Document:

Exhibit 10.6

 Exhibit 10.6 
 Washington Real Estate Investment Trust 
 SHOPPING CENTER LEASE 

BY AND BETWEEN 

Washington Real Estate Investment Trust 
 as Landlord 
 and 

Sykesville Federal Savings Association 
 as Tenant 

 TABLE OF CONTENTS 

 

					
	 ARTICLE I. PREMISES
	  	 	1	  
		
	 ARTICLE II. TERM
	  	 	1	  
		
	 ARTICLE III. RENT
	  	 	2	  
		
	 ARTICLE IV. SECURITY DEPOSIT
	  	 	5	  
		
	 ARTICLE V. USE OF THE PREMISES AND OPERATION OF BUSINESS
	  	 	5	  
		
	 ARTICLE VI. ENVIRONMENTAL COVENANTS
	  	 	6	  
		
	 ARTICLE VII. LATE CHARGE
	  	 	8	  
		
	 ARTICLE VIII. COMMON AREAS
	  	 	8	  
		
	 ARTICLE IX. ASSIGNMENT & SUBLETTING
	  	 	9	  
		
	 ARTICLE X. REPAIRS
	  	 	10	  
		
	 ARTICLE XI. REMOVAL OF DATA AND TELECOMMUNICATIONS WIRES
	  	 	11	  
		
	 ARTICLE XII. UTILITIES
	  	 	12	  
		
	 ARTICLE XIII. TENANTS TAXES
	  	 	12	  
		
	 ARTICLE XIV. COMPLIANCE WITH LAWS
	  	 	13	  
		
	 ARTICLE XV. NUISANCES
	  	 	13	  
		
	 ARTICLE XVI. REMODELING AND ALTERATIONS
	  	 	13	  
		
	 ARTICLE XVII. MECHANICS LIENS
	  	 	14	  
		
	 ARTICLE XVIII. ROOF AND WALLS
	  	 	14	  
		
	 ARTICLE XIX. INDEMNITY
	  	 	14	  
		
	 ARTICLE XX. INSURANCE
	  	 	15	  
		
	 ARTICLE XXI. TRASH
	  	 	16	  
		
	 ARTICLE XXII. SIGNS
	  	 	16	  
		
	 ARTICLE XXIII. PROMOTION FUND
	  	 	17	  
		
	 ARTICLE XXIV. SUBORDINATION
	  	 	17	  
		
	 ARTICLE XXV. DESTRUCTION
	  	 	18	  
		
	 ARTICLE XXVI. CONDEMNATION
	  	 	18	  
		
	 ARTICLE XXVII. BANKRUPTCY
	  	 	19	  
		
	 ARTICLE XXVIII. DEFAULT
	  	 	19	  
		
	 ARTICLE XXIX. WAIVER OF JURY TRIAL
	  	 	21	  
		
	 ARTICLE XXX. LEGAL FEES
	  	 	21	  
		
	 ARTICLE XXXI. LANDLORD’S LIEN
	  	 	21	  
		
	 ARTICLE XXXII. ACCESS TO PREMISES
	  	 	21	  
		
	 ARTICLE XXXIII. EXCAVATION
	  	 	22	  
		
	 ARTICLE XXXIV. QUIET ENJOYMENT
	  	 	22	  
		
	 ARTICLE XXXV. SURRENDER OF PREMISES
	  	 	22	  
		
	 ARTICLE XXXVI. HOLDING OVER
	  	 	22	  
		
	 ARTICLE XXXVII. NO WAIVER
	  	 	23	  
		
	 ARTICLE XXXVIII. BROKER
	  	 	23	  
		
	 ARTICLE XXXIX. ESTOPPEL CERTIFICATE
	  	 	23	  
		
	 ARTICLE XL. RULES & REGULATIONS
	  	 	23	  

  
 1 

					
	 ARTICLE XLI. LIMITATION OF LIABILITY OF LANDLORD
	  	 	24	  
		
	 ARTICLE XLII. NOTICES
	  	 	25	  
		
	 ARTICLE XLIII. FINANCIAL STATEMENTS
	  	 	25	  
		
	 ARTICLE XLIV. RADIUS RESTRICTION
	  	 	25	  
		
	 ARTICLE XLV. MEDICAL WASTE
	  	 	25	  
		
	 ARTICLE XLVI. RENEWAL OPTION
	  	 	25	  
		
	 ARTICLE XLVII. MISCELLANEOUS
	  	 	26	  

 ATTACHMENTS:

 EXHIBIT A. SITE PLAN 

EXHIBIT B. LANDLORD’S WORK-AS IS 
 EXHIBIT
C. MEMORANDUM OF LEASE COMMENCEMENT DATE 

  
 2 

 WASHINGTON REAL ESTATE INVESTMENT TRUST 

SHOPPING CENTER LEASE 

THIS AGREEMENT OF LEASE is made this 6 day of April, 2010 by and between Washington Real Estate Investment Trust, (“Landlord”),
and Sykesville Federal Savings Association (“Tenant”). 
 WITNESSETH: 
 ARTICLE I. PREMISES 
 1.1. Landlord, for and in consideration of the
rents, covenants and agreements hereinafter reserved, mentioned and contained on the part of Tenant, its successors and assigns, to be paid, kept, observed and performed, by these presents does hereby lease, rent, let and demise unto Tenant, and
Tenant does hereby take and hire, upon and subject to the terms, provisions, covenants, conditions and limitations hereof, the premises known as # 29, Route 140 and Englar Road, Westminster, Maryland 21157, County of Carroll, State of Maryland, and
shown outlined in red on the plan attached hereto as Exhibit A and made a part hereof, being a retail store hereby deemed to contain approximately 1,537 square feet of gross leasable area (“Premises”), and being a part of the Westminster
Shopping Center (“Shopping Center”). If Tenant fails to notify Landlord, by September 1, 2010, of Tenant’s architect’s certification of the total number of leasable square feet in the Premises, then the leasable square feet
shall be as stated above. In the event Tenant’s architect and Landlord’s architect disagree on the total number of leasable square feet in the Premises, Landlord and Tenant shall designate a third architect, acceptable to both Landlord and
Tenant, to determine the total number of leasable square feet in the Premises and the determination of the third architect shall be binding on both Landlord and Tenant. The cost of such third architect’s services shall be borne equally by both
Landlord and Tenant. Should a variance be determined to exist between Landlord’s square footage calculation for the Premises and the square footage calculation determined by Tenant (or the third architect, as applicable), then the Fixed Minimum
Rent and Tenant’s Common Area Costs Percentage and Tenant’s percentage share of real estate taxes shall be adjusted to reflect such revised square footage calculation, and Landlord and Tenant shall execute an amendment to Lease to reflect
all such revised calculations. 
 1.2. Tenant’s use and occupancy of the Premises shall include the non-exclusive right, in
common with Landlord and all others to whom Landlord has or may hereafter grant rights, to use and permit its customers to use such Common Areas (as defined in Section 8.1 hereof) within the Shopping Center (including, but not limited to the
parking areas, driveways, truckways, delivery passages, truck loading areas, access and egress roads, walkways, sidewalks and landscaped and planted areas), as Landlord shall from time to time deem appropriate, but such rights shall always be
subject to the terms and conditions of this Lease, to the rules and regulations for the use thereof from time to time promulgated by Landlord pursuant to ARTICLE XL hereof, and the rights of Landlord to designate and change, modify or eliminate,
from time to time, the Common Areas and facilities so to be used pursuant to ARTICLE VIII hereof. The Common Areas shall not be used for solicitation purposes, distribution of handbills or other advertising material, demonstrations, or any other
activities that would, in Landlord’s judgment, interfere with the use of such Common Areas or with the conduct of business within the Shopping Center or with the rights of any tenants of the Shopping Center. Landlord may, from time to time,
designate portions of the parking areas for use by Tenant, its employees, agents, customers and guests so as to effectively and efficiently allocate the parking spaces among all users of the Shopping Center. Tenant, its employees, agents, customers
and guests shall use only those portions of the parking areas so designated by Landlord and in accordance with the terms of Section 40.1(e) hereof. 
 ARTICLE II. TERM 
 2.1. The lease term (“Term”) shall
commence on the date Landlord delivers possession of the Premises to Tenant (“Lease Commencement Date”). The (“Term”) shall be for approximately five (5) years and zero (0) months from the Rent Commencement Date, as
hereinafter defined. The date the Term expires shall be August 31, 2015 (“Lease Expiration Date”). It is presently anticipated the Premises will be delivered to Tenant on or about March 15, 2010 (“Anticipated Possession
Date”). 
 2.2. Regulatory Approval. Notwithstanding anything to the contrary contained in this Lease, this Lease is
subject to receipt by Tenant of all required regulatory approvals to establish a full service branch banking office in the Premises; provided, however, that if such approval is not obtained within six (6) months from the Lease Commencement
Date, and Tenant shall provide written notice to Landlord of its inability to obtain such approval, the Term of this Lease shall cease and determine and Landlord shall return all advanced rent or security deposits required paid to Landlord by Tenant
as required 

  

 

 

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by this Lease, unless Tenant shall pay to Landlord an amount equivalent to the Fixed Minimum Rent hereinafter specified for the further period of six (6) months; and provided, further, that
if such approvals are not obtained within said additional period of six (6) months, and Tenant shall provide written notice to Landlord of its inability to obtain such approvals, then and in such event this Lease shall absolutely cease and
determine and both Landlord and Tenant shall be released and discharged of any and all liability to each other, except that Tenant shall reimburse Landlord for all unamortized transaction costs including, but not limited to, brokers’
commissions and rental abatement. Tenant agrees to use all commercially reasonable efforts to obtain such approval. This provision shall in no way affect the Rent Commencement Date as defined hereinabove. Tenant agrees to file application with the
appropriate regulatory agencies on or before April 1, 2010. 
 2.3. If Landlord is unable to give possession of the
Premises on or about the Anticipated Possession Date by reason of the holding over or retention of possession of any tenant or occupant, or if repairs, improvements or decorations to the Premises, or to the building of which the Premises form a part
(“Building”) are not completed, or for any other reason, Landlord shall not be subject to any liability for the failure to give possession on the Anticipated Possession Date and no such failure to give possession on the Anticipated
Occupancy Date shall in any other respect affect the validity of this Lease or the obligations of Tenant hereunder, nor shall the same be construed in any way to extend the Term of this Lease. If permission is given to Tenant to possess the Premises
prior to the Lease Commencement Date, Tenant covenants and agrees mat such occupancy shall be deemed to be under all the terms, covenants, conditions and provisions of this Lease. 

2.4. Promptly after the Lease Commencement Date and the Rent Commencement Date are ascertained, Landlord and Tenant shall execute a
certificate substantially in the form of Exhibit C attached hereto and incorporated herein for all purposes affirming the Lease Commencement Date, the Rent Commencement Date and the Lease Expiration Date. 

ARTICLE III. RENT 

3.1. Tenant covenants and agrees to pay to Landlord, or its designee, at Washington Real Estate Investment Trust. P.O. Box 79555,
Baltimore, Maryland, 21279-0555 without notice or demand and without abatement, deduction or setoff, in funds drawn on a member bank of the Federal Reserve System, Fifth District. In the event any check is returned by Tenant’s bank, or in the
event Tenant fails to make any payment of rent on such payment’s due date, Landlord shall have the right, at Landlord’s option, to require any or all subsequent payments be made by certified funds or cashier’s check. 

3.2. Fixed Minimum Rent: Tenant shall pay in advance, on the first day of each calendar month, annual fixed minimum rent of
Forty-Two Thousand Two Hundred Sixty-Seven and 50/100 Dollars ($42,267.50) (“Fixed Minimum Rent”) for the first Lease Year in equal monthly installments in the amount of Three Thousand Five Hundred Twenty-Two and 29/100 Dollars
($3,522.29). Such Fixed Minimum Rent (and the monthly installments thereof) shall be adjusted annually pursuant to Section 3.3 hereof. The first payment shall be made upon the execution of this Lease by Tenant, and the second and subsequent
monthly payments shall be made on the first day of each and every calendar month (beginning with the second month) from and after the Rent Commencement Date. The date (“Rent Commencement Date”) upon which Tenant shall commence the payment
of Fixed Minimum Rent shall be the earlier of: (1) September 1, 2010 or (2) upon substantial completion of the Premises. If the Rent Commencement Date begins on a day other than the first day of a month, the Fixed Minimum Rent from
such date until the first day of the next month shall be prorated on the basis of the actual number of days in such month and shall be payable in advance. 
 3.3. Rent Escalation: On the first day of the second Lease Year and on the first day of every Lease Year thereafter during the Term, the Fixed Minimum Rent shall be increased by two and 00/100
percent (2 %) of the preceding Lease Year’s Fixed Minimum Rent. 
 3.4. The term “Lease Year” shall mean each
period of twelve (12) consecutive calendar months commencing on the Lease Commencement Date, except that if the Lease Commencement Date is not the first day of a month, then the first Lease Year shall commence on the Lease Commencement Date and
shall continue for the balance of the month in which the Lease Commencement Date occurs, and for a period of twelve (12) calendar months thereafter and subsequent Lease Years shall commence on the day following the last day of the preceding
Lease Year. The term “Partial Lease Year” shall mean any period of less than twelve (12) calendar months during the last Lease Year of the Lease if the Lease Expiration Date occurs prior to the end of a full Lease Year. 

3.5. Common Area Costs: 
 (a) During each calendar year or portion thereof included in the Term and any renewal thereof, commencing on the Rent Commencement Date, Tenant shall pay to Landlord, as additional rent, Tenant’s
Proportionate Share of Common Area Costs. Tenant’s Proportionate Share of Common Area Costs (“Tenant’s Proportionate Share”) shall equal Tenant’s Common Area Costs Percentage times the annual Common Area Costs of the
Shopping Center. Tenant’s Common Area Costs Percentage is one and 

  

 

 

 -2- 

 
07/100 percent (1.07%) which percentage represents the ratio of the approximate gross leasable area of the Premises to the total approximate gross leasable area of the Shopping Center. In
the event that the gross leasable area of the Shopping Center or the Premises is increased or decreased, the Tenant’s Common Area Costs Percentage shall be recalculated and adjusted. Tenant’s percentage share of Common Area Costs shall be
the percentage set forth above, except as follows: If any space in the Shopping Center is leased to a tenant who is separately responsible for paying the cost of a service that would otherwise be included in Common Area Costs, the leasable area of
such tenant’s space shall be excluded from the leasable area of the Shopping Center for the purpose of determining Tenant’s percentage share of the balance of the cost of such services. Additionally, if any space in the Shopping Center is
leased to a tenant who creates an exemption from any category of Common Area Costs so as to reduce the Shopping Center’s total cost of the same proportion to that tenant’s leasable area, then the leasable area of such tenant’s space
shall be excluded from the leasable area of the Shopping Center for the purpose of determining Tenant’s percentage share of such category of Common Area Costs. 
 (b) As used in Section 3.5(a) above, the term “Common Area Costs” shall mean all the costs and expenses of every kind and nature paid or incurred by Landlord in each calendar year in
operating, managing, cleaning, protecting, equipping, lighting, repairing, replacing and maintaining all Common Areas in the Shopping Center. Such costs and expenses shall include, without limitation (including appropriate reserves), (1) the
cost of maintaining, repairing or replacing all service pipes, electric, gas, and water lines and sewer mains leading to and from the Premises and other premises in the Shopping Center; (2) gas, electricity, water, sanitary sewer, storm sewer
and other utility charges (including surcharges of every type and nature for services provided to the Common Areas incurred in operating the Shopping Center); (3) all costs incurred in painting (including painting of exterior walls), gardening,
landscaping, and for traffic control; (4) the cost of public liability insurance, property damage insurance, and all other insurance coverage carried by Landlord for all land and improvements comprising the Shopping Center (including
worker’s compensation and fidelity bonds); (5) all costs for repairs, maintenance and improvements including but not limited to, roof repairs, maintenance and replacement; sidewalk and street repair, maintenance and replacement; sign
repair and maintenance; line painting and striping; lighting; decorations; sanitary and drainage control; public address system; security systems; cleaning; removal of snow, trash and rubbish; and depreciation on machinery and equipment used in such
improvements, maintenance or repair; (6) costs of personnel, if any, to direct parking and to provide security for the Common Areas and facilities, management fees and personnel costs, including, but not limited to salaries, wages, fringe
benefits and other direct or indirect costs of engineers, superintendents, watchmen, security, porters and other Shopping Center personnel, costs of service and maintenance contracts; (7) depreciation (on a straight line basis) of all capital
expenditures made by Landlord to the extent such capital expenditures are made with the intention to reduce Common Area Costs or comply with any governmental law, order, requirement or regulation; and (8) Landlord’s administrative costs
and overhead costs in an amount, in the aggregate, equal to five percent (5 %) of the total of all other Common Area Costs. For purposes of this Section 3.5, the term “Shopping Center” shall include the Land (as defined in
Section 3.6). 
 (c) Upon the Lease Commencement Date and thereafter at the beginning of each calendar year, Landlord shall
submit to Tenant a statement of Landlord’s estimate on an annual basis of the Common Area Costs. Within thirty (30) days after delivery of such statement, Tenant shall pay to Landlord, as additional rent, an amount equal to one-twelfth
(l/12th) of the amount determined to be Tenant’s Proportionate Share. In case such estimate is submitted during the calendar year, Tenant shall (i) include with the next monthly installment of Fixed Minimum Rent a lump sum payment to
Landlord equal to one-twelfth (l/12th) of Tenant’s Proportionate Share multiplied by the number of months in such calendar year that will have elapsed prior to the first month the payment required by clause (ii) hereof is due and
(ii) begin paying to Landlord monthly, as additional rent, due and payable on the first day of each month, an amount equal to one-twelfth (1/12th) of Tenant’s Proportionate Share. As soon as practicable after the expiration of each
calendar year, Landlord shall submit to Tenant a statement showing the determination of the total Common Area Costs and Tenant’s Proportionate Share. However, Landlord’s failure to provide any statement within the time specified shall in
no way excuse Tenant from its obligation to pay its proportionate share or constitute a waiver of Landlord’s right to bill and collect such proportionate share. If such statement shows that Tenant’s monthly payments pursuant to this
Section exceeded Tenant’s Proportionate Share of the actual expenses incurred for the preceding calendar year, then the excess shall be credited towards any amounts then due Landlord or accruing thereafter and if no amounts are due Landlord or
will accrue thereafter, then such excess shall be refunded to Tenant. If such statement shows that Tenant’s Proportionate Share of Landlord’s actual Common Area Costs exceeded Tenant’s monthly payments for the preceding calendar year,
the deficiency shall be paid by Tenant within fifteen (15) days after the submission of such statement. 
 (d) If the Lease
Commencement Date or the Lease Expiration Date is a day other than the first day or last day of a calendar year, respectively, then Tenant’s liability for its Proportionate Share of Common Area Costs incurred during such calendar year shall be
apportioned by multiplying the amount of Tenant’s liability therefor for the full calendar year by a fraction, the numerator of which is the number of days during such calendar year falling within the Term, and the denominator of which is 365.
Tenant’s liability for payment of its Proportionate Share of Common Area Costs as aforesaid shall survive expiration or termination of this Lease. 

  

 

 

 -3- 

 3.6. Real Estate Taxes 

(a) Commencing on the Rent Commencement Date, Tenant shall reimburse Landlord, as additional rent, and in the manner hereinafter
provided, that portion of all real estate taxes equal to the product obtained by multiplying such real estate taxes by the Tenant’s Common Area Costs Percentage. Tenant’s percentage share of real estate taxes shall be deemed to be one and
07/100 percent (1.07%), being the ratio of the approximate gross leasable area of the Premises to the approximate gross leasable area of the Shopping Center, except as follows: In the event the leasable area of the Shopping Center is increased or
decreased, the Tenant’s percentage share of real estate taxes should be recalculated and adjusted. If any space in the Shopping Center is leased to a tenant who creates an exemption from real estate taxes so as to reduce the Shopping
Center’s total cost of the same in proportion to that tenant’s leasable area, then the leasable area of such tenant’s space shall be excluded from the leasable area of the Shopping Center for the purpose of determining Tenant’s
percentage share of real property taxes. Tenant shall pay to Landlord monthly, in advance, on the first day of each calendar month, one-twelfth (1/12th) of the estimated charge for its proportionate share of real estate taxes. Such monthly
estimated charge may be adjusted and revised by Landlord as of the end of each calendar year or partial calendar year included in the Term. The term “real estate taxes” shall mean (i) all real estate taxes, including general and
special assessments, if any, which are imposed upon Landlord or assessed against the Shopping Center and/or the land on which the Shopping Center is located (“Land”) during any calendar year, and (ii) any other present or future taxes
or governmental charges that are imposed upon Landlord or assessed against the Shopping Center and/or the Land during any calendar year which are in the nature of, in addition to or in substitution for real estate taxes, including, without
limitation, any license fees, tax measured by or imposed upon rents, or other tax or charge upon Landlord’s business of leasing the Shopping Center, but shall not include any federal, state or local income tax. Any reasonable expense incurred
by Landlord (including attorneys’ fees) in contesting any real estate tax increase shall be included as an item of real estate taxes for the purpose of computing additional rent due Landlord. Landlord, however, shall have no obligation to
contest any real estate tax increase. If Landlord takes advantage of any provisions allowing any assessment to be paid in installments, Tenant shall be obligated to pay only its proportionate share of each such installment. 

(b) Following the end of each calendar year or partial calendar year included in the Term, Landlord shall submit to Tenant a statement in
reasonable detail of the actual real estate taxes for the immediately preceding fiscal tax year or partial calendar year on an accrual basis and the figures used for computing Tenant’s proportionate share of real estate taxes. However,
Landlord’s failure to provide any statement within the time specified shall in no way excuse Tenant from its obligation to pay its proportionate share or constitute a waiver of Landlord’s right to bill and collect such proportionate share.
If Tenant’s proportionate share of real estate taxes is less than the amount paid by Tenant for such period, the excess deficiency shall be credited towards any amounts then due Landlord or accruing thereafter and if no amounts are due Landlord
or will accrue thereafter, then such balance owed shall be refunded to Tenant. If Tenant’s proportionate share of real estate taxes is more than the amount paid by Tenant for such period, then Tenant shall pay the balance due within fifteen
(15) days after the submission of such statement. Any real estate taxes for a real estate calendar year, a part of which is included within the period in question for the above computation and a part of which is not so included, shall be
apportioned on the basis of the number of days in the real estate calendar year included in the period in question for the purpose of making the above computation, and the real estate calendar year for any improvement assessment will be deemed to be
the one-year period commencing on the date when such assessment is due, except that if any improvement assessment is payable in installments, the real estate calendar year for each installment will be deemed to be the one-year period commencing on
the date when such installment is due. 
 (c) If the Term commences or expires on a day other than the first day or last day of
a calendar year, respectively, then Tenant’s liability for its proportionate share of real estate taxes incurred during such calendar year shall be apportioned by multiplying the amount of Tenant’s liability therefor for the full calendar
year by a fraction, the numerator of which is the number of days during such calendar year falling within the Term, and the denominator of which is 365. Tenant’s liability for payment of its proportionate share of real estate taxes shall
survive expiration or termination of this Lease. 
 (d) If some method or type of taxation shall replace the current method of
assessment of real estate taxes, or the type thereof. Tenant agrees that Tenant shall pay an equitable share of the same computed in the fashion consistent with the method of computation provided in this ARTICLE III to the end that Tenant’s
cost on account thereof shall be, to the maximum extent possible, the same as Tenant would bear under the foregoing Sections of this ARTICLE III. 
 3.7. All costs and expenses other than Fixed Minimum Rent which Tenant assumes or agrees to pay to Landlord pursuant to this Lease shall be deemed to be “additional rent” and, in the event of
nonpayment thereof. Landlord shall have all the rights and remedies provided for in the case of nonpayment of rent, including assessment of interest and late fees. Fixed Minimum Rent and additional rent are sometimes referred to collectively herein
as “rent”. 

  

 

 

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		  	ARTICLE IV. SECURITY DEPOSIT	 	
			
		  	 4.1. Tenant agrees to pay Landlord at the signing of this Lease Three Thousand Five Hundred Twenty-Two and 29/100 Dollars ($3,522.29) (“Security
Deposit”) as security for compliance with the terms of this Lease. Upon the occurrence of any Event of Default by Tenant, Landlord may, from time to time in its sole discretion, without prejudice to any other remedy, use and apply the Security
Deposit to the extent necessary to make good, any arrearages of rent and any other damage, injury, expense or liability suffered by Landlord by such Event of Default Following any such application of the Security Deposit, Tenant shall pay to
Landlord on demand as additional rent the amount so applied in order to restore the Security Deposit to its original amount. Within approximately forty-five (45) days after the Lease Expiration Date and after the Premises have been properly
vacated and inspected and the keys returned to Landlord, then Landlord shall return said Security Deposit to Tenant, without interest, less such portion of the Security Deposit as Landlord shall have used to satisfy Tenant’s obligations under
this Lease. If Landlord transfers the Security Deposit to any transferee of the Shopping Center or Landlord’s interest therein, then said transferee shall be liable to Tenant for the return of the Security Deposit, and Landlord shall be
released from all liability for the return of the Security Deposit. The holder of any mortgage shall not be liable for the return of the Security Deposit unless such holder actually receives the Security Deposit If an Event of Default under this
Lease shall occur more than two (2) times within any twelve month period, irrespective of whether or not such Event of Default is cured, then, without limiting Landlord’s other rights and remedies provided for in this Lease or at law or
equity, the Security Deposit shall automatically be increased by an amount equal to the greater of: (a) three (3) times the original Security Deposit, or (b) three (3) months’ Fixed Minimum Rent, at the then current amount,
which shall be paid by Tenant to Landlord within ten (10) days of Landlord’s demand therefor.
	 	
			
		  	ARTICLE V. USE OF THE PREMISES AND OPERATION OF BUSINESS	 	

	

	  	  
 5.1. Permitted Use: Tenant will use and occupy
the Premises solely for the following express use(s) and purpose(s) and for no other use or purpose: the operation of a retail branch banking office consistent with the majority of Tenant’s other offices in the Baltimore Metropolitan Region
(“Permitted Use”). Tenant shall not change or modify such Permitted Use in any manner whatsoever and shall not make any substantial change or modification in the method by, or in the manner in which Tenant conducts his business in the
Premises without the prior written approval of Landlord which shall not be unreasonably withheld, conditioned or delayed. Tenant acknowledges and agrees that the Permitted Use of the Premises has been precisely defined to achieve a balanced and
diversified group of tenants, merchandise and services at the Shopping Center. Accordingly, it is understood and agreed that without Landlord’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed. Tenant
shall not sell any products, offer any services or undertake any line of business that in each case is not in conformity with the Permitted Use of the Premises. Tenant shall pay to Landlord, as additional rent any additional costs incurred by
Landlord as a result of Tenant’s Permitted Use or any other use or purpose of the Premises. Landlord acknowledges that operation of a retail bank branch by Tenant will not directly or materially compete with the use of any other tenant in the
Shopping Center. Tenant will not use or occupy the Premises for any unlawful purpose or that would violate Tenant’s certificate of occupancy, or for any purpose that would constitute a nuisance or unreasonable annoyance to Landlord or any other
tenants of the Shopping Center, and Tenant will comply with all present and future laws, ordinances, regulations, and orders of the United States of America, the state the Shopping Center is located, and any other public or quasi-public authority
having jurisdiction over the Shopping Center. If required, and Landlord performs Alterations pursuant to Exhibit B of the Lease, Landlord shall obtain, at Tenant’s sole expense, any initial certificate of occupancy and/or any other permits,
approvals, and licenses required at the time of the commencement of the Term. Otherwise, Tenant shall obtain, at Tenant’s sole expense, any initial certificate of occupancy and/or any other permits, approvals, and licenses required at the time
of the commencement of the Term. Any amended or substitute certificate of occupancy necessitated by Tenant’s particular use of the Premises or any alterations made by Tenant in the Premises shall be obtained by Tenant at Tenant’s sole
expense. Tenant shall keep current such certificates, permits, approvals, and licenses at Tenant’s own expense and shall promptly deliver a copy thereof to Landlord.
	 
			
		  	 5.2. Provided this Lease is in full force and effect, there exists no Event of Default hereunder and Tenant is using and occupying the Premises for
the Permitted Use under Tenant’s Trade Name, Landlord shall not permit any portion of the Shopping Center, other than the Premises, to be used by a bank or credit union (other than (i) pursuant to Landlord’s lease dated May 15,
2007 with Susquehanna Bank or any subsequent lease for such parcel or (ii) automatic teller machines located at a grocery store in the Shopping Center) Should Landlord permit any portion of the Shopping Center, other than the Premises, to be
used by a bank or credit union in breach of the foregoing sentence. Tenant as its sole and exclusive remedy shall have the one-time right to terminate this Lease provided that Tenant first shall have sent Landlord written notice of the violation and
Landlord shall have failed to cure such violation within sixty (60) days (“Cure Deadline”). If Landlord fails to cure such violation within the Cure Deadline, Tenant must elect to either (i) terminate this Lease, which shall be
effective sixty (60) days from the date of Landlord’s receipt of the Election Notice (as defined below) or (ii) waive any claim of default against Landlord on account of this violation. Such election by Tenant must be made in writing
(“Election Notice”) so long as the violation exists, and shall be delivered to Landlord within thirty (30) days after the Cure Deadline. If Tenant fails to timely make such election. Tenant shall be deemed to have elected to waive any
claim of default against Landlord on account of this violation. Anything to the contrary notwithstanding, Tenant shall have no remedy for a violation of if (a) another
	 	

 

 

  

 

 

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tenant or occupant in the Shopping Center violates a provision of its lease or license agreement regarding its premises, which either does not permit or specifically prohibits a use that violates
this provision; (b) Landlord provides notice of the lease or license agreement violation to such other tenant or occupant; and (c) Landlord commences an action (or arbitration, if required by such lease or license agreement) against such
other tenant or occupant, and thereafter uses commercially reasonable efforts to enforce its rights under such lease or license agreement. Nothing contained herein shall require Landlord to appeal any adverse decision denying relief to Landlord.

 5.3. Trade Name: Tenant will conduct business in the Premises in the trade name of Sykesville Federal Savings
Association and has the right to change its trade or corporate name with notice to Landlord. Tenant has the right to convert to a state bank and/or convert to a capital stock organization with prior written notice to Landlord and such action shall
not constitute an event of default hereunder. 
 5.4. Operation of Business: Tenant agrees (1) except as herein
otherwise provided, to continuously and uninterruptedly occupy and use the entire Premises during the entire Term and any Renewal Term(s) for the uses herein specified (without consideration of the profitability of the business) and to conduct
Tenant’s business therein in a reputable manner; (2) to remain open for business during all business days permissible for a bank to be open under applicable laws and regulations and during normal business hours, which will be determined by
Tenant and may be modified from time to time by Tenant, however, Tenant hereby acknowledges, consents and agrees that any and/or all services, facilities and access by the public to the Premises and/or to the Shopping Center may be suspended in
whole or in part during such times as such businesses are not customarily open for business, on legal holidays, on such other days as may be declared by local, state or federal authorities as days of observance, or during any periods of actual or
threatened civil commotion, insurrection or other circumstances beyond Landlord’s control, when Landlord, in Landlord’s reasonable judgment, shall deem the suspension of such services, facilities and access necessary for the protection
and/or preservation of persons and/or property; (3) to keep the display windows and signs, if any, well lighted during such hours and days as the Shopping Center is lighted by Landlord, including periods in addition to the business hours of
Tenant, if in Landlord’s judgment such lighting is necessary or desirable; (4) to keep and maintain the Premises and Tenant’s personal property and signs therein or thereon and the exterior and interior portions of all windows, doors
and all other glass or plate glass in a neat, clean, sanitary and safe condition and good repair, promptly replacing any glass that is broken or cracked; (5) to warehouse, store or stock in the Premises only such goods, wares and merchandise as
Tenant intends to offer for sale at retail; (6) to apply for, secure, maintain and comply with all licenses or permits which may be required for the conduct by Tenant of the business herein permitted to be conducted in the Premises and to pay,
if, as and when due, all license and permit fees and charges of a similar nature in connection therewith; (7) to use for office or other non-selling purposes only such space as is reasonably required for the conduct of Tenant’s business in
the Premises and such office or other non-selling space shall not be used to perform any functions for any other store or business conducted by Tenant or by any other person or firm; (8) neither to solicit business nor to distribute advertising
matter in the parking or other Common Areas or facilities of the Shopping Center except as permitted in writing by Landlord; (9) not to conduct any auction, distress, fire or bankruptcy sale or any going-out-of-business sale (whether real or
fictitious); (10) not to represent or advertise that it regularly or customarily sells merchandise at manufacturer’s, distributor’s, wholesale, warehouse, discount, fire sale, bankruptcy sale or similar prices other than at retail,
but nothing contained herein shall restrict Tenant from determining the selling price of its own merchandise or preclude the conducting of periodic seasonal, promotional or clearance sales; (11) not to conduct any catalogue, telephone or
mail-order sales in or from the Premises except of merchandise permitted pursuant to Article V of this Lease; and (12) not to park or permit to be parked any of Tenant’s trucks, employee vehicles or any of Tenant’s delivery vehicles
in the parking areas and not to load or unload, or permit to be loaded or unloaded, any trucks or delivery vehicles in any portion of the Shopping Center other than in places designated for such purposes by Landlord. 

ARTICLE VI. ENVIRONMENTAL COVENANTS 
 6.1. The following environmental covenants shall apply: 
 (a) Tenant, its
employees, agents, contractors and invitees shall, at Tenant’s own expense, comply with all Environmental Laws, as herein defined, in connection with its use and occupancy of the Premises or the Shopping Center and shall obtain, maintain and
comply with all necessary environmental permits, approvals, registrations and licenses. 
 (b) Tenant, its employees, agents,
contractors and invitees shall not use, generate, release, manufacture, treat, refine, produce, process, store, dump or dispose of any Hazardous Substance, as herein defined, on, under, or about the Premises, or any other portion of the Shopping
Center, or transport to or from the Premises or any other portion of the Shopping Center any Hazardous Substances. Notwithstanding anything to the contrary contained in this ARTICLE VI, Tenant may use and store within the Premises such reasonable
quantities of normal office products as are used by Tenant in the ordinary course of its business operations and which are customarily found in first-class offices; provided such reasonable quantities and use do not constitute a danger to the health
of individuals or a danger to the environment and which are used, stored and disposed of in accordance with all applicable Environmental Laws. 

  

 

 

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 (c) Tenant shall, at Tenant’s own expense, make all submissions to, provide all
information required by and comply with all requirements of all governmental authorities (the “Authorities or Authority”) under the Environmental Laws. Tenant shall provide Landlord with copies of any environmental audit prepared by or for
Tenant with respect to the Premises and any report(s) or filing(s) made by Tenant with any Authority. 
 (d) Should Landlord,
any Authority or any third party demand that a clean-up plan be prepared or that a clean-up be undertaken because of any deposit, spill, discharge, or other release of Hazardous Substances that occurs as a result of Tenant’s use or occupancy of
the Premises or the Shopping Center, then Tenant shall, at Tenant’s own expense, prepare and submit to Landlord and any applicable Authority the required plans and all related bonds and other financial assurances, and Tenant shall carry out all
such clean-up plans following their approval by Landlord and all applicable Authorities. 
 (e) Tenant shall promptly provide
all information regarding the use, generation, storage, transportation, or disposal of Hazardous Substances that is requested by Landlord. If Tenant fails to fulfill any duty imposed under this ARTICLE VI within ten (10) days, Landlord may
fulfill such duty on behalf of Tenant, at Tenant’s cost and expense; and in such case, Tenant shall cooperate with Landlord in order to prepare all documents Landlord deems necessary or appropriate to determine the applicability of the
Environmental Laws to the Premises and Tenant’s use thereof, and for compliance therewith, and Tenant shall execute all documents promptly upon Landlord’s request. No such action by Landlord and no attempt made by Landlord to mitigate
damages under any Environmental Law shall constitute a waiver of any of Tenant’s obligations under this ARTICLE VI. 
 (f)
Tenant shall immediately notify Landlord in writing of any release or discharge of any Hazardous Substance, whether or not the release is in quantities that would require under law the reporting of such release to a governmental or regulatory
agency. 
 (g) Tenant shall also immediately notify Landlord in writing of, and shall contemporaneously provide Landlord with a
copy of: 
 (i) Any written notice of release of Hazardous Substances in the Premises that is provided by Tenant
or any subtenant or other occupant of the Premises to a governmental or regulatory agency; 
 (ii) Any notice of
a violation, or a potential or alleged violation, of any Environmental Law that is received by Tenant or any subtenant or other occupant of the Premises from any governmental or regulatory agency; 

(iii) Any inquiry, investigation, enforcement, cleanup, removal, or other action that is instituted or threatened by a
governmental or regulatory agency against Tenant or any subtenant or other occupant of the Premises and that relates to the release or discharge of Hazardous Substances on or from the Premises; 

(iv) Any claim that is instituted or threatened by any third party against Tenant or any subtenant or other occupant of
the Premises and that relates to any release or discharge of Hazardous Substance on or from the Premises; and 

(v) Any notice of the loss of any environmental operating permit by Tenant or any subtenant or other occupant of the
Premises. 
 (h) Landlord shall have the right, but not the obligation, with forty-eight (48) hours prior written notice,
except in an emergency when no notice shall be required, at all reasonable times during the Term to (1) inspect the Premises, (2) enter upon the Premises to conduct tests and investigations and take samples to determine whether Tenant is
in compliance with the provisions of this ARTICLE VI, or as otherwise necessary and (3) request lists of all Hazardous Substances used, stored or located on the Premises. The cost of all such inspections, tests and investigations shall be borne
by Tenant. 
 (i) Tenant’s obligations and liabilities under this ARTICLE VI shall survive the expiration or early
termination of the Lease. For purposes of this ARTICLE VI, the term “Shopping Center” shall include the Land. 
 6.2.
Tenant shall indemnify, defend, protect and hold harmless Landlord, the manager of the Shopping Center, and their respective officers, directors, trustees, beneficiaries, shareholders, partners, agents and employees from all fines, suits,
procedures, claims, and actions of every kind, and all costs associated therewith (including, without limitation, attorneys’ and consultants’ fees and the costs of investigation and settlement of any claims) arising out of or in any way
connected with (1) any deposit, spill, discharge, or other release of Hazardous Substances which arises at any time from Tenant’s, its employees’, agents’, contractors’, or invitees’ use or occupancy of the Premises or
any other portion of the Shopping Center, or (2) from its failure to provide all information, make all submissions and take all steps required by all Authorities under the Environmental Laws and (3) Tenant’s, its employees’,
agents’, contractors’ or invitees’ breach of this ARTICLE VI, whether or not Tenant has acted negligently with respect to such Hazardous Substances. 
 6.3. As used in this ARTICLE VI, the term “Hazardous Substances” means: 

(a) any substance designated pursuant to Section 311 (b)(2)(A) of the Federal Water Pollution Control Act; 

  

 

 

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 (b) any element, compound, mixture solution or substance designated pursuant to
Section 102 of the Comprehensive Environmental Response, Compensation and Liability Act; 
 (c) any hazardous waste having
the characteristics identified under or listed pursuant to Section 3001 of the Solid Waste Disposal Act; 
 (d) any toxic
pollutant listed under Section 307(a) of the Federal Water Pollution Control Act; 
 (e) any hazardous air pollutant listed
under Section 112 of the Clean Air Act; 
 (f) any imminently hazardous chemical substance or mixture with respect of which
the Administrator of the United States Environmental Protection Agency has taken action pursuant to Section 7 of the Toxic Substances Control Act; and 
 (g) any substance, waste or other material considered hazardous, dangerous or toxic under any state, local or federal law, code, ordinance or regulation. 

(h) petroleum and petroleum products, including crude oil or any fraction thereof, which is not specifically listed or designated as a
Hazardous Substance under Section 6.3(a) through (g) of this ARTICLE VI, as well as natural gas, natural gas liquids, liquefied natural gas and synthetic gas usable for fuel and mixtures of natural gas and such synthetic gas. 

6.4. As used in this ARTICLE VI, the term “Environmental Laws” shall mean and refer to the entirety of the federal acts,
portions of which are referenced in Section 6.3, and all other federal and all state and local laws, codes, ordinances, rules regulations, and directives governing the discharge, emission or disposal of any pollutant in, to or from the Premises
or any other portion of the Shopping Center or other premises or the environment and prescribing methods for storing, handling or otherwise managing Hazardous Substances and wastes including, but not limited to, the then current versions of the
following federal statutes, their state analogs, and the regulations implementing them: The Resource Conservation and Recovery Act (42 U.S.C. 6901 et seq.), the Comprehensive Environmental Response, Compensation and Liability Act (42
U.S.C. 9601 et seq.), the Clean Water Act (33 U.S.C. 1251 et seq.), the Clean Air Act (42 U.S.C, 7401 et seq.), and the Toxic Substances Control Act (15 U.S.C. 2601 et seq.). 

ARTICLE VII. LATE CHARGE 
 7.1. Tenant agrees to pay to Landlord, as additional rent, a late fee equal to five percent (5%) of any amount due for monthly Fixed Minimum Rent or other payments due hereunder if said payments have
not been received by Landlord within five (5) days of the due date. In addition, if Landlord does not receive such payment within thirty (30) days of such payment’s due date, then such payment and late charge shall bear interest at
the rate per annum equal to the greater of (i) eighteen percent (18%) per annum; provided, however, such rate is not usurious or (ii) the highest non-usurious rate permitted under the laws of the jurisdiction where the Shopping Center
is located from the date such payment was due to the date of payment thereof. Such late charge and interest shall constitute additional rent due hereunder, shall be paid with the next monthly installment of Fixed Minimum Rent coming due hereunder,
and shall be in addition to, and not in lieu of, all other rights and remedies provided to Landlord in this Lease, at law, or in equity. 

