Document:

Exhibit 10.3

 

(Translated from German)

 

LEASE

 

between

 

LEYBOLD OPTICS GmbH

Siemensstrasse 88, 63755 Alzenau

 

hereinafter called “landlord”

 

and

 

European High Temperature Superconductors GmbH & Co. KG (EHTS)

Ehrichstraße 10, 63450 Hanau

 

hereinafter called “tenant”

 

the following lease is concluded:

 

§1 Rental premises

 

1. The landlord has rented the property at Siemensstraße 88 from RWE Systems Immobilien GmbH. u. Co. KG, Essen, on a long term basis.

 

2. In this framework, it is renting the area of production hall 1 designated as 1 in the addendum as well as the office areas in the administration building designated as 2 in the addendum to the tenant.

 

RWE Systems Immobilien GmbH u. Co. KG has granted the landlord the written permission for sub-rental that is enclosed as Addendum 3 to this contract.

 

The landlord commits himself to inform the tenant within the necessary scope and temporal periods about the rights and duties arising from the landlord’s lease that also affect the tenant. The essential rights and duties pertaining to this are presented in Addendum 4.

 

3. However, not rented to the tenant but available to the tenant for the purpose of co-use are all the areas jointly used by the landlord and tenant designated in Addendum 5 (e.g. communal areas, toilets, halls and

 

1

 

corridors), as well as the courtyard and street areas. Included therein are parking spaces in the parking structure corresponding to the number of employees for the use of the tenant’s employees.

 

4. The tenant shall use the rental areas for the development, production and distribution of superconductors.

 

The tenant’s business is currently still in the developmental stage, as well as laboratory production of smaller quantities. The landlord is aware that, given this background, the utilization of the rental areas can change in detail and characteristic as a result of the future technical, organizational and commercial development of the superconductor business and is to conduct himself as favorably disposed toward necessary adaptations.

 

Changes in utilization that deviate from the above described purpose of the utilization of the rental areas, on the other hand, require the landlord’s prior consent.

 

The landlord is justified in refusing consent if the intended change of usage endangers the landlord’s own protection-worthy technical or commercial interests.

 

5. Utilization of the floor space of the production hall by the tenant is to take place with due regard for the restrictions stipulated for structural reasons. The maximum load of the hall floor amounts to 5 metric tons /m2. It has a light coating that complies with the requirements and impact resistance suitable for a forklift.

 

6. The landlord guarantees the utilization of the hall including the foyer crane within the context of the respective official and legal requirements.

 

7. The tenant is entitled to perform normal installations in keeping with the utilization and purpose of the rental at his own expense.

 

The landlord’s prior written consent must be obtained for all structural changes (roof and walls) during the rental period.

 

The landlord is entitled to refuse consent if the planned measures impair his interests or endanger the rental premises.

 

8. The landlord hereby accepts all and any types of emissions, odors and other pollutants that are normally associated with the superconductor business unless they violate emission level restrictions or other legal and official requirements.

 

The landlord commits herself, if necessary, to instruct the tenant as to the requirements specifically applicable to the location or the property and immediately inform him of possible changes.

 

9. The tenant, his representatives and agents, employees, customers, suppliers and guests are entitled to use of the common areas designated in Addendum 5. The tenant commits himself to interact such that these listed users only enter these common areas and the rental areas.

 

Neither the landlord nor his representative or agents, employees, customers, suppliers and guests shall enter the rental areas without the authorization of the tenant. The tenant and landlord shall establish consensual regulations for the landlord’s employees as well

 

2

 

as their service providers who are actively engaged in the regular maintenance of the use of the rental areas and infrastructure.

 

10. The tenant’s rental areas as well as the areas intended for the sole utilization of the landlord shall be separated and designated by mutual agreement with due observance of economic principles and general rules.

 

The separation of the tenant’s rental areas and the landlord’s areas of use in production hall 1 shall be carried out by the landlord at his expense.

 

This also applies to the installation of an electronic access control in the production hall for the tenant’s area as well as for the office areas, provided this is technically and spatially possible.

 

11. The landlord agrees to the tenant’s request that the tenant can represent his company and presence at the location in Alzenau on an appropriate scale and with due consideration of the landlord’s interests. Tenant and landlord are themselves to agree on the installation in particular on a company sign in the entrance and reception area, as well as other measures. The tenant shall bear the costs.

 

§2           Preparation of the infrastructure

 

1. The landlord shall make the following areas of his infrastructure available to the tenant for co-use, provided this is reasonable to the landlord from a technical and economic point of view and corresponds to the usual framework of a tenancy relationship of this type:

 

· Power supply for the production hall

· Water supply for the production hall

· Cooling water supply

· Compressed air supply

 

In so far as co-use of the named infrastructure for the tenant’s purposes entails alterations or expansions of the concerned facilities and installations, the landlord may require that the tenant assume the expenses necessary for this or an appropriate participation in same.

 

2. For the preparation of this infrastructure, the landlord is entitled to authorize expert third parties to perform the preparation, maintenance and repair of the necessary facilities and installations.

 

3. The landlord also agrees to the construction of a gas supply that is necessary for the tenant’s development and production in the outside area of production hall 1 and that specifically includes the installation of a gas tank and evaporator for supplying deep frozen, liquefied and gaseous nitrogen, as well as receiving stations for gaseous argon and oxygen (cylinders). The tenant shall bear the costs.

 

3

 

Moreover, the landlord agrees to the construction of a pipeline system to supply the relevant installations with the named media, including any necessary structural interventions (such as breaking through walls)

 

The area required for the construction of these supply facilities is rental space in accordance with §1, Paragraph 2, without inclusion in the rental price.

 

In so far as authorization by RWE Systems Immobilien GmbH. u. Co. KG is necessary, the landlord shall obtain this prior to signing the contract.

 

4. The landlord declares himself to be in agreement with the co-use of additional infrastructure and facilities, especially the communal facilities (canteen, business medical service, etc.). A separate agreement shall be reached for this.

 

5. The landlord declares himself prepared, within the context of the legal and other requirements as well as the corresponding technical, capacity-related and economic realities, to make his storeroom available for the tenant’s hazardous materials in return for payment. If necessary, a separate agreement shall be reached for this.

 

If this should not be possible, the landlord and the tenant shall constructively work out an alternative.

 

6. If storage of pressurized gas cylinders for the gas supply listed in Paragraph 3 should not be possible in the landlord’s present storeroom, then the landlord agrees to installation of a pressurized gas cylinder storeroom in immediate spatial proximity to the receiving station listed under Paragraph 3.

 

§3 Initiation of the Rental / Transfer / Duration of the Rental / Termination

 

1. The tenancy begins with the transfer of the rental premises, but no later than 10/01/2005.

 

2. An additional agreement shall be concluded for usage prior to 10/01/2005.

 

3. A written record that describes the condition of the rental premises upon occupancy is to be prepared for the transfer. The record is to be signed by both contractual parties.

 

4. The tenancy shall be concluded for a term of 3 years and is to end on 12/31/2008 irrespective of the transfer date.

It may be cancelled by each contractual party, with due observance of a notice period of 12 calendar months, effective at the end of the fixed term of the contract, that is, on 12/31/2008.

 

5. If the tenancy is not cancelled according to the deadline pursuant to §3, Paragraph 4 then, after expiration of the fixed agreed contractual term, it shall be extended for an additional 2 years in each case. It can then be terminated again within a notice period of 12 months, effective at the end of the extended term.

 

4

 

6. The tenant has the option to also rent the remaining area of production hall 1 (as indicated in Addendum 1) that is currently still used by the landlord, but no earlier than 04/01/2006. In this case, the tenant must indicate its desire to rent in writing at least 5 months before the beginning of the rental.

If the landlord should intend to rent these areas to a third party, then the tenant is entitled to the right of first call.

 

In the event of a lease, the existing lease contract will also be extended to cover these areas. The rental conditions will then follow the contractual arrangement of the current lease in effect at the time of assumption of the new area.

 

	
§ 4   Rent / Additional expenses
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
1.   The rent payment begins on the 10/01/2005.
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
2.   The monthly rent amounts to:
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
a)   production hall 1
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
1,550   m2 at   €7.00 / m2
    	
€
    	
10,850.00   plus VAT
    
	
 
    	
 
    	
 
    
	
b)   office areas of administration building:
    	
 
    	
 
    
	
west   wing, ground floor
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
310   m2 at   €8.00 / m2
    	
€
    	
2,480.00   plus VAT
    
	
 
    	
 
    	
 
    
	
For   the mutually used areas in accordance with §1, Paragraph 3, for the parking   areas in accordance with §1, Paragraph 3, and for the space of the gas tank   in accordance with §2, Paragraph 3, no rent shall be raised and/or the rent   shall be covered within the framework of the total rent.
    
	
 
    	
 
    	
 
    
	
3.   The monthly ancillary expenses generally amount to:
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
a)   production hall 1
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
1,550   m2 to   €1.50 / m2
    	
€
    	
2,325.00   plus VAT
    
	
 
    	
 
    	
 
    
	
b)   office areas of administration building:
    	
 
    	
 
    
	
west   wing, ground floor
    	
 
    	
 
    
	
 
    	
 
    	
 
    
	
310   m2 at   €2.80 / m2
    	
€
    	
868.00   plus VAT
    

 

The ancillary expenses include:

 

·              Heating and cooling for all areas,

·              Ventilation and air-cleaning of the hall,

 

5

 

· Power consumption in the office areas, in the mutually used areas, the exterior lighting as well as the parking structure,

· Water and sewage fees arising from the use of the office areas and the mutually used areas, especially toilets and washrooms,

· Maintenance costs for all technical, electric and electro-technical installations and facilities as well as operational equipment and hoists, especially the infrastructure named under §2, the foyer crane as well as the heating, cooling and air-cleaning facilities,

· Garbage and waste disposal in the office areas,

· Cleaning of the rental areas of the office area, including routine cleaning and glass cleaning,

· Façade cleaning and cleaning of the shading installations of all buildings of the rental areas,

· Plants, care and maintenance of the lawns and outside installations,

· Street cleaning including winter service,

· Security service including co-use of the reception area (visitor reception) and the service entrance for the entry and exit of suppliers and shippers,

· Building insurance,

· Fire alarm and other protective facilities for general building protection,

· Property taxes.

 

4. Separate and, as far as technically possible and economically justifiable, to be settled by separate invoicing:

 

·              power consumption in the foyer areas

·              water consumption in the foyer areas

 

These settlements are to be documented by sufficient receipts.

 

5. The rent shall be paid monthly in advance to the landlord by the 5th business day of each month into an account to be named by him.

 

At the moment, this account is: Acct. 23 19 960 at the Commerzbank Hanau, bank routing code 50640015.

 

6. At the end of every 3 rental years, the rent shall be automatically adjusted by the percentage of the actual change in the cost of living index of all private households in Germany, which is established monthly by the Federal Office of Statistics (index basis 2000 = 100), taking effect on the first of that month following the 3-year period, that is, an adjustment shall take place at the beginning of the 4th, 7th, etc. rental year.

 

§5 Security

 

1. For the protection of all claims by the landlord from this lease, the tenant shall submit a directly liable surety that is unconditional and undated, payable upon first request and drawn on a major German bank, savings bank or public regional bank in the amount of EUR 40,000,00.

 

6

 

2. The fulfillment of this obligation is a prerequisite for the validity of this contract. The landlord commits himself to retain this security document and not to grant a loan on it and/or to pass it on.

