U.S.C. § 101 or any successor statute thereto (unless, in the case of a petition filed against Lessee, the same is dismissed within sixty (60) days);
(iii) the appointment of a trustee or receiver to take possession of substantially all of Lessee's assets located at the Premises or of Lessee's interest in this Lease, where possession is not
restored to Lessee within thirty (30) days; or (iv) the attachment, execution or other judicial seizure of substantially all of Lessee's assets located at the Premises or of Lessee's
interest in this Lease, where such seizure is not discharged within thirty (30) days; provided, however, in the event that any provision of this subparagraph 13.1 (e) is contrary to any
applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions. 

        (f)    The
discovery that any financial statement of Lessee or of any Guarantor given to Lessor was materially false. 

        13.2    Remedies.    If Lessee fails to perform any of its affirmative duties or obligations, within ten
(10) days after written notice (or in case of an emergency, without notice), Lessor may, at its option, perform such duty or obligation on Lessee's behalf, Including but not limited to the
obtaining of reasonably required bonds, insurance policies, or governmental licenses, permits or approvals. The costs and expenses of any such performance by Lessor shall be due and payable by Lessee
upon receipt of invoice therefor. If any check given to Lessor by Lessee shall not be honored by the bank upon which it is drawn, Lessor, at its option, may require all future payments to be made by
Lessee to be by cashier's check. In the event of a Breach, Lessor may, with or without further notice or demand, and without limiting Lessor in the exercise of any right or remedy which Lessor may
have by reason of such Breach: 

        (a)   Terminate
Lessee's right to possession of the Premises by any lawful means, in which case this Lease shall terminate and Lessee shall immediately surrender possession to
Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the unpaid Rent which had been earned at the time of termination; (ii) the worth at the time of award of the
amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount 

15

 

of
such rental loss that the Lessee proves could have been reasonably avoided; (iii) the worth at the time of award of the amount by which the unpaid rent for the balance of the term after the
time of award exceeds the amount of such rental loss that the Lessee proves could be reasonably avoided; and (iv) any other amount necessary to compensate Lessor for all the detriment
proximately caused by the Lessee's failure to perform its obligations under this Lease or which In the ordinary course of things would be likely to result therefrom, Including but not limited to the
cost of recovering possession of the Premises, expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys' fees, and that portion of any leasing
commission paid by Lessor in connection with this Lease applicable to the unexpired term of this Lease. The worth at the time of award of the amount referred to in provision (iii) of the
immediately preceding sentence shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of the District within which the Premises are located at the time of award
plus one percent (1%). Efforts by Lessor to mitigate damages caused by Lessee's Breach of this Lease shall not waive Lessor's right to recover damages under Paragraph 12. If termination of this
Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to recover in such proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may
reserve the right to recover all or any part thereof in a separate suit. If a notice and grace period required under Paragraph 13.1 was not previously given, a notice to pay rent or quit, or to
perform or quit given to Lessee under the unlawful detainer statute shall also constitute the notice required by Paragraph 13.1. In such case, the applicable grace period required by
Paragraph 13.1 and the unlawful detainer statute shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two such grace periods shall constitute both an
unlawful detainer and a Breach of this Lease entitling Lessor to the remedies provided for in this Lease and/or by said statute. 

        (b)   Continue
the Lease and Lessee's right to possession and recover the Rent as it becomes due, in which event Lessee may sublet or assign, subject only to reasonable
limitations. Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Lessor's interests, shall not constitute a termination of the Lessee's right to possession. 

        (c)   Pursue
any other remedy now or hereafter available under the laws or judicial decisions of the state wherein the Premises are located. The expiration or termination of
this Lease and/or the termination of Lessee's right to possession shall not relieve Lessee from liability under any indemnity provisions of this Lease as to matters occurring or accruing during the
term hereof or by reason of Lessee's occupancy of the Premises. 

        13.4    Late Charges.    Lessee hereby acknowledges that late payment by Lessee of Rent will cause Lessor to incur
costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges, and late
charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent shall not be received by Lessor within seven days after such amount shall be due, then, without any requirement for
notice to Lessee, Lessee shall pay to Lessor a one-time late charge equal to ten percent (10%) of each such overdue amount. The Parties hereby agree that such late charge represents a fair
and reasonable estimate of the costs Lessor will incur by reason of such late payment. Acceptance of such late charge by Lessor shall in no event constitute a waiver of Lessee's Default or Breach with
respect to such overdue amount, nor prevent the exercise of any of the other rights and remedies granted hereunder. In the event that a late charge is payable hereunder, whether or not collected, for
three (3) consecutive installments of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent shall, at Lessor's option, become due and payable quarterly in
advance. 

        13.5    Interest.    Any monetary payment due Lessor hereunder, other than late charges, not received by Lessor within
seven (7) days from, when due as to scheduled payments (such as Base Rent) or within thirty (30) days following the date on which it was due for non-scheduled payment, shall
bear interest from the date when due, as to scheduled payments, or the thirty-first (31st) day after it was due as to non-scheduled payments. The interest ("Interest") charged shall be
equal to the prime rate reported in the Wall Street Journal as published closest prior to the date when due plus four percent (4%), but shall not exceed the maximum rate allowed by law. Interest is
payable in addition to the potential late charge provided for in Paragraph 13.4. 

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        13.6    Breach by Lessor.    

        (a)    Notice of Breach.    Lessor shall not be deemed in breach of this Lease unless Lessor
fails within a reasonable time to perform an obligation required to be performed by Lessor. For purposes of this Paragraph, a reasonable time shall in no event be less than thirty (30) days
after receipt by Lessor, (provided that if the nature of such breach shall effect the habitability of the Premises and such breach does not arise as a result of Lessee's failure to perform any of its
obligations under this Lease, a reasonable time shall be fifteen (15) days,) and any Lender whose name and address shall have been furnished Lessee in writing for such purpose, of written
notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the nature of Lessor's obligation is such that more than thirty (30) days, (or fifteen
(15) days, if applicable), are reasonably required for its performance, then Lessor shall not be in breach if performance is commenced within such thirty (30) day, (or fifteen
(15) day, if applicable), period and thereafter diligently pursued to completion. 