ARTICLE VIII. COMMON AREAS 
 8.1. Subject to Landlord’s rights in this Section VIII during the Term, Landlord shall make available from time to time in the Shopping Center such Common Areas as Landlord shall deem appropriate.
“Common Areas” shall mean all areas and improvements now or hereafter existing, made available by Landlord for the common and joint use of Landlord, Tenant and other tenants and occupants of the Shopping Center, and their respective
employees, agents, customers and invitees, which may include if provided, but shall not be limited to driveways, footways, parking areas, walkways and all other areas in the Shopping Center now or hereafter constructed to be used in common by the
tenants and/or customers of the Shopping Center. All Common Areas shall at all times be subject to such rules and regulations as Landlord may from time to time prescribe and Landlord shall at all times have full and exclusive control, management and
direction of said Common Areas. Landlord further shall have the right (but shall not be obligated) (a) to police the Common Areas; (b) to restrict parking by tenants, their officers, agents and employees; (c) to designate employee
parking areas; (d) to establish and enforce parking charges, with appropriate provisions for free-parking ticket validation by tenants; (e) to close temporarily all or any portion of the Common Areas or any parts thereof, including the
parking areas or facilities for the purpose of maintenance, repairs, and/or construction; (f) to discourage non-customer parking; and (g) to do and perform such other acts in and to such areas as Landlord, in the use of its business
judgment, shall determine to be advisable. Landlord further shall have the right, without materially, adversely affecting access to or the use or accessibility of the Premises or without materially, adversely affecting the character of the Shopping
Center as such exists on the Lease Commencement Date, in its sole discretion, at all times, and from time to time throughout the Term, without incurring any liability to Tenant, including but not limited to loss of sales, and without it constituting
an eviction to: (i) change the area, appearance, size, level, layout, location, and/or arrangement of the Shopping Center or any part thereof (including, without limitation, the Common Areas and the entrances to and exits from the Common
Areas); (ii) construct other 

  

 

 

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buildings, structures or improvements in the Common Areas and elsewhere in the Shopping Center (including, without limitation, construction of kiosks in the Common Areas), and make alterations
and additions thereto, or rearrangements thereof, demolish parts thereof, build additional stories on any building in the Shopping Center (and for such purposes to construct and erect columns and support facilities in any building), and construct
additional buildings or facilities adjoining or proximate to the Shopping Center; (iii) expand, reduce, or alter the parking areas in any manner whatsoever including, without limitation, the construction of multiple-deck, elevated, or
underground parking facilities; (iv) relocate or rearrange the various buildings, parking areas, and other parts of the Shopping Center; (v) make changes and additions to the pipes, conduits, and ducts or other structural and nonstructural
installations in the Premises where desirable to serve the Common Areas and other premises in the Shopping Center or to facilitate the expansion or alteration of the Shopping Center (including, without limitation, the construction and erection of
columns and support facilities); and (vi) add additional real property to the Shopping Center. 
 ARTICLE IX. ASSIGNMENT &
SUBLETTING 
 9.1. Tenant shall not assign this Lease or any of Tenant’s rights or obligations hereunder, or sublet
or permit anyone to occupy the Premises or any part thereof, without the prior written consent of Landlord which may be withheld in Landlord’s absolute sole discretion. No assignment or transfer of this Lease may be effected by operation of law
or otherwise without Landlord’s prior written consent. The consent of Landlord to any assignment or subletting shall not be construed as a waiver or release of Tenant from liability for the performance of all covenants and obligations to be
performed by Tenant under this Lease. The transfer, whether a single transfer or multiple transfers, of fifty percent (50%) or more of the ownership interests of Tenant within a twelve (12) month period shall be deemed equivalent to an
assignment or subletting requiring consent of Landlord. Any attempted assignment or subletting made without Landlord’s consent shall, at the option of Landlord, be deemed an Event of Default under this Lease. Landlord’s acceptance or
collection of rent from any assignee, subtenant or occupant shall not be construed (a) as a consent to or acceptance of such assignee, subtenant or occupant as a tenant, (b) as a waiver by Landlord of any provision hereof, (c) as a
waiver or release of Tenant from liability for the performance of any obligation to be performed under this Lease by Tenant, or (d) as relieving Tenant or any assignee, subtenant or occupant from the obligation of obtaining Landlord’s
prior written consent to any subsequent assignment, subletting or occupancy. Tenant hereby assigns to Landlord any rent due from any assignee, subtenant or occupant of Tenant as security for Tenant’s performance of its obligations pursuant to
this Lease; provided, however, that Tenant shall have the right to collect such rent as long as Tenant is not in Event of Default under the terms of this Lease. Tenant authorizes each such assignee, subtenant or occupant to pay such rent directly to
Landlord if such assignee, subtenant or occupant receives written notice from Landlord specifying that such rent shall be paid directly to Landlord. In the event of Event of Default by any assignee of Tenant or any successor of Tenant in the
performance of any of the terms hereof, Landlord may proceed directly against Tenant without the necessity of exhausting remedies against such assignee or successor. Landlord may consent to subsequent assignments or subletting of this Lease or
amendments or modifications to this Lease with assignees of Tenant, without notifying Tenant, or any successor of Tenant, and without obtaining its or their consent thereto and such action shall not relieve Tenant of liability under this Lease.
Tenant shall not mortgage this Lease without Landlord’s consent, which consent may be granted or withheld in Landlord’s reasonable discretion. All restrictions and obligations imposed pursuant to this Lease on Tenant shall be deemed to
extend to any subtenant, assignee or occupant of Tenant, and Tenant shall cause such persons to comply with all such restrictions and obligations. Tenant shall pay to Landlord a Seven Hundred Fifty and 00/100 Dollar ($750.00) processing fee as well
as expenses (including reasonable attorneys’ fees) incurred by Landlord in connection with Tenant’s request for Landlord to give its consent to any assignment, subletting, occupancy or mortgage, whether or not Landlord consents thereto.

 9.2. Notwithstanding anything herein to the contrary, Tenant shall have the right, without Landlord’s consent, but upon
prior written notice to Landlord to assign this Lease to (i) any parent, subsidiary or affiliate of Tenant, (ii) an entity which is the result of a consolidation, merger or other reorganization of Tenant, (iii) an entity acquiring all
or substantially all of the stock or assets of Tenant; (iv) a capital stock institution which is the result of the conversion from a mutual institution to a capital stock institution and the sale or transfer of stock associated therewith,
provided that as a result of such conversion the former holders of the mutual institution become the beneficial owners of the capital stock institution in the same pro-rata ownership (collectively, “Permitted Transferee”), provided such
Permitted Transferee has a net worth and creditworthiness which are at least equal to or greater than those of Tenant on the date of execution of this Lease and provided that such Permitted Transferee assumes, in full, the obligations of Tenant
under this Lease, and such assignment shall not relieve Tenant of its obligations hereunder. 
 9.3. If at any time Tenant
intends to assign, sublet or otherwise transfer all or part of the Premises or this Lease, then Tenant shall give written notice to Landlord (“Sublease Proposal Notice”) of the area proposed to be assigned or sublet (the “Proposed
Sublet Space”) and the term for which Tenant desires to sublet the Proposed Sublet Space, the name of the proposed subtenant or assignee and such other information as Landlord shall reasonably request. 

  

 

 

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 9.4. After receipt of Tenant’s Sublease Proposal Notice, Landlord shall also have the
right in its sole and absolute discretion, in addition to Landlord’s rights in Section 9.1, to elect: (a) to consent to the proposed sublease or assignment, (b) to reject the proposed sublease or assignment, or (c) to
terminate this Lease with respect to the Proposed Sublet Space. Landlord shall exercise such right by sending Tenant written notice within thirty (30) days after Landlord’s receipt of the Sublease Proposal Notice. If the Proposed Sublet
Space does not constitute the entire Premises and Landlord elects to terminate this Lease with respect to the Proposed Sublet Space, then (1) Tenant shall tender the Proposed Sublet Space to Landlord on a date specified in Landlord’s
notice (which date shall not be more than sixty (60) days after the date of such notice) as if such specified date had been originally set forth in this Lease as the Lease Expiration Date with respect to the Proposed Sublet Space, and
(2) as to all portions of the Premises other than the Proposed Sublet Space, this Lease shall remain in full force and effect except that the additional rent payable pursuant to ARTICLE III and the Fixed Minimum Rent payable pursuant to ARTICLE
III shall be reduced pro rata. If the Proposed Sublet Space constitutes the entire Premises and Landlord elects to terminate this Lease, then (1) Tenant shall tender the Premises to Landlord on a date specified in Landlord’s notice (which
date shall not be more than sixty (60) days after the date of such notice), and (2) the Term shall terminate on such specified date. Notwithstanding anything to the contrary in the foregoing provisions of this Section 9.4, Landlord
shall not have the right to terminate this Lease with respect to the Proposed Sublet Space in the event Tenant proposes to assign this Lease to a corporation or other business entity Tenant is merged or consolidated into or to which substantially
all of Tenant’s assets may be transferred, provided such successor entity has assumed in writing all of the obligations and liabilities of Tenant under this Lease. 
 9.5. In the event Landlord does not exercise its rights to sublet the Proposed Sublet Space from Tenant or to terminate this Lease with respect thereto, Tenant shall be entitled to seek Landlord’s
consent to an acceptable assignee or subtenant for the Proposed Sublet Space, for a sublease term no longer than that set forth in the Sublease Proposal Notice, such consent shall be in Landlord’s absolute sole discretion. Such consent or
permission pursuant to Section 9.1 may be withheld if (a) the subtenant or assignee is of a character or engaged in a business which is not in keeping with the standards of Landlord for the Shopping Center, (b) Tenant is in Event of
Default under this Lease, (c) the Proposed Sublet Space is not regular in shape with appropriate means of ingress and egress and suitable for normal renting purposes, (d) in the reasonable judgment of Landlord, the assignee or sublessee
does not have the financial capacity or experience to undertake the obligations of this Lease or the sublease, (e) such a sublease or assignment would violate any term or condition of any covenant or agreement of Landlord involving the Shopping
Center, or any other tenant lease within the Shopping Center or (f) any other reason in Landlord’s absolute sole discretion. In the event the assignment or sublease for the assignee or subtenant designated in Tenant’s Sublease
Proposal Notice (which assignment/sublease and assignee/subtenant are acceptable to and approved by Landlord) has not been executed by Tenant within one hundred fifty (150) days from the date of Tenant’s Sublease Proposal Notice, Tenant
shall not be entitled to enter into such assignment or sublease without first submitting a new Sublease Proposal Notice to Landlord and affording Landlord an opportunity to exercise its rights as set forth in Section 9.4, including its
subletting or termination rights. 
 9.6. If any sublease, assignment or other transfer (whether by operation of law or
otherwise and whether consented to or not) provides that the subtenant, assignee or other transferee is to pay any amount in excess of the rent and other charges due under this Lease (except rent or other payments received which are attributable to
the amortization of the cost of leasehold improvements made to the sublet or assigned portion of the Premises by Tenant for the subtenant or assignee, and other reasonable expenses incident to the subletting or assignment, including standard leasing
commissions), then whether such excess is in the form of an increased monthly or annual rent, a lump sum payment, payment for the sale, transfer or lease of Tenant’s fixtures, leasehold improvements, furniture and other personal property, or
any other form (and if the subleased or assigned space does not constitute the entire Premises, the existence of such excess shall be determined on a pro rata basis), then Tenant, after all expenses associated with subleasing the Premises are
deducted; including but not limited to reasonable attorneys’ fees, brokerage fees, marketing expenses, processing fees, shall pay to Landlord fifty percent (50%) of any such excess as additional rent upon such terms as shall be specified
by Landlord and in no event later than ten (10) days after Tenant’s receipt thereof. Tenant expressly waives any right that it might have to retain such fifty percent (50%) of the excess pursuant to the provisions of section 365(f) of
the Bankruptcy Code. Landlord shall have the right to inspect and audit Tenant’s books and records relating to any sublease, assignment or other transfer. Any sublease, assignment or other transfer shall be affected on a form approved by
Landlord. 
 9.7. Any sublease or assignment shall require Tenant and Sublessee/Assignee to execute Landlord’s standard
consent to Sublease or Consent to Assignment document. 
 ARTICLE X. REPAIRS 

10.1. Exterior Repairs: Landlord shall keep and maintain the roof and other exterior portions of the Premises (exclusive of doors,
windows, glass, showcases and storefronts) in good repair, provided Tenant shall give Landlord written notice of the necessity for such repairs, and provided the damage thereto shall not have been caused by Tenant, its agents, contractors, invitees
or employees, in which event Tenant shall be responsible therefore and shall promptly repair such damage. The provisions of this Section 10.1 shall not apply in the case of damage or destruction by fire or other casualty or by eminent domain in
which 

  

 

 

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event the obligations of Landlord shall be as set forth in ARTICLE XXV (labeled Destruction) and ARTICLE XXVI (labeled Condemnation). Except as provided in this Section 10.1, Landlord shall
have no obligation or liability for repair or maintenance of the Premises, or any part thereof, nor shall Landlord be under any liability to repair, maintain or replace any electrical, plumbing, heating, air conditioning or other mechanical
installation, nor shall Landlord be obligated to make any improvements of any kind upon the Premises, or to make any repairs, replacements or improvements to any equipment, facilities or fixtures contained therein, all of which shall be the
responsibility of Tenant as provided in Section 10.2. 
 10.2. Interior Repairs: Tenant, at Tenant’s sole cost
and expense, shall keep the interior of the Premises, including but not limited to all doors, windows and glass, electrical, plumbing, heating, air conditioning and other mechanical installations and equipment used by or in connection with the
Premises in clean, safe and sanitary condition and in good order and repair, including replacement thereof, and promptly replace any plate glass which may be broken or damaged with glass of like kind and quality, and will suffer no waste or injury
thereto, and quit and surrender the Premises at the expiration of the Term in as good condition as when received, except for ordinary wear and tear. Without limitation of the generality of the foregoing, Tenant, at Tenant’s sole cost and
expense, shall promptly make all repairs and replacements to (a) any pipes, lines, ducts, wires or conduits contained within the Premises, (b) Tenant’s signs, (c) any heating, air conditioning, electrical, ventilating or plumbing
equipment installed in or serving the Premises, (d) all glass, window panes and doors, and (e) any other mechanical systems serving the Premises. Tenant shall be responsible, at Tenant’s sole cost and expense, for providing all
janitorial, cleaning, pest and termite control services for the Premises. All such services shall be provided in accordance with standards customarily maintained for similar shopping centers and Tenant shall maintain, at Tenant’s sole cost and
expense, service contracts therefor. Tenant shall provide Landlord with a copy of a fully executed maintenance contract covering heating, ventilation and air conditioning equipment, within the Premises and Tenant agrees to keep such contract in
force during the Term of this Lease. Such contract shall be with a contractor licensed to do business in the jurisdiction where the Shopping Center is located and approved by Landlord, and shall cover all parts and labor. Tenant will not overload
the electrical wiring and will not install any additional electrical wiring or plumbing unless it has first obtained Landlord’s written consent thereto, and if such consent is given, Tenant will install such wiring or plumbing at its own cost
and expense. Tenant will repair promptly, at its own expense, any damage to the Premises or any other portion of the Shopping Center caused by bringing into the Premises or any other portion of the Shopping Center any property for Tenant’s use
or by the installation, use or removal of such property, regardless of fault or by whom such damage shall be caused, unless caused by Landlord’s, its agents’, employees’ or contractors’ gross negligence or willful misconduct.

 10.3. In the event Tenant shall not proceed promptly and diligently to make any repairs or perform any obligation imposed
upon it by the preceding Sections within forty-eight (48) hours after receiving written notice from Landlord to make such repairs or perform such obligation (except in case of emergency, in which event no notice shall be required), then and in
such event Landlord may, at its option, enter the Premises and do and perform the things specified in said notice at Tenant’s cost and expense, without liability on the part of Landlord for any loss or damage resulting from any such action by
Landlord, and Tenant agrees to pay, as additional rent, promptly upon demand any cost or expense incurred by Landlord in taking such action, plus fifteen percent (15%) for overhead and administration. 

ARTICLE XI. REMOVAL OF DATA AND TELECOMMUNICATIONS WIRES 
 11.1. Within thirty (30) days after the expiration or earlier termination of the Lease or at any time that any of the Wires (as defined herein) are no longer in active use by Tenant, Landlord may
elect (“Election Right”) by written notice to Tenant to: 
 (a) Retain any or all wires, cables, and similar
installations appurtenant thereto installed by or on behalf of Tenant (“Wires”) within the Premises or anywhere in the Shopping Center outside the Premises, including, without limitation, the plenums or risers of the Shopping Center;

 (b) Remove any or all of the Wires and restore the Premises or the Shopping Center, as the case may be, to their condition
existing prior to the installation of the Wires (“Wire Restoration Work”). Landlord, at its option, may perform such Wire Restoration Work at Tenant’s sole cost and expense; or 

(c) Require Tenant to perform all or part of the Wire Restoration Work at Tenant’s sole cost and expense. 

11.2. Tenant shall comply with all applicable laws with respect to the Wires, subject to Landlord’s right to elect to retain the
Wires. In the event that Tenant discontinues the use of all or any part of the Wires or is no longer using all or any part of the Wires, Tenant shall within thirty (30) days thereafter, notify Landlord of same in writing, accompanied by a plan
or other reasonable description of the current type, quantity, points of commencement and termination, and routes of the Wires to allow Landlord to determine if Landlord desires to retain same. 

11.3. In the event Landlord elects to retain any or all of the Wires pursuant to Article 11.1(a) hereof, Tenant covenants that:

  

 

 

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 (a) Tenant shall be the sole owner of the Wires, Tenant shall have the right to surrender
the Wires, and the Wires shall be free of all liens and encumbrances; and 
 (b) All Wires shall be left in good condition,
working order, properly labeled and capped or sealed at each end and in each telecommunications/electrical closet and junction box, and in safe condition. 
 11.4. Notwithstanding anything to the contrary in ARTICLE IV of the Lease, Landlord may retain Tenant’s Security Deposit after the expiration or earlier termination of the Lease until one of the
following events has occurred with respect to all of the Wires: 
 (a) Landlord elects to retain the Wires pursuant to Article
11.1(a); 
 (b) Landlord elects to perform the Wire Restoration Work pursuant to Article 11.1 (b) and the Wire Restoration
Work is complete and Tenant has fully reimbursed Landlord for all costs related thereto; or 
 (c) Landlord elects to require
Tenant to perform the Wire Restoration Work pursuant to Article 11.1 (c) and the Wire Restoration Work is complete and Tenant has paid for all costs related thereto. 
 11.5. In the event that Tenant fails or refuses to pay all costs of the Wire Restoration Work within thirty (30) days of Tenant’s receipt of Landlord’s notice requesting Tenant’s
reimbursement for or payment of such costs or otherwise fails to comply with the provisions of this Article, Landlord may apply all or any portion of Tenant’s Security Deposit toward the payment of any costs or expenses relative to the Wire
Restoration Work or Tenant’s obligations under this Article. 
 11.6. The retention or application of such Security Deposit
by Landlord pursuant to this Article does not constitute a limitation on or waiver of Landlord’s right to seek further remedy under law or equity. 
 11.7. The provisions of this Article shall survive the expiration or earlier termination of the Lease. 
 ARTICLE XII. UTILITIES 
 12.1. Tenant, at its own expense, shall
arrange with the appropriate utility companies for the provision of any and all utilities. Tenant shall pay promptly when due the charges for all utility services rendered or furnished to the Premises, including, without limitation, heat, water,
sewer, telephone, gas and electricity (whether by meter or sub-meter). Landlord will provide and maintain the necessary mains and electrical conduits to bring water, gas and electricity to the perimeter of the Premises. Under no circumstances shall
Landlord be liable to Tenant in damages or otherwise (a) if any utility shall become unavailable from any public utility company, public authority or any other person or entity supplying or distributing such utility, or (b) for any
interruption in service of electricity, water, sewer, gas, heat, ventilation, telephone or air conditioning caused by fire, accidents, strikes, breakdowns, necessary maintenance, alterations, repairs, scarcity of labor materials, acts of God or any
other causes; and the foregoing shall not constitute a termination of this Lease or an actual or constructive eviction and shall not entitle Tenant to terminate this Lease or to an abatement of rent payable hereunder. 

12.2. If permitted by law, Landlord shall have the right at any time and from time to time during the Term to either continue to contract
for service from the current utility service provider or contract for service from a different company or companies providing utility service each such company shall hereinafter be referred to as an “Alternate Service Provider”. Tenant
shall cooperate with Landlord, the utility service provider, and any Alternate Service Provider at all times and, as reasonably necessary, shall allow Landlord, utility service provider, and any Alternate Service Provider reasonable access to the
Premises’ pipes, electric lines, feeders, risers, wiring, and any other machinery within the Premises. Landlord shall in no way be liable or responsible for any loss, damage, or expense that Tenant may sustain or incur by reason of any change,
failure, interference, disruption, or defect in the supply or character of the utility service furnished to the Premises, or if the quantity or character of the service supplied by the utility service provider or any Alternate Service Provider is no
longer available or suitable for Tenant’s requirements, and no such change, failure, defect, unavailability, or unsuitability shall constitute an actual or constructive eviction, in whole or in part, or entitle Tenant to any abatement or
diminution of rent, or relieve Tenant from any of its obligations under the Lease. 
 ARTICLE XIII. TENANT’S TAXES

 13.1. Tenant shall pay before delinquency any business, rent or other taxes that are now or hereafter levied, assessed
or imposed upon Tenant’s use or occupancy of the Premises, the conduct of Tenant’s business at the Premises, or Tenant’s equipment, fixtures, furnishings, inventory or personal property. If any such taxes are enacted, changed or
altered so that any of such taxes are levied against Landlord, or the mode of collection of such taxes is changed so that Landlord is responsible for the collection or payment of such taxes, then Tenant shall pay as additional rent due hereunder the
amount of any and all such taxes. 

  

 

 

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 ARTICLE XIV. COMPLIANCE WITH LAWS 

14.1. Tenant shall comply with all present and future laws, rules, regulations, orders, directions and requirements of all governmental
departments, bodies, bureaus, agencies and officers, and with all rules, directions, requirements and recommendations of fire departments, the local board of fire underwriters and other fire insurance rating organizations for the area where the
Shopping Center is situated, pertaining to the Premises or the use and occupancy thereof, including the making of such alterations, modifications and improvements as may be so required. In the event Tenant shall fail or neglect to comply with any of
the aforesaid laws, rules, regulations, orders, directions, requirements or recommendations, Landlord or its agents may enter the Premises and take all such action and do all such work in or to the Premises as may be necessary in order to comply
with such laws, rules, regulations, orders, directions, requirements or recommendations, and Tenant shall reimburse Landlord promptly upon demand for the expense incurred by Landlord in taking such action and performing such work. Tenant shall not
do or suffer to be done, or keep or suffer to be kept, anything in, upon or about the Premises which will contravene Landlord’s policies insuring against loss or damage by fire or other hazards, including but not limited to public liability, or
which will prevent Landlord from procuring such policies in companies reasonably acceptable to Landlord; and if anything done, omitted to be done or suffered to be done by Tenant, or kept or suffered by Tenant to be kept in, upon or about the
Premises shall cause the cost of fire or other insurance on the Premises or other property of Landlord in the Shopping Center, in companies reasonably acceptable to Landlord, to be increased, Tenant will pay the amount of such increase promptly upon
Landlord’s demand. 
 14.2. Tenant shall also make such alterations, modifications, additions, installations or
improvements to the Premises as may be required for the safety and health of Tenant’s employees pursuant to the Williams-Steiger Occupational Safety and Health Act of 1970 (OSHA), as the same may be amended or implemented from time to time; but
no such alterations, modifications, additions, installations or improvements, or any other alteration, modification, addition, installation or improvement Tenant may wish to make, shall be made unless Landlord shall first have given written approval
of the plans and specifications therefor, and shall have been protected, to Landlord’s satisfaction, against any cost or damage incident thereto, and unless Tenant shall first have secured all necessary building and other permits; and all
thereof, when made, shall become the property of Landlord and shall remain upon and be surrendered with said Premises as a part thereof at the end of the Term of this Lease. Landlord agrees that it will not unreasonably withhold its consent to any
such alterations, modifications, additions, installations or improvements. If Tenant should make any thereof without Landlord’s consent, Tenant hereby agrees to indemnify Landlord from any liability, which may devolve upon Landlord as a
consequence thereof. 
 ARTICLE XV. NUISANCES 
 15.1. Tenant shall not permit any objectionable noise, offensive odors and sounds to be emitted from the Premises, nor do or permit anything tending to create a nuisance or to disturb any other tenants of
the Shopping Center or occupants of neighboring property, nor do anything tending to injure the reputation of the Shopping Center. 

ARTICLE XVI. REMODELING AND ALTERATIONS 
 16.1. Tenant accepts the Premises in its “AS IS” condition. Landlord is under no obligation to make any structural or other alterations, decorations, additions, improvements, renovations or
other changes (collectively “Alterations”) in or to the Premises except as set forth in Exhibit B or otherwise expressly provided in this Lease. 
 16.2. Tenant shall not alter or in any way change the exterior of the Premises without prior written consent by Landlord. Tenant may, at its expense, make such non-structural alterations and improvements
to the interior of the Premises and install interior partitions as may be required for the conduct of its business; provided, however, that the written approval of Landlord is first obtained at Tenant’s sole cost and expense, the improvements
and alterations are done in a workmanlike manner and the work is done in conformance with all building codes, laws, rules and regulations of governmental agencies or authorities and is in no way harmful to the structure of the Premises; and provided
further that, if Landlord so requests in writing at least thirty (30) days prior to the expiration of the Term of this Lease or any renewal or extension thereof, Tenant shall, at its expense and immediately prior to such expiration, remove and
restore any ATM location in the Premises or the Shopping Center installed by or on behalf of Tenant, including without limitation walls, ceilings and floors, to their condition immediately prior to the installation of such ATM(s), and otherwise the
location to its original condition as received, reasonable wear and tear excepted. At the time of Tenant’s request for Landlords consent to such Alterations, Tenant shall provide Landlord hard-lined architectural drawings and drawings on
AUTOCAD disks. Landlord’s approval of any alterations and improvements shall create no liability or responsibility on the part of Landlord for their completeness, design sufficiency, or compliance with all codes, laws, rules or regulations of
governmental agencies or authorities. 

  

 

 

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 16.3. Any trade or lighting fixtures and/or equipment placed in or upon the Premises by
Tenant shall remain Tenant’s property, with the right to remove the same at any time; provided, however, that Tenant is not in Event of Default under any provisions of this Lease and that Tenant shall repair any damage to the Premises
occasioned by such removal. Tenant agrees to install all show cases and sales fixtures in the sales space of the Premises so that all fixtures and equipment visible to store customers are neat, clean and attractive in appearance. 

16.4. Landlord shall, at its option, have the right to remodel or alter the exterior of the Shopping Center including the store front of
the Premises and Tenant grants Landlord permission to temporarily remove Tenant’s signs and perform any other action which Landlord deems appropriate for such remodeling or alterations. 

16.5. Tenant shall be responsible for causing the Premises to comply with Title III of the Americans with Disabilities Act of 1990, as
amended (“ADA”). Landlord shall be responsible for causing the common areas of the Shopping Center to comply with the ADA; provided, however, if Tenant makes any Alterations to the Premises which causes the common areas not to comply with
the ADA, then Tenant shall be responsible for the cost of making all Alterations to the common areas of the Shopping Center required to correct such non-compliance. Tenant and Landlord acknowledge and agree that Landlord shall have full benefit of
all rules, regulations and guidelines promulgated under the ADA, such as the guidelines which require a landlord only to make those alterations which are readily achievable. 
 ARTICLE XVII. MECHANICS LIENS 
 17.1. Tenant covenants not to suffer
or permit any mechanics’ or materialmen’s liens (or a petition to establish such lien) or other similar liens to be filed against the Premises, the fee estate or any leasehold interest in the Shopping Center or any part thereof by reason
of work, labor, services or materials supplied or claimed to have been supplied to Tenant or anyone holding the Premises or any part thereof through or under Tenant. If any such lien shall at any time be filed, Tenant shall, within thirty
(30) days after receiving notice of the filing thereof, cause the same to be discharged of record by payment, deposit, bond, order of a court of competent jurisdiction or otherwise. Tenant shall also defend on Landlord’s behalf and at
Tenant’s sole cost and expense any action, suit or proceeding for the enforcement of any such lien, and Tenant shall pay as additional rent any damages and satisfy and discharge any judgment entered thereon and indemnify and save Landlord
harmless from any fees, costs, expenses, claims or damages resulting therefrom. 
 ARTICLE XVIII. ROOF AND WALLS 

18.1. Landlord shall have the exclusive right to use all or any part of the roof and side walls of the Premises, the Building, and any
other buildings in the Shopping Center for any purpose, to erect additional stores or other structures over or adjacent to all or any part of the Premises or the Building, and to erect and maintain in connection with the construction thereof
temporary scaffolds and other aids to construction on the exterior of the Premises, the Building, or any other portion of the Shopping Center; provided, that access to the interior of the Premises shall not be denied. 

18.2. Tenant shall have the right, with Landlords consent which shall not be unreasonably withheld, conditioned or delayed, to install
equipment, such as a telecommunications dish(s) or other small antenna(s) on the roof above the Premises in order to support Tenants business operations. 
 ARTICLE XIX. INDEMNITY 
 19.1. Landlord, its employees and agents
shall not be liable to Tenant, its employees, agents, invitees or any other person or entity claiming through Tenant for any damage (including indirect and consequential damage), injury, loss or claim (including claims for the interruption of or
loss to business) based on or arising out of any cause whatsoever, including without limitation the following: (a) repair to any portion of the Premises, or the Shopping Center; (b) interruption in the use of the Premises or any equipment
therein; (c) any accident or damage resulting from any use or operation (by Landlord, Tenant or any other person or entity) of elevators or heating, cooling, electrical, sewerage or plumbing equipment or apparatus; (d) termination of this
Lease by reason of damage to the Premises or any other portion of the Shopping Center; (e) fire, robbery, theft, vandalism, mysterious disappearance or any other casualty; (f) actions of any other tenant of the Shopping Center or of any
other person or entity; (g) failure or inability of Landlord to furnish any utility or service specified in this Lease; and (h) leakage in any part of the Premises, the Building or the Shopping Center, or from water, rain, ice or snow that
may leak into, or flow from, any part of the Premises, the Building, or other portions of the Shopping Center, or from drains, pipes or plumbing fixtures in the Premises or the Shopping Center. Landlord shall not be liable in damages, nor shall this
Lease be affected, for conditions arising or resulting from the construction of contiguous premises, which may affect the Building or any other portion of the Shopping Center. Landlord assumes no liability or responsibility whatsoever with respect
to the conduct and operation of the business to be conducted in the Premises. If any employee of Landlord receives any package or article delivered for Tenant, then such employee shall be acting as Tenant’s agent for such purpose and not as
Landlord’s agent. 

  

 

 

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 For purposes of this ARTICLE XIX, the term “Shopping Center” shall be deemed to include the Land.
Notwithstanding the foregoing provisions of this Section, Landlord shall not be released from liability to Tenant for any physical injury to any natural person caused solely by Landlord’s or its employees’ or agents’ gross negligence
or willful misconduct except to the extent covered ARTICLE XX Lease. 
 19.2. Tenant shall indemnify and hold Landlord, its
employees and agents harmless from and against all costs, damages, claims, demands, liabilities, fines, suits, actions, proceedings, orders, decrees, judgments, expenses and damages of any kind and nature (including without limitation
attorneys’ fees and the costs of investigation and settlement of any claims) asserted by or on behalf of any person, entity or governmental authority against Landlord, directly or indirectly, based on or arising out of (a) Tenant’s
use and occupancy of the Premises or the business conducted by Tenant therein, (b) any act or omission of Tenant or any employee, agent, or invitee of Tenant in or on the Premises or any other part of the Shopping Center, and (c) any
accident, injury or damage whatsoever to any person, or the property of any person, occurring in or on the Premises unless the same was caused by the sole gross negligence or willful misconduct of Landlord, its employees or agents. 

19.3. Tenant and all those claiming by, through or under Tenant shall store their property in and shall occupy and use the Premises and
any improvements therein and appurtenances thereto and all other portions of the Shopping Center solely at their own risk, and Tenant and all those claiming by, through or under Tenant hereby release Landlord, to the full extent permitted by law,
from all claims of every kind, including loss of life, personal or bodily injury, damage to merchandise, equipment, fixtures or other property, or damage to business or for business interruption arising, directly or indirectly, out of or from or on
account of such occupancy and use or resulting from any present or future condition or state of repair thereof. 
 19.4.
Landlord shall not be responsible or liable at any time to Tenant, or to those claiming by, through or under Tenant, for any loss of life, bodily or personal injury, or damage to property or business or for business interruption that may be
occasioned by or through the acts, omissions or negligence of any other persons or any other tenants or occupants of any portion of the Shopping Center. 
 19.5. Landlord shall not be responsible or liable at any time for any defects, latent or otherwise, in any buildings or improvements in the Shopping Center or any of the equipment, machinery, utilities,
appliances or apparatus therein, nor shall Landlord be responsible or liable at any time for loss of life or injury or damage to any person or to any property or business of Tenant, or those claiming by, through or under Tenant, caused by or
resulting from the bursting, breaking, exploding, leaking, running, seeping, overflowing or backing up of water, steam, gas, sewage, snow or ice in any part of the Premises, the Building or the Shopping Center or caused by or resulting from acts of
God or the elements, or resulting from any defect or negligence by third parties in the occupancy, construction, operation or use of any buildings or improvements in the Shopping Center, including the Premises. 

19.6. Tenant shall give prompt notice to Landlord in case of fire or other casualty or accidents in the Premises or in any other part of
the Shopping Center or any defects therein or in any of its fixtures, machinery or equipment. 
 19.7. Tenant expressly
acknowledges that all of the foregoing provisions of this ARTICLE XIX shall apply and become effective from and after the Lease Commencement Date. 
 19.8. If any landlord hereunder transfers the Shopping Center or such landlord’s interest therein, then such landlord shall not be liable for any obligation or liability based on or arising out of
any event or condition occurring on or after the date of such transfer. 
 19.9. Tenant shall not have the right to offset or
deduct the amount allegedly owed to Tenant pursuant to any claim against Landlord from any rent or other sum payable to Landlord. Tenant’s sole remedy for recovering upon such claim against Landlord shall be to institute an independent action
against Landlord. Tenant shall not seek the consolidation of any such action brought by Tenant with any action brought by Landlord hereunder. 

ARTICLE XX. INSURANCE 
 20.1. Landlord agrees that it will keep the Shopping Center insured against loss due to fire and other property risks included in standard special causes of loss form insurance policies, and covering loss
of income from such property risk, or in lieu thereof, insure the Shopping Center against loss or damage as a self insurer. 

20.2. Throughout the Term, Tenant shall insure the contents of the Premises, including, without limitation, alterations, decorations,
furnishings, fixtures and equipment used or installed in the Premises by or on behalf of Tenant, and the other personal property of Tenant in the Premises, against loss due to fire and other property risks included in standard special causes of loss
form insurance policies, in an amount equal to the replacement cost thereof and covering loss of income from such property risk. All 

  

 

 

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insurance carried by Tenant hereunder shall be primary and not contributing with any insurance carried by Landlord. All deductible amounts are subject to approval by Landlord. 

20.3. Landlord and Tenant agree that all insurance policies required to be carried pursuant to Section 20.1 hereof shall either
permit or contain an express waiver of any right of recovery (by subrogation or otherwise) by the insurance company against Tenant, and that all insurance policies required to be carried pursuant to Section 20.2 shall either permit or contain
an express waiver of any right of recovery (by subrogation or otherwise) by the insurance company against Landlord, its managing agent and any mortgagee of Landlord. Each party hereby waives any and every right or cause of action for any and all
loss of, or damage to, any of its property (whether or not such loss or damage is caused by the fault or negligence of the other party or anyone for whom said other party may be responsible), which loss or damage is covered by valid and collectible
fire, extended coverage, special causes of loss form or similar policies, maintained by such party or required to be maintained by such party under this Lease, to the extent that such loss or damage is recovered under said insurance policies or
would have been recovered if the insurance policies required hereunder had been maintained as required pursuant to this Lease. Written notice of the terms of said mutual waivers shall be given to each insurance carrier and said insurance policies
shall be properly endorsed, if necessary, to prevent the invalidation of said insurance coverages by reason of said waivers. 

20.4. Throughout the Term, Tenant shall obtain and maintain commercial general liability insurance, product liability insurance (and if
the sale of liquor is permitted herein liquor liability insurance) on an occurrence basis protecting against any liability occasioned by any occurrence on or about the Premises and containing contractual liability coverage and business interruption
coverage. Such insurance shall be initially in minimum amounts of One Million Dollars ($1,000,000) per occurrence and Two Million Dollars ($2,000,000) general aggregate and shall be for a minimum term of one (1) year. 

20.5. Tenant shall also maintain throughout the Term, at Tenant’s sole cost and expense, worker’s compensation in statutory
limits. 
 20.6. Each of said policies of insurance to be carried by Tenant hereunder shall name Landlord, Landlord’s
managing agent as an additional insured, and if requested by the holder of any mortgage or deed of trust against the Shopping Center, shall also name such holder as an additional insured. Each policy shall contain an endorsement which provides that
no cancellation or reduction of coverage may be made without first giving Landlord, Landlord’s managing agent and, if named as an additional insured, the holder of any mortgage or deed of trust on the Shopping Center, at least thirty
(30) days prior written notice of such proposed action. All insurance policies required under this Lease shall be issued by insurance companies licensed to do business in the jurisdiction wherein the Shopping Center is located with a then
current Alfred M. Best Company, Inc. general policy holder’s rating of “A” or better and a financial size category of Class XII or higher and which have been in business for the past five (5) years and which are otherwise
reasonably satisfactory to Landlord. On or before the Lease Commencement Date, and thereafter not less than fifteen (15) days prior to the expiration dates of said policy or policies, Tenant shall provide copies of policies or certificates of
insurance (Accord 25) evidencing the coverages required by this ARTICLE XX. The aforesaid insurance limits may be reasonably increased from time to time by Landlord. 
 ARTICLE XXI. TRASH 
 21.1. Tenant, at its sole cost and expense,
shall keep the Premises clean, and will remove all refuse from the Premises and from adjacent areas, all at its own expense. Tenant will not burn any trash or garbage of any kind in the Premises or any other part of the Shopping Center, nor permit
refuse, rubbish or garbage to accumulate or a fire hazard to exist about the Premises or any other part of the Shopping Center. Tenant shall arrange for and maintain a commercial type trash container of adequate size, the location of which shall be
approved by Landlord, and arrange for adequate, regular pickup of trash and garbage. If Tenant’s Premises is designed to keep trash indoors, no trash shall be stored outside Tenant’s Premises. 

ARTICLE XXII. SIGNS 
 22.1. Landlord shall permit Tenant to place commercial signs which refer to its trade name on the exterior of the Premises in the following locations; 1. on the facade of the Shopping Center above Tenants
front entrance to the Premises; 2. on the side of the Shopping Center facade where the Premises is located, and 3. on the rear of the drive-thru teller canopy. Subject to availability and in a frequency determined by Landlord, Landlord will provide
Tenant with electronic signage on the Shopping Center billboard. Signs shall require Landlord’s prior written consent and shall comply with Landlord’s specifications for size, color, style and materials. No other signs shall be permitted
to be exposed to the exterior of the Premises. Signs and window displays shall not revolve, move, blink or flash. Signs shall conform to all zoning regulations, and be properly maintained at Tenant’s expense. Notwithstanding any previous sign
approval by Landlord, if at any time Landlord requests that Tenant conform to the then current sign specifications for the Shopping Center, Tenant agrees at Tenant’s expense to promptly replace or alter its existing sign to comply with
Landlord’s sign specifications. 

  

 

 

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 22.2. The listing of any name other than that of Tenant, whether on the doors of the
Premises, on the Shopping Center directory, or otherwise, shall not operate to vest any right or interest in this Lease or in the Premises or be deemed to be the written consent of Landlord mentioned in this Article, it being expressly understood
that any such listing is a privilege extended by Landlord, revocable at will by written notice to Tenant. 
 ARTICLE XXIII. PROMOTION FUND

 23.1. Creation of a Promotion Fund. Landlord may establish and maintain an advertising and promotion fund
(“Promotion Fund”). The object of the Promotion Fund shall be to pay the cost of (i) advertising the Shopping Center in the local metropolitan area, and (ii) formulating, providing, and carrying out an on-going Program of Events
(as hereinafter defined), both of which, in Landlord’s sole judgment, shall serve to enhance and promote the Shopping Center and its occupants. 
 23.2. Program of Events. For purposes of this Article, “Program of Events” shall mean, without limitation, all shows, displays, signs, marquees, decor, special events, seasonal and holiday
events, promotional literature to be distributed within and outside the Shopping Center, advertisements for the Shopping Center, and other activities within the Shopping Center designed to attract customers. 

23.3. Administration Costs. The Promotion Fund shall be administered by Landlord and the costs and expenses of such administration shall
be charged to the Promotion Fund. 
 23.4. Annual Payment. Upon establishment of the Promotion Fund, in order to maintain the
Promotion Fund, Tenant shall pay to Landlord, in equal monthly installments, in advance, without deduction, set-off, or demand, as Additional Rent, on the first day of each and every calendar month in each Lease Year, commencing on the Rent
Commencement Date, and annual payment equal to twenty five cents ($.25) per square foot of the leasable area of the Premises (“Tenant’s Promotion Fund Contribution”). 

23.5. Adjustments. At the beginning of each Lease Year, Tenant’s Promotion Fund Contribution shall be adjusted annually pursuant to
Section 3.3 hereof; provided, however, in no event shall Tenant’s Promotion Fund Contribution increase in any Lease Year by less than five percent (5%) over Tenant’s Promotion Fund Contribution for the previous Lease Year.

