Document:

exv10w25

Exhibit 10.25

LEASE 

     THIS LEASE (“Lease”) is made and entered into as of this 1st day of
December, 2005 (the “Effective Date”) by and between BLUE RIDGE REAL ESTATE COMPANY, (herein
referred to as “Landlord”) and JFBB SKI AREAS, INC., a Missouri corporation, (herein
referred to as “Tenant”),

W I T N E S S E T H:

     WHEREAS, Landlord desires to enter into a Lease with Tenant for the Leased Premises; and

     WHEREAS, Big Boulder Corporation simultaneously hereto desires to enter into a Lease with
Tenant for additional property known as the “Big Boulder Lease”; and

     WHEREAS, the Parties hereto entered into a Lease dated August 31, 2005 which Lease
Agreement is incorporated herein as though fully set forth at length.

     NOW THEREFORE, in consideration of the rents, covenants and conditions herein set forth,
Landlord and Tenant do hereby covenant, promise and agree as follows:

     1. Leased Premises. Landlord hereby demises unto Tenant and Tenant rents from Landlord
a certain parcel of land containing approximately 210 acres, more or less, (the “Leased Premises”
or “Property”) which premises are located in Kidder Township, Carbon County, State of Pennsylvania,
together with all improvements, buildings, structures, fixtures, parking lots, now or hereafter
situated, placed, constructed or installed on the Leased Premises, including without limitation,
any additions to, substitutions for, changes in or replacements of, the whole or any part thereof,
and including without limitation, any improvements constructed by Tenant (collectively, the
“Improvements”). The Leased Premises are shown on Exhibit A which is attached hereto. The
Leased Premises and the Improvements are collectively referred to herein as the “Property.” or
“Leased Premises”.

     2. Term And Options To Extend.

          (a) Initial Term. The term of this Lease shall be for twenty-eight (28) years
commencing on December 1, 2005 (“Commencement Date”) and ending twenty-eight (28) years following
the Commencement Date (the “Initial Term”).

          (b) Definition of “Lease Term”. The phrase “Lease Term,” as used in this Lease,
shall mean the Initial Term of this Lease.

     3. Annual Rent — Additional Rent.

          (a) Annual Minimum Rent. Annual minimum rent for the Property (“Minimum Rent”) shall
be Two Hundred Thousand and 00/100 ($200,000.00) Dollars per annum, payable in consecutive monthly
installments of Fifty Thousand and 00/100 ($50,000.00)

 

 

Dollars beginning on the first day of January, 2006, and continuing on the first day of February
March and April without deduction or set-off, at the office of the Landlord. In
subsequent years, the entire Minimum Rent shall be paid in four (4) consecutive
monthly payments beginning on the first day of January of each year. The amount due each month will
be twenty-five (25%) percent of the total annual Minimum Rent due, adjusted as described in
paragraph 3(d).

          (b) Additional Rent. All amounts which Tenant is required to pay pursuant
to this Lease (other than Annual Rent), together with any fine, penalty, interest and costs
(including but not limited to reasonable attorneys fees and costs) which may be added for
nonpayment or late payment thereof, shall constitute additional rent (referred to herein as
“Additional Rent”). If Tenant fails to pay any Additional Rent due under this Lease, then Landlord
shall have the right to pay the same and shall have all of the rights, powers and remedies with
respect thereto as are provided herein or by law in the case of nonpayment of Annual Rent.

          (c) Late Charge. If any payment of Rent (including, without limitation, all Minimum
Rent and all Additional Rent) or any part thereof to be made by Tenant to Landlord pursuant to the
terms of this Lease is not received by Landlord by the tenth (l0th) day of any month, a late charge
of Five Cents ($0.05) for each dollar so overdue shall be paid by Tenant for the purpose of
defraying the expense incident to handling such delinquent payment. Nothing herein or in the
imposition or acceptance of a late charge by Landlord shall be construed as a waiver of any rights
of Landlord arising out of any default of Tenant.

          (d) Rent Increase. The minimum rent shall be increased on January 1st of
 each year, beginning January 1, 2007. The minimum rent shall be increased by the annual percentage
increase in the United States Bureau of Labor Statistics, Consumer Price Index for Urban Wage
Earners and Clerical Workers, All Items, Philadelphia, Pennsylvania—New Jersey (2002-2004 =
100) as of October 31 of each year times the prior years annual minimum rent. Each year’s rent
increase shall not exceed four (4%) percent of the prior year’s minimum annual rent.

          (e) Net Lease. All Annual Rent and Additional Rent under this Lease is absolutely net
to Landlord. All taxes, insurance, maintenance, repairs, including structural repairs and
replacement of HVAC systems assessments and other charges assessed, levied or applied on, against
or with respect to the Property, any part thereof, or with respect to the use and/or
operation of the Property shall be borne and paid by Tenant.

     4. Real Estate Taxes.

          (a) Payment. Commencing on the Effective Date, Tenant shall pay all ad valorem real
estate taxes and assessments attributable to the Property (“Taxes”) on or before the date that such
Taxes are due. Tenant’s tax share shall be the sum of (i) that percentage of real estate taxes
which is equal to the ratio of the land area leased by Tenant to the total land of the Landlord for
which the premises are a part of, and (i) the real estate taxes imposed as a result of the
improvements on the premises. As of the date hereof, the parties hereto agree that the percentage
for purposes of (i) hereinabove is seventy-six percent (76%). Tenant shall pay Landlord the amount
of real estate taxes within twenty-five (25) days after Tenant receives a

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statement from Landlord indicating the amount of real estate taxes to be paid by Tenant,
unless Tenant shall object to such calculation by Landlord, then Landlord and Tenant shall mutually
agree upon the amount of real estate taxes to be paid by Tenant and Tenant shall pay Landlord such
amount within ten (10) days after such agreement. Tenant’s liability for Taxes shall be prorated
for the years in which this Lease commences and terminates based on the number of days Tenant
occupies the Leased Premises during such years.

          (b) Challenge. Should either Landlord or Tenant initiate proceedings to contest the
validity or amount of any Taxes levied against the Property, the other party will cooperate in such
proceedings and should such proceedings be successful, Tenant shall be entitled to any tax refund
or future abatement, after deducting there from payment of all reasonable out-of-pocket expenses
incurred by Landlord in any such proceeding, with any abatement or refund of real estate taxes to
be shared by the Landlord and Tenant in proportion to the adjustment attributable to the Property,
to the benefit of the Tenant, and to other property included in the same tax bill or assessment
lot, retained by the Landlord, to the benefit of the Landlord.

     5. Condition of Title and the Property. TENANT ACKNOWLEDGES THAT LANDLORD HAS NOT MADE
ANY REPRESENTATION OR WARRANTY AS TO THE CONDITION, HABITABILITY, FITNESS FOR A PARTICULAR PURPOSE
OR USE OR OTHERWISE WITH RESPECT TO THE PROPERTY, THE TITLE OR ZONING OF THE PROPERTY, THE STREET
OR STREETS, SIDEWALKS, CURBS AND ACCESS WAYS ADJOINING THE PROPERTY, THE COMMON AREAS, THE SURFACE
AND SUBSURFACE CONDITIONS THEREOF, AND THE PRESENT USES AND NON-USES THEREOF. Tenant represents
that it has examined the Property, the title thereto, the zoning thereof, the street or streets,
sidewalks, curbs and access ways adjoining them, the Common Areas, the surface and sub-surface
conditions thereof, the physical condition thereof and the present uses and non-uses thereof, and
Tenant accepts them in the condition or state in which they now are, or any of them now is, without
representation, covenant, or warranty, express or implied, in fact or in law, by Landlord and
without recourse to Landlord, as to the title thereto, encumbrances thereon, appurtenances, the
nature, condition, or usability thereof or the use or uses to which the same or any part thereof
may be put. Tenant hereby releases Landlord from and waives any and all claims Tenant now has or
may at any time in the future have with respect to the condition of title and the Property as of
the date of this Lease.

     6. Insurance.

          (a) Liability Insurance. Tenant shall maintain, from the Effective Date of this
Lease and during the entire term of this Lease and any extension thereof, a commercial general
liability policy of public liability and property damage insurance insuring the Property against
any and all claims for personal injury, including property damage in, on or about the Leased
Premises with a combined single limit per occurrence of not less than Ten Million ($10,000,000.00)
Dollars, provided, however, if the premium for the liability insurance hereunder shall exceed six
percent (6%) of the average total gross revenues of the last three ski seasons of Tenant, then
Tenant shall maintain an amount of liability insurance which Five Hundred Thousand ($500,000.00)
Dollars of premium would purchase or 6% of the gross

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revenues whichever is greater. Such policy shall name Landlord and Landlord’s mortgagee, if any,
(and any Leasehold Mortgagee at its request) as additional insured, and shall contain a clause that
the insurer will not cancel or change the insurance without first giving Landlord, Landlord’s
Mortgagee, or any Leasehold Mortgagee, thirty (30) days prior written notice. The deductible on the
aforesaid policy shall be no less than Twenty-Five Thousand ($25,000.00) Dollars. The insurance
company of Tenant shall be rated A or better on the A. M. Best rating and shall be a company doing
business in Pennsylvania. The primary limit for the policy shall be One Million Dollars at all
times. The excess limit shall be Nine Million Dollars. All policies shall be on an
occurrence basis not on a claims made basis. All policies shall name Landlord or Landlord’s
Mortgagee as an additional insureds. All policies shall name any Planned Community, Homeowner’s
Association, Condominium Project or Condominium Association whose property is effected by this
Lease or any easements, rights of way, roads, or utilities rights in favor of Tenant as additional
insured. All changes in coverage, limits and/or carriers are to be approved by Landlord at least
sixty (60) days prior to any change.

          (b) All-Risk Insurance. Tenant shall maintain, from the Effective Date of this Lease
and during the entire term of this Lease and any extension thereof, a
policy of “causes of loss — special form” all-risk property damage insurance upon the Improvements in an amount
equal to the full replacement value of the Improvements above the foundation walls. The policy of
insurance pursuant to this Section 6(b) shall insure and be payable to Tenant and shall provide for
release of insurance proceeds to Tenant for restoration of loss. Such policy may also name
Landlord, Landlord’s mortgagee, or any Leasehold Mortgagee, upon its request, as an additional
insured as its interest may appear, by standard mortgagee clause if obtainable. If any Leasehold
Mortgagee is named as an additional insured, such policy or policies shall provide that the policy
will not be canceled except after thirty (30) days written notice to the Leasehold Mortgagee.

          (c) All risk and/or property insurance provided by Tenant shall be considered “Fire Legal”
Liability. Tenant shall specifically provide Three Million Dollars in limit coverage
for the Ski Lodge and Rental Shop. All policies shall be on an occurrence basis not on a claims
made basis. All policies shall name Landlord and Landlord’s Mortgagee as additional insureds. The
insurance company of Tenant shall be rated A or better on the A.M. Best rating and shall be a
company doing business in Pennsylvania. A deductible of no less then Twenty-Five Thousand
($25,000.00) Dollars shall be required on the policy.

          (d) Every policy set forth above in section a, b and c above shall provide Terrorist coverage.

          (e) General.

               (1) The insurance coverages required hereunder shall be carried with an insurance
company or companies licensed to do business in the State of Pennsylvania. Such insurance may be
carried under a blanket policy or policies covering other liabilities and locations of the Tenant.
On or before December 15 of each year, Tenant shall furnish Landlord evidence to indicate that the
foregoing insurance is in full force and effect and that the premiums therefor have been paid and
all renewal policies shall be delivered to Landlord within ten (10) days after receipt of same by
Tenant.

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          (f) 0 Tenant shall maintain Liquor Liability Insurance in an amount of no less
than One Million Dollars ($1,000,000.00), which insurance shall name Landlord as an additional
insured.

     7. Representations, Warranties and Covenants of Tenant. Tenant represents,
warrants and covenants to Landlord that:

          (a) Tenant is a Missouri corporation duly organized and in good standing in the state of its
incorporation, which has duly qualified as a foreign corporation in the State of Pennsylvania.
Tenant is a wholly-owned subsidiary of Peak Resorts, Inc., a Missouri corporation. Tenant has the
legal power, right and authority to enter into this Lease and the instruments to be executed by
Tenant pursuant to this Lease, and to consummate the transactions contemplated hereby.

          (b) JFBB LQ, Inc. is a Pennsylvania corporation duly organized and in
good standing in the state of its incorporation. JFBB LQ, Inc. is a wholly-owned
subsidiary of Tenant. Tenant has the legal power, right and authority to enter into this Lease and
the instruments to be executed by Tenant pursuant to this Lease, and to consummate the
transactions contemplated hereby.

          (c) All requisite action has been taken by Tenant in connection with Tenant’s
execution of this Lease and the instruments to be executed by Tenant pursuant to this Lease, and
the consummation of the transactions contemplated hereby.

          (d) The individuals executing this Lease and the instruments to be executed by Tenant pursuant
to this Lease on behalf of Tenant have the legal power, right and actual authority to bind Tenant
to the terms and conditions of this Lease and such instruments.

     8. Landlord’s Representations and Warranties. Landlord represents, warrants and
covenants to Tenant that:

          (a) Landlord has the legal power, right and authority to enter into this Lease and the
instruments to be executed by Landlord pursuant to this Lease, and to consummate the transactions
contemplated hereby.

          (b) All requisite corporate action has been taken by Landlord in connection with
Landlord’s execution of this Lease and the instruments to be executed by Landlord
pursuant to this Lease and the consummation of the transactions contemplated hereby.

          (c) The individuals executing this Lease and the instruments to be executed by Landlord
pursuant to this Lease on behalf of Landlord, have the legal power, right and actual authority to
bind Landlord to the terms and conditions of this Lease and such instruments.

          (d) Neither the execution of this Lease nor the consummation of the transactions contemplated
hereby shall result in a breach of or constitute a default under any

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agreement, document, instrument, or other obligation to which Landlord is a party or by which
Landlord may be bound, or under any law, statute, ordinance, rule, governmental regulation or any
writ, injunction, order or decree of any court or governmental body, applicable to Landlord or to
the Property or result in the acceleration of any encumbrance pertaining to the Property.

          (e) Except as provided on Exhibit B, there is no claim, action, litigation,
arbitration, material dispute or other proceeding pending against Landlord which relates to the
Property, the Leased Premises or the transactions contemplated hereby except as disclosed in
writing to Tenant and, to Landlord’s actual knowledge, there is currently no governmental
investigation, threatened litigation or arbitration proceedings to which Landlord is, or would be,
a party which relates or would relate to the Property or the Leased Premises.

          (f) No attachments, execution proceedings, assignments for the benefit of
creditors, insolvency, bankruptcy, reorganization or other proceedings are pending or threatened
against Landlord nor are any of such proceedings contemplated by Landlord.

          (g) There are no pending or, to Landlord’s actual knowledge, contemplated condemnation or
annexation proceedings affecting the Property or the Leased Premises or any part thereof.

          (h) Landlord has not received any notice of any violations, and to Landlord’s
actual knowledge, without inquiry, the Property and the Leased Premises is not in violation of any
federal, state or local law, ordinance or regulation relating to Hazardous Materials (“Hazardous
Materials”), industrial hygiene or the environmental conditions on, under or about the Property or
the Leased Premises including, but not limited to, soil and ground water condition except as
provided on Exhibit “N”. Hazardous Materials shall mean any flammable explosives,
radioactive materials, hazardous wastes or substances, toxic wastes or substances and other related
materials including without limitation any substances defined as or included in the definition of
“hazardous substances”, “hazardous wastes”, “hazardous materials” or “toxic substances” under any
applicable federal, state or local laws or regulations.

          (i) Landlord has not received any notice of any violation, and to Landlord’s actual knowledge,
without inquiry, the Property and the Leased Premises are not in violation of any law, ordinance,
regulation, order or requirement applicable to the Property or the Leased Premises including
without limitation, requirements imposed under any recorded covenants, conditions, restrictions,
easements or other rights affecting the Property or the Leased Premises.

          (j) Landlord
shall not, after the execution hereof, either voluntarily or by operation of law, allow any lien or
encumbrance to be placed of record against all or any portion of the Property or the Leased
Premises or otherwise burden or cloud title to the Property or the Leased Premises if such lien or
encumbrance would interfere with Tenant’s operation as a ski resort.

