Document:

EX-10.12

Table of Contents

 Exhibit 10.12 

LEASE AGREEMENT 

BELTWAY BUSINESS PARK OFFICE NO. 1, LLC 

A Nevada Limited Liability Company 

(“Landlord”) 
 SWITCH
COMMUNICATIONS GROUP, L.L.C. 
 A Nevada Limited Liability Company 

(“Tenant”) 
 dated 

April 1, 2011 
 Multi-Tenant

 NNN — Lease — Building C-4 

Table of Contents

 TABLE OF CONTENTS 

 

							
	1.	  	 BASIC LEASE TERMS
	  	 	1	 
			
	2.	  	 PREMISES
	  	 	4	 
			
	3.	  	 TERM
	  	 	5	 
			
	4.	  	 RENT AND OPERATING EXPENSES
	  	 	6	 
			
	5.	  	 USE
	  	 	10	 
			
	6.	  	 PREMISES FACILITIES AND BUILDING COMMON AREAS
	  	 	11	 
			
	7.	  	 MAINTENANCE, REPAIRS AND ALTERATIONS
	  	 	13	 
			
	8.	  	 TAXES AND ASSESSMENTS ON TENANT’S PROPERTY
	  	 	17	 
			
	9.	  	 UTILITIES AND SERVICES
	  	 	17	 
			
	10.	  	 SUBLETTING AND ASSIGNMENT
	  	 	18	 
			
	11.	  	 INSURANCE AND INDEMNITY
	  	 	22	 
			
	12.	  	 DAMAGE OR DESTRUCTION
	  	 	24	 
			
	13.	  	 EMINENT DOMAIN
	  	 	25	 
			
	14.	  	 SUBORDINATION; ESTOPPEL CERTIFICATE
	  	 	26	 
			
	15.	  	 DEFAULTS AND REMEDIES
	  	 	27	 
			
	16.	  	 END OF TERM
	  	 	31	 
			
	17.	  	 PAYMENTS AND NOTICES
	  	 	32	 
			
	18.	  	 LIMITATION OF LIABILITY
	  	 	32	 
			
	19.	  	 TRANSFER OF LANDLORD’S INTEREST
	  	 	33	 
			
	20.	  	 MISCELLANEOUS
	  	 	33	 

Table of Contents

			
	EXHIBIT A	 	OCCUPANCY AND RENT SCHEDULE
		
	EXHIBIT A-1	 	PROJECT
		
	EXHIBIT A-2	 	COMPLEX
		
	EXHIBIT A-3	 	BUILDING
		
	EXHIBIT B	 	PREMISES
		
	EXHIBIT C	 	TENANT IMPROVEMENT PROCESS AND PROCEDURE
		
	EXHIBIT D	 	RULES AND REGULATIONS
		
	EXHIBIT E	 	MASTER SIGN PLAN
		
	EXHIBIT F	 	PARKING
		
	EXHIBIT G	 	SUITE LICENSE AGREEMENT
		
	EXHIBIT H	 	INTENTIONALLY OMITTED
		
	EXHIBIT I	 	RENEWAL OPTIONS
		
	EXHIBIT J	 	INTENTIONALLY OMITTED
		
	EXHIBIT K	 	INTENTIONALLY OMITTED
		
	EXHIBIT L	 	SUBORDINATION AND NON-DISTURBANCE AGREEMENT
		
	EXHIBIT M	 	MASTER LEASE

  

Table of Contents

 LEASE AGREEMENT 

THIS LEASE AGREEMENT (“Lease”), dated April 1, 2011, is made by and between Beltway Business Park Office No. 1,
LLC, a Nevada limited liability company, (“Landlord”) and Switch Communication Group L.L.C., a Nevada limited liability company, (“Tenant”), and constitutes a lease between the parties of the
“Premises” as identified in Section 1.1 hereof on the terms and conditions and with and subject to the covenants and agreements of the parties hereinafter set forth below. The Premises are located within the Building and
Project described in Sections 1.3 and 1.4. The Tenant acknowledges and agrees that it is intended that this is a net lease. 
 1. Basic
Lease Terms 
  