 

§6 Sub-rental

 

1. The landlord’s prior written consent is necessary for a sub-rental.

 

The tenant is European High Temperature Superconductors GmbH & Co. KG. The activities of this company are to be combined with the high-temperature superconductors sector of European Advanced Superconductors GmbH & Co. KG (EAS), Hanau, at the new location. It is intended to legally consolidate both activities into one company, preferably the tenant’s company, during 2006.

 

In so far as a sub-rental emerges by virtue of EAS moving in, consent for this is deemed as granted.

The landlord shall obtain a corresponding authorization from RWE Systems Immobilen GmbH. u. Co. KG prior to the signing of the contract.

 

§7 Liability of the Contractual Partner / Fire Insurance / Maintenance

 

1. Damages occurring at the rental premises shall be made known to the landlord immediately. Damages to the rental premises shall basically be eliminated by the landlord. The costs arising for this are to be carried by the principle of causality.

 

2. The tenant is to contract liability insurance for the business at the location.

 

3. The tenant shall bear the risk for fire, water, including flooding, storm and break-in and theft, etc. for the goods brought into the rental areas and, if necessary, mutually used areas. The tenant shall bear the costs arising from same and the insurance premiums.

 

4. The landlord shall carry the building fire insurance with respect to the empty building. The tenant shall carry the increase in premium from the building fire insurance that ensues from the increase in risk caused by commercial use. The landlord shall present the insurance premium to the tenant and calculate the extra amount for the tenant subject to presentation of a copy of the premium invoice. The premium amount is due immediately upon billing.

 

5. Repairs of the rental premises occasioned by wear and tear, e.g. roof, wall, floor (uncarpeted office area), windows, doors, gates, bathroom lighting (not illuminants) etc. shall be carried out and paid for by the landlord.

 

Upon departure, the carpet flooring in the office areas shall be returned in the condition that was determined and documented when moving in. In this respect, the tenant shall therefore bear the costs for wear and tear and repairs.

 

7

 

6. If the tenant, his employees, customers, suppliers or visitors have damaged and/or altered the rental premises, then elimination of the damage shall take place at the tenant’s expense.

 

7. The tenant shall carry out cosmetic repairs of the rental premises that arise through contractually appropriate use, such as, for example, painting the interiors of the offices.

 

8. The landlord shall be responsible for the upkeep and repair of the rental premises (roof, compartment, façade), as well as all actions that arise from the described services of the ancillary expenses.

 

9. The landlord commits himself to give the tenant timely and sufficient information of any upkeep and repair at the rental premises, especially those related to infrastructure,  that may impair the tenant’s business operations, as well as activities that may lead to disruption of business operations.

 

The same shall apply as well if the tenant carries out activities of such a type that may impair the landlord’s business operations.

 

In all cases, both the landlord and the tenant are therefore to diligently make the effort to keep impairment as slight as possible for each other in each case.

 

10. Both the tenant and the landlord commit themselves to keep common access and egress routes, fire department accesses, escape routes, etc. open at all times and to collectively guarantee general traffic safety.

 

§8 Termination of Tenancy / Return

 

1. Upon termination of the tenancy, the landlord has the right to require restoration to the former condition.

 

The rented area shall therefore be evacuated, thoroughly cleaned and renovated for restoration to its former condition.

 

2. The landlord shall be reimbursed for repair costs for eliminating damages at the rental premises that, for example, arose from dismantling the tenant’s business facilities.

 

§9 Arbitration Agreement

 

1. All disputes that arise within the context of this lease or concerning its validity are to be finally decided in accordance with the arbitration decision from the Deutsche Institution für Schiedsgerichtsbarkeit e.V. (German Institution for Arbitration (DIS)), subject to exclusion of common legal due process.

 

2. The site of arbitration proceedings is Frankfurt / Main.

 

8

 

§10 Other Agreements

 

1. The tenant is obligated to produce proof of a business permit for his production and development activities, as well as all official permits.

 

2. Both the landlord and the tenant are entitled to transfer the rights and duties of this contract to companies that are the legal successors to the contractual parties, as well as to businesses of the respective company group, provided contractual use is retained and contractual continuation is not impaired within the meaning of the originally concluded contract.

 

Each contractual party shall inform the respective other party of changes in this context, with due observance of possible restrictions upon publication of the information.

 

3. Should any provision of this be or become invalid, the remaining provisions shall remain unaffected thereby. The contractual parties are to replace the invalid provision with a valid provision that comes as close as possible to the meaning and purpose of the original provision.

 

4. Changes and additions to this contract, including revocation of this requirement of written form itself, must be in writing to be valid.

 

5. For both contractual parties, Alzenau is the site for jurisdiction and fulfillment for all obligations entailed by this contract.

 

Attachments

 

Attachment 1        Rental areas production hall 1; Optional areas

 

Attachment 2        Rental areas in the office area

 

Attachment 3        Consent to the sub-rental by RWE Systems Immobilien GmbH. u. Co. KG

 

Attachment 4        Essential rights and duties stemming from the landlord’s lease

 

Attachment 5        Mutually used areas

 

9

 

Alzenau, the 09-08-2005

 

	
/s/   Helmut Frankenberger /s/ Jörg Schwarzkoff
    	
 
    
	
 
    	
 
    
	
Landlord
    	
 
    
	
 
    	
 
    
	
Hanau,   the 07-09-2005
    	
 
    
	
 
    	
 
    
	
/s/   Jörg Laukien /s/ Burkhard Prause
    	
 
    

 

Tenant

 

Jörg Laukien         Dr. Burkhard Prause

 

10

 

Addendum No. 1

 

regarding the lease of 7-9 / 9-8-2005

 

	
  between

  	
  LEYBOLD
  OPTICS GmbH

  
	
   

  	
  represented by the general manager Helmut
  Frankenberger,

  
	
   

  	
  Siemensstraße 88, 63755 Alzenau,

  
	
   

  	
   

  
	
   

  	
  - hereinafter also called “landlord”
  -

  
	
   

  	
   

  
	
  and

  	
  European
  High Temperature Superconductors GmbH & Co. KG,

  
	
   

  	
  doing business as Bruker HTS GmbH,

  
	
   

  	
  represented by its general managers,
  Dr. Burkhard Prause, Dr. Klaus Schlenga and Jörg Laukin,

  
	
   

  	
  Ehrichstraße 10, 63450 Hanau,

  
	
   

  	
   

  
	
   

  	
  - hereinafter also called “tenant”
  -

  

 

Preamble

 

The
following areas are rented in the property at Siemensstraße 88, 63755 Alzenau
(hereinafter also called “property”):

 

	
  1.
  Production areas in production hall 1

  	
  ca.1,550
  m2

  
	
  2.
  Office areas in the administration building: west wing ground floor

  	
  ca.
  310 m2

  

 

The
landlord announced cancellation of the lease on 12/21/2007 to take effect on
12/31/2008. The parties disputed the effectiveness of the termination
declaration. The contractual parties now agree that the lease continues beyond
12/31/2008 to 12/31/2009 and therefore no termination of the lease should
result from the declaration of termination dated 12/21/2007.

 

With
this proviso, the contractual parties clarify and agree to what follows:

 

1.
The landlord expressly waives the rights stemming from the declaration of
termination of the 21/12/2007. In this respect, he is not to derive any right
from this declaration of termination. The lease is therefore to be consensually
continued between the contractual parties beyond the 12/31/2008 under the
conditions of the lease of 7-9 / 9-8-2005, unless otherwise provided in the
following conditions.

 

1

 

2.
In amending §3 of the lease of the 7-9 / 9-8-2005, the contractual parties now
agree on a term of the lease from 7-9 / 9-8-2005 to 12/31/2009. The possibility
of another extension of the lease of 7-9 / 9-8-2005 beyond 12/31/2009 is
excluded for both parties. The lease of 7-9 / 9-8-2005 shall thereby terminate
on 12/31/2009 without requiring further declarations on the part of the
parties.

 

3.
The tenant reserves the right to terminate the lease of 7-9 / 9-8-2005
prematurely prior to expiration of the aforementioned term of the contract with
an advance notice of three months, to take effect at the end of a calendar
quarter. A termination in accordance with this condition may occur no earlier
than 3/31/2009.

 

4.
For both parties, the right to termination of the lease for good cause remains
unaffected by the above conditions.

 

5.
This addendum is a component of the lease of 7-9 / 9-8-2005. Otherwise, all
conditions and regulations of the lease of the 7-9 / 9-8-2005 retain their
validity, in so far as they were not amended by this addendum. After signing,
the parties commit themselves to immediately combine this addendum with their
respective copy of the lease and not to appeal to the lack of written form.

 

6.
The particular written form requirement of §§ 550, 578 of the Bürgerliches
Gesetzbuch (German Federal Civil Code, BGB) are known to the parties. They
hereby commit themselves to perform all actions upon the request of one party
at any time and to provide whatever declarations are necessary in order to
satisfy the requirement of this written form and not to prematurely terminate
the lease by appealing to non-compliance with the written form. This applies
not only to the conclusion of this lease but also to all possible addenda,
amending and supplementary contracts.

 

	
  Alzenau, 10/02/08

  	
  Hanau,
  10/08/08

  
	
  Place, Date

  	
  Place,
  Date

  
	
   

  	
   

  
	
  /s/ Wolfgang Godel /s/ Yurt Hakadsson

  	
  /s/
  Klaus Schlenga /s/ Burkhard Prause

  
	
  - Landlord -

  	
  -Tenant
  -

  
	
  LEYBOLD OPTICS GmbH

  	
  Bruker
  HTS GmbH

  

 

2

 

Addendum No. 2

 

regarding the lease of 7-9 / 9-8-2005

 

	
  between

  	
  LEYBOLD
  OPTICS GmbH,

  
	
   

  	
  represented
  by the general manager Helmut Frankenberger,

  
	
   

  	
  Siemensstraße
  88, 63755 Alzenau,

  
	
   

  	
   

  
	
   

  	
  - hereinafter also called “landlord”
  -

  
	
   

  	
   

  
	
  and

  	
  European
  High Temperature Superconductors GmbH & Co. KG,

  
	
   

  	
  doing
  business as Bruker HTS GmbH,

  
	
   

  	
  represented
  by its general managers, Dr. Burkhard Prause, Dr. Klaus Schlenga
  and Jörg Laukin,

  
	
   

  	
  Ehrichstraße
  10, 63450 Hanau,

  
	
   

  	
   

  
	
   

  	
  - hereinafter also called “tenant”
  -

  

 

Preamble

 

The
following areas are rented in the property at Siemensstraße 88, 63755 Alzenau
(hereinafter also called “property”):

 

	
  1.
  Production areas in production hall 1

  	
  ca.1,550
  m2

  
	
  2.
  Office areas in the administration buildings: west wing ground floor

  	
  ca.
  310 m2

  

 

By
virtue of Addendum No. 1, dated 10/2 / 10/18/2008, the term of the lease
of 7/9 / 9/8/2005 was extended until 12/31/2009 and codified. The contractual
parties now agree that the lease shall be continued beyond 12/31/2009 until
12/31/2010.