        (b)    Performance by Lessee on Behalf of Lessor.    In the event that neither Lessor nor
Lender cures said breach within thirty (30) days after receipt of said notice, or if having commenced said cure they do not diligently pursue it to completion, then Lessee may elect to cure
said breach at Lessee's expense and offset from Rent an amount equal to the greater of one month's Base Rent or the Security Deposit, and to pay an excess of such expense under protest, reserving
Lessee's right to reimbursement from Lessor. Lessee shall document the cost of said cure and supply said documentation to Lessor. 

14.   Condemnation.

        If
the Premises or any portion thereof are taken under the power of eminent domain or sold under the threat of the exercise of said power (collectively "Condemnation"), this Lease shall
terminate as to the part taken as of the date the condemning authority takes title or possession, whichever first occurs. If more than ten percent (10%) of any building portion of the Premises, or
more than twenty-five percent (25%) of the land area portion of the Premises not occupied by any building, is taken by Condemnation, Lessee may, at Lessee's option, to be exercised in
writing within
thirty (30) days after Lessor shall have given Lessee written notice of such taking (or in the absence of such notice, within thirty (30) days after the condemning authority shall have
taken possession) terminate this Lease as of the date the condemning authority takes such possession. If Lessee does not terminate this Lease in accordance with the foregoing, this Lease shall remain
in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in proportion to the reduction in utility of the Premises caused by such Condemnation.
Condemnation awards and/or payments shall be the property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold, the value of the part taken, or for
severance damages; provided, however, that Lessee shall be entitled to any compensation for Lessee's relocation expenses, loss of business goodwill and/or Trade Fixtures, without regard to whether or
not this Lease is terminated pursuant to the provisions of this Paragraph. All Alterations and Utility Installations made to the Premises by Lessee, for purposes of Condemnation only, shall be
considered the property of the Lessee and Lessee shall be entitled to any and all compensation which Is payable therefor. In the event that this Lease is not terminated by reason of the Condemnation,
Lessor shall repair any damage to the Premises caused by such Condemnation. 

15.   Brokers' Fee.  

        15.1    Additional Commission.    In addition to the payments owed pursuant to Paragraph 10 above, and unless
Lessor and the Brokers otherwise agree in writing, Lessor agrees that: (a) if Lessee exercises any Option, (b) If Lessee acquires any rights to the Premises or other premises owned by
Lessor and located within the same Project, if any, within which the Premises Is located, (c) If Lessee remains in possession of the Premises, with the consent of Lessor, after the expiration
of this Lease, or (d) if Base Rent is increased, whether by agreement or operation of an escalation clause herein, then, Lessor shall pay Brokers a fee in accordance with the schedule of said
Brokers in effect at the time of the execution of this Lease. 

17

 

        15.2    Assumption of Obligations.    Any buyer or transferee of Lessor's interest in this Lease shall be deemed to
have assumed Lessor's obligation hereunder. Each Broker shall be a third party beneficiary of the provisions of Paragraphs 1.10, 15, 22 and 31. If Lessor fails to pay to a Broker any amounts due as
and for commissions pertaining to this Lease when due, then such amounts shall accrue Interest. In addition, if Lessor fails to pay any amounts to Lessee's Broker when due, Lessee's Broker may send
written notice to Lessor and Lessee of such failure and if Lessor fails to pay such amounts within ten (10) days after said notice, Lessee shall pay said monies to its Broker and offset such
amounts against Rent. In addition, Lessee's Broker shall be deemed to be a third party beneficiary of any commission agreement entered into by and/or between Lessor and Lessor's Broker. 

        15.3    Representations and Indemnities of Broker Relationships.    Lessee and Lessor each represent and warrant to
the other that it has had no dealings with any person, firm, broker or finder (other than the Brokers, if any) in connection with this Lease, and that no one other than said named Brokers is entitled
to any commission or finder's fee in connection herewith. Lessee and Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against liability for compensation
or charges which may be claimed by any such unnamed broker, finder or other similar
party by reason of any dealings or actions of the indemnifying Party, including any costs, expenses, and/or attorneys' fees reasonably incurred with respect thereto. 

16.   Estoppel Certificates.  

        (a)   Each
Party (as "Responding Party") shall within ten (10) days after written notice from the other Party (the  "Requesting Party") execute, acknowledge and
deliver to the Requesting Party a statement in writing in form similar to the then most current "Estoppel
Certificate" form published by the American Industrial Real Estate Association, plus such additional information, confirmation and/or statements as may be reasonably requested by the Requesting Party. 

        (b)   If
the Responding Party shall fail to execute or deliver the Estoppel Certificate within such ten day period, the Requesting Party may execute an Estoppel Certificate
stating that: (i) the Lease is in full force and effect without modification except as may be represented by the Requesting Party, (ii) there are no uncured defaults In the Requesting
Party's performance, and (iii) if Lessor is the Requesting Party, not more than one month's Rent has been paid In advance. Prospective purchasers and encumbrancers may rely upon the Requesting
Party's Estoppel Certificate, and the Responding Party shall be estopped from denying the truth of the facts contained in said Certificate. 

        (c)   If
Lessor desires to finance, refinance, or sell the Premises, or any part thereof, Lessee and all Guarantors shall deliver to any potential lender or purchaser
designated by Lessor such financial statements as may be reasonably required by such lender or purchaser, including, but not limited to, Lessee's financial statements for the past three
(3) years. All such financial statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth. See Addendum. 

17.   Definition of Lessor.

        The
term "Lessor" as used herein shall mean the owner or owners at the time in question of the fee title to the Premises, or, if this is a
sublease, of the Lessee's interest in the prior lease. In the event of a transfer of Lessor's title or interest in the Premises or this Lease, Lessor shall deliver to the transferee or assignee (in
cash or by credit) any unused Security Deposit held by Lessor. Except as provided in Paragraph 15, upon such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior
Lessor shall be relieved of all liability with respect to the obligations and/or covenants under this Lease thereafter to be performed by the Lessor. Subject to the foregoing, the obligations and/or
covenants in this Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove defined. Notwithstanding the above, and subject to the provisions of Paragraph 20
below, the original Lessor under this Lease, and all subsequent holders of the Lessor's interest in this Lease shall remain liable and responsible with regard to the potential duties and liabilities
of Lessor pertaining to Hazardous Substances as outlined In Paragraph 6 above. 

18

 

18.   Severability.

        The
invalidity of any provision of this Lease, as determined by a court of competent jurisdiction, shall in no way affect the validity of any other provision hereof. 