          (k) There being no leases of the Property existing, Landlord shall not, after the
execution hereof and while Tenant is not in default under this Lease, enter into any new leases for
the Property or any portion thereof, or otherwise grant or convey any interest or occupancy

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right to any party other than Tenant, without first receiving Tenant’s prior written consent, which
consent may be granted or withheld in Tenant’s sole and absolute discretion, except for leases,
interest or occupancies associated or related to Landlord’s developments.

          (l) Prior to the Commencement Date, Landlord shall not make any further additions or
modifications to the Property other than normal maintenance and repair and except for additions or
modifications in conjunction with Landlord’s developments.

          (m) Landlord is a duly constituted and validly existing corporation under the laws of the
State of Pennsylvania, duly qualified to do business in the state in which the property is located,
and has the full power to carry out the transactions contemplated by this Lease.

          (n) It is not necessary, under applicable law, that the Lease and/or a “short form” of lease
be recorded for the Lease to be effective.

          (o) This Lease does not violate or conflict in any way with the terms of any other
lease applicable to the Property or the terms of any reciprocal operating agreement, cross easement
agreement, restrictive covenants, or any other document.

     9. Repairs and Maintenance.

          (a) Throughout the Term, Tenant, at its sole cost and expense, shall make or cause to be made
all necessary or appropriate repairs, or replacements and renewals as may be required to maintain
the Property in a good condition (collectively, “Repairs” and the making of any Repairs being
hereafter referred to as “Repair”). All Repairs shall be performed in a good, substantial and
workmanlike manner. Repair shall include but not be limited to all structures and in ground
infrastructure on, in or under the Property including structural repairs and replacements to (i.e.,
roof, HVAC) wells, water lines, sewage lines, utility lines. If Landlord for its own exclusive use
takes over the operation of any wells on the Property, then Landlord shall be solely responsible
for the cost of repairs or replacement of such wells.

          (b) Landlord shall not be required to furnish any services or facilities or to
make any Repairs in, under, on or about the Property or any part thereof, Tenant hereby assumes the
full and sole responsibility for all Repairs to, and for the condition, operation, maintenance and
management of, the Property as of the Effective Date and through and during the Term.

          (c) Tenant’s contractors shall, prior to the commencement of their work and not later than ten (10)
days after the execution of their respective contracts but before any work is done on the Property,
file stipulations against lien, which waivers shall be effective to preclude the filing of any
mechanic’s liens on account of the work to be performed by any of Tenant’s contractors,
subcontractors or materialmen. Upon payment to each contractor, subcontractor, or materialman, a
waiver of liens shall be signed by each, providing proof of payment for services or materials
furnished to the Property.

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     10. Development of the Property.

          (a) Scope of Development. Tenant will initially improve the Property by constructing
improvements necessary for the operation of a ski resort on the Property, the scope of which shall
be determined by Tenant after approval of Landlord. Tenant shall deliver to Landlord a scope or
plan of improvement for review by Landlord. Landlord shall review and approve or disapprove of the
Tenant’s proposal within 45 days of submission of same by Tenant to Landlord. Tenant
shall perform all Improvements in compliance with all applicable laws. To the extent that Tenant
commences any improvements, Tenant shall complete it with reasonable diligence and within a
reasonable period. Tenant shall pay for all Improvements when and as required by the parties that
perform such improvements. Tenant shall timely obtain and promptly deliver to Landlord all
approvals and permits necessary or appropriate for any improvements. All Improvements that Tenant
constructs on the Property shall become part of the Property.

          (b) Plans and Specifications. To the extent that Tenant obtains plans and
specifications or surveys (including working plans and specifications and “as-built” plans and
specifications and surveys) for any improvements, Tenant shall promptly give Landlord a copy,
subject to the terms of any agreement between Tenant and the applicable architect, engineer, or
surveyor. Tenant shall exercise reasonable efforts to cause its agreements with such
professionals to permit these deliveries, which are for Landlord’s information only except to the
extent, if any, this Lease otherwise expressly states.

          (c) Applications and Filings. Upon Tenant’s request, Landlord shall, without cost to
Landlord, promptly join in and execute any application or filing as Tenant may from time to time
request, provided that: (1) such application or filing is in customary form and imposes
no material obligations (other than obligations that are ministerial in nature or merely require
compliance with law) upon Landlord; and (2) no uncured Event of Default exists.

          (d) Other Cooperation with Approvals. Promptly upon Tenant’s request and without
charge to Tenant, Landlord shall furnish all information in its possession that Tenant shall
reasonably request and that is required in connection with the filing and prosecution of any
applications and filings.

          (e) Landlord Nonappearance. Landlord shall not appear in opposition to any action or
application brought, sought, or defended by Tenant before any Government agency arising out of any
application or filing consistent with this Lease.

          (f) Tenant Nonappearance. Tenant shall not appear in opposition to any
action or application brought, sought or defended by Landlord before any Governmental agency
arising out of any application or filing consistent with this Lease, or the development by the
Landlord of other properties of Landlord, nor will Tenant interfere with Landlord’s development
plans in any way.

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     11. Utilities.

          (a) Landlord covenants and agrees that, as of the Effective Date, propane, electric,
telephone, water and sewer are available to the Leased Premises, in terms of infrastructure
availability, subject to the Tenant being responsible for any connection, installation or
activation costs associated with obtaining such utilities services from the vendors involved;
provided, further, Tenant shall pay as additional rent all water and sewer charges assessed
against it by Landlord, or their assigns. These assessments will include Tenant’s share of reserve
costs for future Improvements, repair and maintenance of the water and sewer facilities. These
costs will be assessed pursuant to the proposed Water Agreement between Blue Ridge Real Estate
Company and Snow Ridge Homeowner Association and others, which agreement may be modified. Tenant
acknowledges receipt and approval of said proposed Agreement.

          (b) Landlord is in the process of repairing or replacing part of the sewage
treatment plant servicing the Property. The estimated cost at this time for the repair or
replacement is in excess of $300,000.00. Tenant agrees that Tenant shall pay thirty-five (35%)
percent of the total cost of the repair project including but not limited to material and labor for
the repair, including the allocated labor cost of Landlord’s employees utilized on the repair
project, which allocation shall be mutually agreed to between the parties. Tenant’s share of the
project shall be paid at the rate of $10,000.00 per year, beginning on January 1, 2007 and annually
thereafter, on the first day of January of each year until Tenant’s share of the project has been
paid. Tenant shall also pay interest on the money due by Tenant for its share of the project at
prime plus one (1%) percent which prime rate shall be determined as of January 1st of
each year. Tenant shall have the right to prepay the balance due at any time in whole or in part.
If Tenant breaches this Lease or this Lease is terminated, the entire balance due under this
paragraph shall be due in full as of the date of termination or breach.

          (c) Landlord or its subsidiaries, or assigns, intends to operate a golf course adjacent to the
Property leased to Tenant. In the operation of the golf course, Landlord or its subsidiaries, or
assigns, shall have the right to utilize the water and existing water lines on the Leased Property
for irrigation of the golf course or other purposes and to draw water from the same streams and
ponds utilized by Tenant for snow making, all of which shall be at no cost to Landlord, its
subsidiaries or assigns. Further, the Landlord and the golf course entity shall have the right to
draw water from the wells located on or to be located on the Property leased to Tenant for
irrigation of the golf course or for other purposes.

          Landlord operates, through its subsidiaries, a sewage treatment plant. Landlord shall retain
the right to discharge, at no cost to Landlord, the effluent of the sewage treatment plant on the
Property by discharging the effluent onto the Property at any time, including the ski season, by
connecting said effluent to the snow-making facilities of Tenant and discharging the effluent
through the snow-making facilities of Tenant. Tenant will cooperate with Landlord or any of its
subsidiaries to comply with D.E.P. regulations for the discharge of the effluent onto the Leased
Premises.

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     12. Governmental Regulations. Tenant shall observe and
comply with all requirements, rules, orders and regulations
of the federal, state and municipal governments or other duly
constituted public authority affecting the Property, whether now
existing or existing in the future. Tenant shall have the right,
however, to contest in good faith, without cost to Landlord, the
validity or application of any such rule, order or regulation
required to be complied with by Tenant in accordance with the foregoing,
and may postpone compliance therewith so long as such
contest does not subject Landlord to criminal prosecution for
non-compliance therewith and further provided Tenant promptly pays all
fines, penalties and other costs imposed on Landlord as a result of such
non-compliance by Tenant Provided, nothing contained herein shall
interfere with or inhibit progress of any of Landlord’s
development plans. Landlord will cooperate with Tenant in connection
with any such contest at no cost to Landlord.

     13. Exculpation. Anything to the contrary in this
Lease notwithstanding, the covenants contained in this Lease to be performed by
Landlord shall not be binding personally, but instead, said covenants are
made for the purpose of binding only the fee simple estate which
Landlord owns in the Leased Premises.

     14. Damage and Destruction.

          (a) Obligation to Rebuild. In the event that, at
any time during the Lease
Term, the Improvements located on the Property shall be
damaged or destroyed (partially or totally) by any casualty Tenant shall, at its
expense, promptly and with due diligence, repair, rebuild
and restore the same, as nearly as practicable, to the condition
existing just prior to such damage or destruction, provided the
repaired, rebuilt or replaced premises will have a value not
less than its value of the damaged or destroyed structures
just prior to said loss.

          (b) No Release of Tenant’s Obligations. No
destruction of, or damage to the Property or
Improvements, or any parts thereof, by fire or any
other cause shall permit Tenant to surrender or terminate
this Lease or shall relieve Tenant from its obligations to
pay full Annual Rent and Additional Rent under this
Lease or from any of its other obligations under this
Lease, and Tenant waives any rights now or hereafter
conferred on it by statute or otherwise to quit or
surrender this Lease or the Property or
any suspension, diminution, abatement or reduction of rent
on account of any such damage or destruction.

     15. Eminent Domain.

          (a) Improvements/Ingress and Egress. In the
event that the points of ingress and egress to the public
or private roadways serving the Property, shall be materially impaired by a public
or quasi-public authority for a period of ten (10) consecutive days during
the ski season, so as to render, in Tenant’s
reasonable discretion, the Leased Premises unsuitable for its intended
purpose, Tenant shall have the option to terminate this
Lease as of the date Tenant shall be deprived or denied
thereof. In the event that more than ten percent (10%)
of the Improvements or the parking areas on the Property shall
be expropriated by public or quasi-public authority, Tenant shall have the
option to terminate this Lease as of the date Tenant shall be
dispossessed from the part so expropriated by giving written notice to Landlord
of such election so to terminate within ninety (90) days from the date
of such dispossession.

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          (b) Restoration. In the event of an expropriation of any portion of the
Improvements or the parking areas on the Leased Premises, and if this Lease shall not be terminated
as provided above, this Lease shall continue as to that portion of the Leased Premises which shall
not have been expropriated or taken, and Tenant shall, subject to available condemnation proceeds,
promptly and with due diligence, restore the affected portion of the Improvements, as nearly as
practicable, to a complete unit of like quality and character as existed just prior to such
expropriation.

          (c) Termination. In the event this Lease shall be terminated pursuant to
this Section 15, any Annual Rent, Additional Rent and any other charges paid in advance
with respect to a period after the effective date of termination shall be refunded to Tenant.
Nothing herein contained shall be construed as preventing Tenant from being entitled to any
separate award made to Tenant for the taking of any personal property, inventory or trade fixtures
of Tenant, or from claiming its award directly against the condemnor.

          (d) Condemnation Award — Lease Not Terminated. In the event of a
condemnation of any portion of the Improvements and if this Lease is not terminated, Tenant shall
be entitled to that portion of the award paid by the condemning authority (after payment of
expenses incurred in connection with collecting the same) attributable to that portion of the
condemned Improvements made by or on behalf of Tenant plus the costs of restoring the remaining
portion of the Improvements.

          (e) Condemnation Award — Lease Terminated. In the event of a condemnation
and this Lease is terminated as herein provided, the award paid by the condemning authority (after
payment of expenses incurred in connection with collecting the same) shall be allocated as follows:

               (1) First, to the extent the award is allocable to the Improvements made by or on
behalf of Tenant and/or the leasehold estate under this Lease, an amount shall be paid to the
Leasehold Mortgagee, such amount not to exceed the balance due on any note secured by the Leasehold
Mortgage or the amount of the value of Tenant’s leasehold estate in the Property as of the date of
the condemnation; and

               (2) Second, to Tenant in an amount equal to the value of Tenant’s leasehold
estate, if any, as determined in the proceeding involved with the condemnor, in the Property as of
the date of the condemnation less the amount received by Tenant under Section 15(e)(1) above; and

               (3) Third, the Landlord shall receive the balance of the award.

     16. Use, Assignment and Subletting.

          (a) Use. The Property and the Leased Premises shall be used as a ski
resort and any use related directly thereto. The Property and the Leased Premises may not be used
for other purposes, including conventions, concerts, entertainment performances of any nature,

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markets of any sort, or similar activities without compliance with any applicable governmental
permits and/or approvals; and without the prior, written consent of the Landlord, which may be
withheld in Landlord’s sole discretion, provided, however, Tenant shall be able to annually hold
the Blues Festival, Irish Festival and the Arts and Crafts Festival.

               (1) Assignment. During the Lease Term, this Lease may be assigned or
subleased only if the conditions set forth in Section 16(a)(l)(a)-(d) have been
satisfied in Landlord’s reasonable determination or waived by Landlord. Landlord shall make such
determination within thirty (30) days of Landlord’s receipt of information reasonably
necessary to make such determination.

                    a. Tenant is not in default under the Lease, or any default will be cured by the Tenant of the
proposed assignee or subtenant as a condition of the approval;

                    b. The proposed assignee or subtenant (or its principals) has demonstrated expertise in owning
and operating property similar in character and size and operation to the Property, as measured
against the operations of the Property by the Tenant for the three lease years preceding the
proposed assignment;

                    c. The proposed assignee or subtenant (or its principals) shall have the ability to meet all
the financial conditions of the Lease; and

                    d. Proof that any Leasehold Mortgage referred to in Section 22 shall be fully
paid, satisfied and/or assumed by the Tenant and/or proposed assignee or subtenant (or its
principals) in a manner which will assure that the Tenant’s fee simple interest will be encumbered
only in a manner consistent with the provisions of this Lease applicable to the Tenant immediately
before the proposed assignment.

          In the event that conditions (a)-(d) above have been either satisfied in Landlord’s reasonable
determination or waived by Landlord, then immediately upon the assignee’s assumption of all
of Tenant’s obligations under this Lease, Tenant shall be released from all liability under
this Lease accruing on or after the date of such assignment. The foregoing release shall be
effective upon the date of the assignment, but Landlord agrees to provide written evidence thereof
reasonably requested by Tenant. No sublease by Tenant shall affect any obligations of Tenant or
rights of Landlord under this Lease, all of which shall continue in full force and effect
notwithstanding any Sublease. If Tenant agrees to assign this lease and enters into an Agreement of
Assignment of this Lease, then Landlord shall be provided a copy of said Agreement and
shall have fifteen (15) days from the receipt of the Agreement to exercise the right to be the
assignee under said Agreement upon the same terms and conditions as set forth in such
Agreement. If the Landlord notifies the Tenant of its intention to exercise this first right of
refusal, its notice, together with the underlying proposed Agreement of Assignment,
shall constitute an Agreement of Assignment. If Landlord does not exercise this right within said
fifteen (15) days, then Landlord shall have waived said right of refusal, except as to future
assignment by the Assignee.

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          (b) Assignment and Subleasing. Without the prior consent of Landlord, Tenant shall
have the right from time to time during the Lease Term, to mortgage this Lease and the leasehold
estate hereby created. The execution and delivery of a mortgage shall not be deemed to constitute
an assignment or transfer of this Lease nor shall the holder of any mortgage, as such, be deemed an
assignee or transferee of the Lease so as to require such holder to assume the performance of any
of the covenants or agreements on the part of Tenant to be performed hereunder, except to the
extent provided in Section 22. Promptly after execution and delivery of a mortgage, Tenant shall
send to Landlord a copy of all relevant documentation delivered in connection therewith. In the
event of a sublease or mortgage by Tenant pursuant to this paragraph, Tenant shall remain liable
and responsible under this Lease. Tenant shall notify Landlord of the identity of any mortgagee,
but Tenant’s failure to so notify the Landlord shall not be deemed a default under this Lease,
provided, however, that any benefits of Section 22 to the Leasehold Mortgagee shall not be deemed
effective until the Tenant shall notify the Landlord of the identity of any mortgagee. Any mortgage
of Tenant’s interest under this Lease without notification to Landlord shall not be effective as to
Landlord and Landlord shall not be bound thereby until receipt of such notification.