 

With
this proviso, the contractual parties clarify and agree to what follows:

 

1.
As amendment to §4, Paragraph 2 of the lease of 07.09/ 09.08.2005, the monthly
rent shall amount to the following beginning on 1/1/2010:

 

	
  a)
  Production hall 1

  	
   

  	
   

  
	
  1,550
  m2 at
  €8.20 / m2

  	
  €

  	
  12,710.00
  plus VAT

  
	
   

  	
   

  	
   

  
	
  b)
  office areas, administration building:

  	
   

  	
   

  
	
  west-wing,
  ground floor

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  310
  m2 at
  €12.30 / m2

  	
  €

  	
  3,813.00
  plus VAT

  

 

[initials]

 

1

 

2.
In amendment to §3 of the lease of the 7/9 / 9/8/2005 and §3 of Addendum 1 of
10/2 /10/8/2008, the contractual parties now agree on a term of the lease from
7/9 / 9-8/2005 until 12/31/2009. The possibility of another extension of the
lease of 7/9 / 9/8/2005 beyond 12/31/2009 is excluded for both parties. The
lease of 7/9 / 9/8/2005 shall thereby terminate on 12/31/2009 without requiring
further declarations on the part of the parties.

 

3.
For both parties, the right to termination of the lease for good cause shall
remain unaffected.

 

4.
This addendum is a component of the lease of 7/9  / 
9/8/2005. Otherwise, all conditions and regulations of the lease of
7/9  / 
9/8/2005 shall retain their validity, in so far as they were not amended
by this addendum. After signing, the parties commit themselves to immediately
combine this addendum with their respective copy of the lease and not to appeal
to the lack of written form.

 

5.
The particular written form requirement of §§ 550, 578 of the German Federal
Civil Code are known to the parties. They hereby commit themselves to perform
all actions upon request by one party at any time and to provide whatever
declarations are necessary in order to satisfy the requirement of this written
form and not to prematurely terminate the lease by appealing to non-compliance
with the written form. This is applicable not only to the conclusion of this
lease but also for all possible addenda, amending and supplementary contracts.

 

	
  Alzenau
  July 16th, 2009

  	
  Hanau
  7/13/2009

  
	
  Place,
  Date

  	
  Place,
  Date

  
	
   

  	
   

  
	
  /s/
  Wolfgang Godel /s/ Yurt Hakadsson

  	
  /s/
  Klaus Schlenga /s/ Burkhard Prause

  
	
  -
  Landlord -

  	
  -Tenant
  -

  
	
  LEYBOLD
  OPTICS GmbH.

  	
  Bruker
  HTS GmbH

  

 

2

 

Addendum No. 3

 

regarding the lease of 7-9 / 9-8-2005

 

	
  between

  	
  LEYBOLD
  OPTICS GmbH

  
	
   

  	
  represented
  by the general manager Helmut Frankenberger,

  
	
   

  	
  Siemensstraße
  88, 63755 Alzenau,

  
	
   

  	
   

  
	
   

  	
  - hereinafter also called “landlord”
  -

  
	
   

  	
   

  
	
  and

  	
  European
  High Temperature Superconductors GmbH & Co. KG,

  
	
   

  	
  doing
  business as Bruker HTS GmbH,

  
	
   

  	
  represented
  by its general managers, Dr. Burkhard Prause, Dr. Klaus Schlenga
  and Jörg Laukin,

  
	
   

  	
  Ehrichstraße
  10, 63450 Hanau,

  
	
   

  	
   

  
	
   

  	
  - hereinafter also called “tenant”
  -

  

 

Preamble

 

The
following areas are rented in the property at Siemensstraße 88, 63755 Alzenau
(hereinafter also called “property”):

 

	
  1.
  Production areas in production hall 1

  	
  ca.1,550
  m2

  
	
  2.
  Office areas in the administration buildings: west wing ground floor

  	
  ca.
  310 m2

  

 

With
the addenda No. 1 of the 10/02 / 10/08/2008 and No. 2 of the 07/13 /
07/16/2009, the term of the lease of the 7/9 / 9/8/2005 was extended to
12/31/2010. The contractual parties now agree that the lease should be
continued beyond the 12/31/2010 until 12/31/2012.

 

With
this proviso, the contractual parties clarify and agree to what follows:

 

1.
The monthly rent according to §1 of addendum No. 2 of the 7/13/7-16/2009,
it is firmly agreed upon until 12/31/2012, and still amounts to:

 

	
  a)
  Production hall 1

  	
   

  	
   

  
	
  1,550
  m2 at
  €8.20 / m2

  	
  €

  	
  12,710.00
  plus. VAT

  
	
   

  	
   

  	
   

  
	
  b)
  office areas, administration buildings:

  	
   

  	
   

  
	
  west-wing,
  ground floor

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  310
  m2 at
  €12.30 / m2

  	
  €

  	
  3,813.00
  plus VAT

  

 

2.
In amendment to §3 of the lease of the 7-9 / 9-8-2005 as well as §2 of Addendum
No. 2 dated the 07-13 / 07-16-2009, the contractual parties now agree to a
fixed term of the lease of the 7/9 / 9/8/2005 until 12/31/2012.

 

[initials]

 

1

 

The
lease of the 7-9 / 9-8-2005 shall therefore terminate on 12/31/2012, without
requiring additional declarations on the part of the parties.

 

3.
The landlord agrees to already extend the lease today by another 2 years
provided he himself will continue the lease existing between the landlord and
the property owner. In the event that the landlord extends his lease, he will
immediately inform the tenant of this. The tenant shall then have 8 weeks of
time to inform the landlord whether or not he would like to continue the
tenancy for another 2 years, that is, until 12/31/2014.

 

4.
Irrespective of the time of an extension of the tenancy between the landlord
and the property owner, the landlord shall communicate to the tenant no later
than 12/31/2011 his expected intentions concerning an extension of the lease.

 

5.
If the conditions of the lease, as named in Paragraph 1, are amended by an
extension of the tenancy between the landlord and the property owner, then the
landlord shall also offer these amended conditions to the tenant for the
continued term of the lease in accordance with Paragraph 3.

 

6.
For both parties, the right to termination of the lease for good cause shall
remain unaffected by the above conditions.

 

7.
This addendum is a component of the lease of the 7-9 / 9-8-2005. Otherwise, all
conditions and regulations of the lease of the 7-9 / 9-8-2005 shall retain
their validity, in so far as they were not amended by this addendum. After
signing, the parties commit themselves to immediately combine this addendum
with their respective copy of the lease and not to appeal to the lack of
written form.

 

8.
The particular written form requirement of §§ 550, 578 of the German Federal
Civil Code are known to the parties. They hereby commit themselves to perform
all actions upon request by one party at any time and to provide whatever
declarations are necessary in order to satisfy the requirement of this written
form and to not prematurely terminate the lease by appealing to non-compliance
with the written form. This is applicable not only to the conclusion of this
lease but also for all possible addenda, amending and supplementary contracts.

 

	
  Alzenau,
  3/29/2010

  	
   

  	
  Hanau,
  03/23/2010

  
	
  Place,
  Date

  	
   

  	
  Place,
  Date

  
	
   

  	
   

  	
   

  
	
  /s/
  Wolfgang Godel /s/ Yurt Hakadsson

  	
   

  	
  /s/
  Klaus Schlenga /s/ Burkhard Prause

  
	
  -
  Landlord -

  	
   

  	
  -Tenant
  -

  
	
  LEYBOLD
  OPTICS GmbH

  	
   

  	
  Bruker
  HTS GmbH

  

 

2

 

Addendum No. 4

 

to the Lease Agreement dated July 9/September 8, 2005

 

between

 

LEYBOLD
OPTICS GmbH

represented
by its director Kurt Hakansson,

Siemensstraße
88, 63755 Alzenau

 

	
   

  	
  - hereinafter
  also referred to as “Lessor”

  

 

and

 

European
High Temperature Superconductors GmbH & Co. KG

now
doing business under the name Bruker HTS GmbH,

the
latter represented by its directors Dr.Burkhard Prause and Dr. Klaus
Schlenga

Ehrichstraße
10, 63450 Hanau

 

	
   

  	
  - hereinafter
  also referred to as “Lessee”

  

 

Recital

 

The
following space in the property Siemensstraße 88, 63755 Alzenau (hereinafter
also referred to as “Property”) is
currently under lease:

 

	
  1.  Manufacturing
  areas in Production Hall 1

  	
   

  	
  about
   1,550 m2

  
	
  2.  Office
  space administration buildings: West wing ground floor

  	
   

  	
  about
      310 m2

  

 

With
Addendum No. 1 dated October 2/October 8, 2008 and Addendum No. 2
dated July 13/July 16, 2009 and Addendum No. 3 dated March 23/March 29,
2010 the term of the lease agreement dated July 9/September 8, 2005
(hereinafter also referred to as “Lease Agreement”)
was extended for a fixed period to December 31, 2012. The Contracting
Parties now agree that the Lease Agreement should be extended beyond December 31,
2012 until May 31, 2015, and with an expanded lease area.

 

With
this in mind, the Contracting Parties clarify and agree as follows:

 

1.              Change
of the Lease Object

 

1.1         The object of the Lease Agreement will be expanded
gradually by incorporating new lease areas in Production Hall 2 identified in
Attachment 1 to this Addendum as follows

 

· adding 350 m2 on August 1, 2010 and

· adding another 350 m2 on April 1, 2011.

 

1

 

1.2         The Parties agree that the new leased areas in the
jointly used Production Hall 2 will be partitioned off by way of movable
partitions with a height of at least 2.50 m. Lessee will procure and set up the
partitions. Some of the partitions will be on loan from Lessor free of charge.
The conditions for improvements and structural alterations of the Lease Object
within the meaning of §1 para. 7 of the Lease Agreement dated July 9/September 8,
2005 remain unchanged.

 

1.3         The Parties agree on the following with regard to
the joint use of Production Hall 2:

 

·                  Lessee will use the areas in Production Hall
2 for coating high-temperature superconductors (coated conductors), for which
vacuum systems are used predominantly but not exclusively. The processes
require a clean environment. The remaining conditions for the use of the Lease
Object and for the official permits to be obtained by Lessee under the Lease
Agreement dated July 9/September 8, 2005 remain unchanged.

 

·                  Since Production Hall 2 is air-conditioned,
Lessee must keep the passages to Production Hall 1 locked after use. Both
Parties undertake to make sure that the doors and gates leading from the
outside or from other rooms to Production Hall 2 are not kept permanently open.

 

·                  For noise levels in Production Hall 2, the
following legal limits in force for industrial safety purposes apply with
regard to both Parties:

 

oEX, 8h = 65 dB(A) = Average value over 8 hours

opC, peak = 120 dB(C) = Maximum sound pressure value

 

·                  Lessee has the right to use the hall crane in
Production Hall 2 after consulting in a timely manner the manager put in charge
by Lessor. According to the law, only Lessee’s duly authorized crane operators
may operate the cranes. Before each use of the crane, copies of the
authorization must be submitted to Lessor.

 

·                  The escape routes required under the law must
be taken into consideration during the alterations in Production Hall 2 and
must always be kept unobstructed. To the extent that the escape route concept
of Lessor is to be included in the process, Lessor must provide any support
necessary for the purpose.

 

1.4         RWE Systems Immobilien GmbH u. Co. KG gave Lessor
the written permission to expand the subleased area, which is attached to this
Agreement as Attachment 2.