19.   Days.

        Unless
otherwise specifically indicated to the contrary, the word "days" as used in this Lease shall mean and refer to calendar days. 

20.   Limitation on Liability.

        Subject
to the provisions of Paragraph 17 above, the obligations of Lessor under this Lease shall not constitute personal obligations of Lessor, the individual partners of Lessor
or its or their individual partners, directors, officers or shareholders, and Lessee shall look to the Premises, and to no other assets of Lessor, for the satisfaction of any liability of Lessor with
respect to this Lease, and shall not seek recourse against the individual partners of Lessor, or its or their individual partners, directors, officers or shareholders, or any of their personal assets
for such satisfaction. 

21.   Time of Essence.

        Time
is of the essence with respect to the performance of all obligations to be performed or observed by the Parties under this Lease. 

22.   No Prior or Other Agreements; Broker Disclaimer.

        This
Lease contains all agreements between the Parties with respect to any matter mentioned herein, and no other prior or contemporaneous agreement or understanding shall be effective.
Lessor and Lessee each represents and warrants to the Brokers that it has made, and is relying solely upon, its own investigation as to the nature, quality, character and financial responsibility of
the other Party to this Lease and as to the nature, quality and character of the Premises. Brokers have no responsibility with respect thereto or with respect to any default or breach hereof by either
Party. The liability (including court costs and Attorneys' fees), of any Broker with respect to negotiation, execution, delivery or performance by either Lessor or Lessee under this Lease or any
amendment or modification hereto shall be limited to an amount up to the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each Broker's liability
shall not be applicable to any gross negligence or willful misconduct of such Broker. 

23.   Notices.  

        23.1    Notice Requirements.    All notices required or permitted by this Lease shall be in writing and may be
delivered in person (by hand or by courier) or may be sent by regular, certified or registered mail or U.S. Postal Service Express Mail, with postage prepaid, or by facsimile transmission, and shall
be deemed sufficiently given if served in a manner specified in this Paragraph 23. The addresses noted adjacent to a Party's signature on this Lease shall be that Party's address for delivery
or malling of notices. Either Party may by written notice to the other specify a different address for notice, except that upon Lessee's taking possession of the Premises, the Premises shall
constitute Lessee's address for notice. A copy of all notices to Lessor shall be concurrently transmitted to such party or parties at such addresses as Lessor may from time to time hereafter designate
in writing. 

        23.2    Date of Notice.    Any notice sent by registered or certified mail, return receipt requested, shall be deemed
given on the date of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sent by regular mail the notice shall be deemed given forty-eight (48) hours
after the same is addressed as required herein and mailed with postage prepaid. Notices delivered by United States Express Mail or overnight courier that guarantee next day delivery shall be deemed
given twenty-four (24) hours after delivery of the same to the Postal Service or courier. Notices transmitted by facsimile transmission or similar means shall be deemed delivered
upon telephone confirmation of receipt, provided a copy is also delivered via delivery or mail. If notice is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next
business day. 

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24.   Waivers.

        No
waiver by Lessor of the Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a waiver of any other term, covenant or condition hereof, or of any
subsequent Default or Breach by Lessee of the same or of any other term, covenant or condition hereof. Lessor's consent to, or approval of, any act shall not be deemed to render unnecessary the
obtaining of Lessor's consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to enforce the provision or provisions of this Lease requiring
such consent. The acceptance of Rent by Lessor shall not be a waiver of any Default or Breach by Lessee. Any payment by Lessee may be accepted by Lessor on account of monies or damages due Lessor,
notwithstanding any qualifying statements or qonditions made by Lessee In connection therewith, which such statements and/or conditions shall be of no force or effect whatsoever unless specifically
agreed to in writing by Lessor at or before the time of deposit of such payment. 

25.   Recording.

        Either
Lessor or Lessee shall, upon request of the other, execute, acknowledge and deliver to the other a short form memorandum of this Lease for recording purposes. The Party requesting
recordation shall be responsible for payment of any fees applicable thereto. 

26.   No Right To Holdover.

        Lessee
has no right to retain possession of the Premises or any part thereof beyond the expiration or termination of this Lease. In the event that Lessee holds over, then the Base Rent
shall be increased to one hundred forty percent (140%) of the Base Rent applicable during the month Immediately preceding the expiration or termination. Nothing contained herein shall be construed as
consent by Lessor to any holding over by Lessee. 

27.   Cumulative Remedies.

        No
remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies at law or in equity. 

28.   Covenants and Conditions; Construction of Agreement.

        All
provisions of this Lease to be observed or performed by Lessee and Lessor are both covenants and conditions. In construing this Lease all headings and titles are for the convenience
of the parties only and shall not be considered a part of this Lease. Whenever required by the context, the singular shall include the plural and vice versa. This Lease shall not be construed as if
prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it. 

29.   Binding Effect; Choice of Law.

        This
Lease shall be binding upon the parties, their personal representatives, successors and assigns and be governed by the laws of the State in which the Premises are located. Any
litigation between the Parties hereto concerning this Lease shall be initiated in the county In which the Premises are located. 

30.   Subordination; Attornment; Non-Disturbance.  

        30.1    Subordination.    This Lease and any Option granted hereby shall be subject and subordinate to any ground
lease, mortgage, deed of trust, or other hypothecation or security device (collectively, "Security Device"), now or hereafter placed upon the Premises, to any and all advances made on the security
thereof, and to all renewals, modifications, and extensions thereof. Lessee agrees that the holders of any such Security Devices (in this Lease together referred to as "Lessor's Lender") shall have no
liability or obligation to perform any of the obligations of Lessor under this Lease. Any Lender may elect to have this Lease and/or any Option granted hereby superior to the lien of its Security
Device by giving written notice thereof to Lessee, whereupon this Lease and such Options shall be deemed prior to such Security Device, notwithstanding the relative dates of the documentation or
recordation thereof. See Addendum. 

20

 

        30.2    Attornment.    Subject to the non-disturbance provisions of Paragraph 30.3, Lessee agrees
to attorn to a Lender or any other party who acquires ownership of the Premises by reason of a foreclosure of a Security Device, and that in the event of such foreclosure, such new owner shall not:
(i) be liable for any act or omission of any prior lessor or with respect to events occurring prior to acquisition of ownership; (ii) be subject to any offsets or defenses which Lessee
might have against any prior lessor; or (iii) be bound by prepayment of more than one (1) month's rent. 