	1.1	Premises Address: 

 5605 Badura Avenue, Suite 180 

Las Vegas, NV 89118 
  

	1.2	Rental Area: 

 Premises Rentable Sq. Ft.: 10,755 (based on demising wall w/ KB)
RSF 
  

	1.3	Building Designation: 

 Building Number: Building
C-4 (“Building”) 
 Building Rentable Sq. Ft.: 44,841 RSF 

Building Area Acreage: 3.334 (est.) acres 
  

	1.4	Project and Complex: 

 The Project is defined in Section 2.1 and is a
subdivided portion of the Beltway Business Park, a master-planned office/light industrial park. The Project acreage, Complex acreage and Building acreage and total square foot area contained within the Building may be altered by Landlord. The
Complex is a portion of the Project as shown on Exhibit A-2. 
 Project Area Acreage: 43.113 +/-
acres (est.) 
 Complex Area Acreage: 17.3587 +/- acres (est.) 
  

	1.5	Project Site Plan: 

 EXHIBIT A-1 

 

	1.6	Premises Floor Plan: 

 EXHIBIT B 

 

	1.7	Term: 

 The “Initial Term” of this Lease is 36 months. 

 

	1.8	Commencement Date: 

 The Commencement Date is: April 1, 2011 

  
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	1.9	Parking Allocation: 

 Subject to EXHIBIT F, at full occupancy, Tenant shall have
42 standard parking spaces (uncovered and unreserved) and 12 covered/reserved spaces at no additional charge. Commencing on April 1, 2011, Tenant shall have the use of 24 standard/uncovered/unreserved parking spaces and 6 covered/reserved
parking spaces. For each additional 500 sq. ft. occupied the parking allocation shall increase by 3 standard spaces and 1/2 covered/reserved
space. 
  

	1.10	Renewal Options: 

 EXHIBIT I: Two (2) Renewal Terms, of twenty-four
(24) months each. 
  

	1.11	Base Rent: 

 The NNN Base Rent shall be $1.10 per RSF/Month during the Initial
Term of the Lease with Base Rent Payments to occur concurrently with occupancy under the following schedule thereafter: 
  

			
	Commencing April 1, 2011 to July 31, 2011:	  	$4,673 per month (4,248 sq. ft.)
	Commencing on or before October 1, 2012	  	Expansion Space (+ 6,507 sq. ft.)

 The remaining 6,507 sq. ft. of the Premises (“Expansion Space”) shall be leased prior to
October 1, 2012 in not less than 500 sq. ft. increments. The Base Rent for the Expansion Space shall be the Base Rent set forth in the Lease, as modified by annual escalations. The Base Rent shall be modified by amendment to reflect the
additional Expansion Space. 
  

	1.12	Base Rent Adjustments: 

 On the first day of the calendar month after the first
annual anniversary of the Commencement Date, the NNN Base Rent set forth in Section 1.11 shall be increased by 2.75% (“Base Rent Adjustment”). On each annual anniversary of such initial adjustment date thereafter, the Base
Rent, as adjusted and paid in the month prior to such annual anniversary, shall be increased by the Base Rent Adjustment. 
  

	1.13	Rules and Regulations: 

 EXHIBIT D 

 

	1.14	Operating Expenses: 

 Tenant shall pay its prorata share of the Project and
Building Operating Expenses, as described in Section 4.2. 
 Tenant acknowledges that Operating Expenses are, in part, calculated as
follows: 
 “Project Common Area Expenses:” Consists of the maintenance and up-keep of
developed perimeter Landscaping areas (generally located parallel to the public streets within the Project), security and general and administrative costs, monuments and those other costs associated with the common areas of the Project. Tenant shall
initially be responsible for Project Common Area Expenses equal to: 1.856% 

  
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 [The method for calculation of the Building’s prorata share of Project Common Area
Expenses shall be based on the number of acres of land assigned to the Building divided by the total number of acres in the Project. The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet
of the Premises divided by the total square feet in the Building] 
 “Complex Common Area Expenses.” Consists of Operating
Expense obligations of that certain block of buildings set forth in Exhibit A-2 attached hereto and incorporated herein (the “Complex”); including, but not limited to expenses shared by
multiple buildings within the Complex, such as shared utilities, parking lot sweeping etc. Tenant shall initially be responsible for Complex Common Area Expenses equal to: 4.61% 