 

2.             Lease Term/Termination/Transfer

 

2.1         In deviation from §3 of the Lease Agreement dated July 9/September 8,
2005 as well as clause 2 of Addendum No. 3 dated March 23/March 29,
2010, the Contracting Parties now agree to a fixed term of the Lease Agreement
until May 31, 2015. The Lease Agreement therefore expires on May 31,
2015 without the need for any additional declaration on the part of the
Parties.

 

2

 

At
the latest 1 year before the expiration of the Lease Agreement both Parties
will inform each other regarding the possibilities of a further sublease and
negotiate an extension of the Lease Agreement if warranted.

 

2.2         The right of either Party to terminate the Lease
Agreement for cause within the meaning of the legal provisions and applicable
law is not affected by the above provisions. A permanent violation by one of
the Parties of the special provisions under clause 1.3 of this Addendum gives
both Parties the right to terminate the expansion of the Lease Object within
the meaning of clause 1.1 of this Addendum without notice. The termination for
cause may be pronounced only after two unsuccessful written reminders sent to
the infringing Party.

 

2.3         The lease for the additional space according to
clause 1.1 of this Addendum begins on the dates agreed upon for the expansion
of the Lease Object. The areas of Production Hall 2 will be transferred two
weeks before the planned date in each case.

 

2.4         A written protocol must be drawn up during the
transfer describing the condition of the Lease Object on the transfer date. The
protocol must be signed by both Contracting Parties.

 

3              Change in the Rent/Settlement of
Lease-Related Expenses

 

3.1         Notwithstanding any earlier agreements, the new
monthly rent for the entire term of the Lease Agreement up to May 31, 2015
is as follows, starting on the respective date:

 

a)
Production Hall 1 and Production Hall 2

 

	
  starting August 1, 2010:

  	
   

  	
   

  
	
  1,900 m2 at 8.20
  €/m2

  	
   

  	
  €
  15,580.00 plus VAT

  
	
  and

  	
   

  	
   

  
	
  starting April 1, 2011:

  	
   

  	
   

  
	
  2,250 m2 at 8.20
  €/m2

  	
   

  	
  €
  18,450.00 plus VAT

  

 

b)
Office space administration building (west wing, ground floor)

 

	
  310 m2 at
  12.30 €/m2

  	
   

  	
  €
  3,813.00 plus VAT

  

 

Pursuant
to §1 para. 3 of the Lease Agreement dated July 9/September 8, 2005,
no rent is due on the jointly used areas or, pursuant to §2 para. 3, for a
maximum of 35 parking spaces and the gas tank storage area. The cost for these
is included in the abovementioned. rent.

 

3.2         The monthly lump-sum lease-related expenses are as
follows:

 

a)
for Production Hall 1 and Production Hall 2

 

	
  starting
  August 1, 2010

  	
   

  	
  €
  4,750.00 plus VAT

  
	
  1,900 m2 at 2.50
  €/m2

  	
   

  	
   

  
	
  and

  	
   

  	
   

  

 

3

 

	
  starting April 1, 2011

  	
   

  	
   

  
	
  2,250 m2 at 2.50
  €/m2

  	
   

  	
  €
  5,625.00 plus VAT

  

 

b)
Office space administration building (west wing, ground floor):

 

	
  310 m2 at 2.50
  €/m2

  	
   

  	
  €
  775.00 plus VAT

  

 

3.2.1
The lump-sum lease related expenses pursuant to clause 3.2 include:

 

·                  Heating for all areas,

·                  Heating and cooling of the office space in
the administration building,

·                  Ventilation and air cleaning of Hall 1
(clarified later),

·                  Power consumption in the offices, the jointly
used areas, the outside lighting as well as the parking garage,

·                  Water and sewer fees resulting from the use
of the offices and the jointly used areas, in particular toilets and wash
rooms,

·                  Maintenance costs of all technical,
electrical and electro-technical systems and installations as well as operating
and lifting devices, in particular the infrastructure mentioned under §2 of the
Lease Agreement dated July 9/September 8, 2005, the hall crane as well
as the heating, cooling and air cleaning installations,

·                  Waste disposal for the offices,

·                  Cleaning of the leased areas of the offices,
including maintenance and window cleaning,

·                  Facade cleaning and cleaning of the sun
protection systems of all buildings in the leased areas,

·                  Provision of indoor plants, servicing and
maintaining the green belt and outdoor facilities,

·                  Road cleaning including winter services,

·                  Guard and lock services including the shared
use of the reception area (visitor area) and access  to the work areas for suppliers and freight
services,

·                  Sharing in-house medical facilities,

·                  Property insurance,

·                  Fire alarm and other safety equipment for the
general protection of the building,

·                  Property taxes.

 

3.2.2            The following lease-related expenses are not
included in the lease-related lump-sum amount pursuant to clause 3.2 of this
Addendum and will be charged based on the actual consumption and expense
recorded by separate meters:

 

·                  Power consumption in the hall areas

·                  Water consumption in the hall areas

·                  Cooling water supply

·                  Compressed air use

·                  The costs of the air conditioning in
Production Hall 2 are charged according to the prorated area and - if justified
by the effect of the heat generated by the operation of the systems of Lessor
and Lessee - taking into consideration the heat generated by the systems in
use.

 

4

 

The
statements must be accompanied by sufficient supporting documents and
calculations. The costs for installing the necessary devices to measure
consumption are for the account of Lessee. The Contracting Parties must agree
in writing as to the need for each device and the measures to be taken based on
economic considerations. In each case Lessee’s share in the cost of installing
the devices for measuring consumption is limited to a maximum of EUR 7,000.00.

 

4              Miscellaneous provisions

 

4.1         When the lease expires, Lessor has the right to
request the restoration of the earlier condition. The leased space must
therefore be returned in a vacated state, with decontaminated soil and renovated
to restore the earlier condition.

 

4.2. The guarantee of Lessee in the sense of §5 of
the Lease Agreement dated July 9/September 8, 2005 is increased to
EUR 55,000.00 immediately upon singing this Addendum.

 

4.3. This Addendum is an integral part of the Lease
Agreement dated July 9/September 8, 2005. In all other respects the
provisions and regulations of the Lease Agreement dated July 9/September 8,
2005 remain in force unless changed by this Addendum or other addenda. The
Parties undertake to affix this Addendum firmly to their respective lease copy
immediately after signing it and not invoke the lack of written form.

 

4.4.      The Parties are aware of the special written form
requirements of §§ 550, 578 BGB [Bürgerliches Gesetzbuch, (Civil Code)].
They hereby undertake to always take, at the request of the respective other
Party, all actions and make all representations necessary to satisfy this
written form requirement and not to terminate the Lease Agreement early by
invoking the failure to comply with the written form requirement. This applies
not only to this Lease Agreement but also to any addenda, amendments and
supplements.

 

	
  Attachments

  	
   

  	
   

  
	
  Attachment
  1

  	
   

  	
  Leased
  areas in Production Hall 2

  
	
  Attachment
  2

  	
   

  	
  Consent
  of RWE Systems Immobilien GmbH u. Co. KG to the expanded sublease

  
	
  Attachment
  3

  	
   

  	
  Listing
  and consumption data for the systems operated by Lessee in the Production
  Hall.

  

 

	
  Alzenau,
  on

  	
   

  	
   

  
	
  July 28,
  2010

  	
   

  	
  July 28,
  2010

  
	
  Place,
  date

  	
   

  	
  Place,
  date

  
	
   

  	
   

  	
   

  
	
  /s/
  Yurt Hakadsson

  	
   

  	
  /s/
  Klause Schlenga

  
	
   

  	
   

  	
  /s/
  Peter Unvericht

  
	
  Lessor

  	
   

  	
  Lessee

  
	
  LEYBOLD
  OPTICS GmbH

  	
   

  	
  Bruker
  HTS GmbH

  

 

5

 

	
  RWE

  	
   

  	
  [handwritten:  cc/ Mr. Majling]

  

 

RWE
Service GmbH, Huyssenallee 2, 45128 Essen

 

	
  Leybold
  Optics GmbH

  	
   

  	
  Commercial
  objects

  
	
  Mr. Mario
  Röder

  	
   

  	
   

  	
   

  	
   

  
	
  P.O. Box
  1434

  	
   

  	
  Your
  reference

  	
   

  	
   

  
	
  63749
  Alzenau

  	
   

  	
  Our
  reference

  	
   

  	
  GSI-NA-1/kern

  
	
   

  	
   

  	
  Name

  	
   

  	
  Markus
  M. Kemper

  
	
   

  	
   

  	
  Phone

  	
   

  	
  0201/12-22314

  
	
   

  	
   

  	
  Fax

  	
   

  	
  0201/12-26491

  
	
   

  	
   

  	
  e-mail

  	
   

  	
  markus.kemper@rwe.com

  
	
  Essen,
  July 28, 2010

  	
   

  	
   

  	
   

  	
   

  

 

Lease
Agreement No. 1 0643-F002-01; Consent to the sublease

 

Dear
Mr. Röder,

Dear
Sirs,

 

In
your letter to Mr. Santowski dated June 30, 2010 you asked for our
consent to the sublease.

 

Against
the background of the provisions of the abovementioned lease agreement, we
consent to the sublease of areas in Production Hall 2 to the company Bruker HTS
GmbH.

 

We
hope to have been of help in this matter. For further inquiries please contact Mr. Kemper
under the above telephone number.

 

	
  Yours
  sincerely,

  	
   

  	
   

  	
   

  	
   

  
	
  RWE
  Service GmbH

  	
   

  	
   

  	
   

  	
  RWE
  Service GmbH

  
	
   

  	
   

  	
   

  	
   

  	
  Flamingoweg
  1

  
	
  /s/
  Markus M. Kemper

  	
   

  	
  /s/
  Gärtner

  	
   

  	
  44139
  Dortmund

  
	
  on
  behalf of Kemper

  	
   

  	
  on
  behalf of Gärtner

  	
   

  	
  Mailing
  address:

  
	
   

  	
   

  	
   

  	
   

  	
  44047
  Dortmund

  
	
   

  	
   

  	
   

  	
   

  	
  T
  +49 231 438-04

  
	
   

  	
   

  	
   

  	
   

  	
  F
  +49231 438-6552

  
	
   

  	
   

  	
   

  	
   

  	
  I
  www.rwe.com

  
	
   

  	
   

  	
   

  	
   

  	
  Chairman
  of the Supervisory Board:

  
	
   

  	
   

  	
   

  	
   

  	
  Alwin
  Fitting

  
	
   

  	
   

  	
   

  	
   

  	
  Directors:

  
	
   

  	
   

  	
   

  	
   

  	
  Georg
  Petrich

  
	
   

  	
   

  	
   

  	
   

  	
  Dr. Ulrich
  Piepel

  
	
   

  	
   

  	
   

  	
   

  	
  Registered
  office of the company:

  
	
   

  	
   

  	
   

  	
   

  	
  Dortmund

  
	
   

  	
   

  	
   

  	
   

  	
  Registered
  with the

  
	
   

  	
   

  	
   

  	
   

  	
  District
  Court Dortmund

  
	
   

  	
   

  	
   

  	
   

  	
  Trade
  Register no.