        30.3    Non-Disturbance.    With respect to Security Devices entered into by Lessor after the execution of
this Lease, Lessee's subordination of this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a "Non-Disturbance Agreement") from the
Lender which Non-Disturbance Agreement provides that Lessee's possession of the Premises, and this Lease, including any options to extend the term hereof, will not be disturbed so long as
Lessee is not in Breach hereof and attorns to the record owner of the Premises. Further, within sixty (60) days after the execution of this Lease, Lessor shall use its commercially reasonable
efforts to obtain a Non-Disturbance Agreement from the holder of any pre-existing Security Device which is secured by the Premises. In the event that Lessor is unable to
provide the Non-Disturbance Agreement within said sixty (60) days, then Lessee may, at Lessee's option, directly contact Lessor's lender and attempt to negotiate for the execution
and delivery of a Non-Disturbance Agreement. 

        30.4    Self-Executing.    The agreements contained In this Paragraph 30 shall be effective without
the execution of any further documents; provided, however, that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises, Lessee and Lessor
shall execute such further writings as may be reasonably required to separately document any subordination, attomment and/or Non-Disturbance Agreement provided for herein. 

31.   Attorneys' Fees.

        If
any Party or Broker brings an action or proceeding involving the Premises to enforce the terms hereof or to declare rights hereunder, the Prevailing Party (as hereafter defined) in
any such proceeding, action, or appeal thereon, shall be entitled to reasonable attorneys' fees. Such fees may be awarded in the same suit or recovered in a separate suit, whether or not such action
or proceeding is pursued to decision or judgment. The term, "Prevailing Party" shall include, without limitation, a Party or Broker who substantially obtains or defeats the relief sought, as the case
may be, whether by
compromise, settlement, judgment, or the abandonment by the other Party or Broker of its claim or defense. The attorneys' fees award shall not be computed in accordance with any court fee schedule,
but shall be such as to fully reimburse all attorneys' fees reasonably incurred. In addition, Lessor shall be entitled to attorneys' fees, costs and expenses Incurred in the preparation and service of
notices of Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or resulting Breach. 

32.   Lessor's Access; Showing Premises; Repairs.

        Lessor
and Lessor's agents shall have the right to enter the Premises at any time, in the case of an emergency, and otherwise at reasonable times for the purpose of showing the same to
prospective purchasers, lenders, or lessees, and making such alterations, repairs, improvements or additions to the Premises as Lessor may deem necessary as a result of Lessee's breach of its
obligatlons or Lessor's obligations under Paragraphs 2.7, 9 and 14. All such activities shall be without abatement of rent or liability to Lessee., Lessor may during the last twelve (12) months
of the term hereof place on the Premises any ordinary "For Lease" signs. Lessee may at any time place on or about the Premises any ordinary  "For Sublease"
sign. See Addendum. 

33.   Auctions.

        Lessee
shall not conduct, nor permit to be conducted, any auction upon the Premises without Lessor's prior written consent. Lessor shall not be obligated to exercise any standard of
reasonableness in determining whether to permit an auction. 

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34.   Signs.

        Except
for ordinary "For Sublease" signs, Lessee shall not place any sign upon the Premises without Lessor's prior written consent. All signs must comply with all Applicable
Requirements. 

35.   Termination; Merger.

        Unless
specifically stated otherwise in writing by Lessor, the voluntary or other surrender of this Lease by Lessee, the mutual termination or cancellation hereof, or a termination
hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, that Lessor may elect to continue any one or all existing
subtenancles. Lessor's failure within ten (10) days following any such event to elect to the contrary by written notice to the holder of any such lesser interest, shall constitute Lessor's
election to have such event constitute the termination of such interest. 

36.   Consents.

        Except
as otherwise provided herein, wherever in this Lease the consent of a Party is required to an act by or for the other Party, such consent shall not be unreasonably withheld or
delayed. Lessor's actual reasonable costs and expenses (including, but not limited to, architects', attorneys', engineers' and other consultants' fees) incurred in the consideration of, or response
to, a request by Lessee for any Lessor consent, including, but not limited to, consents to an assignment, a subletting or the presence or use of a Hazardous Substance, shall be paid by Lessee upon
receipt of an invoice and supporting documentation therefor not to exceed $1,000.00. Lessor's consent to any act, assignment or subletting shall not constitute an acknowledgment that no Default or
Breach by Lessee of this Lease exists, nor shall such consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated in writing by Lessor at the time
of such consent. In the event that either Party disagrees with any determination made by the other hereunder and reasonably requests the reasons for such determination, the determining party shall
furnish its reasons in writing and in reasonable detall within ten (10) business days following such request. 

37.   Guarantor.  

38.   Quiet Possession.

        Subject
to payment by Lessee of the Rent and performance of all of the covenants, conditions and provisions on Lessee's part to be observed and performed under this Lease, Lessee shall
have quiet possession and quiet enjoyment of the Premises during the term hereof. 

39.   Options.  

        39.1    Definition.    "Option" shall mean: (a) the right to
extend the term of or renew this Lease or to extend or renew any lease that Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the Premises or
other property of Lessor; (c) the right to purchase or the right of first refusal to purchase the Premises or other property of Lessor. 

        39.2    Options Personal To Original Lessee.    

        39.3    Multiple Options.    In the event that Lessee has any multiple Options to extend or renew this Lease, a later
Option cannot be exercised unless the prior Options have been validly exercised. 

        39.4    Effect of Default on Options.    

        (a)   Lessee
shall have no right to exercise an Option: (i) during the period commencing with the giving of any notice of Default and continuing until said Default is
cured, (ii) during the period of time any Rent is unpaid (without regard to whether notice thereof Is given Lessee), (iii) during the time Lessee is in Breach of this Lease, or
(iv) in the event that Lessee has been given three (3) or more notices of separate Default, whether or not the Defaults are cured, during the twelve (12) month period immediately
preceding the exercise of the Option. 

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        (b)   The
period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee's inability to exercise an Option because of the
provisions of Paragraph 39.4(a). 