[The method for calculation of the prorata share of the Complex Common Area Expenses shall be based upon the acreage of the Building Area
divided by the acreage of the Complex. The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the Premises divided by the total square feet in the Building] 

“Building Common Area Expenses:” Consists of Operating Expense obligations of the Building including, but are not limited to:
(i) Real Property Taxes, (ii) All Risk Property Insurance, and (iii) Property Management and maintenance/repair expenses. Tenant shall initially be responsible for Building Common Area Expenses equal to: 23.98% 

[The calculation for the Premises prorata share of the Buildings Operating Expenses shall be based on the square feet of the Premises
divided by the total square feet in the Building] 
  

	1.15	Security Deposit: 

 Waived. 

 

	1.16	Permitted Use: 

 Light industrial and commercial office use
subject to Section 5.1 and operation as an executive suite location for the use of and occupancy by Tenant’s datacenter customers which use and occupancy shall not be a sublease as contemplated under Section 10.8. The Premises may
also be used for the operation of an “Ink Salon”. 
  

	1.17	Addresses for Payments, Notices and Deliveries: 

 Landlord: 

BELTWAY BUSINESS PARK OFFICE NO. 1, LLC 

2300 W. Sahara, Suite 530 
 Las
Vegas, NV 89102 
 Tenant: 

Switch Communications Group L.L.C. 

7135 So. Decatur 
 P.O. Box
42250 
 Las Vegas, NV 89116 
  

	1.18	Brokers: 

 None. 

  
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	1.19	Landlord’s Improvements: 

 None. The Tenant accepts the Premises and
Building hereunder on an “as is” basis, and, except as otherwise specifically set forth in this Lease, without representations and warranties of any kind or nature, express, implied or otherwise. 

 

	1.20	Tenant’s Improvements: 

 $25,730 to be paid upon execution of the Lease
Agreement for work performed prior to occupancy and an additional $21,473 to be paid on a prorata basis upon the occupancy of the Expansion Space at a rate of $3.30 per sq. ft. when occupied. Future Tenant Improvement work shall be subject to
EXHIBIT C and Section 7. 
 2. Premises 

 

	2.1	Leased Premises: 

 Landlord leases to Tenant the Premises at the
address set forth in Section 1.1 and containing the rentable area set forth in Section 1.2. The Premises are located in the “Building”, which together with underlying real property is called the “Building
Area” and is located within the master-planned Beltway Business Park, a segregated portion of which is set forth herein as the “Project” as described in Section 1.4. The Project is located within the Cooperative Management
Area (“CMA”) formed by an agreement between the U.S. Department of Interior’s Bureau of Land Management and Clark County, Nevada. The CMA is designated for non-residential uses and lies
within the Airport 60 and above day-night average decibel level noise contours. The CMA is subject to a perpetual avigation easement for the free and unobstructed passage of aircraft above the Project and
shall comply with the rules, regulations and operating directives of McCarran Airport, as more fully set forth in the McCarran International Airport Operating Directives. This Lease is subject and subordinate to a ground lease agreement (the
“Master Lease”), by and between Landlord, as tenant, and County of Clark, a political subdivision of the State of Nevada, as landlord (the “Master Landlord”), as more fully described in Section 20.21. Landlord warrants that
the Building, Building Area, Project and Complex are currently and shall remain in compliance with such rules, regulations and operating directives as set forth in the Master Lease and that tenant’s use of the Premises for commercial office or
light industrial uses are permitted under the Master Lease. The Project, Complex, Building and Premises are further depicted in Exhibits A-1, A-2, A-3 and B respectively. If, upon completion of the space plans for the Premises, Landlord’s architect determines that the size of the Premises differs from that stated in Section 1.2, then the impacted
terms of the Lease shall be promptly adjusted by amendment. The parties stipulate and agree that the rentable area of the Premises is as set forth in Section 1.2. Such stipulated area is the measurement provided by the Building’s architect
by using the: “BOMA International / SIOR Standard Method for Measuring Floor Area in Industrial Buildings, Method A, Exterior Wall Methodology.”1 