  
	
   

  	
   

  	
   

  	
   

  	
  HRB
  21573

  
	
   

  	
   

  	
   

  	
   

  	
  Bank:

  
	
   

  	
   

  	
   

  	
   

  	
  Deutsche
  Bank AG

  
	
   

  	
   

  	
   

  	
   

  	
  Dortmund

  
	
   

  	
   

  	
   

  	
   

  	
  Routing
  no. 440 700 50

  
	
   

  	
   

  	
   

  	
   

  	
  Acct
  no. 150 6666 00

  
	
   

  	
   

  	
   

  	
   

  	
  IBAN
  DE03 4407 0050 0150 6666 00

  
	
   

  	
   

  	
   

  	
   

  	
  BIC (SWIFT-Code): DEUTDEDE440 VAT ID no.
  DE 811117 345

  

 

GO
THE RWE WAY

 

 

LEYBOLD
OPTICS GmbH, P.O. Box 1434, 63749 Alzenau

 

	
  Bruker
  HTS GmbH

  	
  Your
  reference:

  	
   

  
	
  Attn.:
  Mr. Unvericht

  	
  Your
  letter dated:

  	
   

  
	
  Ehrichstrasse
  10

  	
  Our
  reference:

  	
  Lease
  agreement LO/Brucker2010

  
	
   

  	
  Our
  letter dated:

  	
   

  
	
  63450
  Hanau

  	
  Account
  manager:

  	
  Juraj
  Majling

  
	
   

  	
  Phone

  	
  +49
  (0) 60 23 50 270

  
	
   

  	
  Fax

  	
  +49
  (0) 60 23 500-9270

  
	
   

  	
  e-mail

  	
  juraj.majling@leyboldoptics.com

  
	
   

  	
   

  	
   

  
	
   

  	
  Datum:

  	
  August 3,
  2010

  

 

Addendum
No. 4 to the Lease Agreement dated July 9/September 8, 2005

 

Dear
Mr. Unvericht,

 

As
discussed yesterday by telephone, enclosed please find a copy of Addendum No. 4
to our Lease Agreement countersigned by us for your records.

 

The
consent of RWE Systems Immobilien GmbH u. Co. KG dated July 28, 2010 to
the expanded sublease is also attached. We will send you the Attachment No. 1
- drawing of the leased areas in Production Hall 2 - at a later date.

 

We
look forward to continue working with you and remain,

 

Yours
sincerely

LEYBOLD
OPTICS GmbH

 

	
  /s/
  Juraj Majling

  	
   

  
	
  Juraj
  Majling

  	
   

  
	
  Purchasing
  Manager

  	
   

  

 

	
  LEYBOLD OPTICS GmbH

  	
  Siemensstrasse 88

  	
  Banks:

  	
   

  
	
  Reg. office of the
  company: Alzenau

  	
  63755 Alzenau

  	
  Commerzbank Hanau

  	
  Hypovereinsparbank

  
	
  District Court
  Aschaffenburg

  	
  Phone: +49 0023 5000

  	
  Routing no. 506 400 15

  	
  Frankfurt

  
	
  HRB 8425

  	
  Fax: +49 6023 500150

  	
  Acct. no. 23 19 963

  	
  Routing no. 503 2011 91

  
	
  Tax ID no.:
  204/115/90516

  	
  Internet: http: www.layboldoptics.com

  	
  Acct. no. 322 320 205

  
	
  Managing Director: Kurt
  HakanssonExhibit 10.4

 

(Translated from German)

 

LEASE

FOR COMMERCIAL PREMISES

 

in the Bergisch Gladbach Technology Park, Friedrich-Ebert-Str.

 

between

 

Lobito International B.V.

c/o Bauer & Kügler GmbH

Kaiserstrasse 12

60311 Frankfurt

Tax No. 116/5961/0895

represented by

TBG Bergisch Gladbach Technology Park

Administration GmbH

represented by the managing director

Mr. Hans-Dieter Angerer

Friedrich-Ebert-Str.

51429 Bergisch Gladbach

 

- hereinafter called the “Landlord”

 

and

 

Bruker Advanced Supercon GmbH

represented by the managing directors

Dr. Hans-Udo Klein, Dr. Detlef Krischel,

and Dr. Burkhard Prause 

Friedrich-Ebert-Straße

51429 Bergisch Gladbach

 

Contract No.

 

- hereinafter called the “Tenant”

 

The following lease, consisting of

 

Part I

Special terms of contract

 

Part II

General terms of contract

 

Part III

Annexes

 

is concluded

 

[Initials]

 

1

 

The respective components of the contract are to be signed separately by the Landlord and the Tenant.

 

Part I

 

Special terms of contract

 

	
 
    	
Table of contents
    	
 
    

 

	
1.
    	
Object of the lease
    	
 
    
	
 
    	
 
    	
 
    
	
2.
    	
Transfer
    	
 
    
	
 
    	
 
    	
 
    
	
3.
    	
Term of the lease
    	
 
    
	
 
    	
 
    	
 
    
	
4.
    	
Rent, additional costs and   value added tax
    	
 
    
	
 
    	
 
    	
 
    
	
5.
    	
Indexing agreement
    	
 
    
	
 
    	
 
    	
 
    
	
6.
    	
Security deposit
    	
 
    
	
 
    	
 
    	
 
    
	
7.
    	
Competition / product mix   protection
    	
 
    
	
 
    	
 
    	
 
    
	
8.
    	
Additional agreements
    	
 
    
	
 
    	
 
    	
 
    
	
9.
    	
Special agreements
    	
 
    

 

2

 

1. Object of the lease

 

1.1     The following premises and parking bays located in the Bensberg-Honschaft property and outlined in red in the attached floor plan Part I, (Annex No. 1), are leased for  use as a manufacturing and engineering business:

 

The agreed upon leased surface area is as follows:

 

	
Building/location/rooms
    	
 
    	
Surface area
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Building 14, workshop/storage facility
    	
 
    	
 
    	
 
    
	
1st basement, rooms 07 and 08
    	
 
    	
 
    	
 
    
	
Ground floor, rooms 04, 06-07, 10
    	
 
    	
 
    	
 
    
	
1st floor, rooms 07-11
    	
 
    	
315 m2
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Building 20, office space:
    	
 
    	
 
    	
 
    
	
Ground floor, rooms 01-02,   07-08, 11, 12, 15, 17-18, 20, 23-24, 26, 28, 30-31, 34, 36, 38 and 48
    	
 
    	
399.4   m2
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Ground floor, rooms 06, 09, 27 and 37 and 42
    	
 
    	
135 m2
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Building 23, hall
    	
 
    	
 
    	
 
    
	
2nd floor. room 03
    	
 
    	
32.2   m2
    	
 
    
	
2nd floor, room 06
    	
 
    	
270 m2
    	
 
    
	
Ground floor, rooms 01-05 and 900
    	
 
    	
145 m2
    	
 
    
	
1st floor, room 01
    	
 
    	
136 m2
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Total surface area
    	
 
    	
1432.6   m2
    	
 
    

 

The above surface areas include adjacent and traffic areas.

 

1.2     If deviations from the listed leased surface areas should be encountered in case of subsequent measurements of the leased surface areas, neither of the parties is entitled to withdraw from the present Contract, to terminate it or to demand a change in rent because of this. The surface areas listed under Paragraph 1.1 shall constitute the basis for the provisions of this Contract concerning the size of the leased property.

 

1.3     The exterior surface areas of the premises are not leased.

 

3

 

1.4     If an official permit that is necessary for the implementation of the use recorded in Paragraph 1.1 is refused or recalled because the location or configuration of the leased premises is not suitable for the operation, the Tenant has the right to cancel [the Contract] without notice or to demand a reduction [in rent]. Liability under a guarantee per 536a BGB [German Civil Law Code] is barred. The Landlord is furthermore not obligated to re-arrange the leased premises into a licensable condition if this involves unreasonable expenses.

 

1.5     Future official and technical requirements (e.g. tightened safety or health regulations; a change in use), concerning the Tenant’s operation shall be implemented by the Tenant at its own expense and must exempt the Landlord from any claims that may arise against the Landlord. If such requirements should not be satisfied, the Tenant shall have no right to demand compensation from the Landlord, to give notice, to withdraw or to refuse payment of damages or rights to refuse payment. The Landlord is obligated to cooperate in the fulfillment of the requirements, as long as the Tenant also assumes the respective costs.

 

2. Transfer

 

2.1     The transfer of the leased premises to the Tenant is bindingly specified in advance by both sides. The claim for transfer of the rented premises arises only upon receipt of the security payment pursuant to Paragraph 6.

 

2.2     If the Tenant, for whatever reason, does not appear on the transfer date communicated in writing, wrongly rejects the transfer or the landlord has not received the security deposit, the Tenant authorizes the Landlord to determine the readiness of the leased property for transfer in its name according to the Landlord’s obligatory discretion. The Landlord is then obligated to promptly submit a copy of the transcript concerning the readiness for transfer to the Tenant. The Landlord is, to this extent, exempt from the restrictions of § 181 of the BGB.

 

2.3     A transcript of transfer, which must be signed by the Landlord and the Tenant and in which all evident deficiencies and complaints that are still to be corrected by the Landlord are listed, must be prepared when the leased property is transferred. The Landlord shall immediately correct any deficiencies that are detected.

 

2.4     Any minor deficiencies and work still to be performed after the transfer, which only slightly impair the use of the property, shall not delay the transfer. This also applies to outside facilities.

 

2.5     The Tenant, is entitled to bring built-in components, renter’s installations, technical devices or the like into the leased premises at its own risk, if this does not significantly interfere with or obstruct the work being performed by the Landlord.

 

3. Term of the lease / cancellation

 

3.1     The tenancy begins on 04/01/009, but not before the completion and transfer of the leased property, and is firmly completed on 12/31/2010. The Tenant has the optional right to request an extension of 3× 5 years. The option must be exercised toward the landlord in writing at the latest 12 months before the respective expiration of the Contract.

 

The parties are in agreement concerning the fact that, upon exercise of the respective option, the tenancy shall continue under the same conditions.

 

If an option is not effectively exercised, further option rights that may have been agreed upon for the future regarding a respective part of the leased property shall not apply.

 

4

 

3.2     If the option is not exercised or if the tenancy or the partial tenancy expires after the option is exercised, the tenancy shall extend for an indefinite period of time and can then be terminated in writing by either of the Contracting Parties by complying with a term of notice of 6 months before the end of the quarter.

 

3.3     The timeliness of the extension declaration or the notice which is to be rendered in writing does not depend on the mailing date, but rather on the receipt of the letter.

 

3.4     The Landlord can terminate the tenancy for an important reason with immediate effect, without abiding by a term of notice. This applies particularly if, despite a written warning, the Tenant does not comply with its essential contractual obligations within an appropriate period of time or if bankruptcy or settlement proceedings are initiated concerning its property or if the commencement is rejected for lack of assets. Further rights of the Landlord concerning cancellation of the tenancy without notice based on legal provisions remain unaffected.

 

3.5     In case of a justifiable immediate premature notice or upon termination of the tenancy without notice, the Tenant is, to the extent that it is accountable for this, liable for the resulting loss of rent, additional expenses and other payments for the contractually agreed upon duration of the tenancy up to the next permissible contractual termination date.

 

3.6     If the Tenant continues to make use of the tenancy after the expiration of the lease, then, contrary to § 545 of the BGB, the tenancy shall not be considered as having been extended.

 

3.7     If it should be entirely or partially impossible to make use of the leased property because of damage that is not attributable to the Tenant, then rent payments for the unusable parts shall be suspended for the duration. The rent payments shall resume immediately after restoration. If the leased area and/or leased rooms or any communal facilities are wholly or predominantly destroyed or damaged because of constructional defects, fire, explosion, lightning, storms, force majeure, the effects of war or other events, without this being attributable to the Landlord, the Tenant shall have an extraordinary right to give notice. This right can be only exercised within 6 months after the damage has occurred.