 ARTICLE XXIV. SUBORDINATION 
 24.1. This Lease is subject and subordinate at all times to all ground or underlying leases, all mortgages and/or deeds of trust, all covenants, restrictions, easements, and encumbrances which may now or
hereafter affect such leases or the real property of which the Premises form a part, and all future renewals, modifications, consolidations, replacements and extensions thereof. This clause shall be self-operative and no further instrument of
subordination shall be required by any mortgagee or trustee. In confirmation of such subordination, Tenant shall promptly execute and deliver without charge any certificate or document that Landlord may request in a form which recognizes this Lease
and is otherwise reasonably acceptable to Tenant within ten (10) days following Landlord’s written request. Tenant hereby constitutes and appoints Landlord as Tenant’s attorney-in-fact to execute any such certificate or certificates
for and on behalf of Tenant. Provided, however, that notwithstanding the foregoing, the party secured by any such deed of trust shall have the right to recognize this Lease, and in the event of any foreclosure sale under such deed of trust, this
Lease shall continue in full force and effect at the option of the party secured by such deed of trust or the purchaser under any such foreclosure sale, in which event Tenant shall attorn to such party secured by such deed of trust or purchaser as
Landlord under this Lease. Upon such attornment such party secured by such deed of trust or purchaser shall not be (a) bound by any payment of rent or additional rent more than one (1) month in advance, (b) bound by any amendment of
this Lease made without the consent of the holder of the deed of trust existing as of the date of such amendment, (c) liable for damages for any breach, act or omission of any prior landlord, or (d) subject to any offsets or defenses which
Tenant might have against any prior landlord; provided, however, that after succeeding to Landlord’s interest, such party secured by such deed of trust or purchaser shall perform, in accordance with the terms of this Lease, all obligations of
Landlord arising after the date of acquisition of title to the Shopping Center. Tenant covenants and agrees that it will, at the written request of the party secured by any such deed of trust, execute, acknowledge and deliver any instrument that has
for its purpose and effect the subordination of said deed of trust to the lien of this Lease. 
 24.2. At the option of any
landlord under any ground or underlying lease to which this Lease is now or may hereafter become subject or subordinate, Tenant agrees that neither the cancellation nor termination of such ground or underlying lease shall by operation of law or
otherwise, result in cancellation or termination of this Lease or the obligations of Tenant hereunder, and Tenant covenants and agrees to attorn to such Landlord or to any successor to Landlord’s interest in such ground or underlying lease
subject to the attornment provisions set forth in Section 24.1 above. In that event, this Lease shall continue as a direct lease between Tenant herein and such landlord or its successor. 

  

 

 

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 24.3. Landlord represents that, as of the Lease Commencement Date, there are no ground
leases, mortgages or deeds of trust relating to the Shopping Center. Landlord shall use commercially reasonable efforts to obtain from any future mortgagee or ground lessor a nondisturbance and attornment agreement for Tenant’s benefit. Tenant
agrees to pay any reasonable fees, costs or expenses required to be paid by the ground lessor and/or mortgagee for reviewing such request, whether or not granted. Additionally, if Tenant negotiates or attempts to negotiate any changes to the
agreement(s) provided by the ground lessor and/or mortgagee. Tenant shall pay all reasonable fees, costs and expenses actually incurred by Landlord (including its attorneys’ fees and any fees that may be imposed by such ground lessor and/or
mortgagee) as a result of Tenant’s request to any changes to the agreements proposed by the ground lessor and/or mortgagee. Landlord shall have no liability if any such ground lessor or mortgagee refuses to give Tenant a subordination,
non-disturbance and attornment agreement or to negotiate any changes to such ground lessor or mortgagee’s agreement. 
 ARTICLE XXV.
DESTRUCTION 
 25.1. If the Premises or any other portion of the Shopping Center shall be partially damaged by fire or
other casualty insured under Landlord’s insurance policies, then, upon Landlord’s receipt of the insurance proceeds, Landlord shall, except as otherwise provided herein, repair and restore the same (exclusive of Tenant’s trade
fixtures, decorations, signs and contents) substantially to the condition immediately prior to such damage or destruction, such repair or restoration shall be limited, however, to the extent of the insurance proceeds received by Landlord. If by
reason of such occurrence: (a) the Premises are rendered wholly untenantable; (b) the Premises are damaged in whole or in part as a result of a risk which is not covered by Landlord’s insurance policies; (c) the Premises are
damaged in whole or in part at any time during the term or of any renewal term hereof; (d) the Building or all of the buildings which then comprise the Shopping Center is or are damaged (whether or not the Premises are damaged) to an extent of
fifty percent (50%) or more of the then replacement value thereof; or (e) any or all of said buildings or the Common Areas of the Shopping Center are damaged (whether or not the Premises are damaged) to such an extent that the Shopping
Center cannot, in the sole judgment of Landlord, be operated as an integral unit, then, or in any of such events, Landlord may elect either to repair the damage as aforesaid or to cancel this Lease by written notice of cancellation given to Tenant
within one hundred twenty (120) days after the date of such occurrence, and thereupon this Lease shall cease and terminate with the same force and effect as though the date set forth in Landlord’s notice was the date herein fixed for the
expiration of the Term hereof, and Tenant shall vacate and surrender the Premises to Landlord. Upon the termination of this Lease as aforesaid, Tenant’s liability for the rents reserved hereunder shall cease as of the effective date of
termination of this Lease, subject, however, to the provisions for the prior abatement of rent hereinafter set forth. Unless this Lease is terminated by Landlord as aforesaid, this Lease shall remain in full force and effect, and the parties waive
the provisions of any law to the contrary, and Tenant shall repair, restore or replace Tenant’s trade fixtures, decorations, signs and contents in the Premises in a manner and to at least a condition equal to that existing prior to their damage
or destruction, and the proceeds of all insurance carried by Tenant on said property shall be held in trust by Tenant for the purposes of such repair, restoration or replacement. If by reason of such fire or other casualty the Premises are rendered
wholly untenantable, the Fixed Minimum Rent shall be fully abated, or if only partially damaged, the Fixed Minimum Rent shall be abated proportionately as to that portion of the Premises rendered untenantable, in either event (unless Landlord shall
elect to terminate this Lease as aforesaid) until fifteen (15) days after notice by Landlord to Tenant that the Premises have been substantially repaired and restored or until Tenant’s business operations are restored in the entire
Premises, whichever shall occur sooner. Tenant shall continue the operation of Tenant’s business in the Premises or any part thereof not so damaged during any such period to the extent reasonably practicable from the standpoint of prudent
business management and, except for such abatement of the Fixed Minimum Rent as hereinabove set forth, nothing herein contained shall be construed to abate Tenant’s obligations for the payment of the Fixed Minimum Rent, Percentage Rent or any
other additional rent and charges reserved hereunder, except that the computation of such Percentage Rent shall be based upon the revised Fixed Minimum Rent as the same may be abated. If such damage or other casualty shall be caused by the gross
negligence of Tenant or of Tenant’s subtenants, concessionaires, licensees, contractors or invitees or their respective agents or employees, there shall be no abatement of rent. Except for the abatement of the Fixed Minimum Rent hereinabove set
forth, Tenant shall not be entitled to and hereby waives all claims against Landlord for any compensation or damage for loss of use of the whole or any part of the Premises and/or the Common Areas and/or for any inconvenience or annoyance occasioned
by any such damage, destruction, repair or restoration. The provisions of any statute, rule, regulation, ordinance, order or other law which may be in effect at the time of the occurrence of any such damage or destruction, under which a lease is
automatically terminated or a tenant is given the right to terminate a lease upon the occurrence of any such damage or destruction, are hereby expressly waived by Tenant. 
 ARTICLE XXVI. CONDEMNATION 
 26.1. Total: If the entire
Premises or such part thereof as will render the remainder untenantable shall be acquired or taken by eminent domain for any public or quasi-public use or purpose or by private purchase in lieu thereof, then this Lease and the Term hereof shall
automatically cease and terminate as of the date of title vesting in such public authority. 

  

 

 

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 26.2. Partial; If any part of the Premises shall be taken by eminent domain and such
partial taking shall render that portion not so taken unsuitable for the purposes for which the Premises were leased, then Landlord and Tenant shall each have the right to terminate this Lease by written notice given to the other within thirty
(30) days after notice of such taking. If any part of the Premises shall be so taken and this Lease shall not be terminated as aforesaid, then this Lease and all of the terms and provisions hereof shall continue in full force and effect, except
that the Fixed Minimum Rent and Tenant’s Proportionate Share of Common Area Costs and Tenant’s Proportionate Share of real estate taxes shall be reduced in the same proportion that the floor area of the Premises taken (including basement
and mezzanine space, if any) bears to the original floor area demised, and Landlord shall, upon receipt of the award in condemnation, make all necessary repairs or alterations (exclusive of Tenant’s trade fixtures, decorations, signs and
contents) to restore the portion of the Premises remaining to as near its former condition as the circumstances will permit, and to the Shopping Center to the extent necessary to constitute the portion of the Shopping Center not so taken a complete
architectural unit; provided, however, that Landlord, in any event, shall not be required to spend for such repair and alteration work an amount in excess of the respective amounts received by Landlord as damages for the taking of such part of the
Premises and of the Shopping Center, and Tenant, at Tenant’s expense, shall make all necessary repairs and alterations to Tenant’s trade fixtures, decorations, signs and contents. 

26.3. As used herein, the amount received by Landlord shall mean that portion of the award in condemnation received by Landlord from the
condemning authority which is free and clear of all prior claims or collections by the holders of mortgages or deeds of trust or other liens and encumbrances. 
 26.4. If more than twenty percent (20%) of the floor area of the Building or of the Shopping Center shall be taken as aforesaid, Landlord shall have the right, by written notice given to Tenant, to
terminate this Lease, such termination to be effective as of the date of title vesting in such authority. 
 26.5. If this Lease
is terminated as provided in this ARTICLE XXVI, all rent shall be paid by Tenant up to the date that title vests in such public authority, and Landlord shall make an equitable refund of any rent paid by Tenant in advance and not yet earned.

 26.6. Award: All damages or compensation awarded or paid for any such taking whether for the whole or a part of the
Premises or any pan of the Land, buildings and improvements constituting the Shopping Center, shall belong to and be the property of Landlord, Tenant hereby assigning to Landlord all rights with respect thereto, without any participation by Tenant,
whether such damages or compensation shall be awarded or paid for diminution in value of the fee or any interest of Landlord in any ground or underlying lease covering the Shopping Center or in the leasehold estate created hereby, and Tenant hereby
expressly waives and relinquishes all claims to such award or compensation or any part thereof and of the right to participate in any such condemnation proceedings against the owners of any interest in the Shopping Center. Tenant shall not make any
claim against Landlord or the authority for any portion of such award, damages or compensation. Tenant may, if allowed by statute, seek such awards or damages for moving expenses, loss of profits and fixtures and other equipment installed by it
which do not, under the terms of this Lease, become the property of Landlord at the termination hereof. Such awards or damages must be made by a condemnation court or other authority and must be separate and distinct from any award to Landlord for
the Land and Shopping Center and shall not diminish or otherwise adversely affect Landlord’s award. Each party agrees to execute and deliver to the other all instruments that may be required to effectuate the provisions of this Section of the
Lease. 
 ARTICLE XXVII. BANKRUPTCY 
 27.1. The following shall be Events of Bankruptcy under this Lease: (a) Tenant, a guarantor or a general partner of Tenant (“General Partner”) becoming insolvent, as that term is defined in
Title 11 of the United States Code (the “Bankruptcy Code”), or under the insolvency laws of any state (the “Insolvency Laws”); (b) appointment of a receiver or custodian for any property of Tenant, a guarantor or a General
Partner, or the institution of a foreclosure or attachment action upon any property of Tenant, a guarantor or a General Partner; (c) filing of a voluntary petition by Tenant, a guarantor or a General Partner under the provisions of the
Bankruptcy Code or Insolvency Laws; (d) filing of an involuntary petition against Tenant, a guarantor or a General Partner as the subject debtor under the Bankruptcy Code or Insolvency Laws, which either (i) is not dismissed within sixty
(60) days of filing, or (ii) results in the issuance of an order for relief against the debtor; or (e) Tenant, a guarantor or a General Parmer making or consenting to an assignment for the benefit of creditors or a composition of
creditors. 
 ARTICLE XXVIII. DEFAULT 
 28.1. Each of the following shall constitute an Event of Default: (a) Tenant’s failure to make any payment of the Fixed Minimum Rent, Percentage Rent, additional rent or any other sum within ten
(10) days of written notice from Landlord or Landlord’s attorney of Tenant’s failure to make such payment on such payment’s due date; (b) Tenant’s failure to take possession of the Premises within thirty
(30) calendar days after delivery thereof to Tenant; (c) Tenant’s failure to continuously operate its business in the Premises as required by the terms of this Lease; (d) Tenant’s violation or failure to perform or observe
any other covenant or condition of this Lease for a period of thirty (30) days following Landlord’s or Landlord’s 

  

 

 

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attorney’s written notice thereof to Tenant; (e) Tenant’s abandonment or vacation of the Premises; (f) an Event of Bankruptcy as specified in Section ARTICLE XXVII with
respect to Tenant, any General Partner or any guarantor; (g) Tenant’s dissolution or liquidation; or (h) Tenant’s failure to execute documents required in Section 24.1 or 39.1 herein. 

28.2. If there shall be an Event of Default, including an Event of Default prior to the Lease Commencement Date, then Landlord shall have
the right, at its sole option and the expiration of any notice and cure periods, to terminate this Lease. In addition, with or without terminating this Lease, Landlord may reenter the Premises, terminate Tenant’s right of possession and take
possession of the Premises. The provisions of this Section shall operate as a notice to quit, any other notice to quit or of Landlord’s intention to reenter the Premises being hereby expressly waived. If necessary, Landlord may proceed to
recover possession of the Premises under and by virtue of the laws of the jurisdiction where the Shopping Center is located, or by such other proceedings, including reentry and possession, as may be applicable. If Landlord elects to terminate this
Lease and/or elects to terminate Tenant’s right of possession, then everything contained in this Lease to be done and performed by Landlord shall cease, without prejudice, however, to Landlord’s right to recover from Tenant all rent and
other sums due hereunder through the Lease Expiration Date as defined in Section 2.1. No such reentry or taking possession of the Premises by Landlord shall be construed as an election on its part to terminate this Lease unless a written notice
of such intention is given to Tenant signed by Landlord. Whether or not this Lease and/or Tenant’s right of possession is terminated, Landlord may, but shall not be obligated to, relet the Premises or any part thereof, alone or together with
other premises, for such rent and upon such terms and conditions (which may include concessions, free rent and alterations of the Premises) as Landlord, in its sole discretion, may determine, but Landlord shall not be liable for, nor shall
Tenant’s obligations be diminished by reason of, Landlord’s failure to relet the Premises or collect any rent due upon such reletting. Whether or not this Lease is terminated. Tenant nevertheless shall remain liable for any Fixed Minimum
Rent, additional rent or damages which may be due or sustained by reason of such Event of Default, and all costs, fees and expenses (including without limitation reasonable attorneys’ fees, brokerage fees, expenses incurred in placing the
Premises in leasable condition and tenant finish necessitated to obtain the new tenant) incurred by Landlord in pursuit of its remedies and in renting the Premises to others from time to time. Notwithstanding any such reletting without termination,
Landlord may at any time thereafter elect to terminate this Lease for such previous breach. Tenant shall also be liable to Landlord for additional damages, which shall be an amount equal to the Fixed Minimum Rent and additional rent which would have
become due during the remainder of the Term, less the amount of rent, if any, which Landlord receives during such period from others to whom the Premises may be rented (other than any additional rent payable as a result of any failure of such other
person to perform any of its obligations), which damages shall be computed and payable in monthly installments, in advance, on the first day of each calendar month following Tenant’s Event of Default and continuing until the date on which the
Term would have expired but for Tenant’s Event of Default. Separate suits may be brought to collect any such damages for any month(s), and such suits shall not in any manner prejudice Landlord’s right to collect any such damages for any
subsequent month(s), or Landlord may defer any such suit until after the Lease Expiration Date, in which event the cause of action shall be deemed not to have accrued until the Lease Expiration Date. 

28.3. Tenant waives any right of redemption, re entry or restoration of the operation of this Lease under any present or future law,
including any such right which Tenant would otherwise have if Tenant shall be dispossessed for any cause. 
 28.4. If Tenant
fails to perform any covenant or observe any condition to be performed or observed by Tenant hereunder or acts in violation of any covenant or condition hereof or fails to make any payment to any third party, Landlord may, but shall not be required
to on behalf of Tenant, perform such covenant and/or take such steps, including entering the Premises, as may be necessary or appropriate, in which case Landlord shall have the right to proceed immediately and all costs and expenses incurred by
Landlord in so doing, including reasonable legal fees, shall be paid by Tenant to Landlord upon demand, plus interest thereon at the rate per annum equal to the greater of (a) eighteen percent (18%) per annum; provided, however, that such
rate is not usurious or (b) the highest non-usurious rate permitted under the laws of the jurisdiction where the Shopping Center is located, from the date of expenditure(s) by Landlord, as additional rent. Landlord’s proceeding under the
rights reserved to Landlord under this Section shall not in any way prejudice or waive any rights Landlord might otherwise have against Tenant by reason of Tenant’s Event of Default. 

28.5. Landlord’s rights and remedies set forth in this Lease are cumulative and in addition to Landlord’s other rights and
remedies at law or in equity, including those available as a result of any anticipatory breach of this Lease. Landlord’s exercise of any such right or remedy shall not prevent the concurrent or subsequent exercise of any other right or remedy.
Landlord’s delay or failure to exercise or enforce any of Landlord’s rights or remedies or Tenant’s obligations shall not constitute a waiver of any such rights, remedies or obligations. 

28.6. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly installments of rent or other charges herein
stipulated shall be deemed to be a payment in full of the stipulated rent nor shall any endorsement or statement on any check or any letter accompanying any check or payment as rent be deemed an accord and satisfaction, and Landlord may accept such
check or payment without prejudice to Landlord’s right to recover the balance of such rent or pursue any other remedy in this 

  

 

 

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Lease provided. Landlord shall have the right to apply Tenant’s payments to any balance or arrearage Tenant has outstanding. Landlord’s reentry and acceptance of keys shall not be
considered an acceptance of a surrender of this Lease. 
 ARTICLE XXIX. WAIVER OF JURY TRIAL 

29.1. LANDLORD, TENANT, AND ALL GUARANTORS AND GENERAL PARTNERS OF TENANT AGREE TO AND THEY HEREBY DO WAIVE TRIAL BY JURY IN ANY ACTION,
PROCEEDING OR COUNTERCLAIM BROUGHT BY ANY OF THE PARTIES HERETO AGAINST THE OTHERS ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF SAID
PREMISES, ANY CLAIM OF INJURY OR DAMAGE, AND/OR ANY STATUTORY REMEDY. 
 29.2. Tenant consents to service of process and any
pleading relating to any such action at the Premises; provided, however, that nothing herein shall be construed as requiring such service at the Premises. Landlord, Tenant, all guarantors and all General Partners of Tenant waive any objection to the
venue of any action filed in any court situated in the jurisdiction where the Shopping Center is located and waive any right under the doctrine of forum non conveniens or otherwise, to transfer any such action filed in any such court to any other
court. 
 ARTICLE XXX. LEGAL FEES 
 30.1. If, as a result of any breach or Event of Default in the performance of any of the provisions of this Lease (whether or not such Event of Default is later cured), Landlord or Tenant uses the
services of an attorney in order to secure compliance with such provisions or recover damages therefor, or to terminate this Lease or evict Tenant, or if Landlord or Tenant is required to defend itself or the terms of this Lease and Landlord or
Tenant uses the services of an attorney, then Tenant or Landlord shall reimburse the prevailing party upon demand for any and all attorneys’ fees and expenses so incurred by the prevailing party with such amounts being additional rent in the
event Landlord is the prevailing party. 
 ARTICLE XXXI. LANDLORD’S LIEN 

31.1. Tenant grants to Landlord a lien upon and a security interest in, as security for the performance of Tenant’s obligations,
Tenant’s existing or hereafter acquired personal property, furniture, fixtures, and equipment which are located in the Premises or used in connection with the business to be conducted in the Premises (collectively “Personal
Property”). Such lien shall be in addition to all rights of distraint available under applicable law. Within fifteen (15) days after Landlord’s request, Tenant shall execute, acknowledge and deliver to Landlord a financing statement
and any other document submitted to Tenant evidencing or establishing such lien and security interest. During any period Tenant is in Event of Default under this Lease, Tenant shall not sell, transfer or remove from the Premises such Personal
Property. Landlord may, at any time after Event of Default in the payment of rent or Event of Default of other obligations, seize and take possession of any and all Personal Property belonging to Tenant which may be found in and upon the Premises.
If Tenant fails to redeem the Personal Property so seized, by payment of whatever sum may be due Landlord under and by virtue of the provisions of this Lease, then and in that event, Landlord shall have the right, after twenty (20) days’
written notice to Tenant of its intention to do so, to sell such Personal Property so seized at public or private sale and upon such terms and conditions as to Landlord may appear advantageous, and after the payment of charges incident to such sale,
including storage charges, if any, apply the proceeds thereof to the payment of any balance due to Landlord on account of rent or other obligations of Tenant pursuant to this Lease. In the event there shall then remain in the hands of Landlord any
balance realized from the sale of said Personal Property as aforesaid, the same shall be paid over to Tenant. The exercise of the foregoing remedy by Landlord shall not relieve or discharge Tenant from any deficiency owed to Landlord that Landlord
has the right to enforce pursuant to any other provisions of this Lease. 
 ARTICLE XXXII. ACCESS TO PREMISES 

32.1. Landlord, its employees and representatives shall have the right at any time during the Term, with forty-eight (48) hours prior
written notice except in an emergency (when no notice shall be required), to enter into and upon any and all parts of the Premises, with the exception of the bank vault, during business hours (or, in an emergency, at any hour) (a) to view,
inspect, secure and clean the Premises, (b) for the purpose of making repairs, maintenance, or construction to the Premises or any other portion of the Shopping Center, and/or to introduce, replace, repair, alter or make new or change existing
connections from any fixture, pipes, wires, ducts, conduits, or other construction therein, (c) to remove, without being held responsible therefor, placards, signs, lettering, window or door coverings and the like not expressly consented to or
(d) to show the Premises to prospective tenants, purchasers or lenders; and Tenant shall not be entitled to any abatement or reduction of rent by reason thereof, nor shall such be deemed to be an actual or constructive eviction. Landlord shall
have the right to use a portion of the Premises for all necessary 

  

 

 

 -21- 

 
pipes and wires leading to and from the portions of the Building and/or other parts of the Shopping Center. Landlord may, within one hundred and twenty (120) days preceding the expiration of
the Term, enter the Premises to place and maintain notices for letting, free from hindrance or control of Tenant. If Tenant shall vacate the Premises during the last month of the Term, Landlord shall have the unrestricted right to enter the Premises
after Tenant’s moving to commence preparations for the succeeding tenant or for any other purpose whatever, without affecting Tenant’s obligation to pay rent for the full Term. 
 ARTICLE XXXIII. EXCAVATION 
 33.1. If any excavation shall be made
upon land adjacent to the Premises, and it is not deemed an emergency, Tenant shall permit access to the party authorized to cause such excavation to be made to enter upon the Premises, with forty-eight (48) hours prior written notice, for the
purpose of doing such work as such party may deem necessary to preserve the wall of the Building or other areas of the Shopping Center from damage and to support the same by proper foundations and shoring, and Tenant hereby waives all claims for
inconvenience, disturbance, loss of business or other damages against Landlord therefor and without in any manner affecting Tenant’s obligations under this Lease, nor shall the same constitute any ground for an abatement of any rent hereunder.
Notice will include but not be limited to a description of the work to be performed, the length of time the work will require, the hours the work will be performed, the area of the Premises to be accessed, the name of the company performing the work
and a list of names of those personnel that require access. 
 ARTICLE XXXIV. QUIET ENJOYMENT 

34.1. If Tenant pays all the rent herein reserved and performs and observes all of the other terms, covenants and conditions of this Lease
on Tenant’s part to be performed and observed hereunder, Tenant shall, during the Term, peaceably and quietly have, hold and enjoy the Premises without molestation or hindrance by Landlord or any party claiming through or under Landlord,
subject to the provisions of this Lease. 
 ARTICLE XXXV. SURRENDER OF PREMISES 

35.1. Upon the expiration or sooner termination of the Term of this Lease, Tenant agrees to quit and surrender the Premises, broom-clean,
in good condition and repair, reasonable wear and tear and casualty excepted, together with all keys and combinations to locks, and all improvements, alterations, at any time made or installed in, upon or to the interior or exterior of the Premises,
except Personal Property and other unattached movable trade fixtures put in at Tenant’s expense, including propriety banking trade fixtures such as bank vault(s) and safe deposit boxes, shall thereupon become the property of Landlord without
any claim by Tenant therefore but the surrender of such property to Landlord shall not be deemed to be a payment of rent or in lieu of any rent reserved hereunder. Before surrendering the Premises, Tenant shall remove all of Tenant’s Personal
Property and unattached movable trade fixtures, including propriety banking trade fixtures such as bank vault(s) and safe deposit boxes, and, at Landlord’s option, Tenant shall also remove any ATM location in the Premises or the Shopping Center
installed by or on behalf of Tenant at any time installed by Tenant in, upon or to the interior or exterior of the Premises; and Tenant further agrees to repair any damage caused thereby. If Tenant shall fail to remove any of Tenant’s Personal
Property and trade fixtures, such property shall, at the option of Landlord, be deemed abandoned and become the exclusive property of Landlord or Landlord shall have the right to remove and store said property, at the expense of Tenant, without
further notice to or demand upon Tenant, and hold Tenant responsible for any and all charges and expenses incurred by Landlord therefore. If the Premises is not surrendered as and when aforesaid, Tenant shall indemnify Landlord against all loss or
liability resulting from the delay by Tenant in so surrendering the same, including without limitation any claims made by any succeeding occupant founded on such delay. Tenant’s obligations under this Section shall survive the expiration or
sooner termination of the Term of this Lease. 
 ARTICLE XXXVI. HOLDING OVER 

36.1. This Lease shall terminate on the Lease Expiration Date pursuant to the terms of this Lease without the necessity of notice from
either Landlord or Tenant. Any holding over by Tenant after the Lease Expiration Date without Landlord’s prior written consent as provided in Section 36.2 shall be an unlawful detainer and Tenant shall be subject to immediate eviction.
During such hold over, all the terms and conditions set forth in this Lease shall apply, except that Tenant shall pay to Landlord Fixed Minimum Rent equal to one hundred and fifty (150%) percent of Fixed Minimum Rent in effect during the last
month of the Term (“Hold Over Fee”). In addition to paying to Landlord the Hold Over Fee, if Tenant fails to surrender and vacate the Premises on the Lease Expiration Date, Tenant shall indemnify and hold Landlord harmless from and against
any and all loss, liability, damages and expenses (including without limitation, attorneys’ fees, the costs of investigation and settlement of any claims) sustained or incurred by Landlord on account of or resulting from such failure,
including, without limitation, claims made by any succeeding tenant of all or any part of the Premises or the loss by Landlord of the rent from any succeeding tenant of all or any part of the Premises Landlord may simultaneously collect the Hold
Over Fee and 

  

 

 

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	 pursue any and all remedies against Tenant to regain possession of the Premises and without prejudice to Landlord’s right to
recover possession of the Premises, and Tenant’s payment of the Holdover Fee shall not be deemed to permit Tenant to retain possession of the Premises after the Lease Expiration Date or other termination of the Lease.

 
	  			
	 36.2. If, with the written consent of Landlord, Tenant or any party claiming by, through or under Tenant remains in possession of the Premises, or any
pan thereof, after the Lease Expiration Date, Landlord shall treat such holding over by Tenant as the creation of a month-to-month tenancy, subject to all the terms, covenants and conditions set forth in this Lease insofar as the same are applicable
to a month-to-month tenancy, except that Tenant shall pay a Fixed Minimum Rent equal to one hundred and fifty (150%) percent of the Fixed Minimum Rent in effect during the last month of the Term. Tenant shall give to Landlord at least thirty
(30) days prior written notice from the first day of the month of any intention to quit said Premises, and Tenant shall be entitled to the same thirty (30) days prior written notice to quit said Premises, except in the event of non-payment
of rent in advance or of any breach of any other covenant by Tenant, in which event Tenant shall not be entitled to any notice to quit, the usual thirty (30) days notice to quit being hereby expressly waived.
	  			
	  
 ARTICLE XXXVII. NO WAIVER

 
	  			
	 37.1. The failure of Landlord to insist upon the strict performance of any provisions of this Lease or the failure of Landlord to exercise any right,
option or remedy hereby reserved shall not be construed as a waiver for the future of any such provision, right, option or remedy or as a waiver of a subsequent breach thereof. The consent or approval by landlord of any act by Tenant requiring
Landlord’s consent or approval shall not be construed to waive or render unnecessary the requirement of Landlord’s consent or approval of any subsequent similar act by Tenant. The receipt by landlord of rent with knowledge of a breach of
any provision of this Lease shall not be deemed a waiver of such breach. No provision of this Lease shall be deemed to have been waived unless such waiver shall be in writing signed by Landlord. No waiver of Landlord in favor of any other tenant or
occupant of the Shopping Center shall constitute a waiver in favor of Tenant herein.
	  			
	  
 ARTICLE XXXVIII. BROKER

 
	  			
	 38.1. Landlord recognizes Public Properties, LLC (“Broker”) as the sole Broker procuring this Lease and shall pay said Broker a commission
therefor pursuant to a separate agreement between said Broker and Landlord. Landlord and Tenant each represent and warrant to one another that except as set forth herein neither of them has employed any broker, agent or finder in carrying on the
negotiations relating to this Lease. Landlord shall indemnify and hold Tenant harmless, and Tenant shall indemnify and hold landlord harmless, from and against any claim or claims for brokerage or other commissions arising from or out of any breach
of the foregoing representation and warranty by the respective indemnitors.
	  			
	  
 ARTICLE XXXIX. ESTOPPEL CERTIFICATE

 
	  	  

  
	  

 

 

	  

   

	 39.1. Tenant shall, from time to time, within ten (10) days after Landlord shall have requested the same of Tenant, execute, acknowledge and
deliver to Landlord a written instrument in recordable form and otherwise in such form as required by Landlord (a) certifying that this Lease is in full force and effect and has not been modified, supplemented or amended in any way (or, if
there have been modifications, supplements or amendments thereto, that it is in full force and effect as modified, supplemented or amended and stating such modifications, supplements and amendments); (b) stating the rent payable and dates to
which the rent and other charges hereunder have been paid by Tenant; (c) stating whether or not to the best knowledge of Tenant, landlord is in Event of Default in the performance of any covenant, agreement or condition contained in this Lease,
and if so, specifying each such default of which Tenant may have knowledge; (d) stating the Lease Commencement Date and Lease Expiration Date, including any optional renewals; and (e) stating any other fact or certifying any other
condition reasonably requested by Landlord or requested by any mortgagee or prospective mortgagee or purchaser of the Shopping Center or of any interest therein. In the event that Tenant shall fail to return a fully executed copy of such certificate
to Landlord within the foregoing ten (10) day period, then Tenant shall be deemed to have approved and confirmed all of the terms, certifications and representations contained in such certificate, and Tenant irrevocably authorizes and appoints
Landlord as its attorney-in-fact to execute such certificate on behalf of Tenant. Any such statement delivered pursuant hereto may be relied upon by any owner of the Shopping Center, any mortgagee or prospective mortgagee or purchaser of the
Shopping Center or any interest therein or any prospective assignee of any mortgagee.
	  
	  
 ARTICLE XL. RULES & REGULATIONS

 
	  			
	 40.1. Tenant agrees that:

 
	  			
	 (a) All deliveries or shipments of any kind to and from the Premises, including loading and unloading of goods with the exception of periodic
deliveries and pick-up by authorized armored cargo
	  			

  

 

 

 -23- 

 vehicles, shall be made only by way of the rear of the Premises or at any other location designated by
Landlord, and only at such times designated for such purpose by Landlord; trailers and/or trucks servicing the Premises shall remain parked in the Shopping Center only during those periods necessary to service Tenant’s operations, but in no
event shall such trailers or trucks remain parked in the Shopping Center overnight or beyond the closing hour of the Shopping Center; 
 (b) No radio, television, phonograph or other similar devices or aerial attached thereto shall be installed outside of the Premises without first obtaining in each instance Landlord’s written
consent, which shall not be unreasonable withheld, conditioned or delayed, and if such consent be given, no such device shall be used in a manner so as to be heard or seen outside the Premises and Tenant shall install such device inside the Premises
(including any space on the exterior of the Building, such as a balcony, patio, yard or garden area that is leased exclusively to Tenant with Tenant’s exclusive use and control, and which is not a common area or restricted access area), subject
to the terms of a separate agreement to be entered into between Landlord and Tenant containing Landlord’s rules and regulations regarding antennae; 
 (c) Tenant shall keep the areas immediately adjoining the Premises and at the rear of the Premises clean and free from dirt and rubbish, and Tenant shall not place, suffer or permit any obstructions or
merchandise in such areas; 
 (d) Tenant shall not use the Common Areas for business or promotional purposes; 

(e) Tenant and Tenant’s employees shall park their cars only in those portions of the parking areas, if any, designated for that
purpose by Landlord; such parking areas may, at Landlord’s discretion, be adjacent to the Shopping Center property or separated therefrom by intervening streets; 
 (f) The plumbing facilities within or serving the Premises shall not be used for any purposes other than those for which they were constructed, and no foreign substances of any kind shall be thrown
therein; 
 (g) Tenant shall not place, suffer or permit displays or decorations on the sidewalk in front of or at the rear of
the Premises in, on or upon any of the parking or other Common Areas; 
 (h) Tenant shall keep the Premises at all times at a
temperature sufficiently high to prevent the freezing of water in pipes and fixtures; 
 (i) Tenant shall not use, permit or
suffer the use of any portion of the Premises as living, sleeping or lodging quarters; 
 (j) No load will be placed on any
floor of the Premises which exceed the floor load, per square foot area, which such floor area was designed to carry; 
 (k) All
mechanical equipment and machinery will be kept free of noise and vibrations which may be transmitted to any part of the walls of the Building or beyond the confines of the Premises; 

(l) No odors or vapors will be permitted or caused to emanate from the Premises; 

(m) Landlord may amend or add new rules and regulations for the reasonable use and care of the Shopping Center. Notice of such amendments
or new rules and regulations will be given to Tenant. 
 (n) Tenant shall not construct, maintain, use or operate within the
Premises any electrical device, wiring or apparatus in connection with a loud speaker system or other sound system without Landlord’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed and Tenant shall not
construct, maintain, use or operate any such loud speaker or sound system outside of the Premises. 
 (o) Tenant shall not place
additional locks or bolts of any kind on any of the doors or windows, and shall not make any change in any existing lock or locking mechanism therein, without Landlord’s prior written consent, which shall not be unreasonably withheld,
conditioned or delayed. 
 (p) Tenant shall comply with all rules or regulations from time to time established by Landlord for
the operation and maintenance of the Shopping Center. 
 ARTICLE XLI. LIMITATION OF LIABILITY OF LANDLORD 

41.1. Anything contained in this Lease to the contrary notwithstanding, Tenant agrees that Tenant shall look solely to Landlord’s
equity in the Shopping Center for the collection of any judgment (or other judicial process) requiring the payment of money by Landlord in the event of any Event of Default or breach by Landlord with respect to any of the terms and provisions of
this Lease to be kept, observed and performed by Landlord subject, however, to the prior rights of any ground or underlying landlords or any mortgagee of all or any part of the Shopping Center, and no other assets of Landlord shall be subject to
levy, execution or other judicial process for the satisfaction of Tenant’s claim. Pursuant to Article 3 of the Declaration of Trust of Washington Real Estate Investment Trust dated November 18, 1960, as amended, nothing in this Lease shall
be construed in any event whatsoever to impose any personal liability upon the trustees, officers or the shareholders of the Washington Real Estate Investment Trust, as the Landlord herein, in contract, tort, or otherwise. 

  

 

 

 -24- 

 ARTICLE XLII. NOTICES 
 42.1. All notices required hereunder by either party to the other shall be sent by recognized overnight courier with receipt therefor (such as Federal Express) or by certified mail. Notices to Landlord
shall be sent to Washington Real Estate Investment Trust (“WRIT”), 6110 Executive Boulevard, Suite 800, Rockville, Maryland 20852, Attention: Asset Manager. Notices to Tenant shall be sent to the Premises or: 1321 Liberty Road, Sykesville,
MD 20784. Tenant hereby elects domicile at the Premises for the purpose of service of all notices, writs of summons, or other legal documents, or process, in any suit, action, or proceeding, which Landlord may undertake under this Lease. 

ARTICLE XLIII. FINANCIAL STATEMENTS 
 43.1. Tenant agrees to provide to Landlord within fourteen (14) days of Landlord’s request, the most recent audited (or certified to be true and correct by the President and Chief Financial
Officer) annual financial statements of Tenant, including balance sheets, income statements, and financial notes as well as (1) the names of all Tenant’s shareholders and their ownership interests at the time thereof, provided
Tenant’s shares are not publicly traded; (2) the state in which Tenant is incorporated; (3) the location of Tenant’s principal place of business; (4) information regarding a material change in the corporate structure of
Tenant, including without limitation, a merger or consolidation; and (5) any other information regarding Tenant’s ownership interests that Landlord reasonably requests (“Statements”). Tenant consents that Landlord may release the
Statements to Landlord’s trustees, officers, employees, subsidiaries, affiliates, lenders, advisors, joint venture partners, or potential purchasers of the property for the purposes of evaluating Tenant’s financial condition with respect
to performance under the Lease or to any third party pursuant to any order of any governmental agency or court. Landlord agrees to keep the Statements confidential and not to release the Statements to third parties except as set forth herein.

 ARTICLE XLIV. RADIUS RESTRICTION 
 44.1. Intentionally deleted. 
 ARTICLE XLV. MEDICAL WASTE 

45.1. Medical Waste. For purposes of this Lease, “Medical Waste” shall include any and all waste commonly produced by
medical and surgical care facilities, including, but not limited to, blood and blood products, body parts and tissue, laboratory wastes, discarded cultures, specimens, waste products, vaccines and associated items, and used hypodermic needles,
syringes, scalpel blades and similar equipment or devices and all other medical wastes listed at 42 U.S.C § 6992 (1988) and any regulations promulgated thereunder as the same may be amended from time to time (the “Medical Waste
Laws”). Tenant shall be solely responsible for disposing of all Medical Waste so as to protect waste handlers and the public from exposure and such disposal shall comply with the requirements set forth in the Medical Waste Laws. Tenant’s
disposal of Medical Waste and removal thereof from the Premises and the Shopping Center shall be provided by Tenant’s contractors, at Tenant’s sole cost and expense. Under no condition shall Tenant store Medical Waste outside the Premises
or deposit any Medical Waste in trash receptacles serviced by the Shopping Center’s trash service provided by Landlord (if any) or in the dumpster servicing the Shopping Center or in or on any other part of the Shopping Center. Tenant shall
store such items, whether for pick up, delivery or disposal, in the Premises. Tenant shall, at Tenant’s sole cost and expense, comply with the requirements of any Federal or (state) law, regulation, rule, order or directive, now or hereafter in
effect which regulates the disposal of Medical Waste, whether or not such obligation is thereby imposed upon Tenant or Landlord. 

ARTICLE XLVI. RENEWAL OPTION 
 46.1. Provided this Lease shall be in full force and effect, Tenant has not assigned or subleased a portion or all of the Premises, an Event of Default does not exist at the time of Tenant’s exercise
of the option or at the commencement of the option term, Tenant shall have one (1) five (5) year option to renew this Lease. Tenant shall provide to Landlord on a date prior to the date the option period would commence (if exercised) by at
least one hundred eighty (180) days, but by not more than two hundred ten (210) days, a written notice of the exercise of the option to extend this Lease for the additional option term, time being of the essence. Such notice shall be given
in accordance with ARTICLE XLII of the Lease. If notification of the exercise of this option is not timely given and received, all options granted hereunder shall automatically expire. Fixed Minimum Rent applicable to the Premises for the option
term shall be equal to one hundred percent (100%) of the fair market rental which shall not be less than the then escalated rent (“Market Rental”). 
 46.2. If the Tenant exercises the option, Landlord shall determine the Market Rental by using its good faith judgment. Landlord shall provide Tenant with written notice of such amount on the later of:
(i) one hundred eighty (180) days prior to the date the option period would commence; or (ii) within fifteen (15) days after Tenant exercises its option. Tenant shall have fifteen (15) days (“Tenant’s Review
Period”) 

  

 

 

 -25- 

 
after receipt of Landlord’s notice of the new Fixed Minimum Rent within which to accept such rental. In the event Tenant fails to accept in writing such rental proposal by Landlord, then
such proposal shall be deemed rejected and Landlord and Tenant shall attempt to agree upon such Market Rental, using their best good faith efforts. If Landlord and Tenant fail to reach agreement within fifteen (15) days following Tenant’s
Review Period (“Outside Agreement Date”) then the parties shall each within ten (10) days following the Outside Agreement Date appoint a real estate broker who shall be licensed in Maryland and who specializes in the field of
commercial leasing in the Westminster, Maryland submarket, has at least ten (10) years of experience and is recognized within the field as being reputable and ethical. If one party does not timely appoint a broker, then the broker appointed by
the other party shall promptly appoint for such party. Such two individuals shall each determine within ten (10) days after their appointment such Market Rental and the option term shall commence as stated herein and the Fixed Minimum Rent
shall be the Market Rental as determined by the individuals. If such individuals do not agree on Market Rental, then the two individuals shall, within five (5) days, render separate written reports of their determinations and together appoint a
third similarly qualified individual having the qualifications described above. If the two brokers are unable to agree upon a third broker, the third broker shall be appointed by the President of the Greater Washington Commercial Association of
Realtors. In the event the Greater Washington Commercial Association of Realtors is no longer in existence, the third broker shall be appointed by a judge of the Circuit Court of Maryland. The third individual shall within ten (10) days after
his or her appointment make a determination of such Market Rental. The Market Rental shall equal the average (mean) of the two closest determinations and the option term shall commence as stated herein and the Fixed Minimum Rent shall be the Market
Rental as determined by the individuals. Such determination of Market Rental shall be final and binding upon the parties, and may be enforced in any court of competent jurisdiction. Any determination of Market Rental shall take into consideration
all rental abatements, construction allowances and other concessions then commonly being granted to tenants renewing leases in the Shopping Center and other similar buildings in the same submarket as the Shopping Center. Landlord and Tenant shall
each bear the cost of its broker and shall share equally the cost of the third broker. Upon determination of the new Fixed Minimum Rent payable pursuant to this Article, the parties shall within ten (10) days execute an amendment to this Lease
stating the rent so determined. 
 ARTICLE XLVII. MISCELLANEOUS 

47.1. No Representations. Tenant acknowledges neither Landlord nor any broker, agent or employee of Landlord has made any
representations or promises with respect to the Premises or the Shopping Center except as herein expressly set forth, and no rights, privileges, easements or licenses are being acquired by Tenant except as herein expressly set forth. 