     17. Tenant’s Compliance with Covenants and Restrictions. Tenant covenants that, during
the term of this Lease and any extension thereof, it shall comply with the covenants and
restrictions of record affecting the Property. Landlord covenants that Landlord will not enter into
any agreement imposing covenants and restrictions of record affecting the Property unless Landlord
obtains Tenant’s prior written approval except those already described to Tenant in Landlord’s
existing and proposed development plans shown to Tenant or those necessary for Landlord’s
development projects.

     18. Ingress and Egress. Landlord is the owner of the Jack Frost Mountain
Road which provides access to the Property. Tenant shall pay its proportionate share of the
expenses for snow removal, road maintenance and road repair of all access roads to the Property
including Jack Frost Mountain Road and Road “C”. The proportionate share of said
expenses shall be as determined by Landlord. Tenant shall also pay its proportionate share of a
reserve for future road maintenance, repair and road improvements. A proposed Agreement for
allocation of costs has been provided to Tenant. Tenant acknowledges receipt and approval of said
Agreement. Tenant shall be responsible for the repair, replacement and maintenance of all parking
areas on the Property, or off the Property utilized by Tenant.

     19. Liquidated Damages. (a) Tenant shall have the right to terminate this lease at any
time after April 1, 2009. Tenant shall exercise this right by delivering written notice
to Landlord via United States Post Office first class mail and
certified mail, return receipt requested. The date postmarked on the envelope addressed to
Landlord shall constitute the “termination date”.

          In the event that Tenant exercises this right to terminate prior to May 1 of any
year, then Tenant shall pay to Landlord all accrued rent through the termination date and
liquidated damages equal to Two Hundred Thousand and 00/100 Dollars ($200,000.00).

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          In the event that Tenant exercises this right to terminate between May 1 and August 1 of any
year, then Tenant shall pay to Landlord all accrued rent through the termination date and
liquidated damages equal to Three Hundred Thousand and 00/100 Dollars ($300,000.00).

          In the event that Tenant exercises this right to terminate after August 1 of any
year, then Tenant shall pay to Landlord all accrued rent through the termination date and
liquidated damages equal to Four Hundred Thousand and 00/100 Dollars ($400,000.00). All payments
due by Tenant will be within (60) days of the termination date.

          Landlord and Tenant have agreed to the liquidated damages herein set forth in order to avoid
extended litigation following a termination by Tenant, recognizing that Landlord’s actual damages
in such event are not susceptible to precise calculation and acknowledgement that the liquidated
damages herein set forth constitute fair and equitable compensation to Landlord in such event.

          (b) Landlord shall have the right to terminate this lease at any time.
Landlord shall exercise this right by delivering written notice to Tenant via United States Post
Office first class mail and certified mail, return receipt requested. The date postmarked on the
envelope addressed to Tenant shall constitute the “termination date”.

          In
the event Landlord exercises this right to terminate prior to December 1, 2010, then
Landlord shall pay to Tenant liquidated damages in the amount of Seven Hundred Fifty Thousand and
00/100 Dollars ($750,000.00).

          In the event Landlord exercises this right to terminate after December 1, 2010,
then Landlord shall pay to Tenant liquidated damages in the amount of Five Hundred Thousand and
00/100 Dollars ($500,000.00).

          In addition to the above, Landlord shall pay to Tenant the depreciated value as of the
termination date of all Improvements made by Tenant which were approved by Landlord. The
depreciation value shall be the value of the Improvement less the depreciation as agreed upon
by Landlord and Tenant prior to the Improvement being erected or placed in service.
Depreciation of the assets shall be by means of straight-line depreciation of the value of the
assets over a period of time agreed to by Landlord and Tenant prior to the erection of the asset
or the asset being placed in service.

          All payments due by Landlord under this paragraph will be paid to Tenant within sixty (60)
days of the receipt by Landlord of the statement of depreciated value of Improvements received by
Landlord from Tenant.

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          Landlord and Tenant have agreed to the liquidated damages herein set forth in order to
avoid extended litigation following a termination by Tenant or Landlord, recognizing that
Landlord’s or Tenant’s actual damages in such event are not susceptible to precise calculation
and acknowledgement that the liquidated damages herein set forth constitute fair and equitable
compensation to Landlord or Tenant in such event.

          A termination of this lease shall also act as a termination of the Big Boulder Lease. If
the Big Boulder Lease is voluntarily terminated by Big Boulder Corporation pursuant to Section
19 of said Big Boulder Lease, Tenant shall have the option of continuing this lease and not
having this lease terminated by Big Boulder Corporation’s termination.

          The provision of subparagraph 19(b) shall not apply to termination of the Lease as a
result of Tenant’s breach of the Lease.

     20. Bankruptcy. If a petition of bankruptcy or reorganization shall
be filed by or against Tenant, Tenant shall become bankrupt, Tenant shall make a general
assignment for the benefit of creditors, Tenant shall admit in writing its inability to pay
its debts as they become due, or in any proceeding based upon the insolvency of Tenant, a
receiver or trustee of all of the property of Tenant shall be appointed and shall not be
discharged within ninety (90) days after such appointment, then Landlord may
terminate this Lease by giving written notice to Tenant of its intention to do so; provided,
however, neither bankruptcy, insolvency, reorganization, an assignment for the benefit of
creditors nor the appointment of a receiver or trustee shall affect this Lease or permit its
termination so long as the covenants on the part of Tenant to be performed shall be timely
performed by Tenant, or someone claiming under it.

     21. Covenant of Title.

          (a) Quiet Enjoyment. Landlord covenants, represents and warrants that it has full
right and power to execute and perform this Lease and to grant the estate demised herein and
that Tenant, on payment of the Annual and Additional Rent and performance of the covenants and
agreements hereof, shall peaceably and quietly have, hold and enjoy the Leased Premises and
all rights, easements, appurtenances and privileges belonging or in any way appertaining
thereto during the Lease Term without molestation or hindrance of any person whomsoever, and
if, at any time during the term hereby demised the title of Landlord shall fail or it be
discovered that its title shall not enable Landlord to grant the term hereby demised, and if
Landlord fails to commence the cure of such defect promptly following notice from Tenant and
thereafter diligently prosecutes the same to completion, then Tenant shall have the option, at
Landlord’s expense, to correct such defect or if such defect is not
reasonably subject to cure, to annul this Lease.

          (b) Evidence of Title. Landlord further covenants, represents and warrants that
it is seized of an indefeasible estate in fee simple or has a good and marketable title to the
Property (including, without limitation, the Leased Premises), free and clear of any liens,
encumbrances, restrictions and violations (or claims or notices thereof), except public
utility or private utility easements and covenants and restrictions of record not impairing
Tenant’s use of the Leased Premises, real estate taxes and special assessments not yet due and
payable, and the

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lien of the mortgage or mortgages specifically identified on the attached Exhibit C.
Landlord shall, without expense to Tenant and within thirty (30) days after the Effective Date,
furnish to Tenant agreements wherein each holder of any mortgage lien against the Leased Premises
shall consent to this Lease and warrant that Tenant’s possession and right of use under this Lease
in and to the Leased Premises shall not be disturbed by such holder unless and until Tenant shall
breach any of the provisions hereof and this Lease or Tenant’s right to possession hereunder shall
have been terminated in accordance with the provisions of this Lease.

     22. Leasehold Mortgage.

          (a) Tenant shall have the unrestricted right at any time and from time to time without
Landlord’s consent to mortgage the Property and the Leased Premises, including the Improvements,
and its leasehold interest under this Lease (but not Landlord’s fee interest), subject however to
the limitations hereinafter set forth (including Landlord’s prior security interest described in
Paragraph 26 (b) below). Any such mortgage shall be subject and subordinate to the rights of
Landlord hereunder. A mortgage of the Property and/or Tenant’s leasehold interest under this Lease
is herein referred to as a “Leasehold Mortgage,” and the party holding the Leasehold Mortgage
(including any affiliate of such party) the “Leasehold Mortgagee.”

          (b) No Leasehold Mortgagee shall be entitled to enjoy the rights or benefits
mentioned herein, nor shall the provisions of this Lease pertaining to Leasehold Mortgages be
binding upon Landlord, unless Landlord shall have been given written notice of the name and address
of the Leasehold Mortgagee together with a true and correct copy of the Leasehold Mortgage, the
note secured thereby, the security agreement related to any personal property located on or
associated with the Property, financing statements related to any personal property
located on or associated with the Property, all as related to any obligations to the Leasehold
Mortgage, plus such portions of any loan agreement and/or other written agreements between the
Leasehold Mortgagee and Tenant which pertain to the direct use, maintenance, and/or operations of
the Property; and, during the Term of the Lease, any modifications or amendments to any of the
above referenced specific documents.

          (c) So long as such Leasehold Mortgage shall remain in effect, the following provisions shall
apply:

               (1) Landlord shall serve a copy of any notice, including a notice of default, required to be
served on Tenant under this Lease upon such Leasehold Mortgagee at the address provided in the
notice referred to in subsection (b) hereof, and no notice by Landlord to Tenant hereunder shall be
deemed to have been duly given unless and until a copy thereof has been served on the Leasehold
Mortgagee.

               (4) Upon the occurrence of an event of default, Landlord shall take no action to
terminate this Lease without first giving to the Leasehold Mortgagee written notice thereof and,
in the event of a monetary default, a period of fifteen (15) days after written notice

16

 

to cure such default, or in the case of a non-monetary default, a period of ninety (90) days
within which either (i) to obtain possession of the Leased Premises (including possession
by a receiver) or (ii) to institute, prosecute and complete foreclosure proceedings or otherwise
acquire Tenant’s interest under this Lease, or (iii) to cure such default Such Leasehold Mortgagee,
within ninety (90) days after obtaining possession or acquiring Tenant’s interest under this Lease,
(the “Leasehold Mortgage Cure Period”), shall be required to cure all non-monetary defaults
reasonably susceptible of being cured by such Leasehold Mortgagee; provided, however, that:
(A) such Leasehold Mortgagee shall not be obligated to continue such possession or to
continue such foreclosure proceedings after such defaults shall have been cured; (B)
nothing herein contained shall preclude Landlord, subject to the provisions of this Section,
from exercising any rights or remedies under this Lease with respect to any other default by
Tenant; (C) such Leasehold Mortgagee shall agree with Landlord in writing to comply during the
period of such forbearance with such of the terms, conditions and covenants of this Lease as are
reasonably susceptible of being complied with by such Leasehold Mortgagee; and (D) if a
non-monetary default which the Leasehold Mortgagee is otherwise required to cure pursuant to the
provisions of this subparagraph (c)(4) is not reasonably susceptible to cure within the Leasehold
Mortgagee Cure Period, the Leasehold Mortgagee shall be deemed to be in compliance with the
requirements hereof as long as it has commenced action to cure such default within the Leasehold
Mortgagee Cure Period, and diligently pursues such cure to completion, provided that it completes
the cure of such default within 120 days of after receiving written notice of default. For purposes
of this Section 22(c)(4), the phrase “non-monetary defaults” shall not apply to any failure of the
Tenant to have undertaken or completed contemplated constructions related to the Property; or any
failure of the Tenant to rebuild any damaged or destroyed Improvements located on the Property.
Also, for purposes of this Section 22(c)(4), in the event that the Tenant shall have
obtained judicial delay or restriction upon any actions of the Leasehold Mortgagee to enforce any
and all obligations owing to Leasehold Mortgagee, including foreclosing on the Leasehold Mortgage,
or the Tenant shall have sought or been subjected to any bankruptcy proceedings which include or
result in the delay or restriction upon any actions of the Leasehold Mortgagee to enforce any and
all obligations owing to Leasehold Mortgagee, including foreclosing on the Leasehold Mortgage, then
during any period of such delay or restriction the periods of time referred to in the first two
sentences of this Section 22(c)(4) shall be suspended and shall resume running upon the expiration
of any applicable appeal period in relation to the court orders and/or expiration
periods which are applicable, if such court orders or expiration dates would permit the Leasehold
Mortgagee to proceed with curing any defaults or foreclosing on the Leasehold Mortgage. Such
Leasehold Mortgagee may become the legal owner and holder of Tenant’s interest under this Lease by
foreclosure or assignment in lieu of foreclosure; but no third party other than Leasehold Mortgagee
shall be entitled to acquire Tenant’s interest under this Lease by foreclosure or assignment in lieu
of foreclosure unless and until such proposed acquirer or assignee shall have satisfied the
requirements set forth in Section 16(a)(l)(b)-(c).

          (d) In the event of termination of this Lease prior to the expiration of the term, by reason
of any default or for any other reason including, without limitation any rejection or
disaffirmance pursuant to the Bankruptcy Code or pursuant to any insolvency or other law affecting
creditors’ rights but excluding any termination by reason of condemnation or casualty as provided
in Sections 15 and 16 herein or the default of Tenant and the failure to cure such

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default by the Leasehold Mortgagee after having notice thereof as provided in subparagraph (c)(4)
above as a result of such bankruptcy proceeding, Landlord shall serve upon the Leasehold Mortgagee
written notice that the Lease has been terminated together with a statement of any and
all sums which would at that time be due under this Lease but for such termination, and of all
other defaults, if any, under this Lease then known to Landlord. Such Leasehold Mortgagee shall
thereupon have the option to obtain a new lease in accordance with and upon the
following terms and conditions:

               (1) Upon written request of the Leasehold Mortgagee within sixty (60) days after service of
such notice that the Lease has been terminated, Landlord shall enter into a new lease of the Leased
Premises with such Leasehold Mortgagee, or its designee, as set forth in clause (2) below. If the
new lease is to be with an individual or entity other than the Leasehold Mortgagee, as a direct
party, then such individual or entity, as designee of the Leasehold Mortgagee, shall have satisfied
the requirements set forth in Section 16(a)(l)(b)-(d).

               (2) Such new lease shall be effective on the date of termination of this Lease and shall be
for the remainder of the term of this Lease, at the rent and upon all the agreements, terms,
covenants and conditions hereof, including any applicable rights of renewal. Such new lease shall
require the tenant thereunder to perform all unfulfilled obligations of Tenant under this Lease
which are reasonably susceptible of being performed by such tenant. Upon the execution of such new
lease, the tenant named therein shall pay all sums which would at the time of the execution thereof
be due under this Lease but for such termination and shall pay the reasonable expenses (including
but not limited to attorneys’ fees and costs) incurred by Landlord in connection with such defaults
and termination, the recovery of possession of said Leased Premises and the preparation, execution
and delivery of such new lease. Upon execution and delivery of such new lease, such tenant shall be
entitled to an adjustment in the amount otherwise owed pursuant to the terms of this paragraph,
such adjustment to be equal to the net income, if any, derived by Landlord from the Leased Premises
during the period from the date of termination of this Lease to the date of execution of the new
Lease.

               (3) Any such new lease shall maintain the same priority as this Lease with regard to any
Leasehold Mortgage affecting the Property or any part thereof or any other rights, liens or
encumbrances thereon. The provisions of the immediately preceding sentence shall be self-executing;
provided, however, Landlord shall execute such reasonable documents as are necessary to effectuate
the foregoing.

          (e) Except as otherwise provided in this Lease, this Lease may not be
modified, amended, or canceled by the mutual agreement of Landlord and Tenant or surrendered
without the express written consent of the Leasehold Mortgagee. The provisions of this Section
shall survive the expiration or earlier termination of this Lease.

          (f) If Landlord and Tenant shall acquire the interest of the other hereunder, this
Lease shall remain outstanding and no merger of the leasehold into the fee interest shall be deemed
to have occurred.

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          (g) If any Leasehold Mortgagee shall acquire title to Tenant’s interest under this Lease by
foreclosure, assignment in lieu of foreclosure or otherwise, or under a new lease pursuant to
subsection (d) above, the same shall not be deemed to constitute an assignment or transfer of this
Lease or of the leasehold estate thereby created, and such Leasehold Mortgagee may assign such
interest under this Lease or in such new lease (subject to the terms of Paragraph
 16 (a)(i) regarding assignment) and shall thereupon be released from all liability for the
performance or observance of the covenants and conditions in this Lease or in such new lease
contained on Tenant’s or Tenant’s part to be performed and observed from and after the date of such
assignment; provided, however, that the assignee of such Leasehold Mortgagee shall have expressly
assumed this Lease or such new lease and written evidence of such assumption shall have been
submitted to Landlord.