        (c)   An
Option shall terminate and be of no further force or effect, notwithstanding Lessee's due and timely exercise of the Option, if, after such exercise and prior to the
commencement of the extended term, (i) Lessee fails to pay Rent for a period of thirty (30) days after such Rent becomes due (without any necessity of Lessor to give notice thereof),
(ii) Lessor gives to Lessee three (3) or more notices of separate Default during any twelve (12) month period, whether or not the Defaults are cured, or (iii) If Lessee
commits a Breach of this Lease. 

40.   Multiple Buildings.  

41.   Security Measures.

        Lessee
hereby acknowledges that the rental payable to Lessor hereunder does not include the cost of guard service or other security measures, and that Lessor shall have no obligation
whatsoever to provide same. Lessee assumes all responsibility for the protection of the Premises, Lessee, its agents and invitees and their property from the acts of third parties. 

42.   Reservations.

        Lessor
reserves to itself the right, from time to time, to grant, without the consent or joinder of Lessee, such easements, rights and dedications that Lessor deems necessary, and to
cause the recordation of parcel maps and restrictions, so long as such easements, rights, dedications, maps and restrictions do not unreasonably interfere with the use of the Premises by Lessee.
Lessee agrees to sign any documents reasonably requested by Lessor to effectuate any such easement rights, dedication, map or restrictions. 

43.   Performance Under Protest.

        If
at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to the other under the provisions hereof, the Party against whom the obligation to pay the
money is asserted shall have the right to make payment "under protest" and such payment shall not be regarded as a voluntary payment and there shall survive the right on the part of said Party to
institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part thereof, said Party shall be entitled to
recover such sum or so much thereof as it was not legally required to pay. 

44.   Authority.

        If
either Party hereto is a corporation, trust, limited liability company, partnership, or similar entity, each individual executing this Lease on behalf of such entity represents and
warrants that he or she is duly authorized to execute and deliver this Lease on its behalf. Each Party shall, within thirty (30) days after request, deliver to the other Party satisfactory
evidence of such authority. 

45.   Conflict.

        Any
conflict between the printed provisions of this Lease and the typewritten or handwritten provisions shall be controlled by the typewritten or handwritten provisions. 

46.   Offer.

        Preparation
of this Lease by either Party or their agent and submission of same to the other Party shall not be deemed an offer to lease to the other Party. This Lease is not intended to
be binding until executed and delivered by all Parties hereto. 

47.   Amendments.

        This
Lease may be modified only in writing, signed by the Parties in interest at the time of the modification. As long as they do not materially change Lessee's obligations hereunder,
Lessee agrees to 

23

 

make
such reasonable non-monetary modifications to this Lease as may be reasonably required by a Lender in connection with the obtaining of normal financing or refinancing of the Premises.
See Addendum. 

48.   Multiple Parties.

        If
more than one person or entity is named herein as either Lessor or Lessee, such multiple Parties shall have joint and several responsibility to comply with the terms of this Lease. 

49.   Mediation and Arbitration of Disputes.

        An
Addendum requiring the Mediation and/or the Arbitration of all disputes between the Parties and/or Brokers arising out of this Lease is not attached to this Lease. See Addendum. 

LESSOR
AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE
PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE
PREMISES. 

ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY,
LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO:  

	1.
	 SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE.

 
	2.
	 RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID INVESTIGATION SHOULD IINCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE
PRESENCE OF HAZARDOUS
SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, AND THE SUITABILITY OF THE PREMISES FOR LESSEE'S INTENDED USE.  

WARNING: IF THE PREMISES IS LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF
THE STATE IN WHICH THE PREMISES IS LOCATED.

24

 

The
parties hereto have executed this Lease at the place and on the dates specified above their respective signatures. 

	 	43 Corporate Park, Ste. 102	 	 	 
	

Executed at:	

Irvine, CA 82606
	
 	

Executed at:	

5155 Clareton Dr Agoura Hills, CA 91301

	on:	Dec 19, 2000
	 	on:	Dec 18, 2000

	

 	

 	
 	

 	

 

	By	LESSOR:	 	By	LESSEE:
	 	 	 	 	 
	 	THE J. DAVID GLADSTONE INSTITUTES,

a Charitable Trust	 	 	GUITAR CENTER. INC.,

a Delaware corporation
	

 	

 	
 	

 	

 
	By:	/s/  RICHARD HILLE      
	 	By:	/s/  LARRY THOMAS      

	Name Printed:  Richard Hille	 	Name Printed:  Larry Thomas
	Title:  Chief Executive officer	 	Title:  Chairman
	

 	

 	
 	

 	

 

	By:	 	 	By:	 
	Name Printed:	 	Name Printed:
	Title:	 	 	Title:	 
	Address:	43 Corporate Park, #102

Irvine, CA 92606	 	Address:	5155 Clareton Drive

Agoura Hills, California 91301
	Telephone:	 	 	Telephone:	 
	Facsimile:	 	 	Facsimile:	 
	Federal ID No.	 	Federal ID No.

	NOTE:	These forms are often modified to meet the changing requirements of law and industry needs. Always write or call to make sure you are utilizing the most current form: AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION, 700 So.
Flower Street, Suite 600, Los Angeles, California 90017. (213) 687-8777. Fax No. (213) 687-8616

25

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Exhibit 10.37    
    

 
 

ADDENDUM TO LEASE
  THE J. GLADSTONE INSTITUTES,
  A CHARITABLE TRUST
  LESSOR,
  AND
  GUITAR CENTER, INC.,
  A DELAWARE CORPORATION,
  LESSEE
  DATED Dec. 15, 2000    

        THIS ADDENDUM TO LEASE dated Dec. 15, 2000, modifies, amends and supplements the attached Lease of even date herewith between the undersigned Lessor and Lessee as
follows: 

        1.     Paragraph 1.9
is modified to read as follows: 

        "Lessee
is the "Insuring Party'." 

        2.     Paragraph 2.2
is hereby supplemented as follows: 

        "Except
as otherwise noted, on or before the Early Possession Date, Lessor shall perform, at Lessor's sole cost and expense, the following improvements to the Premises and/or provide
Lessee with documentation evidencing that the Premises comply with the following: 

        (a)   On
or before March l, 2001, Lessor shall reslurry and restripe the entire parking area, and patch any material cracks and holes; 

        (b)   Lessor
shall clean the Premises' carpets, windows, kitchens, outside windows, and restrooms; 

        (c)   Lessor
shall repair any damage caused by the removal of the prior tenant's personal property and signs; 

        (d)   Lessor
shall cause the roof to be in water-tight condition; in connection therewith, any existing opening which is not servicing working equipments shall be secured with
security bars; 

        (e)   Lessor
shall provide Lessee with an inspection report showing that all HVAC equipment servicing the Premises is in good working condition; 

        (f)    The
Premises shall have access to all utilities, including gas, water, electrical, telephone and garbage removal; 

        (g)   The
Premises has a wet-type sprinkler fire protection system and fire alarm system which complies with Applicable Requirements. 