47.2. Site Plan. No reference to any tenant on the Site Plan shall be deemed a representation or warranty such tenant is or will
continue to be an occupant in the Shopping Center. 
 47.3. No Partnership. Nothing contained in this Lease shall be
deemed or construed to create a partnership or joint venture of or between Landlord and Tenant, or to create any other relationship between the parties hereto other than landlord and tenant. 

47.4. Authority. Landlord and Tenant covenant each for itself, each has full right, power and authority to enter into this Lease
upon the terms and conditions herein set forth. If Tenant signs as a corporation, each of the persons executing this Lease on behalf of Tenant does hereby covenant and warrant Tenant is a duly authorized and existing corporation, qualified to do
business in the state where the Shopping Center is located, the corporation has full right and authority to enter into this Lease, and each and both persons signing on behalf of the corporation were authorized to do so; and the name and address of
Tenant’s resident agent in the jurisdiction where the Shopping Center is located is
                                        .
Tenant shall advise Landlord in writing if the name and address of its resident agent is changed during the Term hereof. 

47.5. OFAC Certification. Tenant certifies it is not acting, directly or indirectly, for or on behalf of any person, group,
entity, or nation named by any Executive Order or the United States Treasury Department as a terrorist, “Specially Designated National and Blocked Person,” or other banned or blocked person, entity, nation, or transaction pursuant to any
law, order, rule, or regulation enforced or administered by the Office of Foreign Assets Control; and it is not engaged in this transaction, directly or indirectly on behalf of, or instigating or facilitating this transaction, directly or indirectly
on behalf of, any such person, group, entity, or nation. Tenant agrees to defend, indemnify, and hold harmless Landlord from and against any and all claims, damages, losses, risks, liabilities, and expenses (including attorney’s fees and costs)
arising from or related to any breach of the foregoing certification. 
 47.6. Force Majeure. If Landlord is in any way
delayed or prevented from performing any of its obligations under this Lease due to fire, act of God, governmental act or failure to act, strike, labor dispute, inability to procure materials or any other cause beyond Landlord’s reasonable
control (whether similar or dissimilar to the foregoing events), then the time for performance of such obligation shall be excused for the period of such delay or prevention. 

  

 

 

 -26- 

 47.7. Additional Rent. All other costs and expenses which Tenant assumes or agrees to
pay to Landlord pursuant to this Lease shall be deemed to be “additional rent” and, in the event of nonpayment thereof, Landlord shall have all the rights and remedies provided for in the case of nonpayment of rent, including assessment of
interest and late fees. 
 47.8. No Recording. This Lease shall not be recorded in any office legally established for the
purpose of giving public notice of real estate records and any attempt to do so may be treated by Landlord as an Event of Default under this Lease. In the event Tenant does record this Lease or any memorandum thereof, Tenant, by such act irrevocably
constitutes and appoints Landlord as its special attorney-in-fact to execute any and all documents required to remove the Lease or any memorandum thereof from the public records. 

47.9. Governing Law. This Lease is governed under the laws of the jurisdiction where the Shopping Center is located. 

47.10. Captions. Section headings are used for convenience and shall not be considered when construing this Lease. 

47.11. Severability. If any term or provision of this Lease or the application thereof to any person or circumstances shall to any
extent be invalid or unenforceable, the remainder of this Lease, or the application of such term or provision to persons or circumstances other than those to which it is invalid or unenforceable, shall not be affected thereby, and each term and
provision of this Lease shall be valid and be enforceable to the fullest extent permitted by law. 
 47.12. Tenant
Liability. If two or more individuals, corporations, partnerships or other persons (or any combination of two or more thereof) shall sign this Lease as Tenant, the liability of each such individual, corporation, partnership or other persons to
pay the rent and perform all other obligations hereunder shall be deemed to be joint and several. 
 47.13. Time is of the
Essence. Time is of the essence with respect to each and every provision of this Lease. 
 47.14. Entire Agreement.
This Lease contains the entire agreement of the parties in regard to the Premises and this Lease and no representations, inducements or agreements, oral or otherwise, between the parties not contained in this Lease shall be of any force or effect.
This Lease may not be amended, modified or changed in whole or in part in any manner other than by an agreement in writing duly signed by both parties hereto. 
 47.15. Benefit and Burden. The provisions of this Lease shall be binding upon, and shall inure to the benefit of. the parties hereto and each of their respective heirs, executors, administrators,
successors, and assigns. Landlord may freely assign its interest hereunder. 
 47.16. Landlord’s Right to Relocate
Tenant. Intentionally Deleted. 
 47.17. Gender and Number. Feminine or neuter pronouns shall be substituted for
those of the masculine form, and the plural shall be substituted for the singular number, in any place or places herein in which the context may require such substitution or substitutions. Landlord herein for convenience has been referred to in the
neuter form. 
 47.18. Survival. Tenant’s liabilities existing as of the expiration or earlier termination of the
Term shall survive such expiration or earlier termination. 
 47.19. Submission of Lease. The submission of this Lease
for examination does not constitute a reservation of or an option for lease, and the same shall not be effective as a lease or otherwise until execution and delivery by both Landlord and Tenant. 

47.20. Interpretation. Should any provision of this Lease require judicial interpretation, it is agreed the court interpreting or
considering same shall not apply the presumption that the terms hereof shall be more strictly construed against a party by reason of the rule or conclusion that a document should be construed more strictly against the party who itself or through its
agent prepared the same, it being agreed that all parties hereto have participated in the preparation of this Lease and that legal counsel was consulted by each party hereto (or opportunity for such legal consultation afforded to each party) before
the execution of this Lease. 
 REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK 

SIGNATURE BLOCKS CONTAINED ON THE FOLLOWING PAGE 

  

 

 

 -27- 

 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed under seal by a duly
authorized officer, intending to be legally bound hereby, as of the day and year first above written. The covenants of Tenant are joint and several obligations of each party signing as Tenant, and, when the parties signing as Tenant are partners,
shall be the obligations of the firm and of the individual members thereof. 
  

							
	 Witness/Attest:
	 		 	 TENANT:

SYKESVILLE FEDERAL SAVINGS

ASSOCIATION

				
	
 

      04/05/10

	 		 	By:	 	
 

      (Seal)

	Michael Gallina	 		 		 	 (Signature Here)

	Controller	 		 	Name:	 	Russell J. Grimes
		 		 	Title:	 	President /C.E.O
		 		 	Federal Tax Identification
		 		 	Number:	 	52-0504310     
			
	Witness/Attest:	 		 	 LANDLORD:

WASHINGTON REAL ESTATE
 INVESTMENT
TRUST

				
	

	 		 	By:	 	
 

     (Seal)

	Steven J. Krupinski	 		 		 	(Signature Here)
	Director, Retail Leasing and Investment	 		 	Name:	 	George F. McKenzie
		 		 	Title:	 	President & Chief Executive Officer

  

 

 

 -28- 

 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed under seal by a duly
authorized officer, intending to be legally bound hereby, as of the day and year first above written. The covenants of Tenant are joint and several obligations of each party signing as Tenant, and, when the parties signing as Tenant are partners,
shall be the obligations of the firm and of the individual members thereof. 
  

							
	 Witness/Attest:
	 		 	 TENANT:

SYKESVILLE FEDERAL SAVINGS

ASSOCIATION

				
	  
  
  

 
	 		 	By:	 	
 

(Seal)

		 		 		 	 (Signature Here)

		 		 	Name:	 	Russell J. Grimes
		 		 	Title:	 	President /CEO
		 		 	Federal Tax Identification
		 		 	Number:	 	52-0504310     
			
	Witness/Attest:	 		 	 LANDLORD:

WASHINGTON REAL ESTATE
 INVESTMENT
TRUST

				
	

	 		 	By:	 	
 

 (Seal)

		 		 		 	(Signature Here)
	Steven J. Krupinski	 		 	Name:	 	George F. McKenzie
	Director, Retail Leasing and Investment	 		 	Title:	 	President & Chief Executive Officer

  

 

 

 -28- 

 

 

  

 

 

  

 EXHIBIT B 

“AS IS” 

                            

 

  

 

 

  

 EXHIBIT C 

MEMORANDUM OF LEASE COMMENCEMENT DATE 
 Pursuant to that certain Lease, (hereinafter, the “Lease”) entered into between
                                        ,
as Landlord, (“Landlord”) and
                                        ,
as Tenant (“Tenant”), dated                     , 2010 related to certain space (defined in the Lease as the “Premises”)
in that certain Shopping Center located at
                                        ,
Landlord and Tenant hereby agree that for all purposes under the Lease, the Lease Commencement Date is                     , 2010 and the Rent
Commencement Date and Lease Expiration Date shall be as defined in the Lease. 
 IN WITNESS THEREOF, Landlord and Tenant have executed this
MEMORANDUM OF LEASE COMMENCEMENT DATE this      day of             , 2010. 

 

							
	Witness/Attest:	 		 	 TENANT:

SYKESVLLLE FEDERAL SAVINGS

ASSOCIATION

				
	  
	 		 	By:	 	 (Seal)

		 		 		 	(Signature Here)
		 		 		 	Name:
		 		 		 	Title:
		 		 		 	SS#
		 		 		 	Federal ID #:
			
	Witness/Attest:	 		 	 LANDLORD:

WASHINGTON REAL ESTATE
 INVESTMENT
TRUST

				
	  
	 		 	By:	 	 (Seal)

		 		 		 	(Signature Here)
		 		 		 	Name:            George F. McKenzie
		 		 		 	Tile:                President & Chief Executive Officer

TO BE SIGNED UPON POSSESSION 

NOT TO BE EXECUTED UPON LEASE EXECUTION 

  

 

 

 1Lease Agreement

 Exhibit 10.21 
 LEASE 
 WILLIS TOWER 

233 SOUTH WACKER DRIVE 
 CHICAGO, ILLINOIS 
 TRADESTATION SECURITIES, INC. 

 LEASE 
 WILLIS TOWER 
 233 SOUTH WACKER DRIVE 

CHICAGO, ILLINOIS 

TRADESTATION SECURITIES, INC. 
 TABLE OF CONTENTS 
  

							
	  	  	 	  	PAGE	 
	 SCHEDULE
	  	 	1	  
		
	 TERMS AND CONDITIONS
	  	 	5	  
			
	 1.
	  	TERM	  	 	5	  
	 2.
	  	BASE RENT	  	 	5	  
	 3.
	  	ADDITIONAL RENT	  	 	5	  
	 4.
	  	USE OF THE PREMISES	  	 	11	  
	 5.
	  	POSSESSION	  	 	12	  
	 6.
	  	SERVICES	  	 	13	  
	 7.
	  	REPAIRS	  	 	17	  
	 8.
	  	ADDITIONS AND ALTERATIONS	  	 	17	  
	 9.
	  	COVENANT AGAINST LIENS	  	 	18	  
	 10.
	  	INSURANCE	  	 	19	  
	 11.
	  	FIRE OR CASUALTY	  	 	21	  
	 12.
	  	WAIVER OF CLAIMS – INDEMNIFICATION	  	 	22	  
	 13.
	  	NONWAIVER	  	 	22	  
	 14.
	  	CONDEMNATION	  	 	23	  
	 15.
	  	ASSIGNMENT AND SUBLETTING	  	 	23	  
	 16.
	  	SURRENDER OF POSSESSION	  	 	27	  
	 17.
	  	HOLDING OVER	  	 	28	  
	 18.
	  	ESTOPPEL CERTIFICATE	  	 	28	  
	 19.
	  	OBLIGATIONS TO MORTGAGEES	  	 	28	  
	 20.
	  	CERTAIN RIGHTS RESERVED BY LANDLORD	  	 	29	  
	 21.
	  	RULES AND REGULATIONS	  	 	31	  
	 22.
	  	DEFAULT AND LANDLORD’S REMEDIES	  	 	31	  
	 23.
	  	EXPENSES OF ENFORCEMENT	  	 	34	  
	 24.
	  	COVENANT OF QUIET ENJOYMENT	  	 	34	  
	 25.
	  	REAL ESTATE BROKER	  	 	34	  
	 26.
	  	MISCELLANEOUS	  	 	34	  
	 27.
	  	NOTICES	  	 	37	  
	 28.
	  	LIMITATION OF LIABILITY	  	 	37	  
	 29.
	  	SECURITY DEPOSIT	  	 	37	  
	 30.
	  	RIGHT OF FIRST OFFER	  	 	39	  
	 31.
	  	TENANT’S OPTION TO RENEW	  	 	39	  

  
 i 

							
	 32.
	  	SUBSTITUTION OF PREMISES	  	 	40	  
	 33.
	  	PATRIOT ACT	  	 	41	  
	 34.
	  	SIGNS	  	 	41	  
	 35.
	  	PARKING	  	 	42	  
	 36.
	  	ARBITRATION	  	 	42	  

 EXHIBITS

  

			
	 EXHIBIT A
	  	FLOOR PLAN OF PREMISES
		
	 EXHIBIT B
	  	TENANT WORK LETTER
		
	 EXHIBIT C
	  	RULES AND REGULATIONS
		
	 EXHIBIT D
	  	ESTOPPEL CERTIFICATE
		
	 EXHIBIT E
	  	CONDENSER WATER ADDENDUM
		
	 EXHIBIT F
	  	JANITORIAL SPECIFICATIONS

 SCHEDULES

  

			
	 SCHEDULE 1-A
	  	LANDLORD’S WORK
		
	 SCHEDULE 1-B
	  	BUILDING STANDARD MATERIALS
		
	 SCHEDULE 2
	  	TENANT/CONTRACTOR & VENDOR GUIDELINES

  
 ii 

 LEASE 
 WILLIS TOWER 
 233 SOUTH WACKER DRIVE 

CHICAGO, ILLINOIS 
 THIS AGREEMENT OF LEASE made as of this day 22nd of November, 2010 (hereinafter referred to as the “Lease”) between 233 S. WACKER LLC, a Delaware limited liability company (hereinafter referred to as
“Landlord”), and TRADESTATION SECURITIES, INC., a Florida corporation (hereinafter referred to as “Tenant”). 
 SCHEDULE 
  

	1.	 Description of Premises: The premises designated on the plan attached hereto as Exhibit A and containing approximately 11,135 square feet of
“Rentable Area” on the 48th floor (the
“Premises”) in the building commonly known as the Willis Tower (the “Building”) located at 233 South Wacker Drive in the City of Chicago, Cook County, Illinois (hereinafter referred to together with all present
and future easements, additions, improvements and other rights appurtenant thereto, as the “Land”). Landlord represents that the square footage of the Rentable Area shown above has been determined in accordance with ANSI/BOMA Z65.1.
1996. 

  

	2.	Use of Premises: Tenant shall use the Premises solely as general offices, employee training and for no other purpose whatsoever. 

 

	3.	Base Rent: The per annum rate of Base Rent and the monthly installments thereof are set forth on Schedule 1 attached hereto. 

 

	4.	Tenant’s Proportionate Share: shall mean (a) .3154% for the purposes of determining Taxes (as hereinafter defined) payable by Tenant hereunder, such
percentage being the percentage calculated by dividing the Rentable Area contained in the Premises, as determined by Landlord and shown in Item 1 of this Schedule by 3,530,477 rentable square feet, and (b) .3390% for purposes of
determining Operating Expenses (as hereafter defined) payable by Tenant hereunder, such percentage being the percentage calculated by dividing the Rentable Area of the Premises, by 3,284,958 rentable square feet. Tenant’s Proportionate Share
shall be adjusted proportionately if the number of square feet of Rentable Area in the Premises is increased or decreased or if the aggregate amount of office or retail space in the Building is either increased or decreased.

  

	5.	Commencement Date: March 1, 2011. 

  

	6.	Termination Date: February 28, 2016. 

  

	7.	Security Deposit: Twenty-Five Thousand Nine Hundred Eighty-One and 67/100 Dollars ($25,981.67). 

	8.	Addresses for Notices: 

If to Landlord: 
 404 Fifth Avenue, 4th Floor 
 New York, New York 10018 

Attention: President 
 with a copy to: 
 8114 North Lawndale Avenue 

Skokie, Illinois 60076 
 Attention: John M. Huston 
 and a copy to: 

Office of the Building 
 233 South Wacker Drive, Suite 3530 
 Chicago, Illinois 60606 

Attention: Building Manager 
 If to Tenant: 
 233 South Wacker Drive, Suite 4825 

Chicago, Illinois 60606 
 Attention: Adam Cohn 
 With a copy to: 

TradeStation Securities, Inc. 
 8050 S.W.
10th Street, Suite 4000 

Plantation, Florida 33324 
 Attention: General Counsel 
  

	9.	Broker: Studley and U.S. Equities Asset Management, L.L.C. 

  
 2 

 This Lease is subject to the Terms and Conditions and the provisions of any exhibits
attached hereto, which Terms and Conditions and exhibits are hereby made a part of this Lease. 
  

									
	LANDLORD:	 		 	TENANT:
			
	233 S. WACKER LLC,	 		 	TRADESTATION SECURITIES, INC.,
	a Delaware limited liability company	 		 	a Florida corporation
					
	By:  	 	 	 		 	By:  	 	 
	Its:	 		 		 	Its:	 	

  
 3 

 SCHEDULE 1 
 Base Rent (11,135 rsf) 
  

													
	 Period
	  	Per Square Foot
Base Rental 
Rate	 	  	Monthly
Base Rent	 	  	Annual
Base Rent	 
	 Lease Year 1
	  	$	28.00	  	  	$	25,981.67	  	  	$	311,780.00	  
	 Lease Year 2
	  	$	28.70	  	  	$	26,631.21	  	  	$	319,574.50	  
	 Lease Year 3
	  	$	29.42	  	  	$	27,299.31	  	  	$	327,591.70	  
	 Lease Year 4
	  	$	30.15	  	  	$	27,976.69	  	  	$	335,720.25	  
	 Lease Year 5
	  	$	30.90	  	  	$	28,672.62	  	  	$	344,071.50	  

  
 4 

 TERMS AND CONDITIONS 

Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the premises (hereinafter referred to as the
“Premises”) described in the Schedule appearing at the beginning of this Lease (hereinafter referred to as the “Schedule”) and designated on the plan attached hereto as Exhibit A, subject to the
covenants, terms, provisions and conditions of this Lease. 
  

	1.	TERM 

 The term of
this Lease (hereinafter referred to as the “Term”) shall commence on the Commencement Date and shall end on the Termination Date each as provided in the Schedule, unless sooner terminated as provided herein. 

 

	2.	BASE RENT 

  

	 	(a)	Base Rent Payments. Tenant shall pay to Landlord the Base Rent and all other sums due hereunder by electronic wire transfer. Electronic wire transfer
payments shall be made to Capital One Bank, 1407 Broadway, New York, New York 10018, for the benefit of 233 S. Wacker LLC, ABA #021407912, Account No. 2744061249 (FEIN #27-1175316). Payments may be made at such other place as Landlord or
Landlord’s agent may from time to time designate in writing. The applicable annual Base Rent set forth in Schedule 1 shall be payable in equal monthly installments in the applicable amounts set forth in Schedule 1 in advance on or
before the first day of each and every month during the Term without demand and without any abatement, setoff or deduction whatsoever, except as specifically set forth in this Lease. Such Base Rent shall be escalated on each anniversary of the
Commencement Date as set forth in Schedule 1. Each period of twelve (12) months beginning on the Commencement Date or on any anniversary thereof and ending on the day before the following anniversary of the Commencement Date or on the
Termination Date, as the case may be, is hereinafter referred to as a “Lease Year.” Any Base Rent payable for a partial month at the beginning of the Term shall be paid on the first day of the first full calendar month of the Term.
Any Base Rent payable for a partial month at the end of the Term shall be paid on the first day of such month. 

  

	 	(b)	Abatement of Initial Base Rent. If Tenant has taken possession of the Premises for the purpose of carrying on its business therein and if Tenant is not in
“Default” hereunder (as described in Section 22 hereof) on the date any such installment is due, six (6) monthly installments of Base Rent due hereunder shall be abated in full and shall not be payable by Tenant,
subject to the terms of Section 22 hereof. The Base Rent shall be abated in March, 2011, April, 2011, March 2012, April, 2012, March, 2013 and March, 2014. 

 

	3.	ADDITIONAL RENT 

In addition to paying the base rent specified in Section 2 hereof, Tenant shall pay as “Additional Rent”
commencing in Calendar Year 2012 Tenant’s Proportionate Share of Taxes and Operating Expenses over the actual amounts thereof as finally determined for 

  
 5 

 
the Calendar Year ending December 31, 2011 (the “Base Year”). Tenant shall commence paying “Additional Rent” on the first day of the calendar month following the
determination of Taxes and Operating Expenses for the Base Year. “Additional Rent” shall be abated in full and shall not be payable at any time by Tenant in respect of each month that Base Rent is abated in accordance with the provisions
contained in Section 2(b) hereof. The Base Rent and the Additional Rent and all other amounts due under this Lease are herein collectively referred to as the “Rent.” All Additional Rent shall be payable for the same
periods and in the same manner, time and place as the Base Rent is to be paid notwithstanding any abatement of Base Rent. Without limitation on other obligations of Tenant which shall survive the expiration of the Term, the obligations of Tenant to
pay Additional Rent shall survive the expiration of the Term. For any Calendar Year which is not wholly included in the Term, Tenant shall be obligated to pay only a pro rata share of the Additional Rent for such Calendar Year, based on the number
of days of the Term falling within such Calendar Year. Except as specifically hereinabove provided or provided elsewhere in this Lease, Rent shall be paid without abatement, deduction or set off of any kind, it being the intention of the parties
that, to the full extent permitted by law, and except as otherwise provided herein or elsewhere in this Lease, Tenant’s covenant to pay Rent shall be independent of all other covenants contained in this Lease. 

 

	 	(a)	Certain Definitions. As used in this Lease, the terms: 

  

	 	(i)	“Calendar Year” shall mean each calendar year commencing with the Calendar Year beginning January 1, 2011 in which any part of the Term falls,
through and including the year in which the Term expires. 

  

	 	(ii)	“Operating Expenses” shall mean all expenses, costs and disbursements of , every kind and nature (determined for the applicable Calendar Year on an accrual
basis) paid or incurred by Landlord or its managing agent in connection with the ownership, management, operation, maintenance and repair of the Land and Building (including, without limitation, the cost of providing electricity for lighting the
Premises as provided in Subsection 6(a)(ii) below and other office space), except the following: 

  

	 	A.	Taxes (as hereinafter defined); 

  

	 	B.	Costs of capital improvements to any tenant’s premises; 

  

	 	C.	Principal or interest payments on loans secured by mortgages or trust deeds on the Building or Land or rent payable on any ground lease of the Land;

  

	 	D.	 Costs of capital improvements to the Building which, under generally accepted accounting principles, are classified as capital expenditures,
except that Operating Expenses shall include (1) the costs of any capital improvement which is intended to reduce any component of Operating Expenses and (2) the costs of any capital improvement which is made by Landlord to keep the Land
or 

  
 6 

	 	 
Building in compliance with all governmental rules and regulations applicable from time to time thereto, in each case as evenly amortized over the useful life of each such capital improvement
with interest on the unamortized amount at the greater of (A) ten percent (10%) per annum or (B) four percent (4%) per annum above the “prime rate” or “corporate base rate” announced from time to time by a
major Chicago bank selected by Landlord (the “Prime Rate”) (but in no event at a rate which is more than the highest lawful rate allowable in the State of Illinois); 

 

	 	E.	Costs of utilities and other services provided to and used in the operation of the retail stores in the Building, provided that the costs of operating and maintaining
the common areas adjoining such retail stores at and above the Franklin Street Level shall be included in Operating Expenses; and 

  

	 	F.	Costs and expenses incurred in connection with leasing space in the Building, such as leasing commissions, tenant allowances, space planning fees and advertising and
promotional expenses and legal fees for the preparation of leases; 

  

	 	G.	Costs of initial improvements to, or alterations of, space leased to any tenant; 

 

	 	H.	Depreciation or amortization of any improvements except as specifically set forth in this Lease; 

 

	 	I.	The cost of repairing or restoring any portion of the Building damaged by a hazard, to the extent Landlord has received insurance proceeds with respect to such damage
(provided that the amount of any deductible paid by Landlord shall be included in Operating Expenses); 

  

	 	J.	The cost of repairs, alterations or replacements required as the result of the exercise of any right of eminent domain to the extent Landlord receives net condemnation
proceeds in reimbursement of such costs, as the result of such exercise; 

  

	 	K.	Any late fees, fines, penalties and interest on past due amounts incurred by Landlord due to Landlord’s violation of any applicable law, rule or regulation;

  

	 	L.	Costs incurred for relocating tenants within the Building; 

  

	 	M.	 Any other costs or expenses incurred by Landlord to the extent Landlord has actually collected funds in reimbursement of such costs and expenses
(x) from any policies of insurance in effect or 

  
 7 

	 	 
(y) from any other tenant (other than through such tenant’s payment of its share of Operating Expenses or Taxes); 

 

	 	N.	Compensation paid in respect of officers and executives of Landlord above the level of building manager; 

 

	 	O.	All costs of permanent sculptures, paintings, wall hangings, and other objects of fine art, except, however, reasonable costs of day-to-day maintenance of such fine art
objects; 

  

	 	P.	Franchise taxes and income taxes of Landlord; 

  

	 	Q.	Managing agents’ fees or commissions in excess of the rates then customarily charged for building management for buildings of like class and character;

	 	R.	The cost of correcting defects to construction of the Building; 

  

	 	S.	The cost of any additions to the Building; 

  

	 	T.	Expenses incurred by Landlord in connection with the transfer or disposition of the Land or Building or any ground, underlying or overriding lease, including, without
limitation, transfer, deed and gains taxes; 

  

	 	U.	All amounts received by Landlord through proceeds of insurance or condemnation awards to the extent they are compensation for, or reimbursement of, sums
previously included in Operating Expenses hereunder. 

  

	 	(iii)	 “Taxes” shall mean taxes levied, assessed, imposed or accruing for Calendar Years commencing January 1, 2011, and payable in Calendar
Year 2012, and in connection with the Land, the Building, the operation thereof or any rights or responsibilities related thereto. “Taxes” shall include without limitation: (a) real estate taxes and assessments, special or otherwise,
levied, assessed, imposed, accruing for Calendar Years commencing January 1, 2011 and thereafter during the Term upon the Land or Building; (b) ad valorem taxes for any personal property owned or leased by Landlord and used exclusively in
connection with operating or maintaining the Land or Building; (c) any tax, assessment, charge or fee which is imposed in substitution for, or in lieu of an increase in, such real estate taxes or ad valorem personal property taxes; (d) any
income or franchise tax based on Landlord’s income from the Land and Building which taxes such income in a different manner than income from sources other than the ownership and operation of income-producing real estate, which is substantively
the functional equivalent of a tax on gross rents or leases, but is called by another name; (e) a tax on gross rents or leases; or (f) a tax on the development of real estate or the construction or

  
 8 

	 	 
improvement of buildings or premises therein. Taxes shall also include, in the year for which they accrue, all fees for consultants and attorneys and all other costs incurred by Landlord in
seeking to obtain a reduction of, or a limit on the increase in, any Taxes, regardless of whether any reduction or limitation is obtained. Taxes shall not include any inheritance, estate, succession, transfer, gift, franchise, or capital stock tax
or any current state or federal income taxes or any income taxes other than those expressly described above. With respect to any Taxes which include assessments against income or property not related to the Land or Building, Taxes shall include only
that portion of such Taxes which would be payable if the Land and Building and all rights related thereto were the only assets of Landlord. Taxes shall not include interest or penalties arising as a result of a late payment.

  

	 	(b)	 Expense Adjustment. Tenant shall pay to Landlord or Landlord’s agent as Additional Rent commencing in Calendar Year 2012, an
amount (“Expense Adjustment Amount”) equal to Tenant’s Proportionate Share of the amount of Operating Expenses plus Tenant’s Proportionate Share of the special allocation of Variable Operating Expenses (as defined in
Section 3(c)) incurred with respect to each such Calendar Year or any portion thereof, in excess of the total amount of such Operating Expenses and Variable Operating Expenses as finally determined for the Calendar Year 2011 (the
“Base Year”). The Expense Adjustment Amount with respect to each Calendar Year starting in 2012 shall be paid in monthly installments during that Calendar Year in an amount reasonably estimated from time to time by Landlord and
communicated by written notice to Tenant, subject, however, to the provisions hereinabove contained in this Section. Following the close of each Calendar Year, Landlord shall compute the Expense Adjustment Amount for that Calendar Year based on the
Operating Expenses (and any special allocation of Variable Operating Expenses) for that Calendar Year in excess of the Base Year and shall deliver to Tenant a statement of the Expense Adjustment Amount plus a statement of all estimated installments
paid by Tenant with respect to that Calendar Year. Tenant shall pay to Landlord any deficiency shown by the statement within thirty (30) days after Tenant receives the statement. If the installments paid exceed the amount due, Landlord shall
either credit the excess against Rent or any other payment next due to Landlord from Tenant hereunder or at Landlord’s option, and if Tenant is not then in Default hereunder, refund the excess to Tenant. If Tenant is then in Default hereunder,
Landlord shall apply the difference first to any delinquent Rent hereunder (including interest thereon) and then to the next succeeding payments of Rent coming due hereunder. The foregoing obligations of Landlord and Tenant shall survive the
expiration of the Term until final determination of Operating Expenses and Taxes attributable to Tenant’s tenancy during the final Lease Year and payment thereof, if due and owing. Delay in computation of the Expense Adjustment Amount shall not
be deemed a default hereunder or a waiver of Landlord’s right to collect the Expense Adjustment Amount. Landlord shall cause to be kept books and records showing Operating Expenses in accordance with an appropriate system of accounts and
accounting practices consistently maintained. Tenant shall have the right to audit, 

  
 9 

	 	 
or cause to be audited, by a firm of independent certified public accountants designated by Tenant and reasonably satisfactory to Landlord, Landlord’s records in respect of Operating
Expenses of any Calendar Year or portion thereof commencing after the Base Year and falling within the Term. The cost of such audit shall be borne by Tenant unless, in connection with any audit conducted by Tenant, it is demonstrated that Landlord
has overstated Tenant’s Expense Adjustment Amount by five percent (5%) or more, in which case Landlord shall bear the cost of such audit, provided, however, Landlord shall not be obligated to pay greater than $2,500.00 for such audit.
Notwithstanding anything contained in the preceding sentence to the contrary, any audit by Tenant of Operating Expenses for any such Calendar Year must be requested within sixty (60) days following the date of Tenant’s receipt of
Landlord’s statement of Operating Expenses and completed within one hundred twenty (120) days following the date on which Landlord makes such books and records available to Tenant. Tenant’s accountants shall be required to execute a
confidentiality agreement and shall conduct the audit at the office of the Building at such times that are designated by Landlord. 

  

	 	(c)	Allocation of Variable Operating Expenses. If at any time during the Term less than ninety-five percent (95%) of the then current office space in the
Building is occupied, at Landlord’s option those components of Operating Expenses which vary with occupancy (“Variable Operating Expenses”) shall be removed from general Operating Expenses and allocated to the portion of the
office space in the Building which is actually occupied and generating such components of Operating Expenses. This special allocation shall be made on a pro rata basis in accordance with Tenant’s Proportionate Share over the occupied office
space in the Building, based on both the comparative Rentable Areas of the Building which are occupied and the portion of the Calendar Year during which the portions of the Building were occupied. Examples of Variable Operating Expenses include,
without limitation, janitorial services, electricity for overhead lighting and HVAC costs. Operating Expenses which do not vary with occupancy, such as public liability insurance and lobby maintenance will continue to be allocated on a pro rata
basis over the office space in the Building whether or not occupied, and Tenant shall only be responsible for Tenant’s Proportionate Share of those Operating Expenses. Tenant’s obligation to pay its Proportionate Share of Operating
Expenses and Variable Operating Expenses shall not exceed what Tenant would otherwise be obligated to pay if the office space portion of the Building was fully leased. 

 

	 	(d)	 Tax Adjustment. Tenant shall pay to Landlord or Landlord’s agent as Additional Rent, an amount (“Tax Adjustment
Amount”) equal to Tenant’s Proportionate Share of the amount of Taxes accrued with respect to each Calendar Year commencing with the 2012 Calendar Year during the Term or any portion thereof in excess of the Taxes accrued during the
Base Year. The Tax Adjustment Amount with respect to each Calendar Year starting in 2012 shall be paid in monthly installments during that Calendar Year in an amount reasonably estimated from time to time by Landlord and communicated by written
notice to 

  
 10 

	 	 
Tenant. Following the final determination of Taxes for each Calendar Year, Landlord shall compute the Tax Adjustment Amount for that Calendar Year and deliver to Tenant a statement of the Tax
Adjustment Amount plus a statement of all estimated installments paid by Tenant for that Calendar Year. Tenant shall pay to Landlord any deficiency shown by the statement within thirty (30) days after Tenant receives the statement. If the
installments paid exceed the actual amount due, Landlord shall either credit the excess against Rent or any other payment next due to Landlord from Tenant hereunder or at Landlord’s option, and if Tenant is not then in Default hereunder, refund
the excess to Tenant. If Tenant is then in Default hereunder, Landlord shall apply the difference first to any delinquent Rent hereunder (including interest thereon) and then to the next succeeding payments of Rent coming due hereunder. The amount
of any refund of Taxes received by Landlord, less fees incurred in obtaining such refund, shall be credited against Taxes for the year in which such refund is received. The foregoing obligations of Landlord and Tenant shall survive the expiration of
the Term until Taxes attributable to the final Lease Year hereunder are determined and Tenant pays any sums due and owing. In determining the amount of Taxes for any Calendar Year, the amount of special assessments to be included shall be limited to
the amount of the installment (plus any interest payable thereon) of the special assessment required to be paid during that year as if Landlord had elected to have the special assessment paid over the maximum period of time permitted by law. All
references to Taxes “for” a particular year shall be deemed to refer to Taxes levied or assessed for the year without regard to when such Taxes are paid or payable. Delay in computing the Tax Adjustment Amount shall not be deemed a Default
hereunder or a waiver of Landlord’s right to collect the Tax Adjustment Amount. 

  

	 	(e)	Abatement of Additional Rent. If Tenant has taken possession of the Premises for the purpose of carrying on its business therein and if Tenant is not in
“Default” hereunder (as described in Section 22 hereof) on the date any such installment is due, six (6) monthly installments of Additional Rent due hereunder shall be abated and shall not be payable by Tenant as
follows: March, 2011, April, 2011, March, 2012, April, 2012, March, 2013 and March, 2014. 

  

	 	(f)	Late Fee. In the event Tenant fails to pay any installment of Rent or any other monetary item when due, then Tenant shall pay to Landlord on demand a late
charge in an amount equal to with respect to regularly scheduled monthly payments of Base Rent, Expense Adjustment Amounts, Tax Adjustment Amounts or any other unpaid monetary item, 5% of the delinquent portion of any such payment. The provision for
such late charge shall be in addition to all of Landlord’s other rights and remedies under this Lease or at law or in equity. In particular, the foregoing late charge is in addition to, and not in lieu of the Default Rate set forth in
Section 26(b) below. 

  

	4.	USE OF THE PREMISES 

  

	 	(a)	 Reserved Areas. This Lease does not give Tenant any right to use, and Landlord hereby excludes and reserves for its sole and
exclusive use, the following areas in 

  
 11 

	 	 
and about the Premises: janitor closets, stairways and stairwells, fan, mechanical, electrical, telephone and similar rooms (other than those installed for Tenant’s exclusive use); elevator,
pipe and other vertical shafts, flues and ducts; all areas above the acoustical ceiling and below the finished floor covering installed in the Premises; all other structural or mechanical elements serving other areas of the Building; and all
subterranean, mineral, air, light and view rights. 

  

	 	(b)	Permitted Use. Tenant shall use and occupy the Premises solely for the purposes set forth in the Schedule and for no other purpose.

  

	 	(c)	Compliance with Laws. Tenant shall not use or permit the use of any part of the Premises for any purpose prohibited by law. Tenant shall, at its sole
expense, comply with and conform to all of the requirements of all governmental authorities having jurisdiction over the Building which relate in any way to the condition, use and occupancy of the Premises throughout the entire Term of this Lease.
Without limitation of the foregoing, Tenant covenants and agrees not to bring into the Premises or to use, store, treat or dispose, or permit the use, storage, treatment or disposal, in the Premises of (i) any hazardous substance or regulated
materials as defined under any present or future federal, state or local law, rule or regulation or (ii) any explosives or any flammable substances, including, but not limited to, gasoline, liquefied petroleum gas, turpentine, kerosene and
naphtha (the substances and materials referred to in clauses (i) and (ii) hereof are collectively referred to herein as “Hazardous Materials”), except for such materials customarily used in office operation (x) in
such quantities which do not exceed any legal limits, and (y) used, stored, treated and disposed of in compliance with all applicable laws and regulations. 

 

	 	(d)	Environmental Disclosure. Tenant, from time to time, upon not less than ten (10) days’ prior written request by Landlord, will provide Landlord
with such information in Tenant’s possession which Landlord may request regarding Tenant’s operations in the Premises (including, without limitation, whether or not such operations involve the generation, transportation, storage, treatment
or disposal of Hazardous Materials) and shall cooperate with Landlord in the event Landlord is required to prepare any disclosure document or instrument pursuant to the provisions of any federal, state or local laws, rules or regulations.

  

	5.	POSSESSION 

  

	 	(a)	Possession of the Premises. Tenant is in possession of the Premises and accepts same in its “as-is” condition. Tenant shall receive an allowance
as set forth in the “Tenant Work Letter” attached as Exhibit B hereto and made a part hereof) in order to refurbish the Premises. Tenant shall be entitled to perform such work in accordance with Section 8 hereof and the
Tenant Work Letter. 

  

	 	(b)	Condition. No promise of the Landlord to construct, alter, remodel or improve the Premises or the Building and no representation by Landlord or its agents
respecting the condition of the Premises or the Building have been made to Tenant or relied upon by Tenant other than as may be contained in this Lease. 

  
 12 

	 	(c)	Exit Door; Rear Area. Landlord reserves the right, at its sole cost, following not less than four (4) business days prior notice to Tenant, to
relocate the rear exit door in the Premises, provided, however, the new exit door shall comply with all applicable laws and code requirements. Landlord agrees to use reasonable efforts to minimize the disruption or interference with Tenant’s
business operations. In addition, Tenant shall be permitted to use the rear exit area consisting of approximately 1,156 rsf without charge, and such space shall not be included in the square footage of the Premises. 

 

	6.	SERVICES 

  

	 	(a)	List of Services. Landlord shall provide the following services on all days during the Term, except Saturdays, Sundays and holidays, unless otherwise
stated: 

  

	 	(i)	Heating and air conditioning in the Premises from Monday through Friday, from 8 a.m. to 6 p.m. and on any Saturday which is not a holiday from 8 a.m. to 1 p.m.
Landlord will operate the system of distribution ducts, supply registers and diffusers, return grilles and associated fixtures to provide in the Premises [as partitioned in accordance with the Preliminary Space Plans (as defined in the Tenant Work
Letter)], heating and air conditioning with capacity to provide the following results during the business hours set forth above; which heating and air conditioning shall, within tolerances normal in first class office buildings, be capable of
providing the following: (a) air conditioning which shall be capable of maintaining inside space conditions of seventy-eight degrees (78°) Fahrenheit dry bulb and fifty percent (50%) relative humidity when outside conditions are
ninety-two degrees (92°) Fahrenheit dry bulb and seventy-five degrees (75°) Fahrenheit wet bulb and (b) heating which shall be capable of maintaining inside space conditions of not less than seventy-two degrees
(72°) Fahrenheit when outside air temperatures are not less than minus ten degrees (-10°) Fahrenheit and not more than sixty-five degrees (65°) Fahrenheit. The foregoing is based upon occupancy density of not more than one
(1) person per hundred (100) square feet of floor area, and a maximum electric lighting and office machine load of five (5) watts per square foot of floor area. 

Upon request, Landlord agrees to provide, and Tenant will pay for all heating and air conditioning requested and furnished prior to or
following such hours at rates to be established from time to time by Landlord. Landlord’s obligations with respect to heating and air conditioning are subject to all governmental rules, regulations and guidelines applicable thereto. Wherever
heat generating machines or equipment are used by Tenant in the Premises, which affect the temperature otherwise maintained by the air-cooling system, or where the configuration and placement of such equipment creates a per square foot heat load
above what would be considered normal for office use, Landlord reserves the right to install supplementary air-conditioning units in the Premises and the expense of 

  
 13 

	 	 
installation, operation and maintenance of any such supplementary units shall be paid by Tenant to Landlord as Additional Rent, provided, however, Landlord shall not charge a coordination fee to
install same. As of the date hereof, the current rate for overtime HVAC is $109.69 per hour, which rate is subject to change from time to time. 

  

	 	(ii) 	Electricity for the lighting fixtures and incidental use in the Premises of up to five (5) watts per square foot of rentable area within the Premises. Distribution
within the Premises is at Tenant’s expense, although Tenant may use any existing conduit system within the Premises, not being used by a building system. All electricity used in the Premises other than for building standard lighting fixtures
shall be separately metered by a meter or meters to be installed at Landlord’s expense. Tenant agrees to pay for such electricity directly to the utility providing such electricity. As of the date hereof, the current electricity rate is $.52
per rentable square foot, which rate is based upon 260 hours of usage per month, and which rate is subject to change from time to time. Landlord agrees that any such rate change will be in conformity with other office space of comparable size in the
Building. Tenant shall bear the cost of providing all light fixtures and replacement of all lamps, tubes, ballasts and starters for lighting fixtures. With respect to such incidental uses, adequate electrical wiring and facilities will be furnished
up to the meter in the Premises by Landlord, provided that such electricity will be used only for equipment and accessories normal to office usage. If Tenant’s requirements for electricity for incidental uses exceed those set forth in the first
sentence of this Section (ii), Landlord reserves the right to require Tenant to install the conduit, wiring and other equipment necessary to supply electricity for such excess incidental use requirements at Tenant’s expense by arrangement with
Commonwealth Edison Company or another approved local utility. If Tenant’s actual usage of electricity for lighting exceeds standard usage, based on the 5 watts per square foot of rentable area within the Premises for lighting and incidental
use, then Landlord may charge and collect from Tenant a fee for such excess usage, the amount of such fee to be determined by Landlord. With respect to electricity for lighting, electricity for standard building hours per month will be provided by
Landlord as part of Operating Expenses. Tenant shall be billed monthly for all overtime hours of lighting in excess of standard building hours per month. Landlord agrees that any such rates or fees will be in conformity with other space of
comparable size in the Building. 