          (h) Landlord acknowledges that as between Landlord and Leasehold Mortgagee, its nominee or a
purchaser at a foreclosure or other sale, this Lease shall not be deemed to be terminated
notwithstanding the rejection of the Lease by Tenant or its representative in any proceeding under
the Bankruptcy Reform Act of 1978 (the “Bankruptcy Code”), as amended, or any other insolvency law,
provided that Leasehold Mortgagee, its nominee or a purchaser at a foreclosure sale confirms in
writing that it is bound by the terms and conditions of the Lease to the same extent as Tenant
named therein.

          (i) Each Leasehold Mortgagee shall be given notice of any litigation, arbitration or other
proceeding relating to this Lease and any dispute between the parties thereto and shall have the
right to intervene in any such litigation, arbitration or other proceeding, but only to the extent
of its interest as mortgagee, as its interest may appear, and not as a direct party to such
litigation, arbitration or other proceeding. In any event, each Leasehold Mortgagee
shall receive a copy of any award or decision made in such litigation, arbitration or other
proceeding.

          (j) In the event of default by Tenant in any Leasehold Mortgage, and
regardless of the enforcement of Leasehold Mortgagee’s rights thereunder, Leasehold Mortgagee
shall not have the right to remove any property, including any buildings, equipment or other
improvements that constitute its collateral, from the Leased Premises. At the termination of this
Lease, all such improvements shall be the property of Landlord.

     23. Indemnifications.

          (a) Tenant’s Obligation. During the Lease Term, Tenant shall indemnify and
save Landlord, and its agents, employees, successors and assigns, harmless
against all penalties, claims or demands of whatsoever nature arising from
Tenant’s use of the Property, except those which shall result, in whole or in
part, directly or indirectly, from the default or negligence of Landlord, its
agents, employees, successors and assigns.

          (b) Survival. The indemnifications set forth in this Section 23 shall survive the expiration,
cancellation or termination of this Lease.

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     24. Defaults.

          (a) In the event Landlord shall neglect to pay when due any obligations on any mortgage
or encumbrance affecting title to the Leased Premises and to which this Lease shall be subordinate
and with respect to which Tenant does not have an existing non-disturbance agreement, or in the
event Landlord shall fail to perform any obligation specified in this Lease, or if Landlord shall
be in material default of any representation, warranty, or covenant of Landlord, then Tenant may,
after the continuance of any such default for seven (7) days after written notice
thereof by Tenant to Landlord, pay said principal, interest or other charges or cure such default,
all on behalf of and at the expense of Landlord and do all necessary work and make all necessary
payments in connection therewith and Landlord shall, on demand, pay Tenant, forthwith, the amount
so paid by Tenant.

          (b) Tenants Default:

               Events of Default Defined. Each of the following events in this Section 24(b)
shall constitute an “Event of Default” under this Lease:

               1. If Tenant shall fail to pay Minimum Rent of any other sum payable to Landlord
hereunder when due and such failure shall continue uncured for more than thirty (30)
days.

               2. A material breach of the provisions of this Lease not described elsewhere in
this Section 24 which shall continue for a period of thirty (30) days after receipt of
specific written notice from Landlord, which notice described in detail the nature of the breach.

               3. If a receiver or trustee is appointed to take possession of all or
substantially all of the assets of Tenant and such receiver or trustee is not removed within ninety
(90) days.

               4. If Tenant makes a general assignment of a majority of its assets for the
benefit of creditors;

               5. If any bankruptcy, reorganization, moratorium, insolvency, creditor adjustment
or debt rehabilitation proceeds or the like in which Tenant is the debtor subject of such
proceedings are instituted under any state or federal law by Tenant, and/or are commenced against
Tenant and are not dismissed within ninety (90) days after commencement;

               6. If levy, execution, or attachment proceedings or other process of law are
commenced upon, on or against substantially all of Tenant’s assets, and such proceedings are not
dismissed or stayed within ninety (90) days after commencement, and no action is then
pending for dismissal or stay thereof, or

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               7. If a liquidator, receiver, custodian, sequester, conservator, trustee, or other
similar judicial officer is applied for by Tenant or appointed for Tenant, and such appointment
shall not have been vacated within ninety (90) days.

               8. If Tenant shall assign or sublet, or execute any document purporting to assign or sublet,
any interest under this Lease in violation of Section 16 hereof; or

               9. If Tenant shall fail to vacate or surrender
the Leased Premises to
Landlord upon the expiration of the Term as provided in this Lease.

          (c) Remedies of Landlord. Landlord may, at any time after the occurrence of an Event of
Default, and in addition to all other available legal or equitable rights and remedies, elect any
one or more of the following remedies (provided that if Tenant shall cure any Event of Default
prior to Landlord’s commencement of any available remedy therefore, then only in such event
Landlord shall not exercise any remedies with respect to such Event of Default):

               1. Landlord shall be entitled to all current rent due plus the liquidated damages provided
in paragraph 19 (a) plus all other monies then due under the terms of this Lease.

               2. Landlord may, on a date specified by written notice to Tenant, which date must be at lease
ten (10) days after delivery of such notice, enter upon and repossess the Leased Premises by
summary proceedings, ejectment or otherwise, and dispossess Tenant and remove Tenant and all other
persons and property from the Leased Premises and have, hold and enjoy the Leased Premises and the
rents and profits therefrom.

               3. Except as otherwise provided, all rights and remedies of Landlord enumerated in this
Section 24 shall be cumulative, and none shall exclude any other right or remedy allowed by law.

               4. In addition to the other remedies provided in this Lease, Landlord
shall be entitled to seek an injunction restraining a material violation or attempted material
violation of any of the covenants, agreements or conditions of this Lease by Tenant.

               5. Upon termination of this Lease, or when required pursuant to
Section 24 of this Lease, Tenant shall surrender possession and vacate the Leased Premises
immediately and deliver possession thereof to Landlord, and Tenant hereby grants to Landlord full
and free license following termination of this lease to enter into and upon the Leased Premises in
such event with process of law and to repossess the Leased Premises, and to expel or remove Tenant
and any others who may be occupying or within the Leased Premises, and to remove any and all
property therefrom, in accordance with this Lease and at law.

               6. The provisions of paragraph 22 pertaining to default shall apply to the
provisions of this paragraph if a Leasehold Mortgage of Tenant is in effect at the time of default.

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     25. Hazardous Material.

          (a) Landlord’s Representations. Landlord represents that, to the best of its actual
knowledge, without inquiry, and except as disclosed below or set forth on Exhibit “N”,
there are not now nor have there been any Hazardous Materials (as defined below) used,
generated, stored, treated or disposed of on the Property in violation of applicable governmental
regulations. Landlord’s representations to Tenant under this Section shall survive the cancellation
or termination of this Lease.

          (b) Tenant’s Representations. Tenant warrants and agrees that it will not use,
maintain, generate, store, treat or dispose of any Hazardous Materials in or on the Property in
violation of applicable governmental regulations. Tenant hereby indemnifies Landlord from and
against any loss, liability, claim or expense, including, without limitation, cleanup, engineering
and reasonable attorneys fees and expenses that Landlord may incur by reason of any investigation
or claim of any governmental agency or third party for any actions taken by Tenant, its agents,
licensees, subtenants, concessionaires, contractors or employees at the Property during the term of
this Lease in violation of the above covenant. Tenant’s indemnity to Landlord under this paragraph
shall survive the cancellation or termination of this Lease.

          (c) Affirmative Obligations. At any time prior to the Commencement Date, Tenant
(or Tenant’s contractor) may inspect the Property and the nearby surrounding property for the
presence of Hazardous Materials. If Hazardous Materials are discovered on the Property or any of
the nearby surrounding property beyond the levels which may require investigation and/or
remediation under applicable environmental laws, Landlord may, at its sole cost and expense, remedy
and cleanup such problem in accordance with all applicable governmental regulations. If
Landlord does not remediate such Hazardous Materials condition prior to the Commencement Date,
Tenant may, within thirty (30) days thereafter, cancel this Lease by giving notice to Landlord and
returning possession of the Leased Premises to Landlord and, in such event, Tenant will thereafter
be relieved of all further liability under this Lease. Landlord and Tenant agree to enter into an
Environmental Indemnity Agreement, a copy of which is attached hereto as Exhibit Q.

          (d) Definition. For purposes of this Section, the term “Hazardous
Materials” shall mean any toxic or hazardous waste or substances (including asbestos and
petroleum products) which are regulated by applicable local, state or federal environmental laws
or regulations.

     26. Condition of Property at Termination. (a) At the expiration or earlier
termination of the Lease Term Tenant shall surrender the Leased Premises, together with
alterations, additions and improvements then a part thereof, in good order and
condition, except for the ordinary wear and tear. All furniture and trade fixtures installed
in the Improvements at the expense of Tenant, shall remain the property of Landlord., At the expiration of the Lease Term, the Tenant, at the option of the Landlord, shall
be responsible for demolition and removal of any improvements that the Tenant has made during the
Lease Term.

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          (b) Landlord shall retain a first lien security interest in the furniture, fixtures,
equipment, ski lifts, skis and all other leased items set forth in the attached exhibits and in all
replacements of the aforesaid personalty and realty. UCC-1’s shall be filed securing Landlord’s
interest which shall be a first lien on the said personalty and realty.

     27. Holding Over. In the absence of any written agreement to the contrary, if
Tenant should remain in occupancy of the Leased Premises after the expiration of the Lease Term, it
shall so remain as a tenant from month-to-month and all provisions of this Lease applicable to such
tenancy shall remain in full force and effect, except that Annual Rent payable during such holdover
tenancy shall be one hundred twenty-five percent (125%) of the Annual Rent payable at the end of
the Lease Term.

     28. Signage. Tenant shall have the right to place the maximum amount of exterior
or interior signage on the Property as may be permitted by applicable governmental laws or
ordinances. Signage by Tenant will not interfere with Landlord developments.

     29. Capital Expenditure Requirement.

          (a) Tenant shall build, install, place or erect improvements to the Property which total a
minimum of One Million Five Hundred Thousand Dollars ($1,500,000.00) during the first three (3)
years of the Lease Term, provided that Tenant has made a total of Five Million Dollars
($5,000,000.00) of Improvements during the first three (3) years under this lease and under a lease
that Tenant has entered into as of the date hereof between Tenant and Big Boulder Corporation.

          (b) Improvements for the purposes of 29(a) shall consist of chair lifts, snow-making equipment, groomers, computer wiring, building renovations, new buildings and ski facility
maintenance equipment.

          (c) Security for the improvements to be installed under the terms of this paragraph shall be
set forth in the attached Escrow Agreement which is incorporated herein.

     30. Excepted from Property.

          (a) Landlord shall, during the term of this Lease or any extension thereof, retain the use of
two (2) offices and a real estate sales booth, containing of approximately Two
Thousand Two Hundred Twenty-Five (2,225) square feet in the Building. Landlord shall pay no
rent or other expenses for these offices and booth.
Landlord shall provide their own telephone service to these offices.

          (b) Landlord’s use of the excepted areas shall be three hundred sixty-five (365) days per
year and twenty-four (24) hours a day.

          (c) Landlord shall have full use of any restrooms on the Property for use by its employees.

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          (d) Landlord shall have full use of the parking lot(s) on the Property for its golf course
including a temporary clubhouse for the golf course, its tennis courts and pool all from April
1 to November 30 of each year at no cost to Landlord. Landlord will provide Tenant
with a certificate of insurance for liability insurance in connection with this use.

          (e) Landlord shall at its option maintain automatic teller machines (“ATMs”) at
the property, and bear the expenses of, and enjoy the profits of, said ATMs.

     31. Mechanics’ Liens.

          (a) Tenant covenants that it shall not (and has no authority to) create or allow any
encumbrance against the Property, or any part of any thereof or of Landlord’s interest therein.

          (b) Tenant covenants that it shall not suffer or permit to be created, or to remain, any lien
or claim thereof (arising out of any work done or services, material, equipment or supplies
furnished for or at the request of Tenant or by or for any contractor or subcontractor of Tenant,
other than such furnished by Landlord) which is or may become a lien upon the Property, or any part
of any thereof or the income therefrom or any fixture, equipment or similar property therein.

          (c) If any lien or claim shall be filed, Tenant shall within ten (10) days after the filing
thereof, cause the same to be discharged of record by payment, deposit, bond or otherwise. If
Tenant shall fail to cause such lien or claim to be discharged and removed from record within that
period, then, without obligation to investigate the validity thereof and in addition to any other
right or remedy Landlord may have, Landlord may, but shall not be obligated to, contest the lien or
claim or discharge it by payment, deposit, bond or otherwise; and Landlord shall be entitled, if
Landlord so decides, to compel the prosecution of an action for the foreclosure of such lien by the
lienor and to pay the amount of the judgment in favor of the lienor with interest and costs. Any
amounts so paid by Landlord and all costs and expenses, including attorney’s fees, incurred by
Landlord in connection therewith, together with interest at the Lease Interest Rate from the
respective dates of Landlord’s making of the payment or incurring of the cost or expense, shall
constitute Additional Rent payable by Tenant under this Lease and shall be paid by Tenant to
Landlord promptly on demand.

          (d) Notwithstanding anything to the contrary in this Lease or in any other writing signed by
Landlord, neither this Lease nor any other writing signed by Landlord shall be construed as
evidencing, indicating, or causing an appearance that any erection, construction, alteration or
repair to be done, or caused to be done, by Tenant is or was in fact for the immediate use and
benefit of Landlord. Further, notwithstanding anything contained herein to the contrary, nothing
contained in or contemplated by this Lease shall be deemed or construed in any way to constitute
the consent or request on the part of Landlord for the performance of any work or services or the
furnishing of any materials for which any lien could be filed against the Property or any part of
any thereof, nor as giving Tenant any right, power, or authority to contract for or permit the
performance of any work or services or the furnishing of any materials for which any lien could b
filed against the Property or any part of any thereof.

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     32. Estoppel Statement.

          (a) Tenant from time to time, within ten (10) days after request by Landlord, shall execute,
acknowledge and deliver to Landlord a statement, which may be relied upon by Landlord or any
proposed assignee of Landlord’s interest in this Lease or any existing or proposed mortgagee or
ground lessor or purchaser of the Property or any interest therein, certifying (i) that this Lease
is unmodified and in full force and effect (or that the same is in full force and effect as
modified and listing the instruments of modification); (ii) the dates to which Minimum Rent and all
other charges have been paid; (iii) whether or not Landlord is in default hereunder or whether
Tenant has any claims or demands against Landlord (and, if so, the default, claim and/or demand
shall be specified); (iv) if applicable, that Tenant has accepted possession and has entered into
occupancy of the Property; (v) the Lease Commencement Date and the Termination Date, and certifying
as to such other matters as Landlord may reasonably request. Tenant acknowledges that any such
statements so delivered by Tenant may be relied upon by Landlord, any landlord under any ground or
underlying lease, or by any prospective partner, purchaser, mortgagee, lender, or any assignee of
any mortgage.

          (b) The failure of Tenant to execute, acknowledge and deliver to Landlord a written instrument
in accordance with the provisions of this Section 32 within the ten (10) day period
above provided shall constitute an acknowledgment by Tenant, which may be relied upon by Landlord,
or by any prospective purchaser, mortgagee, lender, or any assignee or any mortgage that this Lease
has not been modified, supplemented or amended except as set forth in Landlord’s request, and is in
full force and effect (or in full force and effect as so modified, supplemented or
amended), that the Minimum Rent, Additional Rent and any other charges arising hereunder have not
been paid beyond the respective due dates immediately preceding the date of such request, that
Tenant has no right of set-off or other defense to this Lease and of the truth of such other facts
and conditions as shall have been requested to be certified, and shall constitute, as to any person
entitled to rely as aforesaid, a waiver of any defaults which may exist prior to the date of such
request. [Notwithstanding the foregoing, Tenant’s failure to furnish such written instrument, within
the time period provided herein after Landlord’s request therefor, shall constitute a default under
this Lease.]