 
  

	1 	BOMA / SIOR Standard Method for measuring floor area in Industrial Buildings, Exterior Wall Methodology: (Method “A”): a. Building Rentable Area - Measurement Line follows the exterior surface of
all the exterior walls of the building at floor level. No deductions are made for columns or projections necessary to the building; b. Tenant’s Useable Area - Measurement Line follows the exterior surface of all exterior walls of
the building at floor level and to the center of all demising walls; c. Common Area - Electrical / Telephone / Fire Riser rooms are measured to the exterior surface of all exterior walls and to the center of all demising walls. This area
is converted to a percentage when divided by the Building Rentable Area. This percentage is the Common Area Load factor; d. Tenant’s Rentable Area - The Rentable SF shall include a pro rata share of the Building Common Area by
multiplying the Tenant’s Useable Area by the Common Area load factor. 

  
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	2.2	Delivery and Acceptance of Premises: 

 Landlord shall use
commercially reasonable efforts to deliver the Premises to Tenant, on or before the Commencement Date as set forth in Section 3.1 with the Building Common Areas (defined in Section 6) in good operating condition. In the event it is
reasonably determined that the Building Common Areas are not in good operating condition, then it shall be the obligation of the Landlord, after receipt of written notice from Tenant setting forth with specificity the nature of the problem, to
promptly rectify such violation at Landlord’s sole cost. Tenant’s failure to give such written notice to Landlord within six (6) months after the Commencement Date shall cause the conclusive presumption that Landlord has complied with
Landlord’s obligations hereunder unless said defect cannot be ascertained within six (6) months of the Commencement Date, in which case Tenant shall notify Landlord of such defect within thirty (30) days of detection of the defect.

 Except as otherwise provided in this Lease, Tenant accepts the Premises in their existing condition as of the
Commencement Date, or alternatively, the date that Tenant receives possession for the construction of its improvements. Landlord warrants that the Premises are zoned for commercial office and light industrial use, and that on the date of delivery of
possession of the Premises to Tenant, the Premises shall be in compliance with applicable laws, ordinances, regulations and governmental requirements relating to its use for commercial office and/or light industrial use, as the case may be. Tenant
receives the Premises subject to all applicable zoning, municipal, county and state laws, ordinances and regulations governing and regulating Tenant’s use of the Premises. Tenant is responsible for determining the functionality, design and
compatibility of the Premises for its intended use. Landlord reserves the right to control the use of the exterior walls, roof, and areas above and below the Building, and retains the right to install, maintain, use, repair, and replace structural
elements and utility equipment, including, but not limited to, pipes, ducts, conduits, wires, and appurtenant fixtures in, under, over, and through the Premises, in locations that will not materially interfere with Tenant’s quiet use and
enjoyment of the Premises. 
  

	2.3	Building Name and Address: 

 Tenant shall not utilize any name
selected by Landlord from time to time for the Building and/or the Project as any part of Tenant’s corporate or trade name. Landlord shall have the right to change the name of the Project or the address of the Building without notice or
liability. However, Landlord shall only change the address of the Building if reasonably required by governmental authority. Landlord agrees not to utilize the name or trademark of Tenant, its subsidiaries or affiliates without Tenant’s written
approval. 
 3. Term 
  

	3.1	Initial Term and Commencement Date: 

 The term of occupancy shall
be for the period shown in Section 1.7, (“Initial Term”). The Initial Term shall begin on the “Commencement Date” as set forth in Section 1.8. Entry into and occupation of the Premises by Tenant is under
all of the terms, covenants and conditions of Section 3.3 of this Lease, and Landlord shall not be liable in any way for injury, loss or damage to Tenant or Tenant’s Property (see Section 11.2) during such time unless caused by the
negligent acts of Landlord, its agents, employees or contractors. 

  
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	3.2	Intentionally Omitted. 

  

	3.3	intentionally Omitted. 

  

	3.4	Renewal Term: 

 See Exhibit I. 