  

	 	(iii) 	City water from the regular Building outlets for drinking, lavatory and toilet purposes. Upon execution by Landlord and Tenant of the “Condenser Water
Addendum” attached hereto as Exhibit E, Landlord agrees to make available to Tenant supplemental condenser water as therein provided. If Landlord and Tenant have not executed the Condenser Water Addendum, then Landlord shall not have
any obligation to provide Tenant with supplemental condenser water. 

  
 14 

	 	(iv) 	Janitorial services as set forth on Exhibit F attached hereto and made a part hereof. 

 

	 	(v)	Window washing of the inside and outside of those windows in the Building’s perimeter walls which are situated in the Premises, weather permitting, at intervals to
be determined by Landlord, but in no event less than one (1) time per Calendar Year with respect to the inside of said windows and no less than three (3) times per calendar year with respect to the outside of said windows.

  

	 	(vi) 	Adequate automatic passenger elevator service. 

  

	 	(vii) 	Freight elevator services, Monday through Friday only, from 7 a.m. to 5 p.m. from the first lower level of the Building to the level on which the Premises are
located, subject to reasonable scheduling by Landlord. The use of freight elevators shall be subject to reasonable regulations promulgated by Landlord from time to time. 

 

	 	(viii) 	Receiving room and loading dock services, on any Monday through Friday which is not a Holiday, from 8 a.m. to 4 p.m., subject to reasonable scheduling by
Landlord. The use of the receiving room and loading dock shall be subject to reasonable regulations promulgated by Landlord from time to time. 

  

	 	(b)	Interruption of Services. Except as set forth below, Tenant agrees that Landlord shall not be liable in damages, by abatement of Rent or otherwise, for
failure to furnish or delay in furnishing any service, or for any diminution in the quality or quantity thereof, when such failure or delay or diminution is occasioned, in whole or in part, by repairs, replacements, or improvements, by any strike,
lockout or other labor trouble, by inability to secure electricity, gas or other fuel, or water, at the Building after reasonable effort so to do, by any accident or casualty whatsoever, by act or default of Tenant or other parties, or by any cause
beyond Landlord’s reasonable control. Except in cases of emergency, Landlord shall give Tenant reasonable prior notice of any delay or diminution in any service and shall use reasonable efforts to minimize any inconvenience to Tenant where such
delay or diminution is the result of Landlord’s voluntary actions. Except as set forth herein, such failures or delays or diminution shall never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the
Premises or relieve Tenant from paying Rent or performing any of its obligations under this Lease. In the event of any interruption in services not caused by Tenant, its employees or agents, which interruption continues unabated for five
(5) consecutive business days, then, Rent shall abate with respect to the portion of the Premises rendered untenantable. 

  

	 	(c)	 Charges for Services. Charges for any service for which Tenant is required to pay, from time to time hereunder, including but not limited
to hoisting services or after hours heating or air conditioning shall be due and payable at the same time 

  
 15 

	 	 
as the installment of Rent with which they are billed, or if billed separately, shall be due and payable within twenty (20) days after such billing. 

 

	 	(d) 	Energy/Natural Resources Conservation. Notwithstanding anything to the contrary in this Section 6 or elsewhere in this Lease, Landlord shall
have the right to institute such policies, programs and measures as may be reasonably necessary for the conservation, recycling and/or preservation of energy and natural resources or energy or natural resource related services, or as may be required
to comply with any applicable codes, rules and regulations, whether mandatory or voluntary. 

  

	 	(e) 	Billing for Electricity. 

  

	 	(i)	Separate Metering. Tenant shall pay for the use of the electrical service to the Premises for incidental uses as described above directly to the utility
company supplying electricity to the Premises based upon separate metering and billing. Tenant shall be billed directly by such utility company and Tenant agrees to pay each bill promptly in accordance with its terms. If for any reason, Tenant
cannot be billed directly, Landlord shall forward to Tenant each bill received by it with respect to such electrical usage in the Premises and Tenant shall pay it promptly in accordance with its terms. 

 

	 	(ii) 	Lack of Separate Metering. If Tenant’s incidental uses of electricity in the Premises cannot be separately metered for any reason, Tenant shall pay
Landlord as Additional Rent, in monthly installments at the time prescribed for monthly installments of Rent, an amount, as estimated by Landlord from time to time (which estimate shall be based on a survey reasonably acceptable to Tenant), which
Tenant would pay for such electricity if the same were separately metered to the Premises by the local electric utility company and billed to Tenant at such utility company’s then current rates. 

 

	 	(f)	Security. Landlord and Tenant recognize the existence of certain societal problems which, depending on the circumstances at the time, may necessitate the
employment of certain security measures in the day-to-day operation of the Premises and Building. Tenant hereby agrees to the exercise by Landlord and its agents of such security measures, including but not limited to, the search of all persons
entering or leaving the Building, the evacuation of the Building for cause, suspected cause, or for drill purposes, the denial of any access to the Building, and other similarly related actions that Landlord deems necessary to prevent any threat of
property damage or bodily injury. Notwithstanding anything herein to the contrary, the exercise of such security measures by Landlord and the resulting interruption of service and/or cessation of Tenant’s business, if any, shall never be deemed
an eviction or disturbance of Tenant’s use and possession of the Premises, or any part thereof, or render Landlord liable to Tenant for any resulting damages, or relieve Tenant from paying Rent or performing any of its obligations under this
Lease. 

  
 16 

 Tenant agrees to cooperate with Landlord in complying with the obligations set forth in the
City of Chicago High Rise Building Emergency Procedures Ordinance (the “Ordinance”) and any and all similar laws and ordinances and the rules and regulations promulgated pursuant thereto and Tenant agrees to make the necessary
personnel of Tenant available to fulfill the “tenant” obligations under the aforesaid Ordinance, including, without limitation, those of the Fire Wardens and Emergency Evacuation Teams (as such terms are defined in the Ordinance).

  

	7.	REPAIRS 

  

	 	(a)	Landlord shall, as part of Operating Expenses, keep the common areas of the Building (including, without limitation, all concourses, pedestrian passageways,
elevator lobbies and restrooms on multi-tenant floors), the roof, structural elements of the Building and those portions of the mechanical, electrical, plumbing, HVAC and other systems serving both the Premises and other areas of the Building in
good order, repair and condition, including replacement or repair of all damaged or broken fixtures and appurtenances, at all times during the Term. 

  

	 	(b)	Except as provided in Section 7(a) above, Tenant will, at Tenant’s own expense, keep the Premises in good order, repair and condition at all times
during the Term, subject to reasonable wear and tear, and Tenant shall promptly and adequately repair all damage to the Premises and replace or repair all damaged or broken fixtures and appurtenances included in and serving the Premises, under the
supervision and subject to the approval of the Landlord, and within any reasonable period of time specified by the Landlord. If Tenant does not do so, Landlord may, but need not, make such repairs and replacements, and Tenant shall pay Landlord the
reasonable cost thereof plus a coordination fee payable to Landlord in connection with each such repair and/or replacement equal to five percent (5%) of the actual total cost of any such repair or replacement. Tenant shall pay such costs and
fee within twenty (20) days after being billed therefore. Landlord may, but shall not be required to, enter the Premises at all reasonable times to make such repairs, alterations, improvements, installations and additions to the Premises or to
the Building or to any equipment located in the Building as Landlord shall desire or deem necessary or as Landlord may be required to do by governmental authority or court order or decree. 

 

	8.	ADDITIONS AND ALTERATION 

  

	 	(a)	 Except with respect to (i) the Work described in the Tenant Work Letter, (ii) minor painting, installation of carpeting, the moving of
furniture or the hanging of wall coverings or artwork, and (iii) nonstructural alterations, improvements, installations or additions costing less than $10,000 in the aggregate, Tenant shall not, without the prior written consent of Landlord,
make any alterations, improvements, installations or additions to the Premises, which shall include, without limitation, installing telephone, computer or internal sound or paging systems or other similar systems or performing any decorating,
painting or other similar work in the Premises. Landlord’s consent shall not be unreasonably withheld so long as such alterations, improvements, installations 

  
 17 

	 	 
and additions are consistent with the permitted uses of the Premises set forth in the Schedule hereof and do not adversely affect the mechanical, electrical, plumbing, HVAC or structural
components or common systems of the Building. In addition, Tenant shall have the right, without Landlord’s consent, to replace its telephone, computer, internal sound and paging systems during the Term of the Lease so long as there is no
structural work required in the Building or Premises. If Landlord consents to any alterations, improvements, installations or additions, it may impose such conditions with respect thereto as Landlord deems appropriate, including, without limitation,
requiring Tenant to furnish Landlord with security for the payment of all costs to be incurred in connection with such work, insurance against liabilities which may arise out of such work, plans and specifications plus permits necessary for such
work and, following completion, “as-built” drawings showing the actual location of the alterations, improvements, installations and additions. The work necessary to make any alterations, improvements, installations or additions to the
Premises, whether prior to or subsequent to the Commencement Date shall be done at Tenant’s expense by contractors selected from a list of contractors preapproved by Landlord. Tenant shall promptly pay to Landlord or the Tenant’s
contractors, as the case may be, when due, the cost of all such work plus, in all cases other than decorating or redecorating, a coordination fee payable to Landlord in connection with each such improvement, installation, alteration and/or addition
equal to five percent (5%) of the actual total cost of any such improvement, installation, alteration or addition, provided, however, Landlord shall not charge a coordination fee in connection with Tenant’s installation of supplementary
air conditioning units in the Premises. Tenant shall pay such costs and fee within twenty (20) days after being billed therefore. 

  

	 	(b)	All alterations, improvements, installations and additions to the Premises, whether temporary or permanent in character, made or paid for by Landlord or Tenant,
shall without compensation to Tenant become Landlord’s property at the termination of this Lease by lapse of time or otherwise and shall, unless Landlord is entitled to and does request their removal (in which case Tenant shall remove the same
as provided in Section 16), be relinquished to Landlord in good condition, ordinary wear and damage resulting from fire or other casualty excepted. 

 

	9.	COVENANT AGAINST LIENS 

 Tenant has no authority or power to cause or permit any lien or encumbrance of any kind whatsoever, whether created by act of Tenant, operation of law or otherwise, to attach to or be placed upon
Landlord’s title or interest in the Land, Building or Premises, and any and all liens and encumbrances created by Tenant shall attach to Tenant’s interest only. Tenant covenants and agrees not to suffer or permit any lien of mechanics or
materialmen or others to be placed against the Land, Building or Premises or any improvement in the Premises (whether installed or paid for by Landlord or Tenant) with respect to work or services claimed to have been performed for or materials
claimed to have been furnished to Tenant or the Premises and, if any such lien attaches or a claim for a lien is asserted, 

  
 18 

 
Tenant covenants and agrees to cause it to be immediately released and removed of record; provided, however, that if such lien is being contested in good faith by Tenant by appropriate
proceedings diligently pursued, Tenant shall not be in default hereunder if Tenant shall, in a manner subject to Landlord’s prior written approval (which approval may be withheld arbitrarily) cause such lien or claim of lien to be insured over
by a title insurance company selected by Landlord (which title insurance shall, in any event, inure to the benefit of Landlord, Landlord’s mortgagees and any potential purchasers of the Land or Building of which Tenant shall be notified), and
provided that, in any event, such lien or claim of lien shall be released or removed within four (4) months of the date such lien first attached. If such lien is not immediately released and removed or insured over as aforesaid, Landlord, at
its sole option, may take all action necessary to release and remove such lien (without any duty to investigate the validity thereof) and Tenant shall promptly upon notice reimburse Landlord for all sums, costs and expenses (including reasonable
attorney’s fees) incurred by Landlord in connection with such lien. 
 Notwithstanding anything in this Lease to the
contrary, Tenant covenants and agrees not to suffer or permit any equipment lien to attach to any of the fixtures or improvements in the Premises, whether installed and/or paid for by Landlord or Tenant. 

 

	10.	INSURANCE 

  

	 	(a)	Waiver of Subrogation. Landlord and Tenant each hereby waive any and every claim for recovery from the other for any and all loss of or damage to the
Building or Premises or to the contents thereof, which loss or damage is covered by valid and collectible physical damage insurance policies, it being understood and agreed that the foregoing waiver shall also apply to the deductible under any such
policy. Landlord waives any and every claim against Tenant for any and all loss of or damage to the Building or the Premises or the contents thereof which would have been covered had the insurance policies required to be maintained by Landlord by
this Lease been in force, to the extent that such loss or damage would have been recoverable under such insurance policies. Tenant waives any and every claim against Landlord for any and all loss of or damage to the Building or the Premises or the
contents thereof which would have been covered had the insurance policies required to be maintained by Tenant by this Lease been in force, to the extent that such loss or damage would have been recoverable under such insurance policies. Inasmuch as
this mutual waiver will preclude the assignment of any such claim by subrogation (or otherwise) to an insurance company (or any other person), Landlord and Tenant each agree to give to each insurance company which has issued, or in the future may
issue, to it policies of physical damage insurance, written notice of the terms of this mutual waiver, and to have said insurance policies properly endorsed, if necessary, to prevent the invalidation of said insurance coverage by reason of said
waiver. 

  

	 	(b)	 Coverage. Tenant shall purchase and maintain insurance during the entire Term for the benefit of Tenant and Landlord (as their interest
may appear) with terms, coverages and in companies reasonably satisfactory to Landlord, and with such increases in limits as Landlord may from time to time reasonably request, but initially Tenant shall maintain the following coverages in the
following amounts: 

  
 19 

	 	(i)	Commercial General Liability Insurance naming Landlord, Landlord’s managing agent and any mortgagees designated by Landlord as additional insureds, with coverage
for premises/operations, personal and advertising injury, products/completed operations and contractual liability with limits of liability of $1,000,000 for bodily injury and property damage per occurrence and $2,000,000 aggregate coverage and an
excess umbrella liability coverage of $5,000,000 per occurrence and in the aggregate. 

  

	 	(ii)	Property Insurance covering the Work and all other Tenant improvements in the Premises, office furniture, trade fixtures, office equipment, merchandise and all other
items of Tenant’s property on the Premises, which insurance shall, with respect only to the Work and other Tenant improvements, name Landlord, and any mortgagees designated by Landlord as additional insureds as their interests may appear. Such
insurance shall be written on an “all risks” of physical loss or damage basis including but not limited to the perils of fire, extended coverage, windstorm, vandalism, malicious mischief, sprinkler leakage, flood and earthquake, for the
full replacement cost value of the covered items and in amounts that meet any co-insurance clause of the policies of insurance with a deductible amount not to exceed $10,000. 

 

	 	(iii) 	Workers’ Compensation Insurance with statutory benefits and Employers Liability Insurance with the following amounts: Each Accident -$500,000; Disease—Policy
Limit—$500,000; Disease—Each Employee -$500,000. 

 Tenant shall, prior to the commencement of the Term
and on each anniversary of the Commencement Date, furnish to Landlord certificates evidencing such coverage, which certificates shall state that such insurance coverage may not be changed or cancelled without at least thirty (30) days prior
written notice to Landlord and Tenant. The insurance maintained by Tenant shall be deemed to be primary insurance and any insurance maintained by Landlord shall be deemed secondary thereto. 

 

	 	(c)	Avoid Action Increasing Rates. Tenant shall comply with all applicable laws and ordinances, all orders and decrees of court and all requirements of other
governmental authorities, and shall not, directly or indirectly, make any use of the Premises which may thereby be prohibited or be dangerous to person or property or which may jeopardize any insurance coverage or may increase the cost of insurance
or require additional insurance coverage. If Tenant fails to comply with the provisions of this Section 101 and: (i) any insurance coverage is jeopardized and Tenant fails to correct such dangerous or prohibited use following notice
within the applicable cure period set forth in Section 22 hereof; or (ii) insurance premiums are increased and Tenant fails, following notice, to cease such use within the applicable cure period set forth in Section 22
hereof, then in each event such failure shall constitute a Default by Tenant hereunder and Landlord shall have all of its remedies as set forth in this Lease. 

  
 20 

	11.	FIRE OR CASUALTY 

  

	 	(a)	Section 7 hereof notwithstanding, if the Premises or the Building (including machinery or equipment used in its operation) shall be damaged by fire
or other casualty and if such damage does not cause a termination of this Lease as described in the following sentences, then Landlord shall repair and restore the damage with reasonable promptness, subject to reasonable delays for insurance
adjustments and delays caused by matters beyond Landlord’s reasonable control, but Landlord shall not be obligated to expend for repairing or restoring the damage an amount in excess of the proceeds of insurance recovered with respect to the
damage. If in Landlord’s estimate the Premises cannot be restored within three hundred sixty-five (365) days from the date of such fire or casualty, then Landlord shall give notice to Tenant of such estimate within ninety (90) days
after such fire or casualty and Tenant may elect in writing within sixty (60) days following the date of such notice from Landlord to terminate this Lease effective as of the date of Tenant’s notice. If any such damage: (i) renders
three (3) or more floors of the Building untenantable; or (ii) renders general Building systems inoperable and such systems cannot be repaired in Landlord’s reasonable estimate within two hundred seventy (270) days from the date
of such damage, or (iii) occurs within the last two (2) Lease Years, Landlord shall have the right to terminate this Lease as of the date of such damage upon giving written notice to the Tenant at any time within one hundred twenty
(120) days after the date of such damage. Tenant shall have the right to terminate this Lease if the Premises are not substantially restored within two hundred seventy (270) days after a fire or casualty. Notwithstanding the foregoing, in
the event Landlord elects to terminate the Lease because the casualty occurs during the last two (2) Lease Years, and Tenant elects to exercise its option to extend the Term as provided in Section 31 hereof within ten (10) days
after receipt of Landlord’s notice, then, the Lease shall not be deemed to be terminated by Landlord. Landlord shall have no liability to Tenant, and Tenant shall not be entitled to terminate this Lease, by virtue of any delays in completion of
such repairs and restoration. Rent, however, shall abate on those portions of the Premises as are, from time to time, untenantable as a result of such damage. 

 

	 	(b)	 Notwithstanding anything to the contrary herein set forth, Landlord shall have no duty pursuant to this Section 11 to repair or
restore any portion of the Work or any other alterations, additions, installations or improvements in the Premises or the decorations thereto except to the extent that the proceeds of the insurance carried by Tenant are timely received by Landlord.
If Tenant desires any other or additional repairs or restoration, and if Landlord consents thereto, it shall be done at Tenant’s sole cost and expense subject to all of the provisions of Sections 7 and 8 hereof. Tenant
acknowledges that Landlord shall be entitled to the full proceeds of any insurance coverage, whether carried by Landlord or Tenant, for damage to Tenant’s Work or any other alterations, additions, installations, improvements or decorations
which would become Landlord’s property upon the termination of this Lease, provided, however, insurance proceeds specifically allocated to Tenant’s 

  
 21 

	 	 
equipment and other personal property that is not a part of the Premises shall belong to Tenant. 

 

	12.	WAIVER OF CLAIMS — INDEMNIFICATION 

 To the extent not prohibited by law and subject to the waiver of subrogation contained in Section 10(a), Landlord and its partners, affiliates, officers, agents, servants and employees shall
not be liable for any damage either to person, property or business or resulting from the loss of use thereof sustained by Tenant or by other persons due to the Building or any part thereof or any appurtenances thereto becoming out of repair, or due
to the happening of any accident or event in or about the Building, including the Premises, or due to any act or neglect of any tenant or occupant of the Building or of any other person, unless caused by the negligence or willful misconduct of
Landlord or its agents, employees or contractors. This provision shall apply particularly, but not exclusively, to damage caused by gas, electricity, snow, ice, frost, steam, sewage, sewer gas or odors, fire, water or by the bursting or leaking of
pipes, faucets, sprinklers, plumbing fixtures and windows, and, except as provided above, shall apply without distinction as to the person whose act or neglect was responsible for the damage and shall apply whether the damage was due to any of the
causes specifically enumerated above or to some other cause of an entirely different kind. Tenant further agrees that all personal property upon the Premises, or upon loading docks, receiving and holding areas, or freight elevators of the Building,
shall be at the risk of Tenant only, and that Landlord shall not be liable for any loss or damage thereto or theft thereof. Without limiting any other provisions hereof, but subject to the provisions of Section 10(a) hereof, except for
liability caused by the gross negligence or willful acts of Landlord or its agents, employees or contractors, Tenant agrees to defend, protect, indemnify and save harmless Landlord and its partners, affiliates, officers, agents, servants and
employees from and against all liability to third parties arising out of the use of the Premises or the acts or omissions of Tenant or its servants, agents, employees, contractors, suppliers or workers. 

Except for liability caused by the negligence or willful acts or omissions of Tenant or Tenant’s partners, affiliates, officers,
agents, servants or employees and subject to Section 10(a) hereof, Landlord agrees to defend, protect, indemnify and save harmless Tenant and its partners, shareholders, directors, affiliates, officers, agents, servants, contractors and
employees from and against all liability to third parties arising out of negligent acts or omissions of Landlord or its servants, agents, employees, contractors, suppliers or workers. 

The provisions of this Section 12 shall survive the expiration of the Term or earlier termination of this Lease or the
termination of Tenant’s right to possession of the Premises. 
  

	13.	NONWAIVER 

 No
waiver of any provision of this Lease shall be implied by any failure of either Landlord or Tenant to enforce any remedy on account of the violation of such provisions, even if such violation is continued or repeated subsequently, and no express
waiver shall affect any provision other than the one specified in such waiver and that one only for the 

  
 22 

 
time and in the manner specifically stated. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any way alter the length of the Term or of Tenant’s
right of possession hereunder or after the giving of any notice shall reinstate, continue or extend the Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed that after the service of notice or the commencement
of a suit or after final judgment for possession of the Premises, Landlord may receive and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or judgment. 

 

	14.	CONDEMNATION 

 If
the Land or the Building (or a material portion of the Land or Building) shall be taken or condemned by any competent authority for any public or quasi-public use or purpose, Landlord shall have the right, exercisable at its sole discretion, to
cancel this Lease upon not less than sixty (60) days notice prior to the date of cancellation designated in the notice. No money or other consideration shall be payable by Landlord to Tenant for the right of cancellation and Tenant shall have
no right to share in the condemnation award or in any judgment for damages caused by such taking or condemnation. Notwithstanding the foregoing, Tenant may pursue a separate award to recover the cost of Tenant’s moving expenses and improvements
to the Premises paid for by Tenant and the loss of any trade fixtures or personal property, provided that such separate award shall not reduce the award or judgment recoverable by Landlord. 

 

	15.	ASSIGNMENT AND SUBLETTING 

  

	 	(a)	 Subject to any provisions of this Section 15 to the contrary, Tenant shall not, without the prior written consent of Landlord, which
consent shall not be unreasonably withheld or delayed, (i) assign, convey or mortgage this Lease or any interest hereunder; (ii) permit to occur or permit to exist any assignment of this Lease, or any lien upon Tenant’s interest,
voluntarily or by operation of law; (iii) sublet the Premises or any part thereof; (iv) advertise as available for sublet or assignment all or any portion of the Premises; or (v) permit the use of the Premises by any parties other
than Tenant and its employees. Any such action on the part of Tenant shall be void and of no effect. There shall be no partial assignment of Tenant’s interest in this Lease. Notwithstanding anything contained herein to the contrary, Landlord
shall not be deemed to have acted unreasonably in its election not to consent to any such action on the part of Tenant because (aa) a Default shall have occurred and be continuing under this Lease or Tenant shall otherwise be in default in the
performance of the terms, covenants or conditions contained in this Lease, (bb) the proposed assignee or sublessee (the “Proposed Tenant”) shall be an existing tenant or occupant of the Building, (cc) such assignment or subletting
shall cause Landlord to be in breach of any “exclusive use” or similar provision contained in any other lease for space in the Building (provided that such provision shall not be in conflict with the use provision set forth in the
Schedule), (dd) in the reasonable judgment of Landlord, the Proposed Tenant is of a character or is engaged in a business which would be deleterious to the reputation of the Building, or the Proposed Tenant is not

  
 23 

	 	 
sufficiently financially responsible to perform its obligations under any such assignment or sublease, or the Proposed Tenant or any of its partners, members, shareholders, employees or
affiliates, or the business conducted by any of them, could pose a security risk for the Building and/or its occupants, (ee) the portion of the Premises which Tenant proposes to sublease including the means of ingress and egress thereto and the
proposed use thereof, and the remaining portion of the Premises will violate any city, state or federal law, ordinance or regulation, (ff) the Proposed Tenant is a government agency (or any subdivision thereof), (gg) the Proposed Tenant is a party
with whom Landlord is then actively negotiating a lease for space in the Building, (hh) the portion of the Premises which Tenant proposes to assign or sublease does not consist of contiguous space, provided, however, that the foregoing are merely
examples of the reasons for which Landlord may reasonably not consent to any such actions by Tenant and shall not be deemed exclusive of any reason ‘for reasonably making such election, whether similar or dissimilar to the foregoing examples.
The term “sublease” and all words derived therefrom, as used in this Section 15 shall include any subsequent sublease or assignment of such sublease and any other interest arising under such sublease. Landlord’s
consent to any assignment, subletting or transfer or Landlord’s election to accept any assignee, subtenant or transferee as the Tenant hereunder and to collect rent from such assignee, subtenant or transferee shall not release Tenant or any
subsequent Tenant from any covenant or obligation under this Lease, and Tenant further expressly acknowledges and agrees that any renewal rights, expansion rights, reduction rights, rights of first offer, termination rights or limitations on Taxes
or Operating Expenses shall be deemed personal to the original Tenant and shall not inure to the benefit of any assignee, subtenant or transferee taking from the original Tenant. Landlord’s consent to any assignment, subletting or transfer
shall not constitute a waiver of Landlord’s right to withhold its consent to any future assignment, subletting, or transfer. Landlord may condition its consent upon execution by the subtenant or assignee of an instrument confirming such
restrictions on further subleasing or assignment and joining in the waivers and indemnities made by Tenant hereunder insofar as such waivers and indemnities relate to the affected space. Without limiting the foregoing, Tenant agrees to indemnify,
defend and hold Landlord and its employees, agents, their officers and partners harmless from and against any claims made by any broker or finder for a commission or fee in connection with any subleasing or assignment by Tenant or any subtenant or
assignee of Tenant. 

  

	 	(b)	If Tenant desires the consent of Landlord to an assignment or subletting or in the event Tenant desires to assign or sublet the Premises to Permitted Assignees
(as hereinafter defined) where Landlord’s consent is not required pursuant to Section 15(f) below, Tenant shall submit to Landlord, at least twenty (20) days prior to the proposed effective date of the assignment or sublease, a
written notice which includes: 

  

	 	(i)	All documentation then available related to the proposed sublease or assignment; and 

  
 24 

	 	(ii) 	Sufficient information to permit Landlord to determine the identity and character of the proposed subtenant or assignee and the financial condition of the proposed
assignee or subtenant. 

 Landlord agrees to notify Tenant as to whether Landlord consents to such
assignment or sublease within twenty (20) days after receipt by Landlord of all documents required pursuant to (i) and (ii) above; provided, however, that copies of the final executed documentation must be supplied to Landlord by
Tenant at least ten (10) business days prior to the effective date of such assignment or sublease and Landlord shall have an additional ten (10) business days after receipt of such revised documents, or the remainder of the original twenty
(20) day period, whichever is longer, to either approve or disapprove of such assignment or sublease. If the terms of the proposed sublease or assignment change in any material respect from the terms contained in the documents previously
delivered to Landlord pursuant to this subparagraph, or the identity of the sublessee or assignee changes, then Tenant shall resubmit the documentation to Landlord indicating the changes and Landlord shall have an additional twenty (20) days to
either approve or disapprove of such assignment or sublease. 
  

	 	(c)	In addition to withholding its consent Landlord shall have the right to terminate this Lease in the event of a proposed assignment of this Lease or a proposed sublease
of the entire Premises or to terminate this Lease as to that portion of the Premises which Tenant seeks to sublet, if Tenant seeks to sublease less than the entire Premises. Landlord may exercise such right to terminate by giving written notice to
Tenant at any time on or before the date by which Landlord is required to consent or object to such assignment or sublease. If Landlord exercises its right to terminate, the Lease or portion thereof shall be deemed terminated effective as of,
Landlord shall be entitled to recover possession of and Tenant shall surrender such portion of the Premises on the earlier of: (i) the proposed date for possession by such assignee or subtenant, or (ii) ninety (90) days after the date
of Landlord’s notice of termination to Tenant. Notwithstanding the foregoing, Tenant shall have the right to rescind its request to assign the Lease or sublet the Premises within five (5) days after receipt of Landlord’s notice of
recapture and upon receipt of said rescission notice, the Lease shall remain in full force and effect. Time is of the essence of this provision. 

  

	 	(d)	 If Landlord consents to any assignment of this Lease or a sublease of the Premises, as a condition of Landlord’s consent, Tenant shall pay
to Landlord any reasonable attorneys’ fees not to exceed $2,500 and expenses incurred by Landlord in connection with such assignment or sublease plus fifty percent (50%) of all Sublease Profits (as defined below) derived by Tenant from
such assignment or sublease. “Sublease Profits” shall mean the entire excess (after deducting all reasonable costs of subletting) of revenues generated by the assignment of this Lease or the subleasing of the Premises over the Rent
applicable thereto. All such revenues shall be applied first to reimbursement of such costs of subletting or assigning until they are paid in full. Tenant shall furnish Landlord with a sworn statement, certified by an officer of Tenant, setting

  
 25 

	 	 
forth in detail the computation of Sublease Profits, and Landlord, or its representatives, shall have access to the books, records and papers of Tenant in relation thereto, and to make copies
thereof. If a part of the consideration for such assignment shall be payable other than in cash, the payment to Landlord shall be payable in accordance with the foregoing percentage of the cash and other non-cash considerations in such form as is
reasonably satisfactory to Landlord. Such percentage of Sublease Profits shall be paid to Landlord promptly by Tenant upon Tenant’s receipt from time to time of periodic payments from such assignee or subtenant or at such other time as Tenant
shall realize Sublease Profits from such assignment or sublease. If such sublease or assignment is part of a larger transaction in which other assets of Tenant are being transferred, the consideration for the assignment or sublease shall be a
reasonable allocation of the total value received minus a reasonable allocation of the total expenses incurred in connection with such transaction. 

  

	 	(e)	If Tenant is a partnership, a withdrawal or change, whether voluntary, involuntary or by operation of law or in one or more transactions, of partners owning
directly or indirectly a controlling interest in Tenant shall be deemed an assignment of this Lease and subject to the provisions of this Section 15. If Tenant is a corporation, any dissolution, merger, consolidation or other
reorganization of Tenant, or the sale, transfer or redemption of a direct or indirect controlling interest in the capital stock of Tenant, in one or more transactions, shall be deemed a voluntary assignment of this Lease and subject to the
provisions of this Section 15. Neither this Lease nor any interest therein nor any estate created thereby shall pass by operation of law or otherwise to any trustee, custodian or receiver in bankruptcy of Tenant or any assignee for the
assignment of the benefit of creditors of Tenant. 

  

	 	(f)	 Notwithstanding anything contained in this Section 15 to the contrary, Tenant shall have the right, upon prior written notice to
Landlord but without Landlord’s consent, to assign or sublet all of the Premises to Permitted Assignees (as hereinafter defined), provided that such assignment or subletting shall not relieve Tenant of its primary responsibility for the
performance of all obligations of Tenant hereunder, and in the event of an assignment to a Permitted Assignee, such Permitted Assignee assumes, pursuant to an agreement in form and substance reasonably satisfactory to Landlord, the obligations of
Tenant hereunder and in the event of a sublet, such sublet is governed by a form of sublease reasonably approved in advance by Landlord. As used herein, a “Permitted Assignee” shall mean (i) any entity owned or controlled by
Tenant, (ii) any entity of which Tenant is a subsidiary (on any level), (iii) any entity which is under common ownership or control with Tenant, (iv) any entity into which Tenant is merged or consolidated or which consolidates into
Tenant, or (v) any entity which acquires all or substantially all of the assets or stock of Tenant, provided in each case that Landlord is reasonably satisfied with the business reputation and financial condition of such entity, it being
understood that if such entity has a net worth at least equal to that of Tenant on the date hereof, the financial condition of such entity shall be deemed satisfactory to Landlord. At least ten (10) business days prior to the effective date of
such assignment or 

  
 26 

	 	 
sublease, Tenant agrees to deliver to Landlord documentation evidencing that Landlord does not have the right to consent to such transaction pursuant to this Section 15(f). Further,
Tenant agrees to deliver to Landlord, within ten (10) business days prior to the effective date of such assignment or sublease, fully executed copies of the documents effectuating such assignment or sublease. Upon written request, Landlord
agrees that any financial information delivered to Landlord regarding the Permitted Assignee, which is not a public company, shall be deemed to be confidential, provided, however, Landlord’s members, managers, managing agents, accountants,
attorneys and lenders shall be permitted to review same. Upon request, Landlord will execute a confidentiality and nondisclosure agreement. 

  

	16.	SURRENDER OF POSSESSION 

 Upon the expiration of the Term or upon the termination of Tenant’s right of possession, whether by lapse of time or at the option of Landlord as herein provided, Tenant shall forthwith surrender the
Premises to Landlord in good order, repair and condition, ordinary wear and damage resulting from fire or other casualty excepted. Any interest of Tenant in the alterations, improvements, installations and additions to the Premises made or paid for
by Landlord or Tenant shall, without compensation to Tenant, become Landlord’s property at the termination of this Lease by lapse of time or otherwise and such alterations, improvements, installations and additions shall be relinquished to
Landlord in good condition, ordinary wear excepted. Prior to the termination of the Term or of Tenant’s right of possession Tenant shall remove its office furniture, trade fixtures, office equipment and all other items of Tenant’s movable
property on the Premises. Unless requested to do so by Landlord, Tenant shall not have any right to remove, any alterations, improvements, installations or additions, which shall include built-in furniture or shelves and all other attached items,
excluding trade fixtures. Tenant shall pay to Landlord upon demand the cost of repairing any damage to the Premises and to the Building caused by any such removal. If Tenant fails or refuses to remove any such property from the Premises, Tenant
shall be conclusively presumed to have abandoned the same, and title thereto shall thereupon pass to Landlord without any cost either by set-off, credit, allowance or otherwise, and at its option Landlord may: (i) accept the title to the
property; (ii) or at Tenant’s expense remove the property or any part in any manner that Landlord shall choose, repairing any damage to the Premises caused by such removal; and store, destroy or otherwise dispose of the property without
incurring liability to Tenant or any other person. Landlord expressly acknowledges and agrees that nothing contained in this Lease to the contrary shall require Tenant to remove any improvements or additions installed by or on behalf of Tenant
pursuant to the Tenant Work Letter or any alterations performed by Tenant pursuant to Section 8 above (unless at the time Landlord shall approve the installation of such alterations, Landlord shall have notified Tenant in writing that
such removal would be required at the expiration of the Term) or otherwise require Tenant to bring the Premises back to “raw space”. During Tenant’s move from the Premises, Tenant’s agents, contractors, mechanics and movers shall
work in harmony and not interfere with Landlord’s or another tenant’s agents, contractors and mechanics. If at any time Tenant’s agents, contractors, mechanics or movers shall in the judgment of Landlord cause or threaten to cause
disharmony or 

  
 27 

 
interference, Landlord shall have the right to request that such agents, contractors, mechanics or movers immediately leave the Premises and Building. 

 

	17.	HOLDING OVER 

 During each month or portion thereof for which Tenant shall retain possession of the Premises or any portion thereof after the expiration or termination of the Term or of Tenant’s right of
possession, whether by lapse of time or otherwise, Tenant shall pay to Landlord an amount as Rent equal to (i) 150% of one-twelfth of the Base Rent and 150% of one-twelfth of the Additional Rent paid by Tenant during the previous Lease Year for
all of the Premises (regardless of whether Tenant retains possession of all or only a portion of the Premises) for the first thirty (30) days Tenant so retains possession of the Premises (regardless of whether Tenant retains possession of the
Premises or a portion thereof for all or only a portion of such month) and (ii) commencing on the 31st day of the holdover, 200% of one-twelfth of the Base Rent and 200% of one-twelfth of the Additional Rent paid by Tenant during the previous Lease Year for all of the Premises (regardless of whether
Tenant retains possession of all or only a portion of the Premises). Tenant shall also pay all damages sustained by Landlord on account of such holding over. The provisions of this Section 17 shall not be deemed to limit or constitute a
waiver of any other rights or remedies of Landlord provided herein or at law. 
  

	18.	ESTOPPEL CERTIFICATE 

 Tenant agrees, that, from time to time upon not less than ten (10) business days’ prior request by Landlord, Tenant, or Tenant’s duly authorized representative having actual knowledge of
the following facts, will deliver to Landlord a statement in writing certifying: (i) that this Lease is unmodified and in full force and effect (or if there have been modifications, a description of such modifications and that the Lease as
modified is in full force and effect); (ii) the dates to which Rent and other charges have been paid; (iii) that, to Tenant’s knowledge, the Landlord is not in default under any provision of this Lease, or, if in default, the nature
thereof in detail; and (iv) such further matters as are set forth on the form of estoppel certificate attached hereto as Exhibit D and made a part hereof, or as may be reasonably requested by Landlord, it being intended that any such
statement may be relied upon by any mortgagees or prospective mortgagees, or any prospective assignee of any Mortgagee, or any prospective and/or subsequent purchaser or transferee of all or a part of Landlord’s interest in the Land and/or
Building. Tenant shall execute and deliver whatever instruments may be required for such purposes within ten (10) business days following Landlord’s request therefore. 

 

	19.	OBLIGATIONS TO MORTGAGEES 

  

	 	(a)	 Subordination. This Lease is subject and subordinate to the lien of any mortgages or trust deeds now and hereafter in force against the
Land or Building and to all renewals, extensions, modifications, consolidation and replacements thereof. At Landlord’s request (and after consent from any prior mortgagee or lessor if Tenant has agreed not to so subordinate without such
consent), Tenant shall execute such further instruments or assurances as Landlord may deem necessary to evidence, confirm or effectuate such subordination of this Lease 

  
 28 

	 	 
thereto or, if requested, to make Tenant’s interest in this Lease superior thereto. If any mortgage shall be foreclosed or property encumbered thereby is transferred in lieu of foreclosure,
or if any such future ground or improvements lease or underlying lease is terminated: (i) the liability of the mortgagee, trustee, transferee, purchaser at such foreclosure sale or ground lessor or improvements lessor and the liability of a
subsequent owner (all of the foregoing parties are collectively referred to as “Mortgagee”) shall exist only with respect to the period during which the Mortgagee is the owner of the Land or Building and the Mortgagee shall be
released from any further liability upon its transfer of ownership; and (ii) the Mortgagee shall not have any liability whatsoever for the acts of the Landlord prior to any such transfer nor any liability for any deposits made by Tenant
hereunder unless Mortgagee has received such deposits; and (iii) Tenant hereby agrees to attorn to and recognize as Landlord, Mortgagee and, upon request of the Mortgagee, will execute such instruments as may be required by said Mortgagee.
Landlord represents and warrants to Tenant that, as of the date of this Lease, Landlord is not in default under the terms and conditions of any mortgage, deed of trust or ground lease affecting the Property and, to Landlord’s actual knowledge,
no event has occurred which would constitute a default under any mortgage, deed of trust or ground lease affecting the Property, either upon service of notice or passage of time. 

 

	 	(b)	Notice to Landlord and Mortgagee. If any act or omission by Landlord would give Tenant the right to damages from Landlord or any rights with respect to
this Lease, Tenant will not sue for such damages or exercise any such rights until (i) it shall have given written notice of the act or omission to Landlord and to the holder(s) of the indebtedness or other obligations secured by any mortgage
or deed of trust affecting the Premises or of any ground or underlying lease, if the name and address of such holder(s) have been furnished to Tenant; and (ii) a reasonable period of time (in light both of the time required to cure the act or
omission and the effect of the act or omission on Tenant’s business operations in the Premises) to cure the act or omission has elapsed following the giving of the notice, during which time Landlord and such holder(s), or either of them, their
agents or employees, will be entitled to enter upon the Premises and do therein whatever may be necessary to cure the act or omission. 

  

	20.	CERTAIN RIGHTS RESERVED BY LANDLORD 

 Landlord shall have the following rights, each of which Landlord may exercise without notice to Tenant (but subject to maintaining access to the Premises as described in subparagraph (iii) below),
and without liability to Tenant for damage or injury to property, person or business on account of the exercise thereof, and the exercise of any such rights shall not be deemed to constitute an eviction or disturbance of Tenant’s use or
possession of the Premises and shall not give rise to any claim for set-off or abatement of rent or any other claim: 
  

	 	(i)	To change the name or street address of the Building. 

  
 29 

	 	(ii)	To install, affix and maintain any and all signs on the exterior or interior of the Building. 

 

	 	(iii)	To decorate or to make repairs, alterations, additions, installations or improvements, whether structural or otherwise, in and about the Building, or any part
thereof, and for such purposes to enter upon the Premises during business hours and after 48 hours notice, and during the continuance of any of said work, to temporarily close doors, entryways, public space and corridors in the Building and to
interrupt or temporarily suspend services or use of facilities, all without affecting any of Tenant’s obligations hereunder, so long as the Premises are reasonably accessible and usable by Tenant, and Landlord provides the services required
hereunder. 

  

	 	(iv)	To furnish door keys, magnetic cards or electronic access systems for the entry door(s) in the Premises at the commencement of the Lease and to retain at all
times, and to use in appropriate instances, keys or access cards to all doors within and into the Premises. Tenant agrees to purchase only from Landlord additional keys and access cards as required, to change no locks, and not to affix locks on
doors without the prior written consent of Landlord. Notwithstanding the provisions for Landlord’s access to the Premises, Tenant relieves and releases Landlord of all responsibility arising out of theft, robbery, pilferage and personal
assault, excluding gross negligence or willful misconduct of Landlord or its agents. Upon the expiration of the Term or Tenant’s right to possession, Tenant shall return all keys and access cards to Landlord and shall disclose to Landlord the
combination of any safes, cabinets or vaults left in the Premises. 