 

4. Rent, additional costs and value added tax

 

4.1     The monthly rent for the leased property per Paragraph 1.1 as of the point in time per Paragraph 3.1 is:

 

5

 

	
 
    	
 
    	
Surface areas in m2
    	
 
    	
€/m2
    	
 
    	
New net rent
    
	
Building 14   (workshop/storage)
    	
 
    	
315
    	
 
    	
4.75 € =
    	
 
    	
1,494.89   €
    
	
Building 20
    	
 
    	
399.4
    	
 
    	
5.32 € =
    	
 
    	
2,126.55   €
    
	
Building 20
    	
 
    	
135
    	
 
    	
7.06 € =
    	
 
    	
953.19   €
    
	
Building 23 (hall)
    	
 
    	
270
    	
 
    	
Flat rate =
    	
 
    	
2,165.76   €
    
	
Building 23 (2nd basement, room 03)
    	
 
    	
32.2
    	
 
    	
3.25 € =
    	
 
    	
104.61   €
    
	
Building 23 ground floor
    	
 
    	
145
    	
 
    	
4.87 € =
    	
 
    	
706.58   €
    
	
Building 23 1st floor, room 01
    	
 
    	
136
    	
 
    	
4.33 € =
    	
 
    	
589.09   €
    
	
 
    	
 
    	
1,432.6
    	
 
    	
 
    	
 
    	
8,140.67   €
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Net sum
    	
 
    	
 
    	
 
    	
 
    	
 
    	
8,140.67   €
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Plus the legal VAT,   currently 19%
    	
 
    	
 
    	
 
    	
 
    	
 
    	
1,546.73   €
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Total
    	
 
    	
 
    	
 
    	
 
    	
 
    	
9,687.40   €
    

 

4.2     Not applicable

 

4.3     Not applicable

 

4.4     Not applicable

 

4.5     The rent shall be remitted monthly in advance at the latest by the 3rd working day of the month postage paid and free of charges, with specification of the Tenant No. - to the Landlord’s account at

 

Lobito International B.V.

at the Dresdner Bank Frankfurt

Account number: 958 293 01

Bank code number: 500 800 00.

 

The timeliness of the payment is determined by its receipt, not its mailing date.

 

4.6     In case of late payment, the Landlord can demand reminder costs as of the 2nd reminder, at a value of EUR 2.50 including VAT for each reminder. It can furthermore charge interest at the rate of 4% percentage points above the respective base interest rate (§ 247 of the BGB).

 

4.7     If the Tenant makes partial payments on its liabilities, the Landlord may, if it so chooses, perform an accounting of bills receivable regardless of the information supplied by the Tenant.

 

4.8     The Landlord is only responsible for the immaculate transfer of use of the leased property. All supplementary services are furnished by a company commissioned by the Landlord (at present the Technology Park

 

6

 

Bergisch Gladbach Administration GmbH). This company also bills for the heating and operating costs and supplementary payments (additional expenses) for which the Tenant is responsible in addition to the basic rent.

 

The Tenant is, for this reason, obligated to also conclude the attached operator’s contract (Annex) with the company charged by the Landlord with the administration of the leased property and to abide by it for the duration of the present Contract.

 

5. Indexing agreement

 

5.1     The rent applies as agreed upon until 12/31/2010. Thereafter, the rent is subject to the currently applicable indexing:

 

The Landlord and the Tenant are entitled to request an adjustment of the rent agreed upon in Paragraphs 4.1 and 4.2, if the price index for the overall living standard (base year 2005 = 100 points) as determined by the Federal Statistical Office has risen or fallen by more than 10% since the start date of the Contract and/or the last respective reassessment of the rent. The adjustment of the rent per Paragraph 1 occurs at a rate of 80% of the change in the index, namely as of the end of the month following the justified demand for an adjustment by one of the parties.

 

5.2     If the aforementioned index is no longer maintained by the Federal Statistical Office or is changed over to another base number, then the indexing shall be based on that index which corresponds as much as possible to the cost of living index agreed upon here.

 

6. Security deposit

 

The Tenant shall remit a security deposit of 20,000 € to the Landlord one month before the transfer of the leased property.

 

The Tenant is entitled to provide an absolute guarantee by a German bank or savings bank in the aforesaid amount instead of a cash security deposit. The absolute guarantee document must contain a guarantee that the guarantor will pay the guaranteed sum upon the first written request. The guarantor can only exempt itself from its obligation by payment, not by escrow.

 

In the case of payments due during the current tenancy, the Landlord is entitled to satisfy its demands in advance by drawing on the security deposit. In this case, the Tenant must replenish the security deposit at an appropriate amount.

 

The security deposit shall be returned after dissolution of the tenancy and fulfilment of the contractual obligations. In case of non-fulfillment of the Contract, only to the extent than no counterclaims exist.

 

7. Competition / product mix protection

 

The Landlord promises to lease to other tenants within the technology park, who are in the same business as the Tenant according to the trade register, only upon prior agreement by the Tenant. The purpose of the business is the development, production and sale of electromagnetic and other components and systems for particle accelerator facilities and other applications in science (such as high-energy physics, applied research), energy technology (such as nuclear fusion and fission), medicine (such as radiotherapy) as well as the high technology industry.

 

7

 

8. Further agreements

 

The Landlord is aware that the Tenant occasionally operates with 3 shifts as well as on weekends, except for holidays.

 

The Landlord promises to provide for the use of the leased property, in particular regarding the provision of heat, power, water, etc., as well as unhindered access to the leased property. Paragraphs 3.1 and 3.2 of the general contractual provisions do not apply to that extent. If a provision has been agreed upon in the special contractual provisions, it shall take precedence in case of conflict with a provision of the general contractual provisions.

 

To the extent that responsibilities for maintenance and repair are not expressly assumed by the Tenant according to the present Contract, these are the Landlord’s responsibility, regardless of their associated costs, unless the Tenant declares itself to be willing to perform these maintenance or repair tasks by itself or to have them performed.

 

The Tenant shall perform maintenance and repair work professionally. It is also entitled to hire appropriately specialized companies to accomplish this in coordination with the Landlord. In the case of actions that have a substantial affect on the leased property, the Tenant shall come to a foregoing agreement with the Landlord. Paragraph 11.3, last section of the general contractual provisions does not apply to this extent.

 

Upon completion of the term of the lease, the Tenant shall leave the leased property in the condition in which it was upon transfer. The usual wear is to be taken into consideration in favor of the Tenant. Paragraph 20 of the general contractual provisions do not apply to that extent.

 

The Landlord shall ensure that the STVO [Road Traffic Regulations] apply in the area of the technology park.

 

8

 

9. Special agreements

 

1. Maintenances:

 

Sums below 500 € are listed as operating costs in the additional expenses accounting, even if they involve individually attributable sums.

 

2. Term / notice:

 

The Contracting Parties agree upon a special right to give notice of 6 months before the end of the quarter for at most 40% of the surface areas that are leased.

 

3.     Declaration of exemption:

 

Should the competent authorities, on the basis of enforceable notices, make claims against the Tenant as the holder of physical custody and control per §4, Sec. 2, of the BBodSchG [Federal Soil Protection Act] or for actions against harmful changes in soil conditions per § 4, Sec. 3, of the BBodSchG threatened by the leased property, the Landlord exempts the Tenant from all financial obligations and necessary expenditures arising for the Tenant therefrom. The tenant must forward official notices, on whose basis it is involved as a holder of physical custody and control per § 4, Sec. 2, or § 4, Sec. 3, of the BBodSchG, to the Landlord in a timely manner, at the latest 14 days after receipt, and must submit an appeal upon the latter’s legal assessment and the latter’s appropriate request. To the extent that the landlord insists on appeal proceedings, it shall bear the cost arising therefrom. The Tenant’s claim per Paragraph 1 is excluded, if it does not fulfill its obligations per Paragraph 2. The exemption by the Landlord per Paragraph 1 is likewise excluded if the Tenant himself is the causer of a harmful soil change or if harmful soil changes are threatened by the Tenant’s actions and/or the tenant has taken actions which can lead to a harmful soil change. The Landlord’s claim to compensation per § 24, Sec. 2, of the BBodSchG remains unaffected thereby in all other respects.

 

9

 

4. Exchange of area:

 

The Tenant is entitled to an exchange of area (of the same size) within Bergisch Gladbach Technology Park.

 

Bergisch Gladbach, 4/1/2005

 

 

	
/s/ Hans-Dieter Angerer
    	
 
    	
/s/ Burkhard Prause
    
	
 
    	
 
    	
/s/ Detlef Krischel
    
	
Labito International D.B.
    	
 
    	
Bruker Advanced Supercon   GmbH
    
	
represented by
    	
 
    	
 
    
	
TBG Technology Park   Bergisch Gladbach
    	
 
    	
 
    
	
Administration GmbH
    	
 
    	
 
    
	
Managing Director   Hans-Dieter Angerer
    	
 
    	
 
    
	
(Landlord)
    	
 
    	
(Tenant)
    

 

10

 

Part II

General contractual conditions

 

Table of contents

 

1.           Reconstruction, insurance

2            Damage by fire, storm or tap water

3.           Central heating, air conditioning, warm water consumption, consumption recording

4.           Use of the elevators

5.           Set-offs, retention

6.           Use of the leased property, subletting

7.           Impact of third parties

8.           Electricity, gas, water, heating power

9.           Obligation to safeguard the property against hazards

10.         Advertising activities / alarm installations / antenna systems

11.         Maintenance and repair / cosmetic repairs

12.         Structural changes / repairs

13.         Access of the Landlord to the leased premises

14.         Several persons as Tenant

15.         General policy provisions

16.         The Tenant’s duties to exercise care

17.         Fire protection provisions

18.         Pest control

19.         Windows, venetian blinds and awnings

20.         Completion of the term of the lease

21.         Written form / salutary clause / jurisdictional venue

 

1. Reconstruction, insurance

 

1.1       The Landlord promises to contract sufficient insurance (original value insurance) against risks due to fire, tap water and storm damage. The insurance premiums which are to be paid for this are charged to the Tenant in accordance with the agreements under Paragraph 4.8 of the special contractual conditions. The Landlord furthermore promises to employ all insurance payments for the immediate restoration of the damaged parts of a building. Any additional costs and fire insurance premiums due to an increase in risk because of the Tenant’s activities must also be borne by the latter.

 

11

 

 

 

1.2       The Tenant must procure
insurance for the contents of the building (installations and merchandise) at
its own expense. The Tenant furthermore assumes the risk for glass breakage of
the (showcase) windows belonging to its leased property. The Tenant is
obligated, to procure comprehensive general liability insurance, to maintain it
and prove an appropriate level of insurance protection upon the Landlord’s
request. Any obligation of the Landlord to reimburse for damages is void to
that extent.

 

2. Damage by fire, storm or tap water

 

The Tenant, must immediately
inform the Landlord of damage, concerning insured risks, so that the latter can
transmit the notice of damage to the insurance company in time. Disadvantages,
which arise because the Tenant did not promptly inform the Landlord of the
damage, are debited to the Tenant.

 

3.
Central heating, air conditioning, warm water consumption, consumption
recording

 

3.1       The Landlord is obligated to
keep the central heating on during the usual working hours if the outside
temperatures so require. Air circulating devices — if available - are operated
all year round.