     33. Transfer
of Existing Business Operations.

          (a) Landlord is the current operator of the Jack Frost Ski Resort. Landlord has available food
and food related product inventory from its operation of the ski resort as set forth on
Exhibit “D” attached hereto, and made a part hereof. Tenant shall pay to Landlord on
December 1, 2005, the sum of Thirteen Thousand Seventy-Five and 00/100 Dollars ($13,075.00) for the
acquisition of said inventory set forth on Exhibit “D”, which purchase price shall be
the lower of cost or market value.

          (b) Landlord is the current operator of the Jack Frost Ski Resort. Landlord has available
retail sales inventory from its operation of the ski resort as set forth on Exhibit “E”
attached hereto, and made a part hereof. Tenant shall pay to Landlord
on December 1, 2005, the
sum of Eighty-Five Thousand Three Hundred One and 00/100 Dollars ($85,301.00) for the

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acquisition of the equipment set forth on Exhibit “E”, which purchase price shall be the lower of
cost or market value.

          (c) For all ski equipment or other items (i.e., uniforms) ordered by Landlord for
the forthcoming ski season, Tenant shall attempt to release Landlord from the obligations for said
purchase and have assigned to Tenant such purchase order(s). If Tenant cannot accomplish the above,
then Tenant shall pay Landlord for all equipment ordered by Landlord for its ski facility which
items were ordered prior to the date of this Lease. Payment to Landlord shall be within five (5)
days of receipt of the invoices due from Landlord to Tenant.

          (d) In the course of preparing the Jack Frost Ski Resort for the 2005-2006 season, Landlord
has incurred certain marketing expenses as set forth on Exhibit “F” attached hereto,
and made a part hereof. Tenant shall pay to Landlord on December 1, 2005, the sum of Eighty-nine
Thousand, Forty-three and 52/100 Dollars ($89,043.52) to reimburse Landlord for the prepaid
marketing expenses set forth on Exhibit “F”.

          (e) Landlord shall transfer to Tenant as part of this Lease all existing ski equipment in
Landlord’s possession free and clear of all liens and encumbrances except those set forth in
paragraph “c” hereinabove.

          (f) In course of preparing the Jack Frost Ski Resort for the 2005-2006 season,
Landlord has incurred certain insurance premiums as set forth on Exhibit “G” attached hereto, and
made a part hereof. Tenant shall pay to Landlord on December 1,2005, the sum of Zero and 00/100
Dollars ($0.00) to reimburse Landlord for the prepaid insurance premiums set forth on Exhibit “G”.

          (g) In the course of preparing the Jack Frost Ski Resort for the 2005-2006 season, Landlord
has incurred certain dues as set forth on Exhibit “H” attached hereto, and made a part hereof.
Tenant shall pay to Landlord on December 1, 2005 the sum of Two Thousand, Six Hundred, Twenty-three
and 00/100 Dollars ($2,623.00) to reimburse Landlord for the prepaid
dues set forth on Exhibit “H”.

          (h) Landlord, in preparation for the 2005-2006 ski season, has sold certain ski
packages (including banquet packages / food packages, as per the record of bookings maintained at
the sales office) and/or tickets and/or vouchers. Said packages, tickets and vouchers are more
specifically set forth on Exhibit “I” attached hereto, and made a part hereof. Tenant
agrees to
honor at no cost to Landlord and at no additional cost to the purchaser of said
packages, tickets  and vouchers, the packages, tickets and vouchers set forth on Exhibit “I”, or
any rates quoted to Landlord’s customers.

          (i) Tenant agrees that the ski packages or ticket prices advertised by Landlord for the
2005-2006 ski season will be honored by Tenant, who shall not change, alter, or increase ticket
prices previously set by Landlord for the 2005-2006 ski season.

          (j) Landlord has leased certain equipment and has certain service contracts, more
particularly set forth on Exhibit “J” attached hereto, and made a part hereof. Tenant agrees

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to assume said leases and be solely responsible for and indemnify Landlord from the obligations of
said leases. Tenant shall contact all of the lessors of the leased equipment and service agreements
as set forth on Exhibit “J” and shall make reasonable efforts to have said leases and
contracts assigned to Tenant and Landlord released from all obligations under said leases or
contracts.

          (k) Landlord has engaged the rental of certain billboards for marketing purposes,
as more specifically set forth on Exhibit “K” attached hereto and made a part hereof.
Tenant shall pay for and be responsible for the billboards for all expenses incurred beginning
December 1, 2005. Tenant shall contact all of the companies with which Landlord has
contracts for billboard advertising as set forth on Exhibit “K” and shall have said contracts
assigned to Tenant and Landlord released from all obligations under said contracts. Tenant shall
have the use of only the billboards set forth in Exhibit “K”.

          (l) Tenant shall assume, at no cost to Landlord, the responsibility for and shall
honor all ski related gift certificates or vouchers or passes previously purchased by customers of
Landlord up to a maximum of Ten Thousand Dollars ($10,000.00) provided that Landlord will reimburse
Tenant for fifty percent (50%) of retail merchandise purchases made with the gift certificates,
vouchers or passes.

          (m) Landlord
had, prior to entering into this Lease, agreed to an Arts and Crafts
Festival in October, 2005. Landlord agrees to have assigned to Tenant all of the obligations of
Landlord under the said Agreement for the Arts and Crafts Festival and shall be responsible for
Landlord’s obligations under the terms of that Agreement. This event having already occurred, it is
agreed that the Tenant shall receive the revenues, and be responsible for the expenses thereof.

          (n) Tenant shall during the term of this Lease, and any renewals thereof, maintain detailed
records of all inspections for health and safety by any local, state or federal agencies. Copies of
all safety inspections and health inspections shall be forwarded to Landlord for their review
within thirty (30) days of receipt of same by Tenant. All deficiencies in any report
shall immediately be corrected by Tenant. Failure to correct any deficiency within thirty (30) days
of receipt of same by Tenant shall be a breach of this Lease.

          (o) Tenant shall at all times, consider, and will comply with all existing or future safety
recommendations of the National Ski Area Association and the Pennsylvania Ski Area Association in
regard to the operation, design and type of equipment utilized by
Tenant on the Property or
any other recommendation for operation, design, or otherwise
affecting the use of the Property.

          (p) Landlord shall have the unlimited right to inspect the Property. If in
Landlord’s reasonable opinion, the Property or any part thereof, needs repair, maintenance or
replacement, Tenant shall repair, service, maintain or replace any portion of the Property so
determined to be deficient by Landlord.

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          (q) Landlord currently operates and “800” number for its real estate sales and ski
operations. Landlord and Tenant desire to keep that number in service until April 30, 2006. The
cost of maintaining that number and the cost of the employees to service that number (their wages
and benefits) shall be borne by Landlord and Tenant equally. Landlord shall have the right to
terminate the phone number after April 30, 2006. In the event that Landlord does not
terminate the phone number, then after April 30, 2006 Landlord shall be responsible for all costs
and expenses associated thereto.

          (r) Landlord
currently has a website, jfbb.com. Landlord shall assign the
ownership of the website to Tenant. Tenant shall pay for the costs for the fees and maintenance of
this website. Tenant shall have the right to use the website subject to the approval of Landlord of
all information relating to the real estate operations of Landlord or its affiliates or
subsidiaries Blue Ridge which is placed on the website. Until April 1, 2006, Landlord
shall have an unlimited right to link to said website for real estate purposes.

          After April 1, 2006, Landlord shall have the unrestricted right, without charge, to post a
prominently displayed link on the homepage of said website for Landlord or its affiliates or
subsidiaries real estate operations and to advertise on the web site or for any other purpose at no
cost to Landlord. Upon termination of the Lease the website shall belong to Landlord and the
registration of the website shall be transferred to Landlord’s name.

          (s) In the event that any employee of Peak is needed at any time for any investigation,
testimony, deposition, or otherwise, relating to any claim, action or lawsuit against Landlord or
any affiliate of Landlord, Tenant shall make such employee of Tenant available to Landlord at no
cost to Landlord at any time requested by Landlord.

          (t) Tenant shall utilize only the name “Jack Frost” on its advertising and for the
ski facility. No other name may be used to identify the ski facility except to note that it is
operated by Peak Resorts.

          (u) From
November 1st through April 30 of every year of this Lease or any extension or renewal
thereof, Tenant shall be responsible for all snow clearing, ice removal, placement of anti-skid
material on all roads, parking areas, or driveways currently maintained by Landlord and which in
the future will be the responsibility of Landlord to maintain (i.e. Road “C”).
Tenant shall bill Landlord for the services rendered above on a monthly basis at a cost to Landlord
no greater than the amount, on a per hour basis, paid by Kidder Township for outside contractors
for snow removal plus Tenant’s cost for snow melting materials. Tenant shall
indemnify and hold harmless Landlord for any action or cause of action related to the above
services. Landlord may terminate this provision of the Lease at any time upon ten (10) days notice
to Tenant.

          (v) Any invoice or monies due for any item owed to landlord pursuant to the above subparagraph
will be paid by Tenant on December 1, 2005 or if the invoice or monies due have not been provided to
Tenant by Landlord then payment shall be due within ten (10) days of notification by Landlord to
Tenant of the amount due. The provision of this paragraph applies to

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the Lease dated August 31, 2005. The right to cure monetary defaults does not apply to
the provisions of this paragraph 33.

     34. Ski Passes. Tenant shall provide to Landlord twenty-five (25)
season passes and five (5) daily passes per day for all facilities at the Property each year
prior to November 1st for each upcoming ski season. Any of the passes shall include use of lifts,
lessons, ski equipment rental and snow tubing. Each daily pass shall be valid for one (1) day. Any
of the passes may be used by Landlord or any of their employees,
guests, or other third parties as
they may desire. All passes will be good at both Jack Frost Ski Resort and Big Boulder Ski Resort.

     35. Subdivision.

          (a) Landlord is in the process of subdividing portions of its land for subdivisions and
Planned Residential Developments (hereinafter referred to as “Subdivisions”) some of which are part
of the land which is being leased herein, and part of it is other lands adjoining the Property
being leased herein to Tenant. Tenant acknowledges that there are Subdivisions being prepared by
Landlord and/or are in the process of having infrastructure installed or erected on the Property
for said Subdivisions. Further, Tenant acknowledges that the Landlord or its affiliates may be the
builder of some of the homes and/or buildings to be constructed in said Subdivisions and may have
non-affiliated companies or individuals purchase lots and build homes and/or other structures in
said Subdivisions. Further, Tenant acknowledges that there are numerous water, sewer, storm water,
utilities and other easements associated with said Subdivisions that cross or will cross the
Property being leased to Tenant. Tenant acknowledges that they have reviewed Landlord’s development
plans and conceptual plans for Jack Frost National Golf Course, Jack Frost Golf Course
PRD, Jack Frost Ski PRD, Boulder Lake Village Subdivision, Lake Shore Subdivision, Round Pond
Subdivision, Pheasant Run and Slope Side Subdivision and agrees that said plans and
developments do not interfere with Tenant’s ski operations., Therefore, Tenant agrees as follows:

               (1) Landlord shall have the right and easements at any time during the term of this
Lease, or any extensions thereof, to enter the Property being leased
to Tenant and to have ingress,
egress and regress for the purposes of access or construction of any structures, improvements,
roads, utilities, storm water facilities or other subdivision or PRD improvements to be erected in,
or under the Property for the Subdivisions of Landlord or any future Subdivisions developed whether
adjacent to the Property or not and to install the infrastructure or have others install the
infrastructure for the benefit of said Subdivisions, provided that such location or use of the
easement does not interfere with Tenant’s operation of a ski facility.

               (2) Landlord shall have the right to install upon the Property being leased to
Tenant water, sewer, and utility lines and storm water controls for the purposes of the benefit of
said Subdivisions. The expense for the construction of said water lines, sewer lines, utility
lines, and storm water controls shall be the responsibility of Landlord provided that such location
does not interfere with Tenant’s operation of a ski facility.

29

 

               (3) Landlord shall have the right to erect upon the Property being leased to Tenant any
water towers, wells, storm water controls, water lines, sewer lines, which structures or equipment
may permanently reside on or under the Property leased to Tenant, provided that such location does
not interfere with Tenant’s operation of a ski facility. Landlord hereby reserves for itself, its
customers, tenants, subtenants, licensees, grantees, successors and assigns, for the length of this
lease or any renewal thereof, an easement for the withdrawal of water from the wells now located on
the Property or to be installed on the Property leased to Tenant or which in the future may be
located on the Property.

               (4) Tenant agrees that all restrictions and requirements for all Subdivisions as imposed by
Kidder Township, Pennsylvania Department of Environmental Protection, Carbon County Planning
Commission, Delaware River Basin Commission, or any other federal, state or local governmental
agency necessary for the completion, erection, or installation of improvements or structures within
said Subdivisions which are a burden on the Property leased to Tenant shall be permitted by Tenant
to be installed, erected or placed upon the Property being leased to Tenant, all of which shall be
at the cost of Landlord.

               (5) Tenant shall not interfere with the installation, erection, placement, use,
repair, maintenance or replacement of any of the aforesaid structures, equipment, water lines,
sewer lines, utility lines, storm water controls, by Landlord on the Property, provided that such
installation, erection, placement, use, repair, maintenance or replacement does not interfere with
the Tenant’s operation of a ski facility.

               (6) Landlord shall have the right to construct access area (paths, walkways, ski
paths, alleyways, cart path, ski runs, etc.) from its Subdivisions across, through and over the
Property leased to Tenant some of which are to provide access to the Tenant’s Buildings and ski
slopes, all of which access areas shall be maintained by Tenant. The location of such access areas
shall be mutually agreed upon by Landlord and Tenant. The cost for construction of these access
areas shall be paid by Landlord or their successors or assigns. All liability for these access
areas after construction by Landlord shall be borne solely by Tenant. Tenant shall be responsible
for snow-making for the access points to the Ski Area from the subdivisions during ski season to
permit the residents of Landlord’s developments to ski on and off the access ways from their
developments for the portion of the access way on the Leased Premises, provided, however, Tenant
shall only be obligated to use the then existing snow making equipment and shall be under no
obligation to purchase additional snow making equipment for this purpose.

               (7) A
portion of the Leased Premises, as shown on Exhibit “O” (the
“Jack Frost Ski PRD Area”), is
intended by Landlord to be a portion of the Jack Frost PRD project being developed by Landlord.
That project will include one or more condominiums and planned communities. Landlord shall have the
right to create such projects and condominiums communities and planned communities and to include
the PRD Area as part of such community or communities. Landlord may cause the PRD Area to be one or
more units (or a portion thereof) of such communities, ownership of which unit shall initially
remain in Landlord. When such communities are created, if required by
Landlord, Tenant shall execute an amendment to this Lease confirming that the PRD Area that is
a portion of the Leased Premises shall be such

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unit. Tenant shall cause its liability insurance policies, as described in Paragraph 6 (a), to
name, in addition to Landlord, the applicable condominium and homeowners’ associations as
additional insureds, and Tenant shall indemnify and hold harmless Landlord and those associations
for any claims or damages resulting from Tenant’s operations, whether or not insured.

     (b) Tenant shall have the right to remove water from ponds or streams on
the Property for the purposes only of making snow subject to all federal, state and local
governmental rules and regulations including Delaware River Basin Commission.

     (c) Landlord, their successors or assigns, shall have the right to provide treated water from
Landlord’s sewage treatment plant for snow making to Tenant who shall accept such treated water and
utilize it for snow making purposes.

     (d) All wells on the Leased Premises shall remain the property of Landlord for Landlord’s use.
Upon central water being available to Tenant, Tenant shall connect to said central water system at
Tenant’s sole cost and expense. Until such central water system is available for Tenant’s hookup
Tenant shall use the existing wells for drinking water.

     (e) A pump house exists on the property leased to Tenant. The pump house provides
pumps for water removal for snow-making for the Leased Property. The pump house also provides water
lines for the water provided for irrigation to the golf course entity. The golf course entity shall
be entitled to access the pump house and have full use of and access to all water lines at no cost
to Landlord or the golf course entity. The golf course entity shall maintain its own pumps and
electrical meter for electricity for the pumps. The Tenant shall maintain its own pumps for water
removal and its own electric meter for the pumps. Tenant shall be solely responsible for the
repair, replacement and maintenance of all water lines on the Property, whether used by Tenant or
Landlord, or its subsidiaries, affiliates or assigns or the golf course entity, unless it is caused
by Landlord’s, or its affiliates, negligence. Tenant shall also be solely responsible for the
repair, replacement and maintenance of the pump house. Tenant shall be solely responsible for
obtaining and preparing all information necessary for all reports to be submitted pertaining to
water withdrawal from the Tobyhanna Creek or any other water source.