  

	 	(v)	To designate and approve all window coverings used in the Building, including, without limitation, solar window coverings. 

 

	 	(vi)	To approve the weight, size and location of safes, vaults, vertical files and other heavy equipment and articles in and about the Premises and the Building so as
not to exceed the legal live load per square foot designated by the structural engineers for the Building, and to require all such items and furniture and similar items to be moved into or out of the Building and Premises only at such times and in
such manner as Landlord shall direct in writing. Tenant shall not install or operate machinery or any mechanical devices of any nature not directly related to Tenant’s ordinary use of the Premises without the prior written consent of Landlord.
Movements of Tenant’s property into or out of the Building or Premises and within the Building are entirely at the risk and responsibility of Tenant, and Landlord reserves the right to require permits before allowing any property to be moved
into or out of the Building or Premises. 

  

	 	(vii)	 To establish reasonable controls for the purpose of regulating all property and packages, both personal and otherwise, to be moved into or out
of the 

  
 30 

	 	 
Building and Premises and all persons using the Building after normal office hours. 

  

	 	(viii)	To regulate in a reasonable manner delivery and service of supplies and the usage of the loading docks, receiving areas and freight elevators.

  

	 	(ix)	To show the Premises to prospective tenants, lien holders and purchasers at reasonable times and during business hours. 

 

	 	(x)	To enter the Premises at any reasonable time to inspect the Premises. 

 

	 	(xi)	To grant to any person or to reserve unto itself the exclusive right to conduct any business or render any service in the Building. If Landlord elects to make
available to tenants in the Building any services or supplies, or arranges a master contract therefore, Tenant agrees to obtain its requirements, if any, therefore from Landlord or under any such contract, provided that the charges therefore are
reasonable, and that the services contracted for are similar to those provided in other buildings in downtown Chicago. 

  

	21.	RULES AND REGULATIONS 

 Tenant agrees to observe the rules and regulations for the Building attached hereto as Exhibit C and made a part hereof. Landlord shall have the right from time to time to prescribe additional
rules and regulations for general application to all office tenants which, in its reasonable judgment, may be desirable for the use, entry, operation and management of the Premises and Building, each of which rules and regulations and any amendments
thereto shall become a part of this Lease. Tenant shall comply with all of the rules and regulations; provided, however, that the rules and regulations shall not contradict or abrogate any right or privilege herein expressly granted to Tenant.
Landlord shall use commercially reasonable efforts to enforce the rules and regulations against the tenants in the Building on a uniform basis. 
  

	22.	DEFAULT AND LANDLORD’S REMEDIES 

  

	 	(a)	 Default. Any one or more of the following events shall be a default (“Default”) under this Lease: (i) If Tenant
does not pay the Rent or any installment thereof or does not pay any other sum required to be paid by Tenant under this Lease or under the terms of any other agreement between Landlord (or Landlord’s predecessors in title) and Tenant and such
default shall continue for five (5) days after written notice to Tenant; or (ii) if Tenant fails to observe or perform any of the other covenants or conditions in this Lease which Tenant is required to observe and perform and such default
shall continue for twenty (20) days after written notice to Tenant, provided, however, if such default does not involve a hazardous condition and is susceptible to cure but cannot, by the use of reasonable efforts, be cured within twenty
(20) days, Landlord shall not exercise any of its remedies hereunder if and so long as (a) Tenant shall have commenced to cure such default within twenty (20) days and (b) Tenant shall thereafter continuously

  
 31 

	 	 
and diligently proceed to cure such default in a manner reasonably satisfactory to Landlord, and (c) such default shall be cured within sixty (60) days of such notice to Tenant; or
(iii) if a default is made in the performance by Tenant of any covenant of this Lease which involves a hazardous condition and is not cured by Tenant immediately upon written notice to Tenant; or (iv) if the interest of Tenant in this
Lease shall be levied on under execution or other legal process; or (v) if any voluntary petition in bankruptcy or for corporate reorganization or any similar relief shall be filed by Tenant; or (vi) if any involuntary petition in
bankruptcy shall be filed against Tenant under any federal or state bankruptcy or insolvency act and shall not have been dismissed within ninety (90) days from the filing thereof; or (vii) if a receiver shall be appointed for Tenant or any
of the property of Tenant by any court and such receiver shall not have been dismissed within ninety (90) days from the date of his appointment; or (viii) if Tenant shall make an assignment for the benefit of creditors; or (ix) if
Tenant shall admit in writing Tenant’s inability to meet Tenant’s debts as they mature; or (x) if Tenant fails to replenish the Security Deposit as provided in Section 29 hereof. 

 

	 	(b)	Landlord’s Remedies. If a Default occurs, Landlord may, at its sole option, with or without further notice or demand of any kind to Tenant or any
other person, have any one or more of the following described remedies in addition to all other rights and remedies provided at law or in equity or elsewhere herein (provided that Landlord shall use such efforts as are required by law to mitigate
any damages resulting from such Default): 

  

	 	(i)	 Terminate this Lease and the Term created hereby and immediately, repossess the Premises. If Landlord does terminate this Lease and repossess
the Premises, Landlord shall be entitled to immediately recover, in addition to any other sums or damages for which Tenant may be liable to Landlord, as damages a sum of money equal to the greater of: (1) the excess of the present value of the
Rent provided to be paid by Tenant for the balance of the Term (disregarding any unexpired period of initial Rent abatement) over the present value of the anticipated fair market rent for the Premises (computed based upon the yield on U.S. Treasury
obligations having a maturity closest to the Termination Date) that could be achieved for said period, after deduction of all anticipated expenses of reletting, including, without limitation, all allowances, abatements, construction costs, brokerage
commissions and tenant concessions likely to be required under then-existing market conditions; or (2) the unamortized portion of any rent abatements, allowances, construction costs, brokerage commissions and other costs incurred by Landlord in
connection with this Lease, as amortized on a straight-line basis with interest on the unamortized amount at twelve percent (12%) per annum over the initial Term during which Base Rent is payable. Should the present value of the anticipated
fair market rent for the Premises, after deduction of all anticipated expenses of reletting, that could be achieved for the balance of the Term exceed the present value of the Rent provided to be paid by Tenant for the balance of the Term, Landlord
shall have no 

  
 32 

	 	 
obligation to pay to Tenant the excess or any part thereof or to credit such excess or any part thereof against any other sums or damages for which Tenant may be liable to Landlord.

  

	 	(ii)	Landlord may terminate Tenant’s right of possession and may repossess the Premises by forcible entry and detainer suit, by taking peaceful possession or
otherwise, without terminating this Lease. If Landlord terminates Tenant’s right of possession without terminating this Lease, Landlord shall take reasonable measures to the extent required by law, to relet the same for the account of Tenant,
for such rent and upon such terms as shall be reasonably satisfactory to Landlord. Reasonable measures shall not obligate Landlord to show the Premises before showing other space in the Building to a prospective tenant. For the purpose of such
reletting, Landlord is authorized to decorate, repair, remodel or alter the Premises and to relet the Premises at such rental rate (which may be higher than the rental rate then applicable under this Lease), as Landlord reasonably determines to be
necessary to maximize the effective rent on reletting. If Landlord shall fail to relet the Premises, Tenant shall pay to Landlord as damages the amount of the Rent reserved in this Lease for the balance of the Term as due hereunder. If the Premises
are relet and a sufficient sum shall not be realized from such reletting after paying all of the costs and expenses of all decoration, repairs, remodeling, alterations, installations and additions and the expenses of such reletting (including all
allowances, abatements and other tenant concessions required under then-existing market conditions), to satisfy the Rent provided for in this Lease, Tenant shall satisfy and pay the same upon demand therefore from time to time. Tenant shall not be
entitled to any rents received by Landlord in excess of the Rent provided for in this Lease. Tenant agrees that Landlord may file suit to recover any sums falling due under the terms of this Section 22 from time to time and that no suit
or recovery of any portion due Landlord hereunder shall be any defense to any subsequent action brought for any amount not theretofore reduced to judgment in favor of Landlord. 

 

	 	(c)	Jury Trial Waiver. Tenant hereby waives its rights to a trial by jury in any action or proceeding based upon or related to the subject matter of this
Lease and the business relationship that is being established. This waiver is knowingly, intentionally and voluntarily made by Tenant and Tenant acknowledges neither Landlord nor any person acting on behalf of Landlord has made any representations
of fact to include this waiver of trial by jury or has taken any actions which in any way modify or nullify its effect. Tenant acknowledges that this waiver is a material inducement to enter into this Lease and that Landlord has already relied on
this waiver in entering into this Lease and that Landlord will continue to rely on this waiver in its future dealings with Tenant. Tenant further acknowledges that it has been represented (or has had the opportunity to be represented) in the signing
of this Lease and in the making of this waiver by independent legal counsel. 

  
 33 

	23.	EXPENSES OF ENFORCEMENT 

 Tenant shall pay upon demand all Landlord’s reasonable costs, charges and expenses including the reasonable fees and out-of-pocket expenses of counsel (including in-house attorneys), agents and
others retained by Landlord incurred in enforcing Tenant’s obligations hereunder. 
  

	24.	COVENANT OF QUIET ENJOYMENT 

 Landlord covenants that Tenant, on paying the Rent, charges for services and other payments herein reserved and on keeping, observing and performing all the other terms, covenants, conditions, provisions
and agreements herein contained on the part of Tenant to be kept, observed and performed, shall, during the Term, peaceably and quietly have, hold and enjoy the Premises subject to the terms, covenants, conditions, provisions and agreements hereof.

  

	25.	REAL ESTATE BROKER 

Each party represents that it has dealt with (and only with) the Broker(s) specified in Item 9 of the Schedule as
broker in connection with this Lease, and that insofar as such party knows, no other brokers negotiated this Lease or are entitled to any commissions in connection therewith. Each party agrees to indemnify, defend and hold the other and its
employees, agents, their officers and partners, harmless from and against any claims resulting from a breach of the foregoing representation. 
  

	26.	MISCELLANEOUS 

  

	 	(a)	Rights Cumulative. All rights and remedies of Landlord under this Lease shall be cumulative and none shall exclude any other rights and remedies
allowed by law. 

  

	 	(b)	Interest. All payments becoming due under this Lease and remaining unpaid when due shall bear interest until paid at the greater of (i) twelve
percent (12%) per annum or (ii) four percent (4%) per annum above the Prime Rate (as such term is defined in Section 3(a)(ii)D hereof). 

 

	 	(c)	Terms. The necessary grammatical changes required to make the provisions hereof apply either to corporations or partnerships or individuals, men or women,
as the case may require, shall in all cases be assumed as though in each case fully expressed. Tenant acknowledges that “Rentable Area” as used in this Lease includes a portion of the common and service areas of the Building.
Landlord makes no representation or warranty as to the rentable or usable square footage of the Premises, and Tenant agrees that Landlord’s determination of the Rentable Area of the Premises and Tenant’s Proportionate Share shall be
conclusive and binding upon Tenant absent manifest error. 

  

	 	(d)	 Binding Effect. Each of the provisions of this Lease shall extend to and shall, as the case may require, bind or inure to the benefit not
only of Landlord and of 

  
 34 

	 	 
Tenant, but also of their respective successors or assigns, provided this clause shall not permit any assignment by Tenant contrary to the provisions of Section 15 hereof.

  

	 	(e)	Lease Contains All Terms. All of the representations and obligations of Landlord and Tenant are contained herein and in the Work Letter and other
Exhibits attached hereto, and no modification, waiver or amendment of this Lease or of any of its conditions or provisions shall be binding upon the Landlord or Tenant unless in writing signed by such party or by a duly authorized agent of such
party empowered by a written authority signed by such party. 

  

	 	(f)	Delivery for Examination. Submission of the Lease for examination shall not bind Landlord in any manner, and no Lease or obligations of the
Landlord shall arise until this instrument is signed by both Landlord and Tenant and delivery is made to each. 

  

	 	(g)	No Air Rights. No rights to any view or to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant
by this Lease. 

  

	 	(h)	Modification of Lease. If (i) any lender requires, as a condition to its lending funds the repayment of which is to be secured by a mortgage or trust
deed on the Land and Building or either, or (ii) the fee owner of the Land requires, as a condition to entering into a ground lease with Landlord or a lease of the entire Building with Landlord, that certain modifications be made to this Lease,
which modifications will not require Tenant to pay any additional amounts or otherwise change materially the rights or obligations of Tenant hereunder, Tenant shall, upon Landlord’s request, execute appropriate instruments effecting such
modifications. 

  

	 	(i)	Transfer of Landlord’s Interest. Tenant agrees that Landlord has the right to transfer its interest in the Land and Building and in this Lease,
including the security deposit delivered by Tenant to Landlord hereunder. If such a transfer occurs, and the security deposit is assigned to the transferee, Landlord shall automatically be released from all liability under this Lease arising after
the date of such transfer and Tenant agrees to look solely to such transferee for the performance of Landlord’s obligations hereunder arising after the date of such transfer. Tenant further acknowledges that the Landlord may assign its interest
in this Lease to a mortgage lender as additional security and agrees that such an assignment shall not release Landlord from its obligations hereunder and that Tenant shall continue to look to Landlord for the performance of its obligations
hereunder. 

  

	 	(j)	Landlord’s Title. Nothing herein contained shall empower Tenant to commit or engage in any act which can, shall or may encumber the estate of
Landlord. 

  

	 	(k)	 Prohibition Against Recording. Neither this Lease, nor the Subordination, Non-Disturbance and Attornment Agreement, nor any memorandum,
affidavit or 

  
 35 

	 	 
other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant, and the recording thereof in violation of this provision shall make this
Lease null and void at Landlord’s election. 

  

	 	(l)	Captions. The captions of Sections, Subsections, Paragraphs and Subparagraphs are for convenience only and shall not be deemed to limit, construe,
affect or alter the meaning of such Sections, Subsections, Paragraphs or Subparagraphs. 

  

	 	(m)	Covenants and Conditions. All of the covenants of Tenant hereunder shall be deemed and construed to be “conditions,” if Landlord so elects, as
well as “covenants” as though the words specifically expressing or importing covenants and conditions were used in each separate instance. 

  

	 	(n)	Only Landlord/Tenant Relationship. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third party to create the
relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant, it being expressly understood and agreed that neither the method of computation of Rent nor any act of the parties hereto shall be
deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant. 

  

	 	(o)	Application of Payments. Landlord shall have the right to apply payments received from Tenant pursuant to this Lease (regardless of Tenant’s
designation of such payments) to satisfy any obligations of Tenant hereunder, in such order and amounts, as Landlord in its sole discretion, may elect. 

  

	 	(p)	Definition of Landlord. All indemnities of Tenant contained herein which inure to the benefit of Landlord shall be construed to also inure to the benefit
of (i) Landlord’s beneficiaries if Landlord is a trust, (ii) Landlord’s partners if Landlord is a partnership, (iii) Landlord’s shareholders, officers and directors if Landlord is a corporation, and
(iv) Landlord’s members and managers if Landlord is a limited liability company, (v) any current or future mortgagees of the Land and/or Building, (vi) the successors and assigns of any of the foregoing, and (vii) the
respective beneficiaries, shareholders, directors, officers, partners, agents and employees, agents, managers, affiliates and employees of any persons mentioned in clauses (i) through (vi) above. 

 

	 	(q)	Time of Essence. Time is of the essence of this Lease and each of its provisions. 

 

	 	(r)	Governing Law. Interpretation of this Lease shall be governed by the laws of the State of Illinois. 

 

	 	(s)	 Partial Invalidity. If any term, provision or condition contained in this Lease shall, to any extent, be invalid or unenforceable,
the remainder of this Lease (or the application of such term, provision or condition to persons or circumstances other than those in respect to which it is invalid or unenforceable) shall not be affected thereby, and each and every other term,
provision and condition of this 

  
 36 

	 	 
Lease shall be valid and enforceable to the fullest extent possible permitted by law. 

  

	27.	NOTICES 

  

	 	(a)	All notices to be given under this Lease shall be in writing and delivered either (i) personally upon an officer of Landlord or Tenant, as the case may be,
or (ii) by depositing such notice in the United States mail, certified or registered mail with return receipt requested, postage prepaid, or (iii) via reputable overnight air courier service (such as Federal Express or Airborne) and in
every case addressed as set forth in the Schedule or if no address for Tenant is inserted in the Schedule, addressed to Tenant at Tenant’s present address, and, after occupancy of the Premises by Tenant, to Tenant at 233 South
Wacker Drive, Chicago, Illinois 60606. 

  

	 	(b)	Notice via personal service shall be deemed to have been given when actually delivered. Notice given by certified or registered mail shall be deemed to have been
given on the second business day after the date that the notice is deposited into the mail postage prepaid. Notice given via air courier shall be deemed given one (1) business day after it is accepted by said courier for next day delivery.

  

	 	(c)	Either Landlord or Tenant may change the location at which it receives notices to another location within the United States of America upon not less than ten
(10) days notice to the other pursuant to this Section 27. 

  

	28.	LIMITATION OF LIABILITY 

 Tenant, and any person claiming an interest in the Premises through or under Tenant, each agree to look solely to the interests of Landlord, from time to time in the Land and Building and any proceeds
therefrom, and no judgments against such persons may be satisfied out of any other assets. In no event shall Landlord, (or any of its members, officers, directors, agents, advisors, managers, members, shareholders, partners, beneficiaries,
affiliates or successors and assigns) ever have any personal liability for any covenant, agreement, obligation, warranty, representation, indemnity or undertaking under this Lease or otherwise or be answerable or liable in any equitable, judicial or
administrative proceeding or order. Nothing contained herein shall, however, prevent Tenant from exercising its rights or remedies under law or this Lease on account of any breach or default by Landlord as against Landlord’s interests in the
Land and Building (or either of them), the other assets of Landlord or to terminate this Lease. 
  

	29.	SECURITY DEPOSIT 

  

	 	(a)	 Landlord’s obligations and Tenant’s rights hereunder are expressly conditioned upon Tenant depositing, concurrently with Tenant’s
execution hereof, $25,981.67 as the Security Deposit specified in Item 7 of the Schedule, as security for the prompt, full and faithful performance by Tenant of each and every provision of this Lease and of all obligations of
Tenant hereunder; such Security Deposit may be in the form of cash or a Letter of Credit (as defined in subparagraph (b) 

  
 37 

	 	 
below), or a combination thereof, so long as the Security Deposit aggregates the Security Deposit Amount (as defined in subparagraph (b) below). 

 

	 	(b)	The term “Letter of Credit” as used herein shall mean an irrevocable, unconditional letter of credit, in form and substance acceptable to
Landlord in Landlord’s sole judgment, expiring no earlier than April 30, 2016 in the amount of the Security Deposit Amount (or such lesser amount if part of the Security Deposit is cash) issued by a national bank acceptable to Landlord, in
Landlord’s sole judgment, which Letter of Credit (i) shall be payable to Landlord upon demand made pursuant to presentation of an unconditional sight draft without accompanying certificate and (ii) shall be renewed as hereafter
provided in subparagraph (d) below. The term “Security Deposit Amount” as used herein shall mean $25,981.67. 

  

	 	(c)	If Tenant fails to perform any of its obligations hereunder, Landlord may use, apply or retain the whole or any part of the Security Deposit for the payment of:
(i) any Rent or other sums of money which Tenant may not have paid when due; (ii) any sum expended by Landlord on behalf of Tenant in accordance with the provisions of this Lease; or (iii) any sum which Landlord may expend or be
required to expend by reason of a Default by Tenant, including, without limitation, any damage or deficiency in or from the reletting of the Premises as provided in Section 22 hereof. The use, application or retention of the Security
Deposit, or any portion thereof, by Landlord shall not prevent Landlord from exercising any other right or remedy provided by this Lease or by law (it being intended that Landlord shall not first be required to proceed against the Security Deposit)
and shall not operate as a limitation on any recovery to which Landlord may otherwise be entitled. If any portion of the Security Deposit is used, applied or retained by Landlord for the purposes set forth above, Tenant agrees, within ten
(10) days after the written demand therefore is made by Landlord, to deposit cash with Landlord or reinstate the Letter of Credit in an amount sufficient to restore the Security Deposit to its original amount or reinstate the Letter of Credit.

  

	 	(d)	No later than thirty (30) days prior to the expiration of any Letter of Credit then deposited hereunder, Tenant shall deliver to Landlord a new Letter of
Credit expiring not earlier than one (1) year from the expiration of the prior Letter of Credit and meeting all of the other requirements set forth herein or an amendment to the existing Letter of Credit extending the maturity date thereof for
one (1) year. In the event Tenant fails to timely provide such substitute Letter of Credit or amendment to the existing Letter of Credit, Landlord shall be entitled to draw the full amount of the existing Letter of Credit.

  

	 	(e)	 If Tenant shall fully and faithfully comply with all of the provisions of this Lease, the Security Deposit, or any balance thereof, shall be
returned to Tenant without interest after the expiration of the Term or upon any later date after which Tenant has vacated the Premises, and following the payment by Tenant of any deficiency owed by Tenant with respect to the Expense Adjustment
Amount or the Tax Adjustment Amount for the final Lease Year hereof following the reconciliation thereof in accordance with Sections 3(b) and 3(d) hereof. In the absence of

  
 38 

	 	 
evidence satisfactory to Landlord of any permitted assignment of the right to receive the Security Deposit, or of the remaining balance thereof, Landlord may return the same to the original
Tenant, regardless of one or more assignments of Tenant’s interest in this Lease or the Security Deposit. In such event, upon the return of the Security Deposit, or the remaining balance thereof to the original Tenant, Landlord shall be
completely relieved of liability under this Section 29 or otherwise with respect to the Security Deposit. 

  

	 	(f)	Tenant acknowledges that Landlord has the right to transfer or mortgage its interest in the Land and the Building and in this Lease and Tenant agrees that if
such a transfer or mortgage occurs, Landlord shall have the right to transfer or assign the Security Deposit to the transferee or mortgagee. Upon such transfer or assignment, and acceptance thereof by such transferee or mortgagee, Landlord shall
thereby be released by Tenant from all liability or obligation for the return of such Security Deposit and Tenant shall look solely to such transferee or mortgagee for the return of the Security Deposit. 

 

	30.	RIGHT OF FIRST OFFER 

 Subject to the pre-existing rights of Federal Insurance (Chubb) and Landlord’s right to retain Williams Lea as a tenant on the 48th floor of the Building, if any space becomes available for leasing to tenants not then occupying space in the Building
on the forty-eighth (48th) Floor of the Building, and
if Tenant is not then in Default hereunder, then Landlord shall not lease such space to any party without first giving Tenant (i) notice of the availability of such space which shall include a description of the space, the proposed term and
rental rate (including escalations, if any), abatements and allowances, if any, and other economic concessions that Landlord believes that it would agree to with respect to such space (the “Offered Terms”) and (ii) five
(5) days after the date of such notice in which to commit in writing to lease such space on the Offered Terms for the remainder of Term, taking into account any modifications in such Offered Terms required by the fact that the remaining Term
may be longer or shorter than that proposed by Landlord, and otherwise on the terms, covenants and conditions contained in this Lease. If Tenant fails, refuses or is otherwise unable to commit to such a lease within the 5-day period, Landlord shall
have the right to lease the space to any third party or parties on such terms as are acceptable to Landlord, subject to Tenant’s Expansion Option(s) hereunder, if any. 

 

	31.	TENANT’S OPTION TO RENEW 

  

	 	(a)	 Tenant is hereby granted one (1), five (5) year option (the “Renewal Option”) to renew the Lease, and such Renewal Option
shall be for a term of five (5) years (“Extended Term”). If Tenant desires to exercise the Renewal Option, it shall so notify the Landlord, in writing, not later than the first day of the twelfth (12th) month prior to the expiration date of the Term. The Extended
Term shall be governed by the same terms and provisions of the original Term, except Base Rent during the first year of the Extended Term shall be equal to the Market Rent, as defined herein below. Such notice shall only be effective if delivered at
a time when the Tenant is not in Default under this Lease beyond any applicable notice and cure period. Within thirty (30) days following Tenant’s notice of its exercise

  
 39 

	 	 
of a Renewal Option, Landlord shall provide a proposal to Tenant setting forth Landlord’s good faith determination of market rent for purposes of the Extended Term (“Market
Rent”). Upon receipt by Tenant of such proposal from Landlord, Tenant may accept or reject the proposal within seven (7) business days after receipt thereof. In the event Tenant rejects the proposal, Landlord and Tenant shall negotiate
in good faith for a period often (10) days. If the parties reach agreement, then at the request of either party hereto and within ten (10) days after such request, the parties shall enter into a written amendment to this Lease confirming
the Market Rent and other provisions applicable to the Extended Term, as determined in accordance with the provisions of this Section 31, but a failure to so document the extension shall not be deemed to terminate or otherwise modify
Tenant’s rights pursuant to this Section 31. 

  

	 	(b)	In the event Landlord and Tenant are unable to agree as to what constitutes the Market Rent for purposes of Tenant’s Renewal Option contained in this
Section 31, then within seven (7) business days following the expiration of the ten (10) day period, either party may submit such dispute to be settled by arbitration in accordance with the provision of Section 36
of this Lease, and upon completion of the arbitration procedure, the parties shall execute an amendment to the Lease to confirm such determination of the Market Rent and any other provisions applicable to the Extended Term. 

 

	 	(c)	Time is of the essence with respect to the provisions of this Section 31. Tenant’s Renewal Option shall expire and become null and void if it is
not exercised by Tenant in a timely manner. In the event Tenant does not reject Landlord’s proposal of Market Rent as set forth in Section 31 (a) above, Tenant shall be deemed to have accepted Landlord’s calculation of
Market Rent. 

  

	 	(d)	Tenant’s exercise of its Renewal Option shall become null and void if Tenant is in Default (after expiration of applicable notice and cure periods) under
this Lease at the time of the commencement of the Extended Term. 

  

	32.	SUBSTITUTION OF PREMISES 

  

	 	(a)	 Landlord may, at any time Landlord desires to lease the entire 48th floor to another tenant, and upon not less than one hundred twenty (120) days prior written notice
(“Relocation Notice”) to Tenant, substitute for the Premises other premises in the Building which premises shall be located on the 35th floor or above in the Building (herein referred to as the “New Premises”). The New Premises shall be
approximately the same size as the Premises and if the New Premises are larger, Tenant will not be obligated to pay any increase in Base Rent or Additional Rent. The New Premises will have a similar number of perimeter windows, a similar number of
offices and shall have a similar amount of open office area. The New Premises shall be delivered to Tenant in its “as-is” condition, provided, however, Landlord, at Landlord’s cost shall paint the New Premises and install building
standard carpeting. Landlord shall reimburse Tenant for the reasonable costs incurred by Tenant to relocate to the New Premises, including the costs and fees incurred to pay for a consultant or

  
 40 

	 	 
employee to relocate Tenant’s computer system, which costs shall be substantiated by Tenant by delivering to Landlord copies of cancelled checks and paid invoices. Tenant shall vacate the
Premises and move into the New Premises no later than one hundred twenty (120) days after receipt of the Relocation Notice (the “Effective Relocation Date”). Rent shall be payable at the same rental rate, and subject to the
same escalations, as are set forth in the Lease. Landlord and Tenant will execute an amendment to this Lease to reflect, inter alia, (i) that the Premises shall be deemed to be the New Premises, (ii) any change in the rentable square
footage of the Premises, (iii) any decrease in the Base Rent due to any reduction in the rentable square footage of the Premises and (iv) any decrease in Tenant’s Proportionate Share of Expenses and Taxes due to any reduction in the
rentable square footage of the Premises. 

  

	 	(b)	Notwithstanding anything herein to the contrary, Tenant shall have the right to terminate this Lease within sixty (60) days after receipt of the Relocation
Notice, and Tenant shall vacate the Premises no later than one hundred twenty (120) days after receipt of the Relocation Notice. In the event Tenant does not vacate the Premises within said time period, then the terms and provisions of
Section 17 and all other remedy provisions available to Landlord hereunder shall control. 

  

	33.	PATRIOT ACT 

 As an
inducement to Landlord to enter into this Lease, Tenant hereby represents and warrants that: (i) Tenant is not, nor is it owned or controlled directly or indirectly by, any person, group, entity or nation named on any list issued by the Office
of Foreign Assets Control of the United States Department of the Treasury (“OFAC”) pursuant to Executive Order 13224 or any similar list or any law, order, rule or regulation or any Executive Order of the President of the United
States as a terrorist, “Specially Designated National and Blocked Person” or other banned or blocked person (any such person, group, entity or nation being hereinafter referred to as a “Prohibited Person”);
(ii) Tenant is not (nor is it owned or controlled, directly or indirectly, by any person, group, entity or nation which is) acting directly or indirectly for or on behalf of any Prohibited Person; and (iii) neither Tenant (nor any
person, group, entity or nation which owns or controls Tenant, directly or indirectly) has conducted or will conduct business or has engaged or will engage in any transaction or dealing with any Prohibited Person, including without limitation any
assignment of this Lease or any subletting of all or any portion of the Premises or the making or receiving of any contribution of funds, goods or services to or for the benefit of a Prohibited Person. In connection with the foregoing, is expressly
understood and agreed that (x) any breach by Tenant of the foregoing representations and warranties shall be deemed a default by Tenant under Section 22 of this Lease and shall be covered by the indemnity provisions of
Section 12 above, and (y) the representations and warranties contained in this subsection shall be continuing in nature and shall survive the expiration or earlier termination of this Lease. 

 

	34.	SIGNS 

 Tenant shall be permitted to install Building standard signage at the entrance to its Premises on the 48th floor. Presently, there is no tenant directory in the Building.

  
 41 

 
However, Tenant shall have the right at no cost to Tenant to have its name included on any future tenant directory installed in the Building. 

 

	35.	PARKING 

 Subject
to availability from time to time, Landlord will make available to Tenant or to any of Tenant’s partners, equity interest holders or employees designated from time to time by Tenant during the Term of this Lease parking spaces in the garage
located in the Building and in the parking garage located at the southeast corner of Franklin and Adams (“Franklin Street Garage”). There is no obligation on Tenant to lease any of the spaces and no obligation on Landlord to have
reserved or non-reserved parking spaces available for Tenant. If Tenant or any of Tenant’s partners, equity interest holders or employees designated by Tenant elects (“Designated User”) to use any or all of said spaces, Tenant
or such Designated User shall pay for the use of said spaces at the prevailing parking rates established by Landlord from time to time during the Term. As of the date hereof, prevailing parking rates are $490 per month for reserved spaces and $390
per month for non-reserved spaces in the Building’s garage and $375 per month for unreserved spaces in the Franklin Street Garage. 
  

	36.	ARBITRATION 

  

	 	(a)	If Tenant disagrees with Landlord’s determination of Market Rent and notifies Landlord in writing as set forth in Section 31 above, and if the
parties cannot agree on the Market Rent within the time period set forth in Section 31 above, then such dispute shall be determined by arbitration as hereinafter provided. Landlord and Tenant will each select an arbitrator who shall be
disinterested and shall be a person that has been actively engaged in the development or leasing of first-class retail space in the downtown Chicago area for a period not less than seven (7) years immediately preceding his or her appointment.
Landlord and Tenant shall each simultaneously submit to the arbitrators a determination of Market Rent. (If no submittal is made, the parties shall be deemed to have submitted their original determinations.) The arbitrators shall be directed as
promptly as possible to select from the two determinations submitted by Landlord and Tenant the one that is closer to the Market Rent as determined by the arbitrators, and said selection shall thereafter be deemed the Market Rent. If the two
arbitrators so appointed fail to agree as to which of the determinations submitted by Landlord and Tenant is closest to the actual Market Rent, the two arbitrators shall appoint a third arbitrator, using the criteria described above, to decide upon
which of the two determinations submitted is closest to the actual Market Rent. If no determination is made prior to the date for commencement of payment of rent for which Market Rent must be determined, then Landlord’s determination shall be
used until the arbitration is completed. If Tenant’s determination is later selected, Landlord shall refund any overpayments to Tenant. The arbitrators’ decision shall be binding on Landlord and Tenant. 

 

	 	(b)	Landlord and Tenant, respectively, shall pay the fees and out-of-pocket expenses of any individual appointed as arbitrator hereunder by Landlord and Tenant,
respectively, and Landlord and Tenant shall each pay one-half (1/2) of the fees and out-of-pocket expenses of any third arbitrator appointed pursuant to Section 36(a) above. 

  
 42 

 IN WITNESS WHEREOF, the parties have executed this Lease as of the day and year first
above written. 
  

			
	LANDLORD:
	
	233 S. WACKER LLC,
	a Delaware limited liability company
		
	By:	 	 
		 	Its: Vice President
	
	TENANT:
	
	 TRADESTATION SECURITIES, INC.,
 a Florida corporation

		
	By:	 	 
		 	Its

  
 43 

 EXHIBIT A 

FLOOR PLAN OF PREMISES 

 

 

  

  
 A-1

 EXHIBIT B 

TENANT WORK LETTER 
 This is the Tenant Work Letter referred to in the Lease of even date herewith (the “Lease”) wherein TradeStation Securities, Inc., a Florida corporation (“Tenant”), has
agreed to lease certain space from 233 S. Wacker LLC, a Delaware limited liability company (“Landlord”), at 233 South Wacker Drive, Chicago, Illinois. Unless otherwise defined herein, all capitalized terms used herein shall have the
respective meanings assigned to them in the Lease. 
  

	1.	Landlord’s Work 

  

	 	(a)	Landlord shall have no obligation or duty to perform any work under this Lease. 

 

	2.	Tenant’s Work 

  

	 	(a)	Tenant shall provide the construction material, hardware and equipment and the labor to construct and install the improvements to the Premises described in the Plans
(as that term is hereinafter described). The material, hardware and equipment as incorporated into the Premises pursuant to the Plans are herein collectively referred to as the “Tenant’s Work”. Subject to the provisions of this
Work Letter, Tenant shall proceed diligently to cause the Tenant’s Work approved by Landlord to be completed in accordance with the terms and conditions of the Lease and this Work Letter. Notwithstanding anything contained herein to the
contrary, Tenant’s Work in all events shall include the Building Standard material, hardware and equipment described on, and Tenant shall otherwise comply with, Schedule B-1 attached hereto. 

 

	 	(b)	All work shall be performed by union employees. 

  

	 	(c)	Tenant shall diligently prosecute an application for a building permit for Tenant’s Work. 

 

	 	(d)	Tenant agrees to cause its interior space planner, who shall be approved by Landlord in its sole discretion (the “Interior Space Planner”), to deliver
to Landlord, preliminary space plans for the Premises, which preliminary space plans shall include the following information: (1) layout; (2) identification of ceiling types; (3) identification of flooring types; and (4) general
information in the form of outline specifications for all proposed millwork, electrical, mechanical, fire protection, communication technology systems and plumbing requirements. Such preliminary space plans are herein referred to as the
“Preliminary Space Plans”. The Preliminary Space Plans are subject to Landlord’s review and approval. Upon receipt of a complete set of the Preliminary Space Plans Landlord will review the same and shall submit written
comments to Tenant within seven (7) business days. Tenant shall cause the Preliminary Space Plans to be revised to incorporate Landlord’s comments. 

  
 B-1

	 	(e)	Tenant shall deliver to Landlord architectural design development plans and specifications (the “Architectural Design Plans”) for the Work to be
performed in the Premises. The Architectural Design Plans shall be sufficient in all respects for Tenant to cause the mechanical/electrical/communications technology systems engineer, Environmental Systems Design, Inc. (the “Engineer”
or “ESD”) to commence the preparation of the mechanical/electrical/fire protection/plumbing plans and the communications technology design and review (herein referred to as the “MEP/CT Engineering Plans”)
and without limiting the foregoing shall include the following: (1) all of Landlord’s comments to the Preliminary Space Plans; (2) demolition plans; (3) partition plans; (4) reflected ceiling plans; (5) flooring
plans; (6) electrical and telephone outlet plans; (7) furniture plans; (8) floor loading plans indicating any special floor loading areas, specific weights for concentrated loads in sufficient detail to allow for structural
engineering; (9) computer equipment and support area plans; (10) special area plans (i.e., kitchens, A/V, washrooms, etc.); (11) door, frame and hardware schedules; (12) wall finish plans; (13) elevations, details and
sections as required; and (14) specific critical information required by the Engineer to sufficiently engineer the aforesaid Premises. The Architectural Design Plans shall be subject to Landlord’s prior written approval. Landlord shall
either approve or disapprove the Architectural Design Plans in writing within seven (7) days of receipt by Landlord of a complete set thereof. If Landlord does not approve the same, Landlord shall advise Tenant in writing generally of the
changes required in such Architectural Design Plans so that they will meet with Landlord’s approval. Tenant shall cause the Interior Space Planner to revise the Architectural Design Plans pursuant to Landlord’s comments and to deliver to
Landlord, within seven (7) days after receipt by Tenant of such comments, revised Architectural Design Plans noting the changes for Landlord’s approval. Landlord shall continue to comment on such Architectural Design Plans and Tenant shall
continue to revise said Architectural Design Plans within seven (7) days of receipt of comments from Landlord until such Architectural Design Plans are approved by Landlord. Notwithstanding anything herein to the contrary, if Tenant elects to
use the services of a communication systems design engineer other than ESD, Landlord requires that Tenant submit drawings to Landlord for review and approval by ESD. The cost of such review, along with the cost of updating Landlord’s
infrastructure documents, shall be borne by Tenant. 

  

	 	(f)	 Tenant agrees to cause the Interior Space Planner and the Engineer to prepare the MEP/CT Engineering Plans for the Premises and deliver said drawings
to Landlord. Tenant and the Engineer shall cooperate fully to provide all information necessary for the timely completion of the MEP/CT Engineering Plans and approval thereof by Landlord. Landlord agrees to either approve or disapprove said MEP/CT
Engineering Plans in writing within seven (7) days of receipt thereof by Landlord. If Landlord disapproves of said MEP/CT Engineering Plans, Landlord agrees to advise Tenant in writing generally of the required changes. Tenant shall deliver to
Landlord revised MEP/CT Engineering Plans pursuant to Landlord’s comments within five (5) days of receipt of 

  
 B-2

	 	 
Landlord’s comments. This procedure shall be repeated until Landlord approves the MEP/CT Engineering Plans for the Premises. 

 

	 	(g)	Tenant agrees to cause to be delivered to Landlord fully completed and coordinated Architectural Design Plans and MEP/CT Engineering Plans (the “Construction
Documents”) sufficient in detail so that Tenant can use such revised plans to obtain a building permit and contractors’ bids for the Work. The Construction Documents must be in a final and complete form with all necessary design elements
identified and specified to fully bid and construct the Work. The Construction Documents are subject to Landlord’s review and approval which shall not be unreasonably withheld. Landlord shall review the Construction Documents and submit written
comments to Tenant within seven (7) days of receipt by Landlord of a complete set thereof. If Landlord does not approve the same, Landlord shall advise Tenant in writing generally of the changes required in the Construction Documents so that
they meet with Landlord’s approval. Tenant shall cause the Construction Documents to be revised until they will meet with Landlord’s approval. The Architectural Design Plans, the MEP/CT Engineering Plans and the Construction Documents are
herein collectively referred to as the “Plans”. 

  

	 	(h)	Tenant represents to Landlord that Tenant has reviewed its needs with the Interior Space Planner and that Tenant has assured itself that the Plans can be delivered as
herein above required. Tenant agrees to cooperate with the Interior Space Planner as promptly as possible and in any event in sufficient time to cause the Plans to be prepared and timely delivered as herein above required. 

 

	 	(i)	Neither review nor approval by Landlord of any of the Plans shall constitute a representation or warranty by Landlord that such Plans either (i) are complete or
suitable for their intended purpose or (ii) comply with applicable laws, ordinances, codes and regulations, it being expressly agreed by Tenant that Landlord assumes no responsibility or liability whatsoever to Tenant or to any other person or
entity for such completeness, suitability or compliance. 

  

	 	(j)	Tenant’s obligation to pay Rent under the Lease shall not be affected or deferred on account of any such delay to the extent the same results from any of the
following events (collectively, “Tenant Delays”). 

 (i) The failure of Tenant to furnish
any of the Plans in accordance with the schedule and meeting the requirements set forth in this Section 1 including, without limitation, the failure of Landlord and Tenant to agree upon final versions of the Plans, or 

(ii) Changes in the Plans requested by Tenant (notwithstanding Landlord’s approval of such changes); or 

(iii) The performance of any work by Tenant or any person, firm or corporation employed by Tenant; or 

  
 B-3

 (iv) Any default or delay by Tenant or its agents hereunder or any Default under the Lease.

 Landlord’s determination as to the duration of Tenant Delays shall be conclusive and binding upon Tenant absent manifest
error. 
  

	3.	Cost of Tenant’s Work 

  

	 	(a)	Prior to commencement of any portion of the Tenant’s Work, Tenant shall obtain a contract to perform the Tenant’s Work by bidding the Tenant’s Work to
certain of those general contractors from Landlord’s list of approved contractors which list is attached hereto as Schedule B-2 and made a part hereof or as otherwise approved by Landlord in writing. Tenant agrees to promptly give
Landlord a copy of the contract. The general contractor must use only those subcontractors on Landlord’s list of approved subcontractors set forth on Schedule B-2 attached hereto, as the same may be amended by Landlord from time
to time. 

  

	 	(b)	Intentionally Omitted. 

  

	 	(c)	Landlord shall give Tenant a total allowance (“Allowance”) of Fifty-Five Thousand Six Hundred Seventy-Five and no/100 Dollars ($55,675.00) as a credit
toward the hard costs, architectural/design fees, engineering and mechanical design fees and voice/data cabling and Landlord’s Expenses. Tenant shall pay the amount by which the aggregate cost of the Tenant’s Work, the preparation of the
Plans, Landlord’s Expenses and any other costs incurred by Tenant in connection with the preparation of the Premises exceeds the Allowance (the “Excess Costs”). Tenant shall deposit the amount of the Excess Costs, if any, with
Landlord within five (5) business days following the determination of the construction price as provided in Paragraph 3(a) above. 