        (h)   Lessor
shall cause the outside windows and walls to be cleaned. 

        Except
as provided below, the Commencement Date shall be extended by each day the Lessor delays in completing the above improvements by said dates, provided that the following access, in
Lessor's sole judgment, does not interfere with Lessor's performance of the above work, and provided Lessee complies with the requirements of Paragraph 3.2 of the Lease, Lessor shall provide
Lessee's MIS contractors/ consultants with access to the Premises on January 15, 2001, provided that the Commencement Date shall not be extended as a result of any delay in Lessor's performance
of the Lessor's work arising from such access. 

        Notwithstanding
the foregoing, Lessee shall be solely responsible for, at Lessee's sole cost and expense, any repairs to the roof or common area resulting from Lessee's installation of
tenant 

1

 

improvements
and maintenance to the roof or under the Common Areas, whether as a result of any improvements made by Lessee pursuant to Paragraph 7.3(b) or otherwise." 

        3.     The
following sentence is added following the second sentence of Paragraph 2.3: 

        "Lessor
represents that as of the execution of this Lease, the Premises may be used for general office purposes." 

        4.     The
following sentence is added following the fourth sentence of Paragraph 2.3: 

        "Notwithstanding
the foregoing, Lessor shall remain responsible for and shall rectify latent defects which (i) do not comply with the foregoing warranty of Lessor and
(ii) could not have been discovered by a reasonably diligent inspection of the Premises conducted by Tenant during the aforementioned warranty period. Lessee shall have the burden of proof in
establishing that such latent defect is a breach of Lessor's warranty and otherwise meets the requirements of the preceding sentence." 

        5.     Paragraph 2.6
is hereby added to the Lease: 

        "Lessor
shall allow Lessee to use the existing modular furniture, improvements, carpet, window coverings, file cabinets, computer room equipment, and kitchen appliances (collectively
"Existing Equipment") for the Original Term of the tease and any Option Terms. At the expiration of Lessee's Lease term, at Lessor's sole election, Lessor shall decide whether to keep the Existing
Equipment in the Premises or have Lessee take ownership of the Existing Equipment and remove from the Premises in accordance with the.. requirements of Section 7. 4 (c) hereof. Prior to
the Commencement Date, Lessee at its sole expense shall conduct an inventory of the Existing Equipment, which shall be subject to Lessor's reasonable approval. Upon approval of the Inventory, Lessee
shall 'tag' each; item of the Existing Equipment in a manner sufficient to identify it as Existing Equipment. Lessee shall provide Lessor with a copy of the inventory list and identification
information." 

        6.     Paragraph 3.5
is hereby added to the Lease: 

        "3.5
Option to Extend.

        Lessor
hereby grants to Lessee the option (the "Option") to extend the term of this Lease for one (1) additional five (5) year period (the "Option Term"), commencing when
the Original Term expires upon each and all of the following terms and conditions: 

        (a)   Lessee
gives to Lessor, and Lessor actually receives on a date which is prior to the date that the Option Term would commence (if exercised) by at least nine
(9) months, but no more than twelve (12) months, a written notice of the exercise of the option to extend this Lease for the Option Term. If the notification of the exercise of the
option is not so given and received, the option shall automatically expire; 

        (b)   All
of the provisions of Paragraph 39 of this Lease are conditions of this Option; 

        (c)   All
of the terms and conditions of this Lease shall apply, except that the monthly rent shall be increased to the fair market rental value for similar buildings in
Westlake village at the time the Option Term commences. The fair market rental value for the first year of the Option Term shall be determined in accordance with the following procedures: 

        (i)    Within
fifteen (15) days of receipt by Landlord of Tenant's written exercise of the above-described (respective) option to extend the term of the Lease, Landlord
shall advise Tenant in writing of Landlord's opinion of the fair market rental value of the Premises for such option Term (sometimes also referred to herein as the "Fair Market value"). 

        (ii)   If
the proposed Fair Market Value is acceptable to Tenant, then Tenant shall so notify Landlord in writing within fifteen (15) days of receipt by Tenant of
Landlord's notice of the proposed Fair Market Value. Tenant's failure to so notify Landlord, in writing, on or 

2

 

before
the expiration of such time period shall be deemed a waiver of its right to so challenge Landlord's determination of Fair Market Value. 

        (iii)  In
the event Tenant challenges Landlord's opinion of the Fair Market Value of the Premises, Tenant shall notify Landlord thereof in writing within fifteen
(15) days of receipt by Tenant of Landlord's notice of the proposed Fair Market Value, and the Fair Market Value of the Premises shall be determined by appraisal in accordance with the
provisions hereof. Within thirty (30) days following Tenant's notice to Landlord thereof, both Landlord and Tenant shall appoint a reputable licensed real estate broker and
shall give written notice of the name and address of such broker to the other party to this Lease. The failure by either party to timely appoint a broker and notify the other party thereof as provided
in the immediately preceding sentence shall be deemed a waiver by the failing party of the right to have the Fair Market Value determined by more than one broker. The two brokers thus appointed shall,
within ten (10) days after such appointment, themselves appoint a third broker and serve written notice of the broker so appointed upon each of the parties. All brokers appointed hereunder must
have at least five (5) years experience in leasing retail and commercial properties within Westlake Village and be qualified by education and experience to appraise properties. The broker(s) so
appointed shall meet at the earliest time practicable, but in no event more than ten (10) days after the appointment of all of the required broker(s), for the purpose of determining the fair
market rental value of the Premises. The decision of the majority of said broker(s) shall constitute the vote of the broker(s) and shall be binding on both of the parties hereto. In the event two of
the brokers do not agree on the fair market rental value of the Premises, the average of the two closest appraisals of the fair market rental value of the Premises shall be the Fair Market Value of
the Premises for purposes of this Paragraph 3.5. The brokers shall, to the extent possible, base their determination of Fair Market Value upon the then current fair market rental value of
comparable buildings of similar size and improvements then, available for lease in Westlake Village. Tenant and Landlord shall each pay the cost and expense of its selected broker, with the cost of
the third broker to be borne equally between Landlord and Tenant. During the period of time the parties are determining the Fair Market Value, Tenant shall continue to pay Landlord as a credit against
rent due the monthly Base Rent payable the preceding Lease Year. The brokers' determination of the Fair Market Value shall be utilized as the basis for determining the monthly Base Rent for the first
year of the Option Term. 