4. Rent and Operating Expenses 

 

	4.1	Base Rent/Additional Rent: 

 From and after the Commencement
Date, Tenant shall pay without deduction or offset the Base Rent set forth in Section 1.11, including subsequent adjustments and additions as called for herein. The Base Rent shall be due and payable on the first day of each month. If the
Commencement Date occurs on a day other than the first day of the month, the first installment of Base Rent shall include rent for both the fractional month, if any, starting with the Commencement Date and the following calendar month. No demand,
notice or invoice shall be required. As used herein, “rent” or “Rent” shall mean Base Rent and Additional Rent, all as hereinafter defined. All rent shall be paid, to Landlord, in lawful money of the United States
of America without demand, deduction or offset of any kind. No payment by Tenant or receipt by Landlord of lesser amounts of rent than those herein stipulated shall be deemed to be other than on account of the earliest unpaid stipulated rent. No
endorsement or statement on any check or any letter accompanying any check or payment as rent shall be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance
of such rent or pursue any other remedy provided in this Lease. Any credit due to Tenant hereunder by reason of overpayment of additional rent shall first be applied to any damages or rent owed to Landlord by Tenant if Tenant shall be in default
when said credit shall be owed. 
 All other charges or payments of whatever nature required to be paid by Tenant to
Landlord under this Lease, except Base Rent, including the Exhibits attached hereto, shall be referred to as “Additional Rent”. Base Rent shall be paid in the manner specified in the Section above; all other charges of whatever kind
required to be paid by Tenant under this Lease, including the Exhibits attached hereto, shall, unless otherwise specified, be due and payable ten (10) days after demand, without any deductions or set-off
whatsoever, in the manner and at the place where Base Rent is payable. 
  

	4.2	Operating Expenses and Rent Adjustments: 

 a. Payment of Operating Expenses 

Tenant shall pay to Landlord during the term hereof, in addition to the Base Rent, Tenant’s prorata share of all
Operating Expenses, as hereinafter defined. Landlord shall give Tenant written notice of Landlord’s estimate of Tenant’s prorata share of the amount of the estimated Operating Expenses (“Estimated Operating Expenses”) for
each Lease year or partial Lease year. Until Tenant receives notice from Landlord regarding the new Lease Year, it shall continue to pay for the same monthly Estimated Operating Expenses which Tenant was paying Landlord in respect of the prior Lease
Year. Tenant shall pay Landlord one-twelfth (1/12) of the amount stated in the foregoing statement as Tenant’s prorata Share of the Estimated Operating Expenses on the first day of each month concurrently
with the payment of each month’s Minimum Rent. The estimated monthly charge may be adjusted periodically by Landlord on the basis of Landlord’s reasonably anticipated costs. 

  
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 b. Tenant’s Prorata Share 

See Section 1.14 above. 

c. Operating Expenses 

The term, “Operating Expenses” shall mean all costs of any kind paid or incurred by Landlord in connection
with the operating, management, cleaning, protecting, lighting, repairing, replacing and maintaining the Building, the Project Common Area, the Building Common Area and the Complex Common Area in a first class condition, and allocated to Tenant on a
prorata basis or otherwise reasonably determined by Landlord, including by way of illustration but not limitation: (i) the cost of supplies, equipment, labor, maintenance and service contracts in connection with Landlord’s obligations set
forth in Section 7.1.a.; (ii) the cost of repairs and general maintenance of all landscaping, parking areas, covered parking structures and signs, and trash removal; (iii) the cost of “all risk” property insurance, including
fire, extended coverage, sprinkler, apparatus, public liability, property damage, and other insurance as Landlord or any mortgagee deems necessary and prudent; (iv) wages, salaries and other labor costs including taxes, insurance, retirement,
medical and other reasonable employee benefits for individuals providing direct repair, maintenance and upkeep services to the Building and Project on either a part or full time basis; (v) a management fee consistent with the industry standard
for office park management by a national or regional office management company providing such services in Clark County whether such management services are provided by Landlord or a third party; (vi) the cost of supplying, replacing and
cleaning employee uniforms; (vii) a pro rata portion of the actual cost of the Project manager’s office or maintenance space in the Project provided said space is devoted solely to the management, operation, maintenance or repair of the
Building or Project and the costs of such space are shared by all occupied Buildings within the Project or receiving the benefits of management and maintenance services therefrom; (viii) costs levied, assessed or imposed due to applicable laws,
including, without limitation the cost of business licenses, fees, assessments and similar taxes levied against Landlord for or due to Tenant’s operations; (ix) fees or charges which are payable by Landlord pursuant to a service agreement
with a government provider for services to the Building or Project; (x) the reasonable costs of contesting the validity or applicability of any governmental enactment which would increase Operating Expenses; (xi) personal property taxes
and the cost of depreciation or the rental expense of personal property used in the maintenance, operation and repair of the Building and Project, and (xii) the Real Property Taxes attributed to the Building and Project. For purposes of
computing rent adjustments pursuant to this Section, Operating Expenses for the Building and Project shall be allocated and charged to Tenant in accordance with generally accepted accounting standards and expressed as an amount per square foot of
Rentable Area. Landlord shall have the right, employing generally accepted accounting standards, to amortize any of the costs of repair or maintenance of the Building over such period as Landlord reasonably determines together with interest at the
“Prime Rate” as quoted by Bank of America, N.A., plus two percent (2%) on the unamortized balance, in lieu of including the entire amount of such costs in the Operating Expenses of the year such costs are incurred. 