 

3.2       Warm water, to the extent
that it is provided via the central heating station, must be supplied
constantly during the usual working hours.

 

3.3       Heating and/or air
conditioning cannot be demanded in case of breakdown, force majeure, official
directives or in case of other situations in which it is impossible to supply
such services (e.g. fuel scarceness). In these cases, the Landlord is not
obligated to supply replacement heating. The Tenant is not entitled to claims
for rent reduction and/or claims for damages, unless the Landlord has acted
deliberately or with gross negligence. The Landlord must provide for the prompt
elimination of any breakdowns.

 

3.4       The costs of operating the
central heating system include the costs of consumed power and its supply
and/or the off-site heating purchased, the cost of the operating current, the
costs of the operation, monitoring and care of the equipment, the regular testing
of its operational readiness and operating reliability, including adjustment by
a specialist, the cleaning of the equipment, including cleaning of the oil tank
and the operating room, the costs of measurements per the Federal Emissions
Law, the costs of rental or of other kinds of cession of the right to use
equipment for measuring consumption, as well as the costs of the use of
equipment for recording consumption, the costs of computation and allocation by
a heating cost distribution service (including meter readings and periodic
meter readings) as well as incurred calibration fees. This [also] applies in
general to the determination of the costs of water consumption, if this cost is
determined by means of separate measuring instruments. The costs of the supply
of off-site heating include the cost of operating the associated in-house
equipment as described above.

 

12

 

3.5       To the extent that the
heating and/or warm water costs are determined separately for the property
leased by the Tenant by means of house gas meters or other measuring devices,
this firstly comprises 30% of the total cost incurred by the property on the
basis of m2 / leased
area (basic costs). The Tenant shall bear the costs resulting therefrom
according to the individually ascertainable consumption. For separate
measurements of cold water consumption, the Tenant shall bear 100% of the
individual consumption costs. This applies similarly to sewer use fees.

 

3.6       If heating elements are
installed in common rooms (e.g. stairways, laundry, etc.), which are
heated by a common heating system, these are exempted from consumption
metering, with the consequence that the costs incurred thereby are included in
the total costs that are allotted according to Paragraph 3.5.

 

3.7       If a Tenant does not make
use of the heating system, this does not exempt the tenant from its obligation
to participate in these costs.

 

3.8       The affected Tenant shall
bear the cost of a necessary intermediate meter reading.

 

3.9       The Tenant is obligated to
always keep the consumption meter and other measuring devices accessible. If a
reading is obstructed or thwarted by the Tenant, it shall reimburse the
Landlord for the additional costs or other disadvantages arising therefrom.

 

4.
Use of the elevators

 

The Tenant is not entitled
to demand continuous service, if interruptions in operation occur. The
elevators are not serviced. Interruptions in operation must be immediately
communicated to the Landlord or its assignee.

 

5.
Set-offs, reimbursement

 

The Tenant can only demand
set-offs against rent and other payments due the Landlord for undisputed,
immediately ready for decision or legally established claims, if it has
informed the Landlord of its intent in writing at least one month before the
due date of the rent. The Tenant’s obligation to inform in writing also applies
if it wants to assert a right of retention.

 

6.
Use of the leased property, subletting

 

6.1       The Tenant may only use the
object of the tenancy for the purposes specified in Paragraph 1.1 of the
contractual provisions. Any change in use, in particular any change in the
nature of the business, is only permissible after prior written agreement by
the Landlord. The Landlord does not assume any liability for the fact that
permission for the intended operation and its facilities has been granted
and/or that permission will continue to be granted. This applies in particular
to licenses. The Tenant shall procure and/or abide by all requirements for
operating its business at its own expense.

 

13

 

6.2       The sale of the Tenant’s
entire business or of parts of its business requires prior agreement because of
the transfer of this lease to the legal successor of the Tenant.

 

For companies, a change of
the owner and/or the personally responsible proprietor or a changes of a
majority stockholder (more than 50%) or a change in the form of the company
applies as a cession of use to a third party.

 

The Landlord may only refuse
permission for significant reasons. A significant reason for a refusal to agree
is present, for example, if such changes lead to a substantial impairment of
the basis of liability.

 

6.3       Subletting or other cession
of use to third parties may also only occur with prior written permission by
the Landlord and only for the commercial purposes specified in Paragraph 1.1 of
the special contractual conditions. The Landlord may only refuse permission for
significant reasons. If the Tenant is obligated per the contract to pay the value
added tax in addition to the rent and additional expenses, a sublease or other
cession of the right to use may only be granted to third parties who are
businesses in the sense of the value added tax code. The Tenant must request
such permission in writing from the Landlord and, as long as this concerns a
change or an alteration of the type described in Item 2 of Paragraph 6.2 apply
for same upon production of the sublease that was concluded according to the
stipulation that is to be suspended. The Tenant promises in advance to pay the
Landlord 50% of any possibly obtained excess in proceeds for rent and
additional expenses along with the remaining monthly rent.

 

If the Tenant neglects to
obtain the Landlord’s written permission, this shall constitute a reason for
the Landlord to cancel the tenancy without notice.

 

6.4       In the event of a sublease
or cession of the right to use, the Tenant is liable for all actions or
omissions of the subtenant or of the entity to which it has ceded the use of
the leased property.

 

7.
Impact of third parties

 

The external impact of third
parties, such as e.g. traffic diversion or the like, shall not constitute a
flaw of the leased property regardless of its extent, if the Landlord is not
accountable therefore.

 

8.
Electricity, gas, water, heating power

 

8.1       The Tenant may only make use
of the existing power grid for electricity - including possibly available mail
and antenna wiring, gas and water to the extent that no overloading occurs. The
Tenant can cover an increase in demand by an expansion of the supply at its own
expense and after prior consent by the Landlord. The relocation of all other
power mains within the leased property and the building also requires the
Landlord’s consent.

 

8.2       In case of disruption or
damage to the supply lines, the Tenant must make sure that the power is turned
off and that the Landlord is informed. If there is danger in delaying, the
Tenant must

 

14

 

promptly make sure that the
immediate danger is eliminated. The Landlord shall cause any further damage to
be eliminated, insofar as maintenance and repair are not incumbent upon the
Tenant according to the present Contract. If the latter is not the case, then
the Landlord shall also bear the cost of the direct elimination of the hazard.

 

8.3       A change in suppled power,
in particular a change in voltage, does not entitle the Tenant to raise claims
for compensation against the Landlord.

 

8.4       If the electricity, gas or
water supply or drainage is interrupted by circumstances that are not
attributable to the Landlord, irregularities in the supply or inundations and
other disasters occur, the Tenant is not entitled to a reduction in rent and to
assert claims against the Landlord. This applies analogously to the heating
power supply, if the utility provider is responsible.

 

To that extent that the
supply conditions of the utility provider from which the Landlord obtains power
or water allow for responsibility for interruptions in supply, and in case of
irregularities in supply, the Landlord hereby surrenders its rights to assert
claims against the utility provider to the Tenant, who herewith accepts them.
The Tenant shall only assert claims exceeding this, if they can also be
asserted by the Landlord.

 

9.
Duty to safeguard the property against hazards

 

The Tenant shall be
responsible for safeguarding the leased property against hazards. The Tenant
exempts the Landlord from the claims of third parties to that extent.

 

10.
Advertising acitvities, alarm installations, antenna systems

 

10.1     If collective signboards are
present or provided, the Tenant is obligated to use them and to bear the
proportionate cost. Other devices, which serve advertising purposes, may only
be installed on the exterior surfaces of the building and the interior or
exterior surfaces of windows with the Landlord’s express agreement. The
associated costs, including possible permit fees shall be borne by the Tenant.

 

10.2     If the Landlord intends to
recondition, change or repair the surfaces or facilities provided to the Tenant
for purposes of mounting advertising installations, the Tenant shall be
obligated to remove its advertising installations at personal expense, to store
them and to re-attach them after the work is completed.

 

10.3     It is the Tenant’s
responsibility to obtain official permission for advertising media approved by
the Landlord. The Landlord shall participate therein to the extent required by
law.

 

The Tenant commits to the
proper production, mounting and repair of the advertising device. It shall also
be responsible for ensuring the necessary stability. The Tenant shall be liable
for personal and property damage incurred by third parties because of these
installations. To the extent that it is unavoidably necessary to penetrate a
building for purposes of installing advertising

 

15

 

media and for purposes of
electrical wiring, the Tenant shall be liable for damage caused by humidity
entering in the area where the building has been penetrated.

 

10.4     The Tenant must immediately
eliminate any damage to the building caused by mounting, use and maintenance of
an advertising installation at its own expense.

 

10.5     The advertising
installations installed by the Tenant must be removed after the tenancy has
been terminated and the original condition must be restored at the Tenant’s
expense.

 

10.6     The agreements under the
preceding paragraphs apply in a general manner to air conditioners, alarm and
antenna systems, to the extent that they are also installed by the Tenant at
other locations in the Building. They furthermore apply to sales and
advertising installations that are installed at other locations in the building
or whose spaces or surfaces are leased separately (vending machines, display cases,
advertising slogans, company trademarks, name plates, etc.).

 

11.
Maintenance and repair, cosmetic repairs

 

11.1     The Landlord shall be
responsible for structural maintenance and repair at its own expense (windows
and doors, see Paragraph 11.3.).

 

11.2     The Tenant shall perform
cosmetic repairs (e.g. papering, painting of walls and ceilings, painting of
the heating elements including heating pipes, the inner doors as well as
windows and outside doors from the inside, adequate and professional care of the
flooring, etc..)

 

11.3     The Tenant shall furthermore
be responsible for maintenance and repairs within the leased premises at its
own expense. This also applies to the technical installations (in particular
electrical and sanitary, heating and air conditioning installations), to the
extent that they are located in or on the leased premises and are exclusively
utilized by the Tenant, as well as the glazing of the windows and the entry
doors belonging to the leased premises. If these simultaneously concern façade
components, repairs and the like are incumbent upon the Landlord, but at the
Tenant’s expense.

 

The award of relevant orders
to specialized businesses as well as the completion of the work shall be
coordinated with the Landlord. Because of the complexity of the entire
technical facilities and the associated question of guarantees and liability
the Tenant may, in principle, hire only those companies, in particular in the
heating, air conditioning, ventilation, electrical and sanitary plumbing
trades, that are assigned by the Landlord to assure, maintain, support and
repair these facilities. The Tenant shall replace textile floor coverings with
floor coverings of equal value as needed during the term of the lease and at
its own expense. If the Tenant does not comply with any one of the foregoing
obligations within a period of 3 months despite a request by the Landlord, the
Landlord is entitled to have the necessary repairs and/or work to be performed
at the Tenant’s expense. In case of danger because of a delay, no due date is
required.

 

11.4     If heaters and or boilers
are used to produce hot water for the leased premises, the Tenant shall be
directly responsible for all maintenance, operating, care and cleaning costs
and the costs of replacement.

 

16

 

11.5     The Tenant is liable to the
Landlord for damage to the leased premises or the building caused by itself,
its affiliates or employees, as well as by workmen, suppliers, and customers,
as well as other persons associated with it. It is in particular liable for
damage resulting from the inappropriate handling of water and heating systems
as well as allowing doors to stay open or by failure to comply with any other
obligation assumed by the Tenant (lighting, etc.).