        (iv)  if
the Fair Market Value for the Premises as determined herein is greater than the monthly Base Rent paid by Tenant during the period of time following the end of the
last Lease Year of the Original Term of the Lease, but before the Fair Market Value is determined, then Tenant shall, within thirty (30) days following the determination of the Fair Market
Value, pay to Landlord the amount of underpaid sums during said period. 

        (v)   Notwithstanding
any terms herein to the contrary, in no event shall the monthly Base Rent for the first year of the Option Term be less than monthly Base Rent payable
during the immediately preceding Lease Year. 

        (d)   For
the second Lease Year of the Option Term and each Lease Year thereafter, the monthly Base Rent shall be increased by one hundred three percent (103%) of the monthly
Base Rent payable the preceding Lease Year." 

3

 

        7.     Paragraph 4.3
is hereby added to the Lease: 

        Commencing
on the first anniversary date of the Commencement Date and continuing on the anniversary date of each twelve month period ("Lease Year") thereafter, the monthly Base Rent
shall be increased to the following amounts 

	Anniversary of

Commencement Date
	 	Monthly Base

Rents

	First (April 15, 2002)	 	$	73,130.00
	Second (April 15, 2003)	 	 	75,323.90
	Third (April 15, 2004)	 	 	77,583.62
	Fourth (April 15, 2005)	 	 	79,911.12
	Fifth (April 15, 2006)	 	 	82,308.46
	Sixth (April 15, 2007)	 	 	84,777.71
	Seventh (April 15, 2008)	 	 	87,321.04

        8.     Paragraph 7.1(a)
is supplemented as follows: 

        "Notwithstanding
the foregoing, Lessee shall have no obligation to remodel or install new improvements which were not in existence as of the Commencement Date of this Lease." 

        9.     The
second sentence of Paragraph 7.3(a) is amended to read as follows: 

        "The
term 'Trade Fixtures' shall include Lessee's machinery and equipment, including telephone and computer equipment (excepting cabling and wiring), that can be removed without doing
material damage to the Premises." 

        10.   Paragraph 7.3(b)
is supplemented as follows: 

        "Subject
to Lessee's compliance with the requirements of Paragraph 7.3(b) and (c), Lessor consents to Lessee's installation, at Lessee's sole cost, of a satellite dish, antennae,
microwave relay, fiber optics cable or other such similar equipment for Lessee's own exclusive use on the roof or under the Common Area of the Premises. Lessee shall be responsible, at its sole cost
and expense, for the repair and maintenance of any such items installed by Lessee and for any damage to the roof, building or Common Area arising from the installation and maintenance of such items,
and shall remove at the expiration or termination of the Lease, at Lessee's sole cost and expense, any items installed by Lessee (provided at Lessor's election, such fiber optics cable shall remain
with the Premises) and shall restore the Premises to its original condition as of the Commencement Date of this Lease. Lessee shall be required to submit a copy of any drawings or Specifications
('Plans') in connection with any structural improvements or alterations made by Lessee. 

        11.   The
first sentence of Section 7.4(b) is supplemented by the following additional phrase:

        "
.. . . provided Lessor shall, when providing Lessee with written notice of its consent to Lessee Owned Alterations or Utility Installations, indicate whether it may require such
removal; Lessor's failure to so advise Lessee shall be deemed Lessor's election not to require such removal." 

        12.   Paragraph 7.5
is hereby added to the Lease: 

        "Tenant Improvement Allowance. Lessor shall provide Lessee a Tenant Improvement Allowance of $207,180.00 (the 'Allowance'). Such funds
shall be used solely for Tenant Improvements consisting of installation and improvement of Lessee's computer room and cabling distribution, provided that such tenant improvements shall be deemed part
of the realty and may not be removed from the Premises during the Term of this Lease, and provided further that at the expiration of the Lease Term, unless otherwise elected by Lessor, the
improvements will be deemed Lessor's property and shall be surrendered to Lessor. In no event shall any portion of the Tenant Improvement Allowance be used for equipment or property which does not
become a part of the Premises or may be deemed the removable 

4

 

personal
property or equipment of Lessee. Lessor shall pay the Allowance to Lessee on the Commencement Date provided Lessee shall have satisfied the following: Lessee shall have submitted to Lessor
evidence reasonably satisfactory to Lessor evidencing that the Tenant Improvements have been completed and are in a good and workmanlike condition, and that all costs of labor and materials have been
fully paid, including paid invoices, final unconditional lien releases from all contractors and subcontractors who have performed the work, and an architect's certificate and/or a contractor's
certificate certifying that the work has been completed." 

        13.   Paragraph 8.3(a)
is modified as follows: 

        "Notwithstanding
the foregoing, Lessee shall have no obligation to provide insurance covering earthquake and flood, provided that if Lessee elects to obtain such coverage, the insurance
shall name Lessor as an additional insured and otherwise meet the requirements of this Paragraph 8." 

        14.   Paragraph 8.4(b)
is supplemented as follows: 

        "Notwithstanding
the foregoing, so long as Lessee is a public company listed on a nationally recognized stock exchange, Lessee shall have no obligation to provide the foregoing business
interruption insurance." 

        15.   Paragraph 8.9
is added to the Lease. 

        "Lessor
shall hold harmless, defend with competent counsel reasonably satisfactory to Lessee, and indemnify Lessee and its Representative from all liability, penalties, losses, damages,
costs, expenses (including attorneys' fees and expert's fees), causes of action, claims, and/or judgments arising by reason of any death, bodily injury, personal injury, or property damage resulting
from the actions of Lessor or its Representatives (except if resulting as a result of Lessee' s willful misconduct or negligence or breach of this Lease) occurring in or about or resulting from an
occurrence in or about the Premises during the Term or while Lessee is in possession of the Premises. The provisions of this paragraph shall survive termination of the Lease with respect to events
occurring prior to such termination." 