Exclusions from Operating Expenses 

The following items shall not be included in Operating Expenses: (i) maintenance or repair expenses which under
generally accepted accounting standards would not be considered a maintenance or repair expense for a commercial office/light industrial facility, excluding therefrom the Special Improvements set forth in subsection 4.2.d, (ii) costs associated
with the operation of the business of the entity which constitutes the “Landlord”, including, but not limited to, the legal and accounting costs associated with 

  
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the leasing, selling, syndicating, financing, mortgaging, or hypothecating of any of Landlord’s interest in the Building or Project, the costs of disputes between Landlord and its tenants,
(iii) costs of any services provided to tenants in the Building for which Landlord is entitled to reimbursement, (iv) expenses in connection with services provided solely to the premises of other tenants which are of no benefit to Tenant,
(v) depreciation and/or amortization of the Building, except as set forth in subsection 4.2.d, (vi) the cost of repairs or other work incurred by reason of fire, windstorm or other casualty, but only to the extent reimbursed by insurance,
(vii) personal and corporate taxes, inheritance and estate taxes, franchise, gift or transfer taxes, (viii) the cost of preparing any space for any tenant or prospective tenant of the Project or costs associated with any space presently
deemed to be rentable space; (ix) costs incurred in leasing or obtaining new tenants or retaining existing tenants, including leasing commissions, attorneys’ fees, or the cost of advertising and promotion; (x) attorneys’ fees
incurred in enforcing the terms of any lease; and (xi) any amount paid to an entity or individual affiliated with Landlord which exceeds the amount which would be paid for similar goods or services on an arms-length basis between unrelated
parties. 
 Landlord shall have the right, from time to time, to allocate some or all of the Operating Expenses for the
Building/Project to a tenant’s premises, (on a non-discriminatory pro rata basis, using either an acreage or square foot formula), as may be determined, by Landlord, in a commercially reasonable manner.

 d. Special Improvements 

During the term of the Lease, Tenant shall pay as Additional Rent an amount equal to the product of (i) the Special
Improvement Amortization per square foot of Rentable Area in the Building, multiplied by (ii) the square feet of Rentable Area in the Premises. 

“Special Improvements” shall mean any equipment, device or other improvement acquired or installed subsequent
to the commencement of the construction of the Building or other relevant portion of the Project which benefits all tenants of the Building and is necessary (i) to achieve direct cost savings in the operation, maintenance and repair of the
Building or such relevant portion of the Project, or (ii) to comply with any government mandated statute, ordinance, code, controls or guidelines enacted subsequent to the commencement of the construction of the Building or other relevant
portion of the Project, if the cost thereof is capitalized on the books of Landlord in accordance with generally accepted accounting standards. 