 

11.6     The Tenant shall immediately
repair any damage for which it is responsible. If it does not meet this
obligation after a written reminder within a deadline period set by the
Landlord, then the Landlord can perform the necessary work at the Tenant’s expense.
In case of danger because of delay or if the Tenant cannot be located, no
written reminder and/or set deadline date is required.

 

11.7     To the extent that the
Landlord is responsible for the repair of damage to and in the building or in
the leased areas and/or in the leased premises, such damage must be
communicated immediately. The Tenant is responsible for further damage caused
by giving delayed notification.

 

11.8     The Tenant shall have
equipment that it installs maintained and repaired at its own expense. It is
obligated to perform maintenance tasks if a danger to the continued existence
of the building or of parts thereof is to be expected.

 

12.
Structural changes

 

12.1     Structural alterations may
only be made by the Tenant with the Landlord’s prior consent. The Landlord can
only refuse to agree for significant reasons. A significant reason is present
if the structural changes lead to a depreciation of the leased property or if
they interfere with the technical facilities of the entire property. The Tenant
alone is responsible for obtaining all necessary official permits as well as
for compliance with all laws and regulations enacted for these purposes. The
Landlord shall, however, be as helpful as possible in the acquisition of any
official permits. All costs of any structural changes (including any official
fees) shall be debited to the Tenant.

 

12.2     The Landlord cannot demand
restoration of the former condition by the Tenant upon termination of the
tenancy if the Landlord has previously agreed to the structural change.

 

12.3     The Tenant is responsible
for any damage which arises in connection with the structural changes it has
undertaken.

 

12.4     The Landlord may perform
repairs and undertake structural changes, which become necessary for the
preservation of the building or the leased premises, or for the prevention of
impending dangers, or for the repair of damage without the Tenant’s agreement.
This also applies to work which may not be necessary, but which is advisable,
e.g. for the modernization of the building and the leased premises. The Tenant
shall make the affected spaces accessible; it may not obstruct or delay the
work. If this does not involve the prevention of impending hazards, the
Landlord shall take the Tenant’s business interests and operating schedule into
account.

 

17

 

13.
Access of the Landlord to the leased premises

 

13.1     The Landlord and/or its
representative can enter the leased premises during working hours after prior
announcement for purposes of examining their condition or for other significant
reasons. They are permitted access at any time of day or night in case of
danger.

 

13.2     If the Landlord wishes to
sell or sublet the property, it and/or its representative, as well as the prospective
customers, may enter the leased premises during working hours after prior
announcement. This applies accordingly, as soon as the tenancy has been
terminated by one of the contracting parties.

 

13.3     3 months before the end of the lease, the Landlord is
permitted to install 2 50 x 80 cm for-rent signs to the insides of the windows
belonging to the leased property.

 

14.
Several persons as Tenant

 

14.1     Several natural or legal
entities are responsible as the Tenant for all obligations arising from the
present Contract as jointly and severally liable parties.

 

14.2     It is sufficient for the
legal effectiveness of a declaration by the Landlord, if it is delivered to one
of the joint tenants. Multiple tenants are considered to be mutually authorized
to receive declarations from the Landlord.

 

14.3     Facts, which cause an
extension or a curtailment of the tenancy for one of the tenants or justify a
payment of damages or other claims for or against it, shall have an equal
effect upon the joint tenants.

 

15.
General policy provisions

 

15.1     The Tenant must use the
leased premises exclusively for the purposes specified in the Contract and must
clean them thoroughly and ventilate them. Noise protection and environmental
provisions must be carefully observed. It must, in particular, be assured that
the safety devices installed for purposes of fire protection are not altered or
that no intervention in these systems occurs without the Landlord’s agreement.
This particularly applies to fire compartments in the area of double floors and
suspended ceilings.

 

15.2     The Tenant shall keep doors
and windows well locked during the heating season, even in unheated areas. The
necessary ventilation may not lead to the overall cooling of the areas. In case
of frost, in order to avoid freezing, the valves may not be set on “cold”.

 

15.3     The Tenant shall be
responsible for caring for the floors in the leased premises in a manner such
that no damage occurs. Places where impacts can occur shall be avoided by means
of appropriate mats. No objects may be placed or stored outside of the leased
premises, i.e. in and/or on jointly used areas and surfaces. If the Landlord
gives special permission for this, the Tenant is liable for any arising damage.

 

18

 

Escape routes within and
outside of the rented premises shall be kept essentially open according to the
fire-department provisions. The Tenant may not perform work outside of the
leased premises, for example in the yard. Vehicles belonging to the Tenant, its
employees and customers may only be parked in designated places with permission
by the Landlord. Other vehicles may only remain on the premises during the time
necessary for loading and unloading them.

 

15.4     If dirt is generated in case
of shipping on the property, then the Tenant must eliminate it immediately.

 

15.5     Waste generated by the
Tenant’s commercial activity must be disposed of by the Tenant if it cannot be
disposed of in the trash containers provided for general use by the Landlord.

 

15.6     Domestic waste shall be
emptied into the available barrels after it is shredded. Care must be taken
that it is not spilled on stairs, the building entrance and the place where the
barrels are set up; if necessary, the Tenant shall immediately take care of the
necessary cleaning.

 

15.7     The Landlord can refrain
from lighting the stairs and corridors during times when the access routes are
closed.

 

15.8     If the Tenant moves out
entirely or in part before the contract expires, it is obligated to deliver the
keys to the Landlord or its assignee, even if it still has things left behind
in these rooms, but if its intention to leave these spaces permanently is
evident from the number and nature of the items left behind. In this case, the
Landlord is entitled to take possession of the leased premises before their
final evacuation.

 

16.
The Tenant’s duty to exercise care

 

16.1     The Tenant, is among others,
responsible for the following:

 

Keeping the floors dry and
the proper care of the floors. Avoidance of damage to the irrigation and
drainage facilities, electrical system and other building installations,
plugging the drainage facilities, immediate announcement of failures at such
installations, regular locking of the doors and windows in case of bad weather,
night and absence. Avoiding the wasting of light as well as the wasting of
water in jointly used parts of the building. Cleaning the cellar light shafts
and windows if they are located in the leased cellar, similarly regular
ventilation of the cellars to the extent necessary for the entire building
cellar, also closing windows at night, in cold weather and in wet conditions,
desisting from any alteration of the leased object if the Landlord has not
granted its permission for this, in particular desisting from changes in
installations including electrical wiring. Careful custody and retention and
treatment of all keys and component parts, adequate heating, ventilation and
provision of access to the leased spaces, as well as turning off faucets,
particularly during temporary stoppages in the water supply, as well as
during prolonged absences of the Tenant.

 

19

 

16.2     The Landlord must be
immediately informed of any damage to the roof and the possible penetration of
precipitation.

 

16.3     The special conditions for
use must be complied with when it comes to common facilities and devices
(elevators, garbage disposal systems, air conditioning, heating systems, etc.);
instructions by air conditioning technicians, administrators, superintendents, etc.
must be followed.

 

16. 4    The Tenant has
no right to demand a permanent presence of building personnel. The Tenant shall
bear the proportionate cost based on area leased/total leasable area for Mutual
Aid Fire Company personnel required according to official directives.

 

17.
Fire protection provisions

 

17.1     All general technical and
official directives, particularly those from the Building Control Authority and
the Fire Department, must be complied with. Naked lighting and smoking in the
cellar are forbidden. The cellars are not a storage space for readily flammable
and combustible materials such as benzene, oil, etc., if official
regulations or directives do not already forbid this. All official directives,
particularly those concerning the storage of combustible materials, must be
obeyed and observed by the Tenant. If a fire or an explosion occurs, regardless
of what kind, the Landlord or its assignee must be informed immediately. All
installations must be constantly checked for tightness.

 

17.2     The required self-protection
devices and instruments, such as manual fire extinguishers and the like, must
be procured and maintained by the Tenant at its own cost.

 

18.
Pest control

 

The Tenant shall keep the
leased premises free of pests, unless it proves that that the infestation was
not caused by it, its employees, subtenants, visitors, suppliers or craftsmen, etc.;
the Landlord shall be informed in the latter case.

 

19.
Windows, venetian blinds, awnings

 

In case of storms, rain or
snow, windows must stay closed and venetian blinds and awnings provided by the
Landlord must be pulled up. This also applies in principle for periods after
office and business hours. If this is not a closed façade, the outer window
surfaces and the outer window frames shall be regularly cleaned by the Tenant.

 

20

 

20.
Completion of the term of the lease

 

20.1     The Tenant shall return the
leased premises to the Landlord upon completion of the term of the lease in a
professionally renovated condition and with all keys, including those procured
by it, without a demand for remuneration. If the leased premises are carpeted,
the Tenant shall ensure that the carpets are professionally shampooed. The
Tenant is in particular obligated to free double floorings and cable channels
of personal installations. This also applies to cables that are loosely
installed by the Tenant, such as for example EDP and telephone cables.

 

If the Tenant did not
perform or have the subsedquently required work to be performed until the end
of the tenancy, the Landlord can have the work performed at the Tenant’s
expense upon expiration of the appropriate grace period. A grace period is not
necessary if a final fulfillment refusal results from the Tenant’s conduct. The
Tenant is liable for any damage incurred by the Landlord because of late
implementation of the work (in particular loss of rent and/or loss of use
indemnification).

 

20.2     The Landlord can request
compensation for the renovation to which it is entitled in the form of money,
if the cosmetic repairs were destroyed by reconstruction immediately after the
contract ended.

 

20.3     The Tenant’s obligation to
vacate extends to all articles located in the leased property, provided they do
not belong to the Landlord or are left behind upon the Landlord’s requests in
practicing its rights according to Paragraph 12.2. If the Tenant does not meet
its obligation to vacate, the Landlord is entitled to have the evacuation
performed at the Tenant’s expense. There is no obligation by the Landlord to
store articles that are still present in the leased premises after completion
of the tenancy.

 

21.
Written form / salutary clause / jurisdictional venue

 

21.1     Subsequent modifications of
and supplements to the present Contract must be in writing. This cannot be
nullified verbally. Furthermore, agreements and declarations of consent by the
Landlord, which are provided for by the present Contract, must always be in
writing.

 

21.2     If one or more of the
provisions of the present Contract should become legally ineffective in whole
or in part, the validity of the remaining provisions shall not be affected
thereby. In such a case, the Contract should instead be implemented according
to its intent. If the invalidity is based on a performance or time-related
clause, then a legally permissible provision shall take its place.

 

21

 

21.3     The jurisdictional venue is
Bergisch Gladbach or, according to the Landlord’s choice, the competent court
for the location of the leased property, unless another jurisdictional venue is
legally prescribed.

 

22

 

Part II

General
contractual conditions

 

Bergisch
Gladbach, 4/1/2005

 

	
  /s/ Hans-Dieter Angerer

  	
   

  	
  /s/ Burkhard Prause

  
	
   

  	
   

  	
  /s/ Detlef Krischel

  
	
  Labito International D.B.

  	
   

  	
  Bruker Advanced Supercon
  GmbH

  
	
  represented by

  	
   

  	
   

  
	
  TBG Technology Park
  Bergisch Gladbach

  	
   

  	
   

  
	
  Administration GmbH

  	
   

  	
   

  
	
  Managing Director
  Hans-Dieter Angerer

  	
   

  	
   

  
	
  (Landlord)

  	
   

  	
  (Tenant)

  

 

23

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