     The parties further agree that the road to the pump house shall be retained by Landlord, but
maintained, repaired, insured, and plowed of snow by Tenant. Further, Tenant shall not have the
exclusive use of this roadway, but shall share its use with Landlord, its licensees, tenants,
guests or assigns and the golf course entity. Either party will have the right to use poles on the
Property or off the Property along the pump house road of the other for utilities.

     (f) Landlord, its agents, successors or assigns, shall have full access to any
water lines or water pumps on the Property leased to Tenant at any time.

     (g) Landlord reserves an unlimited easement or right of access on the Property to lay, re-lay,
install, inspect, operate, maintain, repair, alter, remove, renew, replace, add and keep any water
or sewer lines in, over, under, upon and across the Property for the benefit of Landlord and
adjacent landowners and Subdivisions, provided that these encumbrances do not interfere with the
Tenant’s operation of a ski facility.

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          (h) Some of the current parking for the Leased Property is on lands of the Landlord or future
Planned Communities or Condominium Projects. Tenant shall have the right to utilize those parking
areas designated by Landlord until such time as Landlord notifies Tenant not to utilize such
parking areas. Tenant shall be responsible to insure, repair and maintain such parking areas on the
property of Landlord. All new areas for parking for Tenant on Tenant’s Leased Property shall be
Tenant’s responsibility to repair, insure and maintain. New parking areas as shown on Exhibit “L”
will be prepared by Landlord as needed, as existing areas are closed or blocked.

          Landlord shall, at no cost to Landlord, its licensees, tenants, guests or assigns, have the
right, during non-ski season periods, to utilize the parking areas of Tenant for the golf course
parking and golf course access or other uses associated with its developments or future
developments.

          (i) The term “road” or “roadways” utilized anywhere in this lease shall include
any storm water facilities associated with the construction of said roads or roadways and any
traffic control devices or signs on or for said roads or roadways.

          (j) (1) All permits for the withdrawal of water for snow-making purposes or for
golf course irrigation shall remain with Landlord. Tenant shall be responsible to reimburse Landlord
for all labor, employee benefits, materials, permit fees, supplies or other costs and expenses
required to monitor and submit the necessary reports for the water withdrawal permits. Tenant shall
provide all information and monitoring of water withdrawal required by Landlord to maintain said
permits.

               (2) Tenant shall be responsible to read the pump meters and record the meter
readings daily at the same time each and every day. Tenant shall go to the U.S.G.S. web site and
print out the Tobyhanna Creek’s monitoring station daily report. If the monitoring station is below
22.4 cfs, all water withdrawals must cease immediately. Tenant shall be responsible for
and shall pay for all water withdrawn. Tenant shall provide all documentation requested by Landlord
regarding water monitoring and water withdrawals. Landlord does not guarantee the availability of
water for snow-making

          (k) Throughout the Leased Premises are non-public access roads. Tenant
shall repair and maintain all said access roads on the Leased Premises including snow removal.
Landlord, at anytime, shall have full rights on ingress, egress and regress over, upon and through
said access roads. No access road shall be terminated or blocked without Landlord’s prior written
permission which may be withheld at its sole discretion.

          (l) Landlord reserves the right at any time and from time to time to remove, relocate, or
demolish existing facilities including but not limited to underground storage tanks, buildings,
garages, concrete pads, parking areas, or existing equipment attach to a building or inground.
Landlord shall restore or replace such equipment, buildings or facilities on the Leased

32

 

Premises or shall provide additional area adjacent to the Leased Premises to the Tenant in
size or value to that which is removed. Any buildings that are removed or demolished shall be
replaced with buildings of a similar value except that Landlord shall have the
unrestricted right without the requirement of replacement or reimbursement, to demolish the
flightline building.

          (m) Tenant’s heavy equipment (over 20 tons), construction equipment or groomers shall not be
permitted to enter upon any entrance road to any development of Landlord’s or upon Jack Frost
Mountain Road or Road “C” except for snow removal.

     36. Liauor License.

          (a) Landlord is the owner (through its affiliates) of Liquor License No. R-20052
(hereinafter “License”).

          (b) Tenant shall form a Pennsylvania corporation which shall be a wholly owned subsidiary of
Tenant (hereinafter “Corporation”).

          (c) Landlord agrees to transfer and assign to Corporation for One Dollar
($1.00) all of Landlord’s right, title and interest in and to the License for use
only at the Property in accordance with the rules and regulations of the Pennsylvania
Liquor Control Board (hereinafter referred to as the “PLCB”) and to execute in connection therewith
all papers and documents and to provide such information as required by the PLCB in connection with
the transfer.

          (d) Corporation agrees to purchase and accept the License for use only at the Property in
accordance with the rules and regulations of PLCB and to execute in connection therewith all papers
and documents and to provide such information as required by the PLCB in connection with the
transfer.

          (e) All of the stock of Corporation shall be pledged to Landlord as security for
the return of the License upon the termination of this Lease for any reason.

          (f) The License may not be assigned, escrowed, encumbered in any manner, sold,
transferred or conveyed except to Landlord or designee.

          (g) Tenant shall utilize and pay Landlord’s attorney to represent Corporation in the
transfer of the License.

          (h) Corporation shall have a Board of Directors of no more than three (3)
members, one (1) of whom shall be appointed by Landlord and may not be removed by
Corporation’s shareholders.

          (i) Tenant and Corporation, at the termination of this Lease thereof, upon breach of this
Lease ,shall, for no monetary or other consideration, and as part of the terms of this
Lease, transfer to Landlord, or its successors or assigns, the License.

33

 

          (j) Tenant and Corporation do hereby grant to Landlord a security interest in
License and agree they will execute all necessary documents, including but not limited to an
irrevocable power of attorney to transfer said License back to Landlord upon termination of this
Lease, or upon any event of default or breach of this Lease as defined herein, and further will
perfect Landlord’s security interest in the License. The requirements of Landlord for the signing
of any document to secure Landlord’s interest in the License may be at any time during this Lease,
or after the termination of the Lease.

          (k) Tenant and Corporation shall cooperate in the transfer of the License to Landlord upon
termination or default of the Lease for any reason. No payment shall be made to Tenant or
Corporation for the transfer of the License to Landlord.

          (l) Tenant shall have Corporation’s shareholders pledge all of their stock irrevocably to
Landlord to hold as security for the transfer of the License. No officers, directors, or
shareholders may be added to the initial officers, directors, and shareholders without the prior
written consent of Landlord, which in its sole discretion, may be denied. The initial officers and
directors of the Corporation must be approved by Landlord.

          (m) All of the terms, conditions, covenants and warranties set forth in the stock pledge and
Security Agreement attached as Exhibit “M” to be signed by Corporation
shall be an obligation and covenant by Tenant and are incorporated into this Lease.

          (n) Pending the transfer of the License to Corporation all operations and sales of liquor
shall be done under the control of Landlord, on the account and to the benefit of Landlord, and
Tenant give permissive use/leave to Landlord to continue operating pursuant to a management
agreement between Landlord and Corporation of even date.

          (o) Tenant shall be solely responsible for correcting all citations by the PLCB from December
1, 2005, until the re-transfer of the License to Landlord. Any violation not corrected
within sixty (60) days of PLCB citation, or such lesser time as determined by PLCB, shall then
constitute a breach of this Lease and an Event of Default.

          (p) Corporation shall maintain Liquor Liability Insurance in an amount of no less than One
Million and 00/100 ($1,000,000.00) Dollars, which insurance shall name Landlord as an additional
insured.

          (q) Tenant and Corporation shall pay for and renew the License annually and
provide notice of such renewal by August 1 of each year.

          (r) If Tenant or Corporation is in breach of this Lease for failure to comply with PLCB rules
and regulations, failure to pay when due and License renewal fees; or receives a third PLCB
citation for any reason, Landlord shall have the remedy, in addition to all other remedies provided
for herein, for said breaches of this Lease to require the transfer of the License to Landlord who
will then be free to transfer, sell or assign the License to any person, corporation or other
entity, and Tenant shall thereafter be obligated to continue to pay the same rent and additional
rent then in effect.

34

 

          (s) Tenant and Corporation shall be responsible to pay all of the transfer costs to transfer
the License to Tenant and to transfer the License back to Landlord or its designee. Transfer costs
shall include all of Landlord’s attorney’s fees, accountant fees and PLCB fees.

          (t) Tenant will keep current all taxes due the Commonwealth of Pennsylvania including but not
limited to corporate taxes, sales taxes and income taxes.

          (u) Tenant will immediately notify Landlord of any contact from the Pennsylvania Liquor
Control Board or any police agency which effects the enforcement of rules or regulations of the
Pennsylvania Liquor Control Board.

     37. Right of First Refusal. Tenant shall have a right of first refusal
for the Land described in Exhibit “A”. If Landlord agrees to sell the Land and enters
into an Agreement of Sale for said Land, Tenant shall be provided a copy of said Agreement of Sale
and shall have fifteen (15) days from the receipt of said Agreement to exercise its right to
acquire the Land upon the same terms and conditions as set forth in the Agreement of Sale. If the
Tenant notifies the Landlord of its intention to exercise its right of first refusal with respect
to the Land, its notice, together with the underlying proposed Agreement of Sale, shall constitute
an Agreement of Sale between Landlord and Tenant and the Tenant shall proceed to closing under the
terms of the Agreement of Sale. If the Tenant notifies the Landlord in writing that it shall not
purchase the Land, or if Tenant has not notified the Landlord of its decision to purchase within
the fifteen (15) days of receipt of the offer, then Tenant shall have waived its right of first
refusal for any and all subsequent offers to purchase the Property. This right of first refusal of
Tenant shall not apply to any sale to any affiliate of Landlord or to any majority shareholder of
Landlord. This right of first refusal shall end and be null and void upon the termination of this
Lease by either Landlord or Tenant or upon the end of the Lease.

     38. Notices. All notices, demands and other communications required or permitted
to be given under this Lease shall be in writing and shall be deemed to be given when delivered
(or, if delivery is refused, on the date delivery was attempted) if sent by recognized overnight
courier, or upon three (3) business days after deposit in the U.S. Mail if sent by certified or
registered mail, postage prepaid. All notices shall be addressed to Landlord and to Tenant at the
following address:

	 	 	 	 	 
	 
	 	Tenant:	 	JFBB Ski Areas, Inc.
	 
	 	 	 	409 Hidden Valley Drive
	 
	 	 	 	Wildwood, Missouri 63025
	 
	 	 	 	Attn: Stephen Mueller
	 
	 	 	 	 
	 
	 	with copy to:	 	Helfrey, Simon & Jones, P.C.
	 
	 	 	 	120 S. Central Ave., Suite 1500
	 
	 	 	 	St. Louis, MO 63105
	 
	 	 	 	Attn: David L. Jones, Esq.
	 
	 	 	 	Fax: (314) 725-9100

35

 

	 	 	 
	Landlord:	 	Blue Ridge Real Estate Company
	 	 	Box 707
	 	 	Blakeslee, PA 18610
	 	 	ATTN: Eldon D. Dietterick
	 	 	 
	with copy to:	 	Shulman, Shabbick & Ettinger
	 	 	1935 Center Street
	 	 	Northampton, PA 18067
	 	 	ATTN: David B. Shulman, Esquire

or to any subsequent address which Landlord or Tenant shall designate in writing for such purpose.

     39. Guaranty
 Peak Resorts, Inc. and JFBB LQ, Inc. hereby unconditionally guarantees to Landlord the due
performance including but not limited to, the prompt payment when due of all of Tenant’s
liabilities, rental and obligations to Landlord. This shall be an unlimited and continuing
guaranty secured by a separate guaranty of Peak Resorts, Inc. and Corporation securing all of the
obligations of Tenant.

     40. Cross Agreements.
 Tenant is entering into this Lease simultaneously with Tenant entering into a similar Lease
of Tenant with Big Boulder Corporation an affiliate of Landlord. Any default by
Tenant of any of its obligations under its Lease with Big Boulder Corporation shall constitute
and be a default of the terms of this Lease with Landlord.

     41. Partial Invalidity. If any term, covenant or condition of this Lease or the application
thereof to any person or circumstance shall, to any extent, be invalid or unenforceable, the
remainder of this Lease or the application of such term, covenant or condition to persons or
circumstances other than those as to which it is held invalid or unenforceable shall not be
affected thereby and each term, covenant, or condition of this Lease shall be valid and be
enforced to the fullest extent permitted by law.

     42. Notice to Quit. Tenant waives the right to any notice to remove as may be
specified in the Pennsylvania Landlord and Tenant Act of April 6, 1951, as amended, or any
similar successor, provision of law, and agrees that fifteen (15) days notice shall
be sufficient in any case where a longer period may be statutorily specified.

     43. Entire Agreement-Applicable Law. This Lease, the exhibits and amendments or addendums,
if any, attached hereto and forming a part hereof, set forth all the covenants, promises,
agreements, conditions, provisions and understandings between Landlord and Tenant

36

 

concerning the Leased Premises and there are no covenants, promises, agreements, conditions,
provisions or understandings, either oral or written, between them other than are herein set forth.
No alteration, amendment, change or addition to this Lease shall be binding upon Landlord or Tenant
unless reduced to writing and signed by each party. This Lease shall be governed by and construed
in accordance with the laws of the State in which the Leased Premises are located.

     44. Successors and Assigns. The conditions, covenants and agreements contained in
this Lease shall be binding upon and inure to the benefit of the parties hereto and their
respective heirs, executors, administrators, successors and assigns. The covenants contained herein
shall be deemed to be covenants running with the Property and the Leased Premises and shall be
binding upon all owners, users and occupants of such land for so long as this Lease remains
in effect. The restrictions, benefits and obligations under this Lease shall be deemed
to create mutual and reciprocal benefits and servitudes upon the Property and the Leased Premises,
which shall run with and against said property and be a benefit and burden thereon,
except that said restrictions, benefits and obligations shall cease and be of no further force or
effect after the termination of this Lease.

     45. Notice of Lease. The parties shall, promptly upon the request of either,
execute and deliver a Notice of Lease which Landlord shall, at its sole expense, cause to be
recorded in the Recorder of Deeds within ten (10) days following execution thereof and returned to
Tenant within ten (10) days after the receipt of the recorded memorandum from the Recorder of
Deeds.

     46. Broker’s
Representation. Landlord represents that it dealt with no broker or
brokers and Tenant represents that it dealt with no broker or brokers in connection with the
negotiation, execution and delivery of this Lease. Landlord and Tenant shall, and do hereby,
indemnify and save the other harmless from and against any losses, damages, penalties, claims or
demands of whatsoever nature arising from a breach of its foregoing representation including,
without limitation, reasonable attorneys’ fees and expenses. The representations and
indemnifications set forth in this Section shall survive the cancellation or termination of this
Lease.

     47. Estoppel Certificates. Within twenty (20) days after request by either
party, the
other party shall execute and deliver to the requesting party a written
certificate as to the status of
this Lease, any existing defaults, the status of the payments and performance of the parties
required hereunder and such other information that may be reasonably requested.

     48. Captions and Definitions. Marginal captions of this Lease are solely for
convenience of reference and shall not in any way limit or amplify the terms and
provisions thereof. The necessary grammatical changes which shall be required to make the provision
of this Lease apply (a) in the plural sense if there shall be more than one Landlord and (b)
to any landlord, which shall be either a corporation, an association, a partnership or an
individual, male or female, shall in all instances be assumed as though in each case fully
expressed.

     49. Survival. Unless otherwise provided, upon the termination of this Lease under any of the
Sections hereof, the parties hereto shall be relieved of any further liability hereunder except as
to acts, omissions or defaults occurring prior to such termination.

37

 

     50. Closing Conditions.

          (a) Tenant’s Closing Conditions. Tenant’s conditions precedent to the effectiveness of
this Lease shall be as follows:

               (1) Delivery of Non-Disturbance Agreement. It is a condition precedent to Tenant’s
obligations under this Lease that on the Commencement Date (i) Tenant shall have received
from any lender to Landlord a duly executed and acknowledged agreement in form reasonably
acceptable to Tenant, and in form suitable for recording, whereby such lender agrees that
such lender shall consent to this Lease and warrant that Tenant’s possession and right of use
under this Lease in and to the Leased Premises shall not be disturbed by such holder unless
and until Tenant shall breach any of the provisions hereof and this Lease or Tenant’s right
to possession hereunder shall have been terminated in accordance with the provisions of this
Lease, and (ii) such agreement shall be recorded against the Property.