  

	 	(d)	Tenant shall pay for the cost of temporary electricity, temporary toilets, access to phone service and hot and cold water to the Premises during the construction
period; (iv) all hoisting charges for reserving and using the Building’s freight elevators during normal Building hours for the construction of the Work which use is related to the Tenant’s Work and any punchlist items; (v) the
costs of trash removal and disposal (as described in Section 5(d) hereof); and (vi) freight dock services and normal Building security during Tenant’s construction and move-in period (“Landlord’s
Expenses”). Landlord agrees that Tenant shall not be required to pay a coordination fee for coordination services by Landlord. 

  

	 	(e)	 Prior to commencing Tenant’s Work, Tenant shall submit to Landlord a total project budget (the “Budget”) outlining the
cost of the Tenant’s Work plus the cost of all non-tenant improvement items, including soft costs, cabling, and telephone to be incurred by Tenant in connection with the Premises (collectively, the “Tenant’s Project
Costs”). Tenant shall deliver to Landlord an updated Budget with each draw request for a payment of a portion of the Deposit. If, as of the time any such draw request is made, the Tenant’s Project Costs pursuant to the

  
 B-4

	 	 
current Budget exceed the amount of the Deposit, Tenant shall deposit into the escrow the amount by which the Tenant’s Project Costs set forth in the current Budget exceed the amount of the
Deposit multiplied by a fraction, the numerator of which is the Tenant’s Project Costs incurred to date after the payment of the amount requested in the current draw and the denominator of which is the estimated total cost of the Tenant’s
Project Costs as described in the current Budget the product of which shall be reduced by any amounts previously deposited into the escrow by Tenant. For example, if at the time that Tenant makes its second draw on the escrow, the Budget has
increased to $70.00 per square foot of Rentable Area in the Premises from the initial Budget of $65.00 per square foot and if after the payment of the amount requested in the second draw request $35.00 per square foot of Rentable Area will have been
paid out of the escrow, then at the time the second draw request is made, Tenant shall deposit into the escrow $5.00 per square foot of Rentable Area in the Premises multiplied by  1/2 (i.e., $35.00 divided by $70.00) less any amounts previously
deposited into the escrow by Tenant. All amounts so deposited by Tenant are herein collectively called “Tenant Deposits”. 

  

	 	(f)	Tenant shall make draw requests on the escrow based upon the percentage of Tenant’s Project Costs incurred as of the date of the draw request. Tenant shall present
to Landlord, or to the title company, which is acting as escrowee, a letter requesting a disbursement of funds, invoices (or paid receipts for each item paid by Tenant and for which Tenant is seeking reimbursement), a copy of any cancelled checks
pursuant to which such invoice has been paid, and, with respect to any construction to any portion of the Premises, such lien waivers (for lienable items) required by the title company or Landlord. The lien waiver from the general contractor and
from each subcontractor and material supplier must be delivered with each draw request. Landlord shall have no obligation to make a payment until all waivers for the draw in question are submitted. If Landlord acts as escrowee and if there is a
single disbursement request, Landlord will not impose an administrative charge. If Tenant has multiple requests, Landlord reserves the right to impose a reasonable administrative charge. 

 

	 	(g)	 Draw requests shall be submitted to Landlord and the title company not later than the 23rd day of the calendar month. Not later than the 20th day of the next calendar month Landlord will review Tenant’s Work and Tenant’s draw request and advise
Tenant in writing of any respects in which the draw request is disapproved and the reason for such disapproval. Such advice need not comply with the notice provisions of the Lease. Otherwise, the draw request will be deemed approved. Draw requests
submitted by the 23rd day of a calendar month shall be
paid, subject to the foregoing approval procedure, not later than the 25th day of the following calendar month. Landlord and Tenant agree to cooperate in attempting to resolve disapproved portions of each draw request. 

 

	 	(h)	 In the event the Allowance exceeds the actual costs to pay for Tenant’s Work, Landlord Expenses and the other costs payable by Tenant hereunder,
any unused portion of the Allowance (“Available Allowance”) may be applied by Tenant 

  
 B-5

	 	 
toward a rent credit which shall be amortized over the Lease Term. By way of illustration, if $10.00 per rentable square foot is the Available Allowance, it will be amortized over the 5 year term
and will be equal to $2.00 per rentable square foot per annum, which will be deducted from the annual Base Rent rental rate set forth in Schedule 1. Tenant shall have 180 days to commence Tenant’s Work, and if Tenant elects not to perform any
of Tenant’s Work, Tenant may apply the entire Allowance as a rent credit amortized over the remainder of the Term. 

  

	4.	Access by Tenant: Work in Harmony. 

Landlord shall permit Tenant and Tenant’s agents, representatives, employees, suppliers, contractors, subcontractors, mechanics, and workmen to enter
the Premises prior to the Commencement Date. Tenant agrees for itself and its agents, representatives, employees, suppliers, contractors, subcontractors, workmen, mechanics, and suppliers, that all such parties shall work in harmony and not
unreasonably interfere with Landlord and Landlord’s agents, representatives, employees, suppliers, contractors, subcontractors, mechanics, and workmen in doing work for other tenants and occupants of the Building. 

 

	5.	Construction Requirements. 

  

	 	(a)	Tenant agrees that the entry into the Premises by Tenant and its contractors shall be deemed to be under all of the terms, covenants, conditions and provisions of the
Lease except as to the covenant to pay Rent, and Tenant further agrees that in connection therewith Landlord shall not be liable in any way for any injury, loss, or damage which may occur to any of Tenant’s Work and installations made in the
Premises or to property placed therein prior to the Commencement Date and thereafter, the same being at Tenant’s sole risk. In addition, Tenant shall require all entities performing work on behalf of Tenant to provide protection for existing
improvements to an extent that is satisfactory to Landlord and shall allow Landlord access to the Premises, for inspection purposes, at all times during the period when Tenant is undertaking construction activities therein. If any entity performing
work on behalf of Tenant causes any injury to any person or any damage to the Premises, the Building (including the Landlord’s Work), any other property of Landlord or any other person, then Tenant agrees to indemnify, defend and hold Landlord
harmless from any loss, damage or injury suffered in connection with any such damage or injury. Further, Tenant shall cause such damage to be repaired at Tenant’s expense and if Tenant fails to cause such damage to be repaired promptly upon
Landlord’s demand therefore, Landlord may in addition to any other rights or remedies available to Landlord under this Lease or at law or equity cause such damage to be repaired, in which event Tenant shall promptly upon Landlord’s demand
pay to Landlord the cost of such repairs; 

  

	 	(b)	 All contractors and subcontractors shall use only those service corridors and service entrances designated by Landlord for ingress and egress of
personnel and the delivery and removal of equipment and material through or across any common areas of the Building shall only be permitted with the written approval of Landlord and during hours determined by Landlord. Landlord shall have the right

  
 B-6

	 	 
to order Tenant or any contractor or subcontractor who violates the above requirements to cease work in the Building and leave the Building and remove its equipment and its employees from the
Building and, at Landlord’s option restore any portion of the Building on which it has done work to its original condition; 

  

	 	(c)	Landlord shall allow Tenant and Tenant’s contractors to have use of the hoist serving the Building during normal operating hours. To the extent Tenant or
Tenant’s contractors require use of the hoist after normal operating hours Landlord shall use reasonable efforts to accommodate Tenant and the cost thereof shall be determined at Landlord’s reasonable discretion. Landlord shall not be
required to defer use of the hoist by Landlord or others until after normal operating hours in order to allow use of the hoist by Tenant or Tenant’s contractors during normal operating hours. Scheduling of Tenant’s work in the Premises and
the use of said hoist shall be at the reasonable discretion of Landlord or Landlord’s contractor; 

  

	 	(d)	During the performance of Tenant’s Work and Tenant’s fixturing, Landlord may provide trash removal service from a location designated by Landlord. Tenant
shall be responsible for breaking down boxes and placing trash in Landlord’s containers at such designated location. Tenant shall accumulate its trash in containers supplied by Landlord and Tenant shall not permit trash to accumulate within the
Premises or in the corridors or public areas adjacent to the Premises. Tenant shall cause each entity employed by it to perform work on the Premises to abide by the provisions of this Work Letter as to the storage of trash and shall require each
such entity to perform its work in a way that dust or dirt is contained entirely within the Premises and not within any other portion of the Building and shall cause Tenant’s contractors to leave the Premises in broom clean condition at the end
of each day. Should Landlord deem it necessary to remove Tenant’s trash because of accumulation, Tenant shall pay to Landlord an additional reasonable charge for such removal on a time and material basis. The cost to Tenant for Landlord
removing such trash will be based on reasonable and competitive cost which Tenant could have secured independently had Landlord not provided such service; 

  

	 	(e)	Tenant agrees that all services and work performed on the Premises by, on behalf of, or for the account of Tenant, including installation of telephones, carpeting,
materials and personal property delivered to the Premises shall be done in a first-class workmanlike manner using only good grades of material and shall be performed only by persons covered by a collective bargaining agreement with the appropriate
trade union; 

  

	 	(f)	 Tenant agrees to protect, indemnify, defend and hold Landlord and its agents, partners, contractors and employees harmless from and against any and all
losses, damages, liabilities, claims, liens, costs, and expenses, including reasonable attorneys’ fees, of whatever nature including those to the person and property of Tenant, its employees, agents, invitees, licensees and others arising out
of or in connection with the activities of Tenant or Tenant’s contractors in or about the 

  
 B-7

	 	 
Premises or the Building, and the cost of any repairs to the Premises or the Building necessitated by activities of Tenant or Tenant’s contractors; 

 

	 	(g)	Tenant shall secure, pay for, and maintain during the continuance of its work within the Premises, policies of insurance with such coverages and such amounts as
Landlord may reasonably require, which policies shall be endorsed to include Landlord and its contractor and their respective employees and agents and Landlord’s mortgagees as additional insured parties and which shall provide thirty
(30) days prior written notice of any alteration or termination of coverage, in such amounts and insuring such risks as Landlord may require. Tenant shall not permit Tenant’s contractors to commence any work until all required insurance
has been obtained by Tenant and certificates evidencing such coverage have been delivered to Landlord; and 

  

	 	(h)	Tenant’s agents, subcontractors and vendors shall be required to conform with the “Tenant/Contractor & Vendor Guidelines” attached hereto as
Schedule B-2 and made a part hereof. 

  

	6.	Acceptance of Concurrent Work. Intentionally Omitted. 

  

	7.	Miscellaneous. 

  

	 	(a)	Except as expressly set forth herein, Landlord has no other agreement with Tenant and has no other obligation to do any other work or pay any amounts with respect to
the Premises. Any other work in the Premises which may be permitted by Landlord pursuant to the terms and conditions of the Lease shall be done at Tenant’s sole cost and expense and in accordance with the terms and conditions of the Lease.

  

	 	(b)	This Work Letter shall not be deemed applicable to any additional space added to the original Premises at any time or from time to time, whether by any options under
the Lease or otherwise, or to any portion of the original Premises or any additions thereto in the event of a renewal or extension of the initial term of the Lease, whether by any options under the Lease or otherwise, unless expressly so provided in
the Lease or any amendment or supplement thereto. 

  

	 	(c)	The failure by Tenant to pay any monies due Landlord pursuant to this Work Letter within the time period herein stated shall be deemed a Default under the terms of the
Lease for which Landlord shall be entitled to exercise all remedies available to Landlord for nonpayment of Rent. All late payments shall bear interest and shall be subject to a late charge pursuant to the Lease. 

 

	 	(d)	This Work Letter is being executed in conjunction with the Lease and is subject to each and every term and condition thereof, including without limitation, the
limitations of Landlord’s liability set forth therein. 

  
 B-8

	 	(e)	Tenant shall be solely responsible to determine at the site all dimensions of the Premises and the Building which affect any work to be performed by or for Tenant
hereunder. 

 Dated this 22nd day of November, 2010. 

 

			
	LANDLORD:
	
	233 S. WACKER LLC,
	a Delaware limited liability company
		
	By: 	 	 
	Its:	 	President

  

			
	TENANT:
	
	TRADESTATION SECURITIES, INC., a Florida corporation
		
	By: 	 	 
	Its:	 	

  
 B-9

 Schedule B-1 
 BUILDING STANDARD MATERIALS 
 WILLIS TOWER 

 

			
	CEILING GRID	  	The ceiling system will be a City of Chicago approved plenum rated, suspended 2’ x 2’ grid for acoustical lay-in tile, air supply and return with flow through compatible
light fixtures with supplemental diffusers as required. The suspended 2’ x 2’ grid will be Chicago Metallic Corp.’s 3500 Series in white, Donn Fineline or a similar substitute acceptable to Landlord.
		
	CEILING TILE	  	2’ x 2’ panels; “Cirrus Travertone” by Armstrong or “Eclipse” by USG Interiors.
		
	TENANT STANDARD PARTITIONS	  	Tenant Standard Partitions per DeStefano and Partners Drawing TN00.2. All core corridors to be demised and all partitions above entryway doors to be demised. 2”stud, 20 gauge,
24” O.C. Floor to underside of deck. Corridor side 5/8” sheetrock and 1/2” sheetrock. Tenant side 5/8”. Sound batten insulation.
		
	LIGHT FIXTURES	  	2’ x 2’ or 2’ x 4’ three fluorescent lamps, air handling, separately fused for 20 AMP circuits, with 18 cell parabolic lens electronic ballasts, T8 lamps and
3500K lamp. 2 x 4 light fixtures to be installed north to south direction.
		
	EXIT & STAIR SIGNAGE	  	ALKO “Edge-glo” Series RPC-210-E-GLR-AP (ceiling mounted).
		
	SPRINKLER HEADS	  	Phantom 1, Model PH-1 concealed sprinkler with flush cover plate, bright chrome, by Grunau Sprinkler Manufacturing Co. or Model Gl concealed sprinkler with flush cover plate, bright
chrome, by Reliable Automatic Sprinkler Co., Inc. Note: Flush covers are required.
	
	VINYL COMPOSITION TILE
		
		  	 1.   Composition 1 – Asbestos-Free
  

2.   Class 2 (Through Pattern)
  

3.   Gage: 1/8”
  

4.   Wearing Surface: Smooth

		
	CARPETING	  	Broadloom tackless with pad or carpet tiles. Note: Direct glue down is not allowed.
		
	WINDOW BLINDS	  	Thin slat horizontal blinds. Perimeter window blinds furnished and installed by building.
		
	DOORS	  	Full height, solid core (refer to Chicago code for fire rating).

  
 Schedule B-1,
Page 1 

			
	HARDWARE	  	 A. Schlage lever handle, L-series 01A625 on public corridor doors and Schlage compatible hardware on all other doors.

		
		  	 B. Hinges – Stanley or Hager, in anodized bronze finish, 2 pair per leaf, 4” x 41/2”.

		
	PUBLIC ADDRESS SYSTEMS	  	Existing building emergency public address speakers must be replaced to match base building standard type: Wheelock ET-1080W. Existing speaker wiring to be zoned throughout floor
for building standard speaker diffusion by tenant.
		
	PRIVATE WASHROOMS	  	Private washrooms must have floor drains.
		
	THERMOSTATS	  	One thermostat per bay for induction units.
		
	VAV/DDC	  	All new construction and remodeling must have VAV boxes/DDC control. 1 box per useable 1600 sq. ft.
		
	OPEN SITE DRAINS	  	Open site drains for Package A/C units are to be installed at floor level or under sink cabinets. Open site drains in plenum ceiling are prohibited.
		
	CAD DRAWINGS	  	All architectural and MEP drawings must be produced on Cad.
		
	FLOOR MOUNTED A/C UNITS	  	All new floor mounted A/C units must have a floor drain.
		
	ACCESS PANELS	  	If broadloom carpet is specified, the architect must make provisions for future access to the under floor cell system hand holes and all utilized cells.
		
	ELEVATOR LOBBIES	  	The design must account for code compliant egress out of the passenger and freight elevator lobbies at all times with access to a minimum of one exit stairwell.
		
	STONE INSTALLATION	  	If stone flooring is specified, please coordinate the stone installation so that there is no tripping hazard at the elevator sills due to elevation differences.
		
	CECO DOORS	  	The existing CECO doors on floors cannot be disturbed. Only a decorative surface can be applied to these doors with Landlord approval and supervision. Modifications to core doors,
frames and hardware are prohibited.
		
	INDUCTION UNIT AIR FLOW	  	Please design any fixed drywall partitioning, furniture system, and equipment a minimum of 12” – 18” away and a minimum of 4” up from floor from the induction
units to allow for proper air flow through and access to the units for building maintenance and window washing.

  
 Schedule B-1,
Page 2 

 SCHEDULE 2 
 TENANT/CONTRACTOR & VENDOR 
 GUIDELINES 

For 

WILLIS TOWER 

Revised 05/2008 
 WILLIS TOWER – CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 1 

 TABLE OF CONTENTS 

 

					
	 	  	PAGE	 
	 Project Directory
	  	 	3	  
	 Schedule 2
	  			
	 Tenant/Contractor & Vendor Guidelines
	  	 	4	  
	 Insurance Requirements
	  	 	5	  
	 Trades Persons Rules
	  	 	6	  
	 Construction Documents & Specifications
	  	 	7	  
	 Permits
	  	 	7	  
	 Rubbish Removal
	  	 	7	  
	 Over-Time Service
	  	 	7	  
	 Freight Elevators
	  	 	7	  
	 Freight Elevator Lobby
	  	 	8	  
	 Loading Dock
	  	 	8	  
	 Site Security
	  	 	8	  
	 Hazardous Material Storage
	  	 	9	  
	 Windows/Solar Window Film
	  	 	9	  
	 Carpeting
	  	 	9	  
	 HVAC
	  	 	10	  
	 Fire Protection Sprinklers
	  	 	10	  
	 Fireproofing
	  	 	11	  
	 Plumbing
	  	 	11	  
	 Electrical
	  	 	11	  
	 As-Built Drawings
	  	 	11	  
	 Accessibility
	  	 	12	  
	 Partition Walls
	  	 	12	  
	 Hot Taps
	  	 	12	  
	 General Information
	  	 	12	  
	 Final Clean
	  	 	12	  
	 Scheduled Work
	  	 	12	  
	 After Hours Access
	  	 	12	  
	 Property Passes
	  	 	13	  
	 Accidents
	  	 	13	  
	 Fires
	  	 	13	  
	 Locksmithing
	  	 	13	  
	 Inspection
	  	 	13	  
	 Final Inspection
	  	 	13	  
	 Standpipe/Riser Drain Down Guidelines and Procedures
	  	 	14	  
	 Safety Practices
	  	 	15	  
	 Guidelines for Cutting/Welding
	  	 	16	  
	 Project Information and Photo ID Sheet
	  	 	18	  
	 Contractor’s Freight/Dock Usage Form
	  	 	19	  
	 Contractor After Hours Building Access Authorization Form
	  	 	20	  
	 Approved Contractors
	  	 	21-29	  
	 Schedule 3
	  			
	 General Contractors
	  	 	21	  
	 Schedule 4
	  			
	 Approved Subcontractors
	  			
	 Painting
	  	 	22	  
	 Plumbing
	  	 	23	  
	 Telecommunications
	  	 	24	  
	 Electrical
	  	 	25	  
	 HVAC Sub-Contractor(s)
	  	 	26	  
	 Temperature Control Sub-Contractor(s)
	  	 	27	  
	 Sprinkler / Pipe-Fitter Sub-Contractor(s)
	  	 	28	  
	 Fire, Life/Safety Controls, Security Sub-Contractor(s)
	  	 	29	  

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 2 

 Willis Tower 
 PROJECT DIRECTORY 
  

							
	 EMERGENCY NUMBER
	  	875-7711	  			
			
	 Directors
	  	 Title
	  	 Phone
	 
	Gary Michon	  	General Manager	  	 	875-3679	  
	Dale Clark	  	Vice President of Operations	  	 	875-0492	  
			
	 Managers
	  	 	  	 	 
	 Jessica Linford
 Angela
Burnett
 Kita Harris
	  	 Assistant Property Manager

Assistant Property Manager
 Manager of
Administration
	  	 
 
 	875-9401
875-9463
875-6433	  
  
  
			
	 Property Administrators
	  	 	  	 	 
	 Angel Brewington
 Liz
Iozzo
	  		  	 
 	875-8141
875-9763	  
  
			
	 Broadcast/Telecommunications
	  	 	  	 	 
	Seth Elliot	  	General Manager	  	 	505-0808	  
			
	 Security & Life Safety
	  	 	  	 	 
	 Keith Kambic
 Mike
Schroeder
 Life Safety Officer

Security Command Center
	  	 Director of Security
 Life
Safety Manager
 8:00 am – 4:00 pm Sun.– Thur. 
 875-7711
	  	 
 
 	875-8817
875-1069
875-0070	  
  
  
			
	 Engineering
	  	 	  	 	 
	 Tom Cronin
 Bob
Edwards
 Mark Boswell
	  	 Chief Engineer
 Assistant
Chief
 Assistant Chief
	  	 
 
 	875-0491
875-0490
875-0493	  
  
  
			
	 Environmental Systems Design (“ESD”)
	  	 	  	 	 
	 Carlos Rivera
 Larry
Stephenson
	  	 Electrical

HVAC
	  	 
 	456-2262
456-2274	  
  
			
	EMERGENCY NUMBER	  	875-7711	  			
			
	 Building Services
	  	 	  	 	 
	 Security Command Center

Engineering Control Room
 Office of the
Building
 Shipping/Receiving
 Dave
Brumirski
	  	 (24 Hours a day)
 (24 Hours
a day)
 (7:30 am. – 5:30 pm. Mon. – Fri.)
 (7:30 am. – 3:30 pm.)
 Locksmith (8:00 am – 4:00 pm Mon. – Fri.)
	  	 
 
 
 
 	875-7711
875-0488
875-0066
875-0063
875-0076	  
  
  
  
  
			
	 Building Hours of Operation
	  	 	  	 	 
	 Building Business Hours:

                After Hours:

                Sat / Sun / Holidays

Loading Dock Hours:

                Saturday

                Sunday and Holidays

Freight Service Hours:

                Saturday

                Sunday and Holidays
	  	 Monday – Friday 8:00am – 6:00pm
 Monday – Friday 6:00pm – 8:00am
 24 hours

Monday – Friday 7:00am – 3:00pm
 8:00am
– 12:00 pm billable (open upon request after 12:00pm)
 CLOSED (open upon request; billable)

Monday – Friday 6:00am – 3:00pm
 8:00am
– 12:00 pm billable (open upon request after 12:00pm)
 CLOSED (open upon request; billable)
	  			
			
	 Building Holidays
	  	 	  	 	 
	 New Years Day
 Labor
Day
	  	 Memorial
Day                                        
Independence Day
 Thanksgiving Day
                                  Christmas Day
	  			

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 3 

 WILLIS TOWER 
 TENANT/CONTRACTOR & VENDOR GUIDELINES 
 These guidelines have been developed by
building management of Willis Tower to provide information regarding procedures in the building. The purpose of these guidelines is to facilitate the completion of projects in a timely and safe manner. All rules of the building are expected to be
complied with, otherwise building management may take appropriate actions including stopping a project. 
 Cooperation is essential and although
not all-possible situations can be foreseen, these guidelines deal with general areas of concern. Should any issue, not dealt with herein arise, contact building management in the Office of the Building during regular business hours or the Security
Command Center after hours. 
 It is expected that the contractor will abide by all laws and regulations, including City of Chicago building
codes, OSHA, NFPA, and EPA guidelines. 
 Security for the area during construction work is the responsibility of the contractor. This extends
to possessions as well as the securing of the area upon completion of the work period. All temporary locking devices are to be provided by the building locksmith. 
 We expect a contractor working in our building to realize that he and his employees are invited guests and will be expected to exercise good judgment and courtesy at all times. Furthermore, be aware that
many other businesses are operating within the building simultaneously and building management is committed to providing them with a quiet, clean, and safe environment. 
 Management reserves the right to halt or delay any work in the building if we determine that the work interferes with our tenant’s ability to reasonably conduct their business. All loud noise related
work shall be completed prior to 8:00 a.m. or after 6:00 p.m. Any and all work that results in noise affecting areas in the building other than the floor under construction, including but not limited to concrete coring or sawing, hammering,
drilling, shooting of ceiling hangers, cutting of pipes along the columns or within the concrete slab, shall be done before or after regular business hours or on weekends. Security measures will be taken if required to assure compliance.

 Contractor will be responsible for the repair of any damage to the Building or common areas caused by Contractor during construction. All
carpet, walls, ceiling and common areas must be returned to the condition existing prior to construction. Plastic runners and masonite must be laid prior to construction start. Duct tape masonite seams. Walk off mats required at all exit points
of construction area. 
 When after-hours work is required, building management and the Life Safety department must be notified no later
than 2 hours prior to the close of business on the preceding business day. Also, arrangements must be made at this time for freight elevator or rubbish removal service. See Contractor After Hours Building Access Authorization Form attached.

 Prior to the start of work, the General Contractor must submit 1. the permit, 2. insurance certificates and endorsements, and 3. the names
and addresses of all subcontractors, together with the name and telephone number of a contact person for each subcontractor to the building Construction Manager. Also, the General Contractor must introduce the job superintendent to the
Construction Manager, Chief Engineer, Life Safety Manager and Freight & Dock Services. See Project Information Sheet attached. 
 All
contractors must arrange with the Life Safety Manager a time to be shown emergency exits, fire extinguisher locations and review basic emergency response procedures. 

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 4 

 Willis Tower 
 Tenant Forms 
 U.S. Equities Asset Management, LLC 233 South Wacker
Drive, Suite 3530 (312) 875-0066 Phone (312) 906-1118 Fax 
 INSURANCE REQUIREMENTS 

IMPORTANT 
 THE
COVERAGE INDICATED BELOW MUST be provided through an insurance company which carries an A.M. Best rating of no less than “B+” “VIII”. A certificate indicating this coverage with separate Additional Insured Endorsement must be
on file in our office PRIOR TO COMMENCEMENT OF THE WORK, and shall provide for thirty (30) days prior written notice of cancellation or reduction of coverage. 
 The MINIMUM REQUIREMENTS ACCEPTABLE are: 
  

					
	1	  	 COMMERCIAL GENERAL LIABILITY
 Bodily Injury and Property Damage
	  	 $5,000,000 each occurrence
 $5,000,000 aggregate

			
	2	  	 AUTOMOBILE LIABILITY COVERAGE
 Bodily Injury and Property Damage
	  	$1,000,000 combined single limit each occurrence
		  	This coverage must include coverage for Owned, Hired and Non-Owned Vehicles. If no owned vehicles, Hired and Non-Owned coverage is required.
			
	3	  	WORKERS’ COMPENSATION EMPLOYER’S LIABILITY LIMIT	  	 STATUTORY REQUIREMENTS

$1,000,000 per accident/disease/employee

		  	Statutory coverage as required by state in which the work is to be performed. If you are self-employed with no other employees, a qualified self-insured, or not required
to carry Workers’ Compensation, you must submit a letter stating this, or a copy of your certificate of self-insurance. A Waiver of Subrogation endorsement issued in favor of U.S. Equities Asset Management, LLC and Owner must be attached to the
certificate.

 TOTAL 
 per Occurrence/Accident Limits for Commercial General Liability, Auto Liability and Employer’s Liability Insurance may be satisfied by a party with any combination of primary and excess or
umbrella liability policies totaling the amount of the required insurance. 
  

	4	ADDITIONAL INSURED ENDORSEMENT – (Form “B” CG 2010 11/85 or equivalent). This endorsement MUST be attached to the certificate. You
are required to name Owner 233 S. Wacker, LLC and U.S. Equities Asset Management, LLC. As the certificate holders as well as the entities below as Additional Insured in an endorsement to your policy. 

233 South Wacker, LLC and U.S. Equities Asset Management, LLC [CERTIFICATE HOLDERS] 

233 South Wacker Drive 
 Suite 3530 
 Chicago, Illinois 60606 

233 South Wacker Holder, LLC 
 CF 233, LLC 
 Landmark Tower, LLC 

THE ENDORSEMENT MUST INCLUDE THE FOLLOWING CLAUSE, OR A SEPARATE ENDORSEMENT MAY BE ISSUED: 

PRIMARY COVERAGE 

“The insurance afforded by this policy for the additional insured(s) is primary insurance and any other insurance maintained by or
available to the additional insured(s) is non-contributory” 
 NOTE: We ask the additional insured endorsement
provide coverage for “all operations” or “all operations performed for Owner 233 S. Wacker Drive. LLC and U.S. Equities Asset Management, LLC” in order to minimize paper work for you and us. 

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 5 

 Trades Persons Rules 

 

	 	1.	Unions – Willis Tower is a union building. All trades persons are to have the proper trade union or other affiliations as required by the local
jurisdictional entities. Any building disruptions caused by jurisdictional disputes between different labor unions are the responsibility of the General Contractor to resolve. Action taken by building to minimize impact to the building may include
shutting project down until disputes are resolved. 

  

	 	2.	Elevators – Trades persons will use freights only for access to and from construction floors. Building management reserves the right to monitor and require
specific rules for the use of elevators if it so warrants or to limit the use of the elevators if the privilege is abused. 

  

	 	3.	Contractor Identification – All trades persons are to have Building Photo Identification Cards which must be displayed at all times. Pictures are taken
Monday-Friday, from 10am – 11 am at the Willis Tower Health Club, located on LL3 of Willis Tower. The General Contractor must submit the Project Information and Photo ID Sheet attached for each subcontractor at the beginning of the project.
Contractors with building photo identification cards will have access to the building Monday-Friday, from 6am-6pm. The building photo identification cards will only be programmed for the duration of the project and cards must be returned upon
completion of project. Demo personnel working at night have different requirements. See Construction Manager. 

  

	 	4.	Building management reserves the right to interrupt any work in the building if any Contractor & Vendor Guidelines are not followed and the General Contractor
will be responsible for delays caused as a result thereof. Please refer to the Contractor l.D. Authorization Form for further instructions on obtaining I.D.s. 

 

	 	5.	Public Areas – The building does not permit anyone to loiter in public areas of the building and construction personnel may not loiter in the areas of the building
where they are not working. 

  

	 	6.	Smoking – There is absolutely no smoking allowed in Willis Tower, specifically, spaces under construction. General Contractor is required to see that this policy
is adhered to. 

 IF RULES ARE NOT ENFORCED, THE PROJECT MAY BE SHUT DOWN. 

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 6 

 Construction Documents & Specifications 

No work will be allowed to proceed without Building Management and Environmental Systems Design first reviewing the most current set of drawings
outlining the scope of work. If the building Construction Manager requires the services of outside consultants, i.e., a structural engineer to review load or coring requirements, the cost of such review will be the responsibility of the contractor
and/or tenant for whom the job is being performed. 
 Permits 
 The following is required of the General Contractor prior to the start of construction or the delivery of materials: 
  

	•	 	 A copy the building permit must be posted at the job site; 

 

	•	 	 A copy of the building permit must be kept on file in the management Office of the Building, immediately upon receipt from the City of Chicago;

 Rubbish Removal 
 The General Contractor will be responsible for bringing all rubbish to the loading dock and placing it into a designated dumpster box. Scheduling for freight elevator time required and dumpster box pick
up and delivery is to be coordinated by the General Contractor with the Construction Manager or dock personnel. Contractor is obligated to follow procedures for debris removal at loading dock. Tenant will be charged $52.00 per one yard dumpster for
demolition. 
 All food waste and any other debris that may cause safety hazards, odors, or any other building problem must be removed on a
daily basis. Stairwells must be kept clean and clear of debris. 
 Over-Time Service 

The building will keep separate work tickets for the over-time hours performed as specifically requested. The premium time rate for personnel will be
billed to the tenant. Over-time will be determined by trade jurisdiction. 
 Note that there is a minimum charge of four (4) hours for each
request of over-time. This service should be scheduled a minimum of 48 hours, in advance, with the Office of the Building. 
 Freight
Elevators 
 Any special freight needs (deliveries, etc.) must be coordinated with the Office of the Building. Any hoisting requiring use
of Schindler Elevator personnel will be billed to tenant. The building will determine if operating personnel will be assigned during demolition. 
 Building does not guarantee operation of elevators due to maintenance problems arising beyond our control. 

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 7 

 Freight Car Sizes, Capacities and Speeds are listed below: 

 

																	
	 Freight
 Car
	  	 Width
	  	 Length
	  	 Low

Height
	  	 Tall

Height
	  	 Outer

Door Ht.
	  	 Outer

Door Wd.
	  	 Capacity
	  	 Elev.

Speed

	 Fl
	  	73”	  	6’1”	  	12’	  	15’7”	  	8’1”	  	4’	  	4000 1b.	  	@1200 fpm
	
	 (Serves Floors: LL3 – Lobby, 3, 31, 64, 66 – 102)

									
	 F2
	  	7’11”	  	6’7”	  	12’	  	15’7”	  	8’9”	  	5’8”	  	5000 1b.	  	@1000 fpm
	
	 (Serves Floors: LL3 – Rest 2, 33 – 63)

									
	 F3
	  	11’9”	  	7’6”	  	12’	  	15’7”	  	8’9”	  	7’11”	  	10000 1b.	  	@ 1200 fpm
	
	 (Serves Floors: LL1 – 102)

									
	 F4
	  	7’10”	  	6’7”	  	12’	  	15’7”	  	8’9”	  	5’9”	  	5000 1b.	  	@ 1000 fpm
	
	 (Serves Floors: LL1, 33 – 63)

									
	 F5
	  	7’11”	  	6’7”	  	12’	  	15’7”	  	8’9”	  	5’8”	  	5000 1b.	  	@ 1000 fpm
	
	 (Serves Floors: LL2 – Lobby, 3, 4 – 31, 63)

									
	 F6
	  	7’11”	  	6’7”	  	12’	  	15’7”	  	8’9”	  	5’8”	  	5000 1b.	  	@1000 fpm
	
	 (Serves Floors: LL 1, 4 – 28, 63)

 Note: Special hoisting of oversized and/or heavy items must be done by building elevator personnel. Coordination must be made through the building Construction Manager. 

Freight Elevator Lobby (Typical Floors) 
 Keep the Freight Lobbies clear of all Debris! 
 At all times during the design and
construction phase there must be code compliant egress out of the passenger and freight elevator lobbies with access to a minimum of two exit stairwells. The Tenant’s security concerns should be evaluated with respect to this requirement.

 Loading Dock 
 All
materials shall be brought into the building at the loading dock which is located one level below grade and is accessible from Lower Wacker Drive via freight elevators. All deliveries will be required to be scheduled and coordinated with the Office
of the Building. The height restriction for Lower Wacker Drive is 12’6”. Trailer length restriction is 30’. 
 Site
Security 
 The General Contractor is responsible for the security of the project site for the duration of the work. Building security
must have access to the site at all times. The General Contractor is 

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 8 

 
responsible for insuring that building Security has the proper keys necessary for access to all locked shanties on the site. 
 Hazardous Material Storage 
 All hazardous material must be properly stored on the
job site. The location of the stored hazardous material must be listed and supplied to the building Construction Manager and the Life Safety Manager. (In case of a fire, the location of such material must be immediately
available). 
 A list of all hazardous materials as well as copies of all MSDS sheets must be maintained onsite by the General Contractor. The
location of the MSDS Sheets may be documented and distributed to the Life Safety Manager. 
 Windows/Solar Window Film/Blinds

 Building windows and solar window film must be protected during the construction process. A site survey of the building windows will
be performed by the Construction Manager both before and at the conclusion of the project. Any damage not noted during the initial walk-thru will be the responsibility of the General Contractor at the end of the construction. Any solar window film
repair costs will be charged to the Tenant or the General Contractor. 
 If there are any questions regarding the windows or window film,
contact the building Construction Manager. Window blinds are to be bagged during construction/demolition. Tenant will be charged for damage to window blinds. 
 Carpeting 
 Both broadloom and carpet tiles are approved for installation at Willis
Tower. Carpet glued down directly onto the concrete slab is not allowed. In the case of broadloom carpet, tackless strip installation must be scheduled for either before or after regular business hours or on a weekend. 

No permanent glued down carpet is acceptable and will be rejected. 
 All carpeting should be delivered to the loading dock and taken to the location of installation within the building upon delivery. Old carpet must be disposed of by the carpet installer or the General
Contractor. 
 *The cost to repair or repaint a wall or walls damaged as a result of carpet installation will be the responsibility of the
carpet installer of General Contractor. 
 *All corridor carpeting must be protected with masonite during deliveries and for construction
foot traffic. Any, cutting of carpet to gain access to the floor trench system will be repaired at tenant/contractor expense. Cost to replace carpeting will be assessed to the tenant/contractor. 

Replacement of corridor carpet shall be lengthwise only. 

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 9 

 HVAC 
 Contact Environmental Systems Design for fan schedules. 
 Contact Environmental Systems Designs for
VAV box schedule. 
 Architect shall contact Environmental Systems Design for the typical base building MEP specifications and guidelines. All
drawings must be submitted to ESD for review. 
 The perimeter induction units must be cleaned at job completion and inspected by the building
Chief Engineer. 
 The General Contractor must ensure that filter media is installed on the return air system during the construction phase and
removed at completion. 
 HVAC test and air balance reports are required for all construction projects and are to be submitted to the building
Construction Manager upon completion of work. 
 Fire Protection Sprinklers 

Modifications must comply with the plans approved by the building Director of Mechanical Operations. Before any work may begin, the contractor must
familiarize sub-contractors with the attached Standpipe/Riser Drain Down Guidelines and Procedures attached. 
 *All penetrations are to be
sealed with approved fire rated material. 
 No welding or any other work that has the potential of activating the building fire/smoke detection
system or has the potential of attracting outside attention may commence without first informing the Chief Engineer/Engineering Control Room and the Life Safety Officer/Security Command Center. It is MANDATORY that welding, torching, and
soldering permits be obtained from building security prior to the start of work. Upon completion of the work, it is mandatory that the Security Command Center and Engineering Control Room be notified. Contact can be made with those listed below:

  

			
	 Security Command Center
	  	875-7711
	 Engineering Control Room
	  	875-0488
	 Office of the Building
	  	875-0066
	 Life Safety Officer
	  	875-0070

 Permits will be issued through the Life Safety
Department, or in an after hours emergency through the security shift supervisor on duty. Please supply the following information: 
  

	A.	Your company name 

  

	B.	Nature of the job, i.e. welding, sweating water lines, etc. 

  

	C.	The firm, floor, and specific location of the work area 

  

	D.	The approximate time involved, start to finish 

No work shall be performed if a welding/cutting permit has not been issued by a building security department representative. The General Contractor is
responsible for fire safety including providing watchman and extinguishers during construction. 
 *Pre-action fire system test must be tested
with a building engineering in attendance. Test results must be submitted to Chief Engineer. 

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 10 

 Fireproofing 
 Fireproofing damaged or removed during construction must be replaced by the General Contractor prior to the closing of ceiling. Arrange inspection by building with Construction Manager. 

Plumbing 
 Before any plumbing
shutdowns may begin, the contractor must first check in with the Chief Engineer. The General Contractor is responsible for coordinating the activity. 
 Futures must be provided at wet columns, vent, and drainage systems.Grease Traps at tenant sink locations are to be considered a building standard. 

Electrical 
 Prior to
demolition work, General Contractor must contact the building Construction Manager, at least 48 hours in advance, to coordinate the building electrician for non-demo conduit identification. 

New and existing load capacities of general office tenant connected equipment up to and over 2 watts per sq. ft. must be provided with metered panels to
tenant. Landlord typically provides metered receptacle power for up to 2 watts per sq. ft. only. 
 Building electrician and/or ESD will
coordinate emergency lighting and exit signage circuitry. 
 All abandoned conduit is to be removed. 

Under no circumstances are tenant receptacle services to be connected to building electrical panels. Any electrical contractor found doing this will be
removed from the vendor list. 
 Architect shall contact Environmental Systems Design for the Willis Tower building standard electrical
specifications and guidelines. All drawings must be submitted to ESD for peer review. 
 Under no circumstances is any work to be done in the
freight lobby communication closet without prior authorization from building management. 
 Electrical and telephone (if involved) closets are
to be cleaned at completion of work. All penetrations to be sealed equal to fire wall rating. Panel directories are to be updated and inserted in panel door with a copy submitted to building Construction Manager. 

Consult Construction Manager for approved method of fastening overhead equipment in the proximity of floor cells. 

As-Built Drawings 
 All mechanical
trades are required to submit copies of Computer Aided Design (CAD), as-built drawings to the General Contractor. The General Contractor will make one submission of three copies and one disk of CAD drawings of as-built drawings for all trades to the
building Construction Manager. All as-built drawings are to be dated and signed by the appropriate subcontractor as well as the General Contractor and submitted to Landlord’s Building Mechanical Engineering Contractor, ESD Inc., within 30 days
of substantial completion. A 15% final payment retention will be required from General Contractor and all MEP subcontractors until all as-built drawings are received and approved by ESD at close of project. There will be no exceptions. If
these drawings are not produced after 90 days of project substantial completion, the 15% retainage will default to Owner to properly prepare the CAD drawings. 

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 11 

 A complete set of architectural/MEP drawings must be submitted on CAD-2000 or equal disk. 

Accessibility 
 All new or existing
MEP items, whether behind walls or above ceilings, which require maintenance must remain accessible at the completion of the project. 

Partition Walls 
 It is the
responsibility of the tenant architect to obtain the partition wall drawing detail from the Construction Manager and oversee proper construction methods. 
 Hot Taps 
 Hot taps are to be pressure tested prior to doing actual hot tap, and must
be checked by the building engineer. 
 General Information 
 Building security and engineering departments are on duty in the building (24) twenty-four hours a day, every day of the year. Reimbursable expenses incurred by General Contractor for tenant
construction will be invoiced to tenant responsible for the work via Building Work Order ticket system. 
 Final Clean

 Prior to the space being turned over to the tenant/building, the site must be final cleaned, to standards appropriate for tenant
occupancy. The final cleaned condition must be approved by the Assistant Property Manager and/or Construction Manager. If the condition is unacceptable for occupancy, building management will have the situation corrected and backcharge the General
Contractor. 
 Blind cleaning must be coordinated with the office of the building prior to move in. 

Note: Building management is responsible for post-move in cleaning only.  
 Scheduled Work 
 All work that does not take place during regular building business
hours (refer to page 1) should be noted on the Contractor After Hours Building Access Authorization Form attached and sent to the building Construction Manager as soon as reasonably possible. It is important for security and life-safety reasons that
the security and engineering departments be aware of contractor presence. If an after hours emergency arises, the Security Command Center phone (875-7711) must be notified. 
 After Hours Access 
 Entrance to the building after hours is controlled by the
security department. In order to facilitate after hours entrance or departure, it is important that the building Construction Manager be notified of the need as soon as reasonably possible. This is of particular importance regarding freight elevator
service and the loading dock as manpower may have to be scheduled to handle the need. If an after hours emergency arises, you must notify the Security Command Center (875-7711). 