        16.   The
next to last sentence of Paragraph 9.3 is supplemented as follows: 

        "
.. . . provided that if the repair has an estimated cost of $100,000 or less, Lessee shall make such repairs." 

        17.   Paragraph 9.4
is supplemented by the following provisions: 

        "Notwithstanding
the foregoing, if Premises Total Destruction this is an Insured Loss occurs, Lessee may at its option, within thirty (30) days after the date of occurrence of
such damage, either (i) terminate this Lease effective the date of occurrence of such damage by giving written notice to the Lessor, or (ii) request that Lessor repair such damage as
soon as reasonably possible and this Lease
shall continue in full force and effect provided if the insurance was not in force or the insurance proceeds are not sufficient to effect such repair, Lessee shall promptly contribute the shortage in
proceeds. In the event Lessor fails to commence the repair of the Premises within thirty (30) days after the occurrence of such damage or complete the repair within one hundred eighty
(180) days after the occurrence of such damage, Lessee shall have the option to undertake the completion of such repairs, in which event Lessor shall make the balance of the proceeds of such
insurance available to Lessee to complete the repairs of the Premises." 

        18.   The
first three sentences of Paragraph 10.2(a) are deleted and the following is substituted therefor: 

        "Subiect
to reimbursement by Lessee, Lessor shall pay the Real Property Taxes applicable to the Premises during the term of this Lease on or before the delinquency date. No earlier than
sixty (60) days prior to the delinquency date, Lessor shall Provide Lessee with notice that such payment has 

5

 

been
paid together with a copy of the tax bill and a copy of Lessor's Payment therefor, and Lessee shall reimburse Lessor within ten (10) days after receipt of Lessor's notice. Lessee shall
have the right at its sole cost and expense to contest the amount of the Real Property Taxes, provided Lessee shall indemnify and hold Lessor harmless from any increase or other adverse change in the
Real Estate Taxes assessed against the Premises arising from Lessee's contest. Lessee shall receive the benefit of any reduction in Real Estate Taxes." 

        19.   Paragraph 12.1(a)
of the Lease is hereby supplemented as follows: 

        "Lessor
shall have no right to condition its right to approve any such assignment or subletting upon receipt of any excess rents payable by such assignees or subtenants, it being
understood and agreed that subject to Lessee's compliance with the requirements of this Article 12, any such profits shall be retained by Lessee." 

        20.   Paragraph
12.1 is supplemented as follows: 

        "Notwithstanding
the preceding provisions of this Paragraph 12.1, so long as Lessee is a public company listed on a nationally recognized stock exchange, Paragraph 12.1(b)
and Paragraph 12.1(c) shall not apply." 

        21.   Paragraph 12.2(e)
is supplemented as follows: 

        "As
a condition to such consent, Lessee shall reimburse the actual cost incurred by Lessee in processing such consent, including the cost of outside consultants such as attorneys or
accountants, utilized by Lessor in evaluating such request, not to exceed $1,000.00." 

        22.   Paragraph 16(c)
is supplemented as follows: 

        "So
long as Lessee is a public company, such obligation to provide financial statements shall be satisfied by delivery of the most recent Form 10K and 100 filed with the Security
Exchange Commission." 

        23.   Paragraph 30.3
is supplemented as follows: 

        "Lessor
warrants that as of the date of this Lease no Security Device encumbers the Premises." 

        24.   Paragraph 32
is supplemented as follows: 

        "Lessor
may at any time during the last twelve (12) months of the term place on the Premises any 'For Sale' or 'Available' signs." 

        25.   Paragraph 34
is supplemented as follows: 

        "Subject
to Lessee's compliance with all Applicable Requirements, Lessee may install signage in the name of Lessee and/or other tenants, provided at Lessor's written request Lessee shall
remove such signage, at its own expense, at the termination of its tenancy and repair any damage caused by such removal and restore the Premises to its condition prior to such installation." 

        26.   Paragraph 47
is supplemented as follows: 

        "Notwithstanding
the foregoing, Lessee shall have no obligation to execute any modification which increases the rent or the costs payable by Lessee hereunder or which materially
adversely affects its rights under the Lease." 

        27.   Paragraph 50
is added to the Lease: 

        "Lessor's
Waiver. Within ten (10) days after request therefore by Lessee, Lessor shall execute a statement (hereinafter referred to as 'Lessor's waiver') (in non-recordable
form) and deliver to Lessee, which provides, inter alia: (a) that Lessee's now-owned and hereafter acquired goods, merchandise, and inventory, together with all additions,
substitutions, replacements, and improvements to the same 

6

 

(expressly
excepting the Tenant Improvements, any Lessee Owned Alteration or Utility instillation) (hereinafter referred to as 'Goods') shall remain personal property of Lessees (b) that Lessor
disclaims any interest in the Goods and will not assert any statutory or possessory lien against any of the Goods; and (c) that Provided Lessee is not otherwise in default of its obligations
under the Lease, except such defaults as may be cured by Lessee's lender, Lessee's lender shall have the right to keep possession of the Premises for up to ninety (90) days (but in no event
beyond the expiration date of this Lease) by paving the rent owing under this Lease and performing Lessee's obligations during such period, including the payment of property taxes, insurance and
maintenance and repair required of Lessee. Lessor further agrees to execute and deliver to Lessee within ten (10) days after request therefore by Lessee such other documents or instruments as
Lessee or Lessee's lender may reasonably request in connection with the status of this Lease and Lessee's Goods." 

        IN
WITNESS WHEREOF, this Addendum has been executed by the parties hereto. 

	 	 	Lessor:
	 	 	 	 
	 	 	The J. David Gladstone Institutes

a Charitable Trust
	

 	
 	

By:	

/s/  RICHARD HILLE      
 Richard Hille

Its: Chief Executive Officer
	 	 	 	 
	 	 	 	 
	 	 	Lessee:
	 	 	 	 
	 	 	GUITAR CENTER, INC.,

a Delaware corporation
	

 	
 	

By:	

/s/  LARRY E. THOMAS      
 Larry E. Thomas

Its: Chairman

7

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Exhibit 10.37

ADDENDUM TO LEASE THE J. GLADSTONE INSTITUTES, A CHARITABLE TRUST LESSOR, AND GUITAR CENTER, INC., A DELAWARE CORPORATION, LESSEE DATED Dec. 15, 2000

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