               (2) Assignment of Agreements. Except as Set Forth in Schedule 1,
it is a condition precedent to Tenant’s obligations under this Lease that on the
Commencement Date Landlord shall assign to Tenant, by assignment documents in form
reasonably acceptable to Landlord and Tenant, all permits, licenses, contracts, warranties
and other intangible rights affecting the Property as provided on Exhibit “P”. Such
assignments shall provide an undertaking of Landlord to indemnify, defend and hold Tenant
harmless from and against any damage, claim or other liability arising out of the assigned
agreements prior to the Commencement Date, and an undertaking of Tenant to indemnify, defend
and hold Landlord harmless from and against any damage, claim or other liability arising out
of the assigned agreements following the Commencement Date.

     51. Force Majeure. If there shall occur any strikes, lockouts or labor disputes,
inability to obtain adequate sources of energy, labor or material or reasonable substitutes,
acts of God, governmental restrictions, regulations, orders, guidelines or programs, enemy
or hostile governmental action, riot, civil commotion, fire or other casualty or any other
conditions, whether similar or dissimilar to those enumerated above, which are beyond the
reasonable control of any party to this Lease and not due to the fault or negligence of such
party or financial inability to perform, these conditions shall be deemed “unavoidable
delays”. If either party shall, as a result of any unavoidable delay, fail to punctually
perform any obligation specified in this Lease (other than the payment of money), then such
failure shall not be deemed a breach or
default and the applicable time periods in which to perform shall be extended, but only to the extent
reasonable to account for the unavoidable delay.

     52. Choice of Law. This Lease has been executed and delivered in the
Commonwealth of Pennsylvania and shall be construed in accordance with the laws of the
Commonwealth of Pennsylvania. Any action brought to enforce or interpret this Lease shall be
brought in the Court of Common Pleas of Carbon County, Pennsylvania. Should any provision of
this Lease require judicial interpretation, it is agreed that the court interpreting or
considering same shall not apply the presumption that the terms hereof shall be more
strictly construed
against a party by reason of the rule or conclusion that a document should be construed
more

38

 

strictly against the party who itself or through its agent prepared the same. It is agreed and
stipulated that all parties hereto have participated equally in the preparation of this
Lease and that legal counsel was consulted by each responsible party before the execution of this
Lease.

     53. No Joint Venture. This Lease shall create only the relationship of Landlord
and Tenant between Landlord and Tenant and no estate shall pass out of Landlord. Nothing herein is
intended to be construed as creating a joint venture or partnership relationship between
the parties hereto.

     54. Waiver of Jurv Trial. It is mutually agreed by and between
Landlord and Tenant that they hereby waive trial by jury in any action proceeding or counter-claim
brought by either of the parties hereto against the other on any matter whatsoever arising out of
or in any way connected with this Lease, the relationship of Landlord and Tenant, Tenant’s use or
occupancy of the Property or claim of injury or damage.

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

	 	 	 	 	 	 	 	 

	 	 	 	 	 LANDLORD
	WITNESS:	 	 	 	 
	 	 	 	 	BLUE RIDGE REAL ESTATE COMPANY
	 	 	 	 	 	 	 
	 
	

	 	By: 	 /s/  Eldon D. Dietterick
	 
	 	 	 
	 	 	 	 	 	Eldon D. Dietterick
	 	 	 	 	 	Its:                     Executive Vice President and Treasurer
	 	 	 	 	 	 	 
	 	 	 	 	TENANT
	WITNESS:	 	 	 	 
	 	 	 	 	JFBB SKI AREAS, INC.
	 
	

	 	By: 	 /s/ Stephen Mueller
	 
	 	 	 
	 	 	 	 	 	Stephen Mueller
	 	 	 	 	 	Its:                     Vice President
	 	 	 	 	 	 	 
	 	 	 	 	 	CORPORATION
	 
	 	 	 	 	 	JFBB LQ, INC.
	 
	 	 	 	 	By: 	/s/                       Stephen Mueller
	 	 	 	 	 	 
	 	 	 	 	 	Stephen Mueller
	 	 	 	 	 	Its: Vice President

39

 

	 	 	 	 	 	 	 	 

	 	 	 	 	GUARANTOR
	 	 	 	 	 	 	 
	 	 	 	 	PEAK RESORTS, INC.
	 
	 	 	 	 	By: 	 /s/ Stephen Mueller
	 	 	 	 	 	 
	 	 	 	 	 	Stephen Mueller
	 	 	 	 	 	Its: Vice President

40

 

EXHIBIT A

 

 

GUARANTY

     KNOW ALL MEN, that

     For value received, in consideration of the sum of One Dollar ($1.00) paid by BLUE RIDGE REAL
ESTATE COMPANY (“Landlord”) to the undersigned, receipt of which is hereby acknowledged, and in
consideration for, and as any inducement to Landlord entering into the foregoing Lease, between
Landlord and JFBB Ski Areas, Inc. (“Tenant”), the undersigned, jointly and severally,
for itself and its successors, successors in interests and assigns, guarantees to Landlord, its
successors, successors in interest and assigns, the full and faithful performance by Tenant of
Tenant’s covenants and promises under said Lease. The undersigned also guarantees the payment of
all costs, attorney’s fees and other expenses incurred by Landlord in enforcing such performance.
The undersigned waived notice of nonpayment or proof of notice or demand.

     The validity of this Guaranty and the obligations of the undersigned under this Guaranty shall
not be terminated, affected or impaired by reason of Landlord’s assertion against Tenant of any of
Landlord’s rights or remedies under the Lease.

     Landlord may, without notice to the undersigned, modify the Lease with  Tenant and grant
extensions of concessions to Tenant with respect to the Lease without affecting the liability of
the undersigned under this Guaranty. The liability of the undersigned shall continue in full force
and effect during any extension, option or renewal terms of this Lease. The undersigned guarantees
the payment of all holdover rent, and any costs or expenses uncured by Landlord resulting from
Tenant’s holdover beyond the termination of the Lease.

     The liability of the undersigned is primary and may be enforced by Landlord before or after
proceeding against Tenant and shall not be subject to deduction for any claim of offset,
counterclaim or defense which Tenant may have against Landlord. Actions to enforce this Guaranty
may be brought successively against one or both of the undersigned jointly or severally and against
one without impairing or affecting the right of Landlord against the other. This Guaranty is
a guarantee by the undersigned of payment, not collection.

42

 

     The undersigned waived notice of acceptance of this Guaranty. The word “undersigned”
as used herein refers to the signer hereof, its respective successors, legal representatives and
assigns.

Dated 12/1/05

	 	 	 	 	 
	 	GUARANTOR

PEAK RESORTS, INC.

 	 
	 	By:  	/s/  Stephen Mueller
 	 
	 	 	Name  	Stephen Mueller  	 
	 	 	Title:  	Vice President 	 
	 
	 	BBJF LQ, INC.

 	 
	 	BY:  	/s/  Stephen Mueller
 	 
	 	 	Name  	Stephen Mueller 	 
	 	 	Title:  	Vice President 	 
	 

43exv10w26

Exhibit 10.26

	 	 	 

	U.S.
Legal Forms, Inc.

Form MO-988LT

	 	http://www.uslegalforms.com

MISSOURI COMMERCIAL LEASE

This lease agreement is entered into on this the 1st day of April, 2010, by and between:

Resort
Holdings LLC, (hereinafter called “LESSOR”), whether one or more, and Peak Resorts, Inc,
(hereinafter called “LESSEE”), whether one or more. For valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, LESSOR and LESSEE do hereby covenant, contract and
agree as follows:

1. PREMISES AND TERM:  LESSOR, hereby leases to LESSEE for the term commencing on the 1st day of
April, 2010 and ending on the 31st day of March 2015, (the “TERM”) the following described premises
in its present condition, located in Carbon County, Pennslyvania:

430 Bluestone CT, Lake Harmony, PA 18624, (hereinafter called the “PREMISES or LEASED PREMISES”). LESSEE also has a right for the
benefit of LESSEE, its employees, agents and invitees for access to and from the Leased Premises
through the building and over property of LESSOR adjoining the Leased Premises, and to use those
parts of the building designated by LESSOR for use by LESSEE, including but not limited to toilet
rooms, elevators and unrestricted parking areas, if any.

2. RENEWAL: LESSEE and LESSOR may agree to extend or renew the lease, with any agreed
modifications, in a separate, signed document.

3. RENT: The LESSEE covenants to pay to LESSOR as Rent the sum of Two Thousand Eight Hundred and
00/100 Dollars ($2,800.00) per month, (hereinafter “the Rent”), in advance without demand on or
before the fifteenth day of each month at the office of the LESSOR.

The LESSEE
shall pay the Rent when due and payable, without any setoff, deduction or prior demand
whatsoever. Any payment by LESSEE or acceptance by LESSOR of a lesser amount than shall be due from
LESSEE to LESSOR shall be treated as payment on account. The acceptance by LESSOR of a check for a
lesser amount with an endorsement or statement thereon, or upon any letter accompanying such check,
that such lesser amount is payment in full, shall be given no effect, and LESSOR may accept such
check without prejudice to any other rights or remedies which LESSOR may have against LESSEE.

4. LATE CHARGES: LESSEE shall pay a late charge in the amount of _________________ percent (_______
%) of the outstanding delinquent balance for any payment of the rent not made within ____ days after the
due date to cover the extra expense involved in handling late payments, but not more than
___________ dollars for any one month. This charge is in addition to any other rights or remedies
of the LESSOR.

5. UTILITIES: LESSEE shall pay all charges for utilities for the PREMISES except for the following,
which shall be paid by LESSOR:

None.

     On failure of LESSEE to pay the utilities when due, LESSOR shall enforce payment in the same manner
as rent in arrears.

6. CONDITION OF PREMISES; USE OF PREMISES: LESSOR agrees that LESSEE, upon paying the rent and on
performing all terms of this lease, shall peaceably enjoy the Leased Premises during the term of
this lease. By occupying the Leased Premises as a tenant, or installing fixtures, facilities, or
equipment or performing finished work, LESSEE shall be deemed to have accepted the same and to have
acknowledged that the Premises are in the condition required by this lease.

LESSEE acknowledges that LESSEE has examined and knows the condition of the Leased Premises, and
has received the same in good order and repair, and agrees:

	 	(a)	 	To use these Leased Premises only for office space.
	 
	 	(b)	 	To surrender the Leased Premises to LESSOR at the end of the Term or any renewal without the
necessity of any notice from either LESSOR or LESSEE to terminate the same, and LESSEE hereby
expressly waives all right to any notice which may be required under any laws now or hereafter
enacted and in force.
	 
	 	(c)	 	To surrender possession of these Leased Premises at the expiration of this lease without
further notice to quit, in as good condition as reasonable use will permit.
	 
	 	(d)	 	To keep the Premises in good condition and repair at
LESSEE’s own expense, except repairs which are the duty of LESSOR.
	 
	 	(e)	 	To perform, fully obey and comply with all ordinances, rules, regulations and laws of all
public authorities, boards and officers relating to the use of the Premises.
	 
	 	(f)	 	Not to make any occupancy of the Leased Premises contrary to law or contrary to any directions,
rules, regulations, regulatory bodies, or officials having jurisdiction or which shall be

 - 1 - 

 

	 	 	 	injurious to any person or property.

	 	(g)	 	Not to permit any waste or nuisance.
	 
	 	(h)	 	Not to use the Leased Premises for living quarters or residence.

LESSEE shall pay (a) for any expense, damage or repair occasioned by the stopping of waste pipes or
overflow from bathtubs, closets, washbasins, basins or sinks, and (b) for any damage to window
panes, window shades, curtain rods, wallpaper, furnishings, or any other damage to the
interior of the Leased Premises.

Any signs placed upon or about such Leased Premises shall, upon the end of the Term of the lease
or upon the earlier termination, be removed by LESSEE, and LESSEE shall repair any damage to the
Leased Premises which shall be occasioned by reason of such removal.

At all times, LESSEE shall keep the sidewalks, if any, in front of or adjoining the Leased Premises
clean and in a sightly and sanitary condition.

All repairs, except those specific repairs set forth below which are the responsibility of the
LESSOR, shall be made by the LESSEE at its own expense. If the LESSOR pays for the same or any part
thereof, LESSOR shall be reimbursed by LESSEE for such amount.

The LESSOR shall be responsible for making only the following repairs [check those that apply]:

     [ ] sprinkler system

     [
] heating, ventilating or air-conditioning system serving the Premises if, and to the extent,
installed by LESSOR, and

     [ ] structural repairs to exterior walls, structural columns and structural floors which
collectively enclose the Premises (excluding, however, storefronts), and

     [ ]the roof over the Premises.

     [ ] Other: ___________________________

     [ ] Other: ___________________________

     [ ] Other: ___________________________

LESSEE shall give LESSOR notice of the necessity for such repairs and that such repairs did not
arise from nor were they caused by the negligence or willful acts of LESSEE, its agents, concessionaires, officers, employees, licensees, invitees, or contractors.

7. FIXTURES AND TRADE FIXTURES. LESSEE shall make no changes, improvements, alterations, or additions to the Leased Premises unless such
changes, improvements, alterations, or additions: (a) are first approved in writing by LESSOR; (b)
are not in violation of restrictions placed thereon by the investor financing
the construction of the building; and (c) will not materially alter the character of such premises
and will not substantially lessen the value of the Leased Premises. LESSOR may not unreasonably
withhold approval, and if there is a dispute as to reasonableness, it shall be determined by
arbitration.

All improvements made by LESSEE to the Premises which are so attached to the Premises that they
cannot be removed without material injury to the Premises, shall become the property of LESSOR upon
installation. Not later than the last day of the Term, LESSEE shall, at LESSEE’s expense, remove
all of LESSEE’s personal property and those improvements made by LESSEE which have not become the
property of LESSOR, including trade fixtures, cabinetwork, movable paneling, partitions, and the
like; repair all injury done by or in connection with the installation or removal of such property
and improvements; and surrender the Premises in as good condition as they were at the beginning of
the Term, reasonable wear, and damage by fire, the elements, casualty, or other cause not due to
the misuse or neglect by LESSEE or LESSEE’s agents, employees, visitors, or licensees, excepted.
All property of LESSEE remaining on the Premises after the last day of the Term of this lease shall
be conclusively deemed abandoned and may be removed by LESSOR, and LESSEE shall reimburse LESSOR
for the cost of such removal.

8. SECURITY DEPOSIT: The LESSEE, contemporaneously with the first Rent installment, agrees to
deposit with the LESSOR 00 Dollars ($  _____ 0 _______________ ) which sum shall be held by the LESSOR as security for the
full faith and performance by LESSEE of all of the terms, covenants and conditions of this lease by
LESSEE.

The security deposit shall be held, applied to damages or rent and returned to LESSEE all in
accordance with the laws of the state where the Leased Premises are located and in force at the
time of execution of this lease.

9. LESSOR’S LIEN: As additional security, LESSEE acknowledges, to the extent allowed by applicable
law, the LESSOR’S right to hold and sell with due legal notice all property on or to be brought on
the Premises in order to satisfy unpaid Rent, expenses, and utilities. No property of LESSEE
brought onto the Leased Premises shall be removed by LESSEE other than in the ordinary course of
business as long as LESSEE is in default in the terms of this lease.

10. DEFAULT: Each of the following shall be deemed an Event of Default:

	 	a.	 	Default in the payment of Rent or other payments hereunder.

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	 	b.	 	Default in the performance or observance of any covenant or condition of this lease by the
LESSEE to be performed or observed.
	 
	 	c.	 	Abandonment of the premises by LESSEE.
	 
	 	d.	 	The filing or execution or occurrence of:

	 	i.	 	Filing a Petition in bankruptcy by or against LESSEE.
	 
	 	ii.	 	Filing a petition or answer seeking a reorganization, arrangement, composition, readjustment,
liquidation, dissolution or other relief of the same or different kind under any provision of the
Bankruptcy Act.
	 
	 	iii.	 	Adjudication of LESSEE as a bankrupt or insolvent: or insolvency in the bankruptcy equity
sense.
	 
	 	iv.	 	An assignment for the benefit of creditors whether by trust, mortgage, or otherwise.
	 
	 	v.	 	A petition or other proceeding by or against LESSEE for, or the appointment of, a trustee,
receiver, guardian, conservator or liquidator of LESSEE with respect to all or substantially all
its property.
	 
	 	vi.	 	A petition or other proceeding by or against LESSEE for its dissolution or liquidation, or the
taking of possession of the property of the LESSEE by any governmental authority in connection
with dissolution or liquidation.