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 12 

 Property Passes 
 For anything leaving the building, including tools and parts, a property pass is required. This pass must be signed by the General Contractor, Job Superintendent or Foreman. Security officers will not
accept them unless they are signed by authorized personnel. These property passes can be requested from the building Construction Manager. 

Accidents 
 All accidents must be
reported to the Security Command Center immediately. The security department will dispatch personnel and facilitate the emergency procedures. If needed call 911 for the Chicago Fire Department Paramedics first, and then notify the Security Command
Center (875-7711). 
 Fires 
 All fires must be reported to 911 Emergency and the Security Command Center immediately (875-7711). 
 Locksmithing 
 The building has a full-time locksmith who will consult, order, and
install all locking mechanisms. The locksmith is responsible for all keys and all other types of locks and the installation of all lock cylinders/cores. Contact the Construction Manager for assistance. 

* All General Contractors must submit a copy of the final hardware schedule 8 weeks prior to the completion date of each individual project. Failing to
comply with this requirement will delay the installation of all lockable cylinders on your project. 
 Contractor will be back charged for lock
mechanisms tampered with in construction area.  
 Inspection 

Building personnel along with ESD will conduct periodic inspections of the construction site. Prior to ceiling installation, General Contractor must
contact building Construction Manager for an above ceiling inspection along with ESD. 
 Final Inspection 

General Contractor must contact building Construction Manager to arrange a final inspection of construction space prior to tenant move-in date.

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 13 

 STANDPIPE/RISER DRAIN DOWN 

GUIDELINES AND PROCEDURES 

GUIDELINES 
  

	•	 	 Riser drain downs will be performed on the day shift only. 

 

	•	 	 Riser drain downs must be kept to a minimum. 

  

	•	 	 Riser work should typically be completed within two hours. All piping should be run to the riser with only the tie-in remaining to be completed.

  

	•	 	 Riser draining will not start before 8:00 a.m., and system must be back in service by 4:00 p.m. 

PROCEDURES 
  

	•	 	 Contractor must request drain down through the Control Room between 8:00 a.m. and 4:00 p.m. 

 

	•	 	 Engineers will disable BAS auto fire response and Kastle Monitoring system. 

 

	•	 	 Engineers will isolate system and drain to below the construction floor. 

 

	•	 	 Contractor must verify with the control room that the riser drain down is complete before cutting into the riser. 

 

	•	 	 Contractor must physically verify that the riser is drained down, before cutting into the riser,, by opening the fireman’s hose connection valve
or sprinkler drain valve on the construction floor. 

  

	•	 	 Contractor must notify Control Room when work is finished, and request system fill up. 

 

	•	 	 Engineers will supply contractor with a 2-way radio to communicate with the engineers filling the system or accompany contractor while system is being
refilled. 

  

	•	 	 Contractor will verify that there are no leaks with the engineer on site or via the 2-way radio with the Control Room. 

 

	•	 	 Contractor will return 2-way radio to the engineering department. 

 

	•	 	 Engineer will enable BAS auto fire response and Kastle Monitoring system. 

 SINGLE FLOOR SPRINKLER DRAIN DOWNS 
  

	•	 	 Contractor notifies Control Room of location where work is to be done (Floor # and Stairwell #) before starting work. 

 

	•	 	 The engineer disables the BAS auto fire response and Kastle Monitoring system for the affected floors. 

 

	•	 	 Contractor isolates system and performs work. 

  

	•	 	 Contractor notifies Control Room when work is complete, and gets approval to refill system. 

 

	•	 	 Contractor slowly fills system and checks for leaks. 

  

	•	 	 Contractor calls Control Room when system is refilled and verifies that all alarms have been cleared on the computer. 

 

	•	 	 Engineers enable BAS auto fire response and Kastle Monitoring system. 

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 14 

 WILLIS TOWER 
 SAFETY PRACTICES 
 All contractors and its employees must follow safety practices outlined
by its employer, General Contractor and OSHA but not limited to: Contractors are responsible for maintaining and enforcing their own safety rules and procedures. Under no circumstances will Building Management or its employees accept
responsibility for monitoring general safety guidelines. The following guidelines for safety in the building should be followed but is not all inclusive of safety practices required by law, or any other rules that may apply.

  

	•	 	 Take special precautions if welding or cutting in a confined space is stopped for some time. Disconnect the power on ARC welding or cutting units and
remove the electrode from the holder. Turn off the torch valves on gas welding or cutting units, shut off the gas supply at a point outside the confined area, and, if possible, remove the torch and hose from area. 

 

	•	 	 After welding or cutting is completed, mark hot metal or post a warning sign to keep workers away from heated surfaces. 

 

	•	 	 Follow safe housekeeping principles. 

  

	 	1.	Don’t throw electrode or rod stubs on the floor – discard them in proper waste container. 

 

	 	2.	Keep construction area as free of debris as possible. 

  

	 	3.	Keep chemicals secured in approved storage cabinets 

  

	 	4.	Keep floors dry and clean. 

  

	•	 	 Hard hats must be worn at all times inside the construction area. 

 

	•	 	 All contractors must supply a list of all hazardous materials and their locations as well as all I sheets to the building Construction Manager
and Life Safety Manager. 

  

	•	 	 Keep a fully stocked and clearly marked OSHA compliant first aid supply kit on the job site at all times. 

 

	•	 	 Make sure there are fully charged, NFPA compliant fire extinguishers present on the job site. 

 

	•	 	 An emergency brigade must established and drills held. Fire drills must be done under the supervision of the Fire Safety Director/Life Safety Manager.

  

	•	 	 The contractor Safety Officer must provide their name and 24 hour phone number to the Life Safety Manager. 

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 15 

 WILLIS TOWER 
 GUIDELINES FOR CUTTING/WELDING 
 The following guidelines for cutting/welding in the
building must be followed, but it is not all inclusive of safety practices required by law, or any other rules that may apply. 
  

	•	 	 Make sure that sprinklers are in service. 

  

	•	 	 Make sure that cutting and welding equipment is in good repair.  

Precautions within 35 feet 
  

	•	 	 Make sure floors are swept clean of combustibles. 

  

	•	 	 Combustible floors: wet down, cover with damp sand or fire-resistive sheets. 

 

	•	 	 Flammable liquids are removed; other combustibles, if not removed, protected with fire-resistive tarpaulins or metal shields.

  

	•	 	 Explosive atmosphere in area eliminated. 

  

	•	 	 All wall and floor openings are covered. 

  

	•	 	 Fire-resistive tarpaulins are suspended beneath work.  

 Work on Walls or Ceilings 
  

	•	 	 Construction of the building structure is noncombustible and without combustible covering or insulation. 

 

	•	 	 Make sure combustibles are moved away from the other side of wall. 

 

	•	 	 Make sure all flammable liquids are purged from the work area. 

 

	•	 	 Any type of “Hot Work” requires a fire watch, appropriate number and type of extinguishers and a “Hot Work” Permit.

 Structural Slabs 
  

	•	 	 Saw cutting or trenching of floor slab is not permitted without prior written approval from Landlord and review by building’s structural
consultant. 

 Work on Enclosed Equipment 

 

	•	 	 Enclosed equipment cleaned of all combustibles. 

  

	•	 	 Containers are purged of flammable liquids. 

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 16 

 Fire Watch 
  

	•	 	 Fire watch will be provided by the Contractor during and for at least 60 minutes after work, and during coffee or lunch breaks.1 

 

	•	 	 The fire watch must be supplied with NFPA complaint extinguishers. 

 

	•	 	 The fire watch must be trained in use of this equipment and in sounding the alarm. 

 

	•	 	 Report the beginning and conclusion of the fire watch to the Security Command Center (875-7711). 

****Please fill out all applicable forms attached and fax completed forms to Construction Manager, fax number 312-906-1118 before beginning work.

  

	1	According to City Code, NFPA, and Factory Mutual Insurance Standards. 

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES - Schedule 2, 17 

 PROJECT INFORMATION AND PHOTO ID SHEET 

Please fill out the information listed below and fax back to the Attention of Construction Manager – 312-906-1118. 

PROJECT – TENANT NAME:
                                         
                                   FLOOR
:                             
 TENANT CONTACT:
                                         
                                         
      PHONE:                             

GENERAL CONTRACTOR:
                                         
                   SUPERINTENDENT:                   
          
 SUBCONTRACTOR:
                                         
                                       
CONTACT:                                 

(LIST NAME OF EACH EMPLOYEE BELOW) 
 DAYTIME
PHONE NUMBER:                             
 EMERGENCY AFTER HOURS PHONE NUMBER:                     

CELL/AND OR PAGER
NUMBER:                                        
                                         
                                    

START DATE OF PROJECT:
                                         
   PROJECT END
DATE:                                        
     
 NORMAL WORKING HOURS:
                            AM/PM
TO                                 AM/PM 

LIST OF EMPLOYEES NAMES: 
  

									
	 EMPLOYEE NAME
	  	 COMPANY
	  	 	  	 EMPLOYEE
	  	 COMPANY

		  		  		  		  	

 Picture I.D’s will be issued to all workmen in the building. I.D.’s can be taken Monday-Friday from
10am-11 am at the Health Club located on LL3 of the Willis Tower. Please complete this form and return to the building Construction Manager. 

CONSTRUCTION
MANAGER:                                       
     
DATE:                                        
     

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES Schedule 2, Page 18 

 CONTRACTOR’S FREIGHT/DOCK DELIVERY REQUEST 

TODAY’S
DATE:                                        
         

CONTRACTOR:                      
                                         
                                      

TENANT
NAME:                                        
                                         
                    
 FLOOR #:
                
LOCATION:                                       
              
 TENANT CONTACT:
                                    
TELEPHONE#:                             
 BRIEF DESCRIPTION OF
WORK:                                        
                                         
        

                         
                                         
              (TYPE OF DELIVERY) 
 This will serve as a written
request for priority freight elevator/dock service for the above mentioned contractor/tenant. 
 DELIVERY
DATE:                             
 DELIVERY TIME:                             
TO                             
                                  
   (START TIME)        (STOP TIME) 
 TIMES WILL BE STRICTLY
ENFORCED. 
 AVAILABLE TIMES ARE BETWEEN 4:00AM AND 6:00 AM, or after 3:30 pm. 

A SERVICE FEE OF $40.00 PER HOUR WILL BE CHARGED FOR FREIGHT OPERATOR TIME TO THE CONTRACTOR/TENANT. 

COMMENTS:                       
                                         
                                         
                                         
                                         
  
  
  
 If access to occupied tenant space is necessary, please present evidence of TENANT AUTHORIZATION with this form or forward a request for such access NO LESS THAN 48 HOURS IN ADVANCE TO WHEN THE WORK
WILL COMMENCE. 
 Anyone accessing the building will be required to show the security officer a type of photo identification card and
Company ID. Please indicate the Supervisor who will be in charge and if at all possible the name of the construction workers who will be working in your space. If specific names are not known then please list the number of workmen per trade:

 Note: There is a $25.00 service charge for any lock or unlock requests made of the security department. Tenant/building
authorization required. 
 All access notices must be received by building security 48 hours in advance. 

FOR OFFICE USE ONLY:  
 CONSTRUCTION
MANAGER:
                                         
               
DATE:                                     

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES Schedule 2, Page 19 

 CONTRACTOR AFTER HOURS ACCESS AUTHORIZATION FORM 

Please make sure that all information is filled out correctly and send to the office of the building.  

Company
Name:                                        
                                         
                                         
       
 Project
Coordinator:                                       
                                         
                                         
  
 (or Job
Superintendent)                                    (Please Print
Name) 
 Sub-Contractor Needing
Access:                                        
                                         
                      

Floor:
                                         
               
Location:                                       
                                  

Date of
Access:                                        
                                         
                                         
          
 Time Period of Access:
                                        
Until:                                        
                          
 Brief Description of
Work:                                        
                                         
                              

 
  
 If access to occupied tenant space is necessary, please present evidence of TENANT AUTHORIZATION with this form or forward a request for such access NO LESS THAN 48 HOURS IN ADVANCE TO WHEN THE WORK
WILL COMMENCE. 
 Anyone accessing the building will be required to show the security officer a type of photo identification card and
Company ID. Please indicate the Supervisor who will be in charge and if at all possible the name of the construction workers who will be working in your space. If specific names are not known then please list the number of workmen per trade:

 (Supervisor) 
  

Note: There is a $25.00 service charge for any lock or unlock requests made of the security department. Tenant/building authorization required.

 All access notices must be received 48 hours in advance. 
 FOR OFFICE USE ONLY: 
 CONSTRUCTION MANAGER:
                                         
                       
DATE:                                     

For a current list of approved Willis Tower Contractors, please contact the office of the building at (312) 875-0066. 

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES Schedule 2, Page 20 

 SCHEDULE 3 

WILLIS TOWER 

Approved General Contractors 
  

					
	 Contractor
	  	 Phone Number
	  	 Fax Number

	 Clune Construction Company

10 S. LaSalle Street, Suite 300

Chicago, IL 60603
	  	(312)726-6103	  	(312)419-8139
			
	 Exclusive Construction Services

1224 133rd Court
 Lemont, IL 60439
	  	(312)421-6599	  	(312)421-6977
			
	 Executive Construction Inc.

235 Fenel Lane
 Hillside, IL 60162
	  	(708) 236-3300	  	(708) 236-3333
			
	 Interior Construction Group

105 W. Adams, Suite 900

Chicago, IL 60606
	  	(312)553-4949	  	(312)553-0649
			
	 JC Anderson

834 N. Church Road

Elmhurst, IL 60126
	  	(630) 834-1669	  	(630) 834-0142
			
	 Krahl Construction

322 S. Green Street, Suite 300

Chicago, IL 60607
	  	(312)648-9800	  	(312)648-2685
			
	 Leopardo Companies, Inc.

333 W. Wacker Drive,Suite 250

Chicago, IL 60606-1265
	  	(312)332-7570	  	(312)332-7572
			
	 Pepper Construction Co.

643 North Orleans

Chicago, IL 60610
	  	(312)266-4700	  	(312)266-2792
			
	 Turner Construction Co.

53 E.Monroe, Suite 3100

Chicago, IL 60603
	  	(312)704-0770	  	(312)327-2800

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES Schedule 3, Page 21 

 SCHEDULE 4 

Approved Subcontractors 
 Willis Tower 
 Approved Painting Contractors 

 

					
	 Contractor
	  	 Phone Number
	  	 Fax Number

	 Ascher Brothers Co., Inc.

3033 West Fletcher Street

Chicago, IL 60618
	  	(773)588-0001	  	(773) 588-5350
			
	 C & W Building Services, Inc.

1444 Lake Street
 Chicago, IL 60607
	  	(312)829-4680	  	(312)829-4684
			
	 Hester Commercial Painting

7340 N. Monticello Avenue

Skokie, IL 60076
	  	(847)677-5130	  	(847)677-5139
			
	 Krahl Construction

322 S. Green Street, Suite 300

Chicago, IL 60607
	  	(312)648-9800	  	(312)648-2685
			
	 Pinnacle Decorating, Inc.

384 Kent Road
 Suite 201
 Riverside, IL 60546
	  	(708)447-3107	  	(708) 447-7920
			
	 Triangle Decorating Company

2206 S. Lively Boulevard

Elk Grove, IL 60007-5210
	  	(847)357-1800	  	(847)357-1888

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES Schedule 4, Page 22 

 Willis Tower 
 Approved Plumbing Contractors 
  

							
	 Contractor
	  	 Contact
	  	 Phone Number
	  	 Fax Number

	 Great Lakes Plumbing & Heating

4521 W. Diversey
 Chicago, Illinois 60639
	  	Gene Hyken	  	(312)876-0813	  	(312)876-1932
				
	 Johns Plumbing

3116 N.Cicero
 Chicago, Illinois 60641
	  	Mike Shudy	  	(773) 286-9030	  	(773) 286-5073
				
	 Pientka Plumbing

14521 Trailway
 Lake Forest, IL 60045
	  	Bob Klauk	  	(847) 573-9004	  	(847)573-9005
				
	 Ramm Plumbing Company

220 Seegers Avenue

Elk Grove Village, IL 60007
	  	Frank Avino	  	(847) 437-6680	  	(847) 437-6676

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES Schedule 4, Page 23 

 Willis Tower 
 Approved Telecommunications Contractors 
  

					
	 Contractor
	  	 Phone Number
	  	 Fax Number

	 Commerical Light Company

245 Fencl Lane
 Hillside, IL
	  	(708) 449-6900	  	(708) 449-6942
			
	 Continental Electric

5900 West Howard
 Skokie, Illinois 60077
	  	(847) 677-1600	  	(847) 677-1668
			
	 Maron Electric Co.

5401 West Fargo Avenue

Skokie, Illinois 60077
	  	(847) 679-6500	  	(847) 679-6503
			
	 Prime Technical Systems

215 S. Aberdeen
 Chicago, Illinois 60601
	  	(312) 433-9111	  	(312) 433-6493
			
	 J. J. O’Keefe Electric

10931 S. Homan Avenue

Suite B
 Chicago, IL 60655
	  	(773) 239-0059	  	(773) 239-0324
			
	 Rex Electric

920 National Avenue

Addison, IL 60101-3125
	  	(630) 932-8600	  	(630) 932-8678

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES Schedule 4, Page 24 

 Willis Tower 
 Approved Electrical Contractors 
  

					
	 Contractor
	  	 Phone Number
	  	 Fax Number

	 Commercial Light Co.

245 Fencl Lane
 Hillside, Illinois 60162
	  	(708) 449-6900	  	(708) 449-6942
			
	 Continental Electric

5900 West Howard
 Skokie, Illinois 60077
	  	(847) 677-1600	  	(847) 677-1668
			
	 Maron Electric Co.

5401 West Fargo Avenue

Skokie, Illinois 60077
	  	(847) 679-6500	  	(847) 679-6503
			
	 Prime Electric

215 S. Aberdeen
 Chicago, Illinois 60607
	  	(312) 433-9111	  	(312) 433-6493
			
	 Rex Electric

920 National Avenue

Addison, IL 60101-3125
	  	(630) 932-8600	  	(630) 932-8678

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES Schedule 4, Page 25 

 Willis Tower 
 Approved HVAC Sub-Contractors 
  

					
	 Contractor
	  	 Phone Number
	  	 Fax Number

	 Admiral Heating and Ventilating, Inc.

4150 Litt Drive
 Hillside, IL 60162
	  	(708) 544-3100	  	(708) 544-3606
			
	 Anchor Mechanical

215 S. Aberdeen
 Chicago, IL 60607
	  	(312) 492-6994	  	(312) 492-6996
			
	 James Anderson, Inc.

2030 Janice Avenue

Melrose Park, Illinois 60160
	  	(708) 345-2400	  	(708) 343-0581
			
	 Hill Mechanical Group

4241 Ravenswood
 Chicago, Illinois 60613
	  	(773) 929-6600	  	(773) 929-9549
			
	 Midwest Mechanical

540 Executive Drive

Willowbrook, Illinois 60521
	  	(630) 655-4200	  	(630) 655-0730
			
	 Mobile Air Force

509 East State Parkway, Unit D

Schaumburg, IL 60173 

(Portable HVAC Rental) 
	  	 1-800-596-0800
	  	(847) 755-0589
			
	 Talmar Metal Products

4632 W. 138th Street
 Crestwood, IL 60445
	  	(708) 371-0333	  	(708) 371-4111

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES Schedule 4, Page 26 

 Willis Tower 
 Approved Temperature Control Sub-Contractors 
  

							
	 Contractor
	  	 Contact
	  	 Phone Number
	  	 Fax Number

	 Johnson Controls

4415 W. Harrison
 Suite 240
 Hillside, Illinois 60162
	  	Mark Eggerding	  	(708) 449-3334	  	(708) 449-3454

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES Schedule 4, Page 27 

 Willis Tower 
 Approved Sprinkler / Pipe-Fitter Sub-Contractors 
  

					
	 Contractor
	  	 Phone Number
	  	 Fax Number

	 Great Lakes Plumbing & Heating

4521 W. Diversey
 Chicago, Illinois 60639
	  	(312) 876-0813	  	(312) 876-1932
			
	 Superior Mechanical Systems

7515 Santa Fe Drive

Hodgkins, IL 60525
	  	(708) 588-0000	  	(708) 588-0115
			
	 Tenant Fire Protection, Inc.

7637 W. 100th Place
 Bridgeview, IL 60455
	  	(708) 430-7780	  	(708) 430-7784
			
	 U.S. Fire Protection

28427 North Ballard Drive

Unit H
 Lake Forest, Illinois 60045
	  	(847) 816-0050	  	(847) 816-0098

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES Schedule 4, Page 28 

 Willis Tower 
 Approved Fire & Life / Safety Controls, Security Sub-Contractors 
  

					
	 Contractor
	  	 Phone Number
	  	 Fax Number

	 Advent Systems, Inc.

477 West Wrightwood Avenue

Elmhurst, Illinois 60126
	  	(630) 279-7171	  	(630) 279-7676
			
	 Johnson Control

4415 W. Harrison
 Suite 240
 Hillside, Illinois 60162
	  	(708) 449-3334	  	(708) 449-3454
			
	 Sentry Fire Protection Systems

1322 W. North Avenue

Chicago, IL 60622
	  	(773) 489-6700	  	(773) 489-1197
			
	 Tenant Fire Protection, Inc.

7637 W. 100th Place
 Bridgeview, IL 60455
	  	(708) 430-7780	  	(708) 430-7784

  

	*	Note: Johnson Control technicians must make All final terminations to the Base Building System. 

  
 WILLIS TOWER
– CONTRACTOR & VENDOR GUIDELINES Schedule 4, Page 29 

 EXHIBIT C 

RULES AND REGULATIONS 
  

	1.	Tenant shall not in any manner deface or injure the Building or any part thereof, nor do anything tending to injure the reputation of the Building or its occupants.

  

	2.	Tenant shall not install any sign, lettering, picture, notice, advertisement or object unacceptable to Landlord against glass partitions, doors or windows which would
be visible from the Building’s corridors, or place same on any outside window or in a position visible from outside the Building. Tenant agrees to promptly remove same upon notice from Landlord. Any sign, lettering, picture, notice or
advertisement installed within the Premises which is visible to the public from within the Building shall be installed at Tenant’s cost and in such manner, character and style as approved by prior written consent of Landlord.

  

	3.	Tenant shall not, in advertising or other publicity, without prior written consent of Landlord, use the name of the Building (Willis Tower) or use pictures or
illustrations of the Building. 

  

	4.	The Tenant’s mailing address shall include: 

 (Name of Company) 
 233 South Wacker Drive 

Chicago, Illinois 60606 
  

	5.	Tenant shall not obstruct sidewalks, entrances, passages, courts, corridors, vestibules, halls, elevators, loading docks, escalators and stairways in and about the
Building. 

  

	6.	Tenant shall not place any lock(s) on any door in the Premises or Building without Landlord’s prior written consent, which consent shall not be unreasonably
withheld, and Landlord shall have the right at all times to retain and use keys or other access codes or devices to all locks within and into the Premises. 

 

	7.	Tenant shall not make noises, cause disturbances or vibrations or use or operate any electrical or electronic devices or other devices that emit sound or other waves or
disturbances, or that create a fire hazard, or create odors, any of which may be offensive to other Tenants and occupants of the Building or that would interfere with the operation of any device or equipment or radio or television broadcasting or
reception from or within the Building or elsewhere, and shall not place or install any projections, antennae, aerials or similar devices inside or outside the Premises. 

 

	8.	Tenant shall not exhibit, sell or offer to sell, use, rent or exchange any item or service in or from the Premises unless ordinarily embraced within the Tenant’s
use of the Premises specified herein. 

  

	9.	Tenant shall report all peddlers, solicitors and beggars immediately to the office of the Building or as Landlord otherwise requests. 

  
 C-1

	10.	Tenant shall not waste water and agrees to cooperate fully with Landlord to assure the most effective operating of the Building’s heating and air conditioning, and
shall refrain from adjusting any controls other than room thermostats installed for Tenant’s use, and shall keep public corridor doors closed, and shall not block any heating and air conditioning induction units. 

 

	11.	All contractors, contractor’s representatives and installation technicians performing work in the Building shall be subject to Landlord’s prior approval,
which approval shall not be unreasonably withheld, and shall be required to comply with Landlord’s standard rules, regulations, policies and procedures, which may be revised from time to time. 

 

	12.	Tenant shall not employ persons to do janitorial work in the Premises and no persons other than the janitors of the Building shall clean the Premises without prior
written consent of Landlord. With prior written consent of Landlord, any person employed by Tenant to do janitorial work shall, while in the Building, either inside or outside of the Premises, be subject to and under the control and direction of the
manager of the Building (but not as agent or servant of said manager or Landlord). The work of janitorial personnel shall not be hindered by Tenant after 5:30 P.M., and janitorial work may be done at any time when the
offices are vacant. Windows, doors and fixtures may be cleaned at any time. Tenant shall provide adequate waste and rubbish receptacles to prevent unreasonable hardship to the cleaning service. 

 

	13.	Movement in or out of the Building of furniture or office equipment, or dispatch or receipt by Tenant of merchandise or materials requiring the use of elevators,
stairways, lobby areas or loading dock areas, shall be restricted to hours reasonably designated by Landlord. Tenant shall obtain Landlord’s prior approval by providing a detailed listing of the activity, which approval shall not be
unreasonably withheld. If approved by Landlord, the activity shall be under the supervision of Landlord and performed in the manner required by Landlord. Tenant shall assume all risk for damage to articles moved and injury to any persons resulting
from the activity. If equipment, property, or personnel of Landlord or of any other party is damaged or injured as a result of or in connection with the activity, Tenant shall be solely liable for any resulting damage, loss or injury.

  

	14.	Deliveries to and from the Premises shall be made only at the times in the areas and through the entrances and exits reasonably designated by Landlord. Tenant shall not
make deliveries to or from the Premises in a manner that might interfere with the use by any other tenant of its premises or of the Common Areas, any pedestrian use, or any use which is inconsistent with good business practice.

  

	15.	Landlord shall have the right to approve the weight, size, or location of heavy equipment or articles in and about the Premises, which approval shall not be
unreasonably withheld. Damage to the Building by the installation, maintenance, operation, existence or removal of Tenant’s Property shall be repaired at Tenant’s sole expense. 

 

	16.	Tenant shall not cook in the Premises or at any time sell, purchase or give away, or permit the sale or purchase of food in any form; however, with prior written
consent of Landlord, such activities may be permitted in lounges or other facilities specifically designated for this purpose. 

  
 C-2

	17.	Tenant shall not: (1) use the Premises for lodging or for any immoral or illegal purposes; (2) use the Premises to engage in the manufacture or sale of, or permit
the use of, any spirituous, fermented, intoxicating or alcoholic beverages on the Premises; or (3) use the Premises to engage in the manufacture or sale of, or permit the use of, any illegal drugs on the Premises. 

 

	18.	Tenant shall not: (1) make or permit any improper, objectionable or unpleasant noises or odors in the Building, or otherwise interfere in any way with other
tenants or persons having business with them; (2) solicit business or distribute or cause to be distributed, in any portion of the Building, handbills, promotional materials or other advertising; or (3) conduct or permit other activities in the
Building that might, in Landlord’s sole opinion, constitute a nuisance. 

  

	19.	Tenant shall not bring firearms into the Premises. 

  

	20.	Tenant shall keep doors and other means of entry to the Premises closed and secured. 

 

	21.	No animals, except those assisting handicapped persons, shall be brought into the Building or kept in or about the Premises. 

 

	22.	No inflammable, explosive or dangerous fluids or substances shall be used or kept by Tenant in the Premises, Building or about the Property, except for those substances
as are typically found in similar premises used for general office purposes and are being used by Tenant in a safe manner and in accordance with all applicable Laws. Tenant shall not, without Landlord’s prior written consent, use, store,
install, spill, remove, release or dispose of, within or about the Premises or any other portion of the Property, any asbestos-containing materials or any solid, liquid or gaseous material now or subsequently considered toxic or hazardous under the
provisions of 42 U.S.C. Section 9601 et seq. or any other applicable environmental Law which may now or later be in effect. Tenant shall comply with all Laws pertaining to and governing the use of these materials by Tenant and shall remain
solely liable for the costs of abatement and removal. 

  

	23.	Tenant shall not take any action which would violate Landlord’s labor contracts or which would cause a work stoppage, picketing, labor disruption or dispute or
interfere with Landlord’s or any other tenant’s or occupant’s business or with the rights and privileges of any person lawfully in the Building (“Labor Disruption”). Tenant shall take the actions
necessary to resolve the Labor Disruption, and shall have pickets removed and, at the request of Landlord, immediately terminate any work in the Premises that gave rise to the Labor Disruption, until Landlord gives its written consent for the work
to resume. Tenant shall have no claim for damages against Landlord or any of the Landlord Related Parties nor shall the Commencement Date of the Term be extended as a result of the above actions. 

 

	24.	Tenant shall not operate or permit to be operated a coin or token operated vending machine or similar device (including, without limitation, telephones, lockers,
toilets, scales, amusement devices and machines for sale of beverages, foods, candy, cigarettes and other goods), except for machines for the exclusive use of Tenant’s employees and invitees. 

  
 C-3

	25.	Bicycles and other vehicles are not permitted inside the Building or on the walkways outside the Building, except in areas designated by Landlord.

  

	26.	Landlord may from time to time adopt systems and procedures for the security and safety of the Building and Property, its occupants, entry, use and contents. Tenant,
its agents, employees, contractors, guests and invitees shall comply with Landlord’s systems and procedures. 

  

	27.	Tenant shall at all time comply with the Chicago Clean Indoor Air Ordinance of 2005 (Chapter 7-32 of the City of Chicago Municipal Code), and any regulations enacted
pursuant to said Ordinance. Further, neither Tenant nor its agents, employees, contractors, guests or invitees shall smoke or permit smoking in the Building (including the Premises) and the Common Areas, or within 15 feet of any entrance to the
Building, unless a portion of the Common Areas have been declared a designated smoking area by Landlord. 

  

	28.	Landlord shall have the right to designate and approve standard window coverings for the Premises and to establish rules to assure that the Building presents a uniform
exterior appearance. Tenant shall ensure, to the extent reasonably practicable, that window coverings are closed on windows in the Premises while they are exposed to the direct rays of the sun. 

  
 C-4

 EXHIBIT D 

FORM OF TENANT ESTOPPEL CERTIFICATE 
  

			
	Landlord:	  	233 S. WACKER LLC
		
	Tenant:	  	TRADESTATION SECURITIES, INC.
		
	Address of Tenant:	  	Suite         consisting of approximately         square feet of Rentable Area on
the         Floor(s) of the Building
		
	Lease:	  	That certain Lease, dated
                            , 2010, by and between Landlord and Tenant, including the Work Letter and
the Condenser Water Addendum, if any, and the following amendments, if any, (the “Lease”, a copy of which is attached and made a part hereof).

 

			
	Commencement Date:	  	
		
	Expiration Date:	  	
		
	Security Deposit	  	$            
		
	Monthly Base Rent:	  	$            
		
	Monthly Base Rent and Additional Rent (Expense and Tax Adjustments) Paid Through:	  	$            
		
	Current Estimated Monthly Installment of the Expense Adjustment Amount:	  	$            
		
	Current Estimated Monthly Installment of the Tax Adjustment Amount:	  	$            

 Lenders:
                                         
                                         
                                         
          (and/or additional lenders, their respective successors and assigns). 
  

	1.	In order to induce Lenders to make loans secured by, among other things, Mortgages on property (the “property”) which includes the Premises, Tenant
hereby certifies as true and correct the following statements: 

  

	 	(a)	The Lease is a true, correct and complete agreement between Landlord and Tenant with respect to the premises described therein (the “Premises”).

  
 D-1

	 	(b)	The Lease is in full force and effect and constitutes the entire agreement between Landlord and Tenant. The Lease has not been amended, modified, supplemented or
changed, whether in writing or orally (including, without limitation, any agreement by Landlord to assume any lease of Tenant covering space in other property), except as disclosed herein. 

 

	 	(c)	Tenant is in sole possession of and is occupying the Premises. Except as specified below, Tenant is not in any respect in default under the Lease and has not subleased
all or any part of the Premises or assigned the Lease, or otherwise transferred or hypothecated its interest in the Lease or the Premises. 

  

	 	(d)	The Commencement Date and Expiration Date of the term of the Lease are correctly stated above. Tenant has no options or rights of renewal, extension, expansion,
purchase or first refusal concerning the Lease, the Premises or other space within the building of which the Premises are a part, except as may be stated in the Lease. Tenant has not exercised any option or rights to renew, extend, amend, modify, or
change the term of the Lease, except as may be stated in the Lease. Tenant does not have any preferential right to purchase all or any part of the property of which the Premises are a part. 

 

	 	(e)	The Monthly Base Rent and other amounts payable under the Lease are correctly stated above. Monthly Base Rent (and Additional Rent) have been paid through the date
stated above. Tenant has not prepaid any rent for more than one (1) month and is paying rent under the Lease on a current basis with no offsets, credits, claims or setoffs. Tenant has not been given any free rent, partial rent, rebates, rent
abatements, or rent concessions of any kind, which are unexpired, except as disclosed herein. 

  

	 	(f)	Tenant has deposited the Security Deposit stated above with Landlord, and to the best of Tenant’s knowledge, none of the Security Deposit has been applied by
Landlord to the payment of rent or any other amounts due under the Lease. 

  

	 	(g)	As of the date hereof, Landlord has fully performed all of its obligations under the Lease and has satisfied all commitments made to induce Tenant to enter into the
Lease. To the best of Tenant’s knowledge, Landlord is not in default under the terms and conditions of the Lease and no event has occurred which would constitute a default under the Lease, either upon service of notice or passage of time. To
the best of Tenant’s knowledge, no claim, controversy or dispute exists between Tenant and Landlord. As of the date hereof, Tenant is not asserting that the Lease is not fully enforceable by Landlord in accordance with its terms.

  

	 	(h)	All construction, build-out, improvements, or alterations to the Premises required under the Lease have been fully completed in accordance with the plans and
specifications described in the Lease and all contributions required to be made by Landlord on account thereof have been made. 

  
 D-2

	 	(i)	Landlord has not previously given any consent to Tenant (i.e., consent to sublease or alter the Premises) that is required under the Lease before the taking of any
action by Tenant, except as disclosed herein. 

  

	 	(j)	Tenant is not insolvent and is able to pay its debts as they mature. There are no actions, whether voluntary or otherwise, pending against Tenant under the bankruptcy
or insolvency laws of the United States or any state thereof. 

  

	2.	Tenant agrees that from and after the date hereof, Tenant will not pay any rent under the Lease more than thirty (30) days in advance of its due date.

  

	3.	Tenant hereby certifies that the address for notices to Tenant under the Lease is correctly set forth above. 

This certificate has been given to Lenders with the understanding that Lenders will rely hereon in connection with loans which will be
secured by the property of which the Premises constitute a part. The undersigned hereby certifies that he or she is duly authorized to sign and deliver this Estoppel Certificate. 
 IN WITNESS WHEREOF, Tenant has caused this Estoppel Certificate to be executed by its duly authorized representative as of the          day of
                    , 20    . 

 

					
	TENANT:
	
	TRADESTATION SECURITIES, INC.
		
	By:	 	 
		 	Its:	 	 

  
 D-3

 EXHIBIT E 

CONDENSER WATER ADDENDUM 
 This Condenser Water Addendum constitutes a part of the Lease, dated                     , 2010,
between 233 S. WACKER LLC, a Delaware limited liability company, as Landlord, and TRADESTATION SECURITIES, INC., a Florida corporation, as Tenant, for premises as described in the Lease located at 233 South Wacker Drive, Chicago, Illinois (the
“Premises”). 
 WHEREAS, Landlord has constructed and is operating an auxiliary condenser water system (the
“System”) for its use and the use of tenants in the Building; and 
 WHEREAS, Tenant is desirous of connecting
certain facilities to the System to be indicated on the plans; 
 NOW, THEREFORE, the parties agree as follows: 

 

	1.	Tenant shall advise Landlord of its requirements for condenser water use, determined separately for each floor of the Premises, and furnish to Landlord plans and
specifications of its facilities which it proposes to connect to the System. 

  

	2.	Upon Landlord’s approval thereof and payment of Landlord’s costs in connection therewith, Landlord shall grant to Tenant the right to connect its facilities
to the System which connection shall be made only by Landlord’s approved contractor. 

  

	3.	The connection fee for each gallon per minute (GPM) of dedicated capacity is waived. (GPM is to be calculated by using the equipment manufacturer’s technical
specifications based on a condenser entering water temperature (EWT) of 85 degrees Fahrenheit and a condenser water temperature rise (WTR) of 10 degrees Fahrenheit). 

 

	4.	Tenant shall pay to Landlord a “Monthly Fee” for its dedicated capacity on the System. The fee shall be calculated as follows:

 CONDENSER WATER RATE – 
 (GPM x 60) x 728 hours per month x cost per gallon = Monthly Fee 
 (GPM is to be
calculated by using the equipment manufacturer’s technical specifications based on a condenser entering water temperature (EWT) of 85 degrees Fahrenheit and a condenser water temperature rise (WTR) of 10 degrees Fahrenheit). 

 

	5.	 All proposed changes in Tenant’s facilities shall be submitted to Landlord in advance for Landlord’s approval. No changes shall be made in
Tenant’s facilities without prior written approval of Landlord. Landlord shall have the right to designate such conditions and charges for the making of Tenant’s changes as Landlord deems appropriate. It is

  
 E-1

	 	 
expressly agreed that Landlord may refuse to make any changes which increase the amount of condenser water supplied to Tenant. 

 

	6.	All the terms and conditions of the Lease shall apply to this Addendum. 

  

	7.	This Addendum shall become effective on the Commencement Date and will terminate on the termination of the Lease. 

IN WITNESS WHEREOF, Landlord and Tenant have caused this Condenser Water Addendum to be duly executed this 22nd day of November, 2010. 

 

			
	LANDLORD:
	
	233 S. WACKER LLC,
	a Delaware limited liability company
		
	By:	 	 
	
	TENANT:
	
	TRADESTATION SECURITIES, INC.,
	a Florida corporation
		
	By:	 	 

  
 E-2

 EXHIBIT F 

Janitorial Specifications 
 NIGHTLY: 
  

	1.	Clean/sanitize restrooms and replenish supplies. 

  

	2.	Dry mop with specially treated cloth all stone ceramic tile, terrazzo and other types of unwaxed flooring. 

 

	3.	Spot clean internal stairwells especially food, coffee and drink spills. 

  

	4.	Sweep all vinyl, asphalt, rubber and similar types of flooring using an approved chemically treated cloth. Spot clean for spills and stains. 

 

	5.	Vacuum clean all carpeted areas. Sweep all private stairways and vacuum if carpeted. 

 

	6.	Using approved spotter, spot clean carpeted areas. 

  

	7.	Hand dust and wipe clean with damp or chemically treated cloth all furniture, file cabinets, fixtures, window sills, convector enclosure tops and wash said sills and
tops if necessary, with the exception of window sills and convectors cleaned twice per month. 

  

	8.	Maintain janitor closets in neat and orderly manner. 

  

	9.	Dust all chair rails, trim, etc. 

  

	10.	Remove all gum and foreign matter on sight. 

  

	11.	Empty and clean all waste receptacles, replace liners as necessary, and remove all wastepaper and waste materials to a designated area. 

 

	12.	Damp dust interiors of all waste disposal receptacles (as necessary). 

  

	13.	Wash clean all water fountains and water coolers. 

  

	14.	Clean all glass furniture tops. 

  

	15.	Remove finger marks, smudges and stains from all horizontal and vertical surfaces. 

 

	16.	Dust doors of elevator hatchways.  

  

	WEEKLY:	

  

	1.	Wash restroom partitions. 

  

	2.	Hand dust all door louvers and other ventilating louvers within reach. 

  

	3.	Dust all baseboards. 

  

	4.	Remove finger marks from all painted surfaces near light switches, entrance doors, etc. 

 

	5.	Wipe clean all bright work. 

  

	6.	Move and vacuum clean underneath all furniture that can be moved. 

  

	7.	Polish all water fountains. 

  
 F-1

 MONTHLY: 
  

	1.	Wash telephones. 

  

	2.	Wash floors in public and private stairwells throughout Building. 

  

	3.	Spray buff resilient floors in high traffic areas. 

  

	4.	Power scrub restroom floors.  

QUARTERLY: 
  

	1.	Dust all picture frames, charts and similar hangings not reached in nightly cleaning. 

 

	2.	Dust and spot clean all vertical surfaces such as walls, partitions, doors and other surfaces not reached in nightly cleaning. 

 

	3.	Dust exterior of lighting fixtures. 

  

	4.	Dust all Venetian blinds and report any broken tapes, cords, etc., to supervisor. 

 

	5.	Dust all air conditioning louvers, grills, etc., not reached in nightly cleaning. 

 

	6.	Pursuant to manufacturer’s specifications, strip and wax composition or other hard surface flooring, subject to special cleaning requirements of particular
flooring. 

 ANNUALLY: 
  

	1.	Clean all interior window metal and other unpainted interior metal surfaces of the perimeter walls using a metal cleaning product. 

WINDOW WASHING: 
  

	1.	One (1) time per year interior perimeter windows. 

  

	2.	Three (3) times per year outside perimeter windows, weather permitting.  

 

	GENERAL	REQUIREMENTS: 

  

	1.	All specified cleaning and any additional cleaning operations shall be scheduled so that a minimum number of lights are to be left on. Upon completion of the cleaning,
all lights are to be turned off except for designated night lighting fixtures. 

  

	2.	All entrance doors to elevator lobbies, restrooms, stairwells or other public access corridors are to be kept closed and locked during all cleaning operations. Interior
private office, file room and conference room doors are to remain open, unless doors are fitted with automatic closers or locking mechanisms, in which case they are to remain closed during cleaning or returned to closed and locked positions upon
completion of cleaning in such room. 

  

	3.	Stocking and cleaning Tenant’s private restrooms is an additional charge to Tenant. 

  
 F-2

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