11. NOTICE OF DEFAULT. The parties are desirous of giving one another fair notice of any default
before termination or other action under this lease requiring such notice. In the event of an act
of default with respect to any provision of this lease, neither party can institute legal action
with respect to such default without first complying with the following conditions

	 	a.	 	Notice of such event of default must be in writing and must either be hand delivered, mailed to
the other party by U.S. Certified Mail, return receipt requested, or if unable to provide notice by
these methods, if notice is from LESSOR to LESSEE by posting the notice on the front door of the
Leased Premises;
	 
	 	b.	 	Such written notice shall set forth the nature of the alleged default in the performance of the
terms of this lease and shall designate the specific paragraph(s) therein which relate to the
alleged act of default;
	 
	 	c.	 	Such notice shall also contain a reasonably understandable description of the action to be taken
or performed by the other party in order to cure the alleged default and the date by which the
default must be remedied, which date can be not
less than thirty business days from the date of mailing the notice of default.

12. TERMINATION. Upon occurrence of any Event of Default, and after proper notice of default has
been given, LESSOR may, at its option, in addition to any other remedy or right given hereunder or
by law; Give notice to LESSEE that this lease shall terminate upon the date specified in the
notice, which date shall not be earlier than ten days after mailing or delivery of such notice.

The foregoing provisions for the termination of this lease shall not operate to exclude or suspend
any other remedy of the LESSOR for breach, or for the recovery of said Rent for the full term.

13. ACCELERATION. LESSEE expressly agrees and understands that upon LESSOR’S termination of this
Lease, the entire remaining balance of unpaid Rent for the remaining
term of this Lease shall ACCELERATE, whereby the entire sum shall become immediately due, payable, and collectable. To the
extent allowed by law, LESSOR may hold the portion of LESSEE’S security deposit remaining after
reasonable cleaning and repairs as a partial offset to satisfaction of the accelerated Rent.

14. REPOSSESSION. Upon termination of this lease as provided herein, or pursuant to statute, or by
summary proceedings or otherwise, the LESSOR may enter forthwith, without further demand or notice
to LESSEE, and resume possession of the Leased Premises. In no event shall such re-entry or
resumption of possession or reletting as hereafter provided be deemed to be acceptance or surrender
of this lease or a waiver of the rights or remedies of LESSOR hereunder.

15. DEFAULT BY LESSOR. In the event of any default by LESSOR, LESSEE, before exercising any rights
that it may have at law to cancel this lease, must first send notice by registered or certified
mail, or hand delivery, to LESSOR, and shall have offered LESSOR thirty (30) days in which to
correct and cure the default or commence a good faith effort to cure such default.

16. RELETTING AFTER TERMINATION. Upon termination of this lease in any manner above provided,
LESSOR shall use reasonable efforts to relet the Premises.

17. DAMAGES. Upon termination of this lease in any manner above provided, or by summary proceedings
or otherwise, LESSEE shall pay to LESSOR without demand or notice the following:

	 	(a)	 	All Rent and other payments accrued to the date of such termination and a proportionate part of

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	 	 	 	the rent otherwise payable for the month in which such termination occurs.

	 	(b)	 	All future Rent and other payments to be due under the terms of this lease to the extent
Landlord has not been able to offset same by reletting the Premises within 30 days of termination.
	 
	 	(c)	 	The costs of making all repairs, alterations and improvements required to be made by LESSOR
hereunder, and of performing all covenants of LESSEE relating to the condition of the Premises
during the Term and upon expiration or sooner termination of this lease, such costs to be deemed
prima facie to be the costs estimated by a reputable architect or contractor selected by LESSOR or
the amounts actually expended or incurred thereafter by LESSOR.
	 
	 	(d)	 	The attorneys’ fees and other costs.

18.
EXCLUSIVITY OF LESSOR’S REMEDIES: The receipt of Rent after default, or after judgment or after execution, shall not deprive the LESSOR
of other actions against the LESSEE for possession or for Rent or for damages, and all such
remedies are non-exclusive and can be exercised concurrently or separately as LESSOR desires.

19.
LESSOR NOT LIABLE FOR INJURY OR DAMAGE TO PERSONS OR PROPERTY: The LESSOR shall not be liable
for any injury or damage to any person or to any property at any time on said Premises or building
from any cause whatever that may at any time exist from the use or condition of the Premises or
building from any cause, during the Term or any renewal of this lease.

20. TAXES: Property taxes on the Leased Premises shall be responsibility of LESSOR. Taxes on the
personal property of Lessee shall be the responsibility of LESSEE. All other taxes shall be the
responsibility of the party incurring same.

21. RIGHT OF RE-ENTRY. LESSOR shall have the right, by itself or agent or with others, to enter the
Premises at reasonable hours to examine or exhibit the premises, or to make such repairs and
alterations as shall be deemed necessary for the safety and preservation of the building, to inspect
and examine, to post such notices as LESSOR may deem necessary to protect LESSOR against loss from
liens of laborers, materialmen or others, and for the purpose of permitting or facilitating
LESSOR’s performance of its obligations hereunder, or for any other reasonable purpose which does
not materially diminish LESSEE’s enjoyment or use of the Leased Premises.

22. HOLDOVER. If LESSEE shall holdover after the expiration of the Term hereof, with the consent of
LESSOR, express or implied, such tenancy shall be from month to month only, and not a renewal
hereof; and LESSEE agrees to pay Rent and all other charges as provided herein, and also to comply
with all covenants of this lease for the time LESSEE holds over. LESSEE shall be entitled to
possession until LESSOR has given LESSEE thirty (30) days notice that such month to month tenancy
shall be terminated; otherwise, notice is only required as hereinafter provided as notice of
default.

If LESSEE shall hold over without the consent of LESSOR, express or implied, then LESSEE shall be
construed to be a tenant at sufferance at double the Rent herein provided, prorated by the day
until possession is returned to LESSOR.

LESSEE’S holding over beyond the expiration of the notice period of a lawful Notice of Termination
constitutes holding over without the consent of the LESSOR, and LESSEE shall be construed to be a
tenant at sufferance, at double the Rent herein provided, prorated by the day until possession is
returned to LESSOR, without limitation to LESSOR’S remedies and rights of recovery under applicable
law.

23. NATURE OF RELATIONSHIP BETWEEN PARTIES. The sole relationship between the parties created by
this agreement is that of LESSOR and LESSEE. Nothing contained in this lease shall be deemed, held,
or construed as creating a joint venture or partnership between the parties.

24. RIGHT OF LESSOR TO PAY OBLIGATIONS OF LESSEE TO OTHERS. If LESSEE shall fail or refuse to pay
any sums due to be paid by it under the provisions of this lease, or fail or refuse to maintain the
Leased Premises or any part thereof as herein provided, then, and in such event, LESSOR, after 10
days notice in writing by LESSOR to LESSEE, shall have the right to pay any such sum or sums due
to be paid by LESSEE and to do and perform any work necessary to the proper maintenance of the
Leased Premises; and the amount of such sum or sums paid by LESSOR for the account of LESSEE and
the cost of any such work, together with interest on such amount at the maximum legal rate from the
date of payment by LESSOR until the repayment to LESSOR by LESSEE, shall be paid by LESSEE upon
demand in writing. The payment by LESSOR of any such sum or sums or the performance by LESSOR of
any such work shall be prima facie evidence of the necessity for such work.

25. MECHANICS AND OTHER LIENS IMPOSED BY LESSEE. LESSEE shall keep the Leased Premises

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and the improvements at all times during the term free of mechanics and materialmen’s liens and
other liens of like nature, other than liens created and claimed by reason of any work done by or
at the instance of LESSOR, and at all times shall fully protect and indemnify LESSOR against all
such liens or claims and against all attorneys’ fees and other costs and expenses growing out of or
incurred by reason or on account of any such liens or claims. Should LESSEE fail to fully
discharge any such lien or claim, LESSOR, at its option, may pay the same or any part thereof, and
LESSOR shall be the sole judge of the validity of such lien or claim.

All amounts so paid by LESSOR, together with interest the maximum legal rate from the time of
payment by LESSOR until repayment by LESSEE, shall be paid by LESSEE upon demand, and if not so
paid, shall continue to bear interest at the aforesaid rate, interest payable monthly, as
additional rent.

26. CONDEMNATION CLAUSE: In the event that all or a part of the Premises is taken by eminent domain
or conveyed in lieu of eminent domain, if the Leased Premises cannot reasonably be used by LESSEE
for their intended purpose, then this lease will terminate effective as of the date that the
condemning authority shall take possession of the same.

27. FIRE CLAUSE: The LESSEE agrees to notify LESSOR of any damages to the Leased Premises by fire
or other hazard and also of any dangerous or hazardous condition within the Leased Premises
immediately upon the occurrence of such fire or other hazard or discovery of such condition.

Upon occurrence of a fire, repairs shall be made by LESSOR as soon as reasonably may be done unless
the costs of repairing the Premises exceed 25% of the replacement cost of the building in which
case the LESSOR may, at its option, terminate this lease by giving LESSEE written notice of
termination within 30 days of the date of the occurrence.

If the LESSOR does not terminate this Lease pursuant to the paragraph above, then LESSOR has 30
days after the date of occurrence to give written notice to LESSEE setting forth its unqualified
commitment to make all necessary repairs or replacements, the projected date of commencement of
such repairs, and the LESSOR’S best good faith estimate of the date of completion of the same.

If the LESSOR fails to give such notice, or if the date of completion is more than 90 days after
the date of the occurrence, then the LESSEE may, at its option, terminate this lease and the LESSOR
will be obliged to refund to the LESSEE any rent allocable to the period subsequent to the date of
the fire.

28. WAIVER OF NONPERFORMANCE: Failure of the LESSOR to exercise any of its rights under this lease
upon nonperformance by the LESSEE of any condition, covenant or provision herein contained shall
not be considered a waiver, nor shall any waiver of nonperformance of any such condition, covenant
or provision by the LESSOR be construed as a waiver of the rights of the LESSOR as to any
subsequent defective performance or nonperformance hereunder.

29. PAROL EVIDENCE CLAUSE: This instrument constitutes the final, fully integrated expression of
the agreement between the LESSOR and the LESSEE, and it cannot be modified or amended in any way
except in writing signed by the LESSOR and LESSEE.

30. SUBORDINATION: This lease is subordinate to the lien of all present or future mortgages that
affect the Leased Premises and to all renewals, modifications, replacements and extensions of this
lease. This clause shall be self-operative but in any event LESSEE agrees to execute promptly and
deliver any estoppel certificate or other assurances that LESSOR may request in furtherance of this
provision.

31. INSURANCE: LESSEE shall, during the entire term of the lease keep in full force and effect a
policy of public liability insurance with respect to the property’ and the business operated by
LESSEE in the property and which the limits of general liability shall be in the amount of One
million and 00/100 Dollars ($1,000,000) combined single limit, naming LESSOR as additional insured.
Such coverage shall include a broad form general liability endorsement. The policy shall contain a
clause that the LESSEE will not cancel or change the insurance without first giving the LESSOR ten
(10) days prior written notice.

LESSOR shall during the term hereof, at it’s sole expense, provide and keep in force insurance on
the building against loss or damage by fire and extended coverage, in an amount equal to one
hundred percent (100%) of the full insurable value, which insurance shall be placed with an
insurance company or companies approved by LESSOR and licensed to do business in the state wherein
lay the Leased Premises. The term ‘full insurable value” shall mean actual replacement value of the
building (exclusive of costs of excavation, foundations and footing below ground level). The
insurance required under this paragraph shall be carried in the name of the LESSOR and LESSEE and
shall provide that any proceeds thereunder shall be paid to

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LESSOR and LESSEE and any applicable mortgage holder, according to their respective interests.

Duplicate originals or certificates of insurance of the policies provided shall be furnished by
LESSOR and LESSEE to each other and shall contain an agreement by the insurer that such policy or
policies shall not be canceled without at least ten (10) days prior notice to the LESSOR and
LESSEE.

32. NOTICES. All notices and communications concerning this lease shall be mailed to the parties at
the following addresses:

	 	 	 

	LESSOR

	 	LESSEE
	Stephen Mueller

	 	Stephen Mueller
	17409 Hidden Valley Dr

	 	17409 Hidden Valley Dr
	Wildwood, MO 63025

	 	Wildwood, MO 63025
	 
 

	 	  

	 
 

	 	  

33. SALE BY LESSOR. In the event of a sale or conveyance by LESSOR of all or part of the Leased
Premises, the same shall operate to release LESSOR from any future liability upon any of the
covenants or conditions, express or implied, herein contained in favor of LESSEE, and in such event
LESSEE agrees to look solely to the responsibility of the successor in interest of LESSOR in and to
this lease. This lease shall not be affected by any such sale, and LESSEE agrees to attorn to the
purchaser or assignee. LESSEE agrees to permit LESSOR, at any time within 60 days prior to the
expiration of this lease, to place upon or in the window of the leased premises any usual or
ordinary For Rent or similar sign and to allow prospective tenants, applicants or agents of LESSOR
to enter and examine the Leased Premises during the last 60 days of the term hereof, and to permit
LESSOR or LESSOR’s agents, at any time during the term hereof, to conduct prospective purchasers
through the Leased Premises during reasonable business hours.

34. COURT ACTION, ATTORNEY’S FEES AND COSTS. If, upon failure of either party to comply with any of
the covenants, conditions, rules or regulations of and in this lease, and suit should be brought
for damages on account, or to enforce the payment of Rent herein stipulated, or to recover
possession of the Premises or to enforce any provision hereof, the losing party agrees to pay to
the prevailing party reasonable costs and expenses incurred in prosecuting these suits.

35. ASSIGNMENTS AND SUB-LEASE: The LESSEE hereby agrees not to assign this lease voluntarily or involuntarily, nor to sub-lease the Premises
or any part of the Leased Premises, without the written consent of the LESSOR, under penalty of
instant forfeiture of this lease. All rights and liabilities herein given to or imposed upon either
of the parties shall extend to the heirs, executors, administrators, successors and assigns of such
party.

36. INTERPRETATION. Whenever any word is used in this agreement in the masculine gender, it shall
also be construed as being used in the feminine and neuter genders, and singular usage shall
include the plural and vice versa, all as the context shall require.

37. MODIFICATION. Any modification or amendment off this agreement shall be in writing and shall be
executed by all parties.

38. SEVERABILITY CLAUSE: If any term, covenant, condition, or provision of this lease is held by a
court of competent jurisdiction to be invalid, void, or unenforceable, the remainder of the
provisions shall remain in full force and effect and shall in no way be affected, impaired, or
invalidated.

39. LAW TO APPLY: This lease shall be construed under and in accordance with the laws of the State
of Missouri. Those laws shall govern every aspect of the enforcement of this lease.

40. ADDENDUMS. The following addendums are attached to this lease and shall be initialed by the
parties. (Check all that apply or cheek none)

     (    ) Option to Purchase

     (    ) Arbitration Agreement

     (    ) Other: ____________________

     (    ) None

41. OTHER PROVISIONS:

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

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All documents such as schedules, exhibits and like documents are incorporated herein and shall
initialed by all parties. If LESSEE is a corporation, each person executing this lease represents
and warrants that he is duly authorized to execute and deliver this lease on behalf of the
corporation. Those persons further represent that the terms of this lease are binding upon the
corporation.

In Witness Whereof, the undersigned LESSOR and LESSEE execute this lease to be effective as of the
day and date first above written.

	 	 	 	 	 	 	 

	LESSEE(s) Peak Resorts Inc

	 	 	 	LESSOR(s) Resort Holdings LLC	 	 
	 
	 	 	 	 	 	 
	/s/ Stephen J. Mueller
 

	 	 
	 	/s/ Stephen J. Mueller
 

	 	 
	Signature Vice President

	 	 	 	Signature Member	 	 
	 
	 	 	 	 	 	 
	 
 

	 	 
	 	 
 

	 	 
	Signature

	 	 	 	Signature	 	 

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