“Special Improvement Amortization” shall mean the actual cost, including reasonable financing costs, of each
Special Improvement acquired by Landlord multiplied by the constant annual percentage required to fully amortize such cost over the useful life of the Special Improvement. The Special Improvement Amortization shall be allocated to the Operating
Expenses in accordance with generally accepted accounting standards and as an amount per square foot of rentable area. 
 e. Real Property
Taxes 
 Tenant shall pay as an Operating Expense the product of (i) the Real Property Taxes per square foot of
Rentable Area in the Building for each lease year, multiplied by (ii) the number of square feet of Rentable Area in the Premises. 

“Real Property Taxes” shall mean all taxes, assessments (special or otherwise) and charges levied upon or
with respect to the Project and Building Area as explained in Exhibit E. Real Property Taxes shall include, without limitation, any tax, fee or excise on the act of entering into this Lease, on the occupancy of Tenant, the Base Rent hereunder or in
connection with the business of owning and/or renting space in the Project which 

  
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are now or hereafter levied or assessed against Landlord by the United States of America, the State of Nevada or any political subdivision, public corporation, district or other political or
public entity, and shall also include any other tax, assessment, fee or excise, however described (whether general or special, ordinary or extraordinary, foreseen or unforeseen), which may be levied or assessed in lieu of, as a substitute for, or as
an addition to, any other Real Property Taxes. Landlord may pay any such special assessments in installments when allowed by law, in which case Real Property Taxes shall include any interest charged thereon. Real Property Taxes shall also include
reasonable legal fees, costs and disbursements incurred in connection with proceedings to contest, determine or reduce Real Property Taxes. Real Property Taxes shall not include income, franchise, transfer, inheritance or capital stock taxes,
unless, due to a change in the method of taxation, any of such taxes are levied or assessed against Landlord in lieu of, or as a substitute for, or as an addition to, any other tax which would otherwise constitute a Real Property Tax. 

f. Annual Statement: Project Operating Expenses 

Following the conclusion of each calendar year, but no later than April 1st, Landlord shall furnish to Tenant a statement
showing the actual Operating Expenses for the previous calendar year, and any charge or credit to Tenant necessary to reflect the actual Operating Expenses. If the statement reveals an underpayment, Tenant shall pay Landlord the amount of the
underpayment (whether or not the Lease has expired or been terminated) within thirty (30) days of written notice. If the statement shows an overpayment, Landlord shall credit the next monthly rent payment of Tenant, or, if the term of the Lease
has expired, refund the overpayment to Tenant within thirty (30) days of this determination. 
 To the extent that
Tenant is not in default under the terms of this Lease and in the event Tenant’s pro rata share of Operating Expenses increases by more than seven (7) percent in any Lease Year, Tenant shall be entitled, not later than sixty (60) days
following the receipt of the Operating Expense statement in question and upon ten (10) days notice, to retain an independent certified public accountant or other competent real estate professional applying generally accepted industry practices,
who is not contracted or compensated on a contingency fee basis, to audit Landlord’s Operating Expense records for the calendar year in question at Landlord’s business office and during regular business hours. The Operating Expenses of any
calendar year shall be subject to audit not more than once with such audit occurring not more than two (2) years after the expiration of such calendar year. Tenant shall deliver to Landlord a copy of the results of such audit within ten
(10) days of its receipt by Tenant. Should the audit determine, to the reasonable satisfaction of Landlord, that Tenant was over-charged, then, within fifteen (15) days of Landlord’s inspection of the audit, Landlord shall credit
Tenant the amount of such overcharge toward the payments of Base Rent and Additional Rent next coming due under the Lease. Should the audit determine that Tenant has been undercharged, Tenant shall reimburse Landlord for such amount as Additional
Rent next coming due under the Lease. Tenant agrees to pay the cost of the audit, unless the audit determines that Landlord’s calculation of all Operating Expenses was in error by more than four percent (4%), in which case Landlord shall pay
for the audit. Subtenants shall not be permitted to conduct an audit and Landlord approved assignees may only conduct audits for their specific period of possession. 
  

	4.3	Intentionally Omitted. 

  

	4.4	Security Deposit: 

 Waived. 

  
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 5. Use 

 

	5.1	Use: 

 Tenant shall use the Premises for light industrial and
commercial office purposes only or such other purposes as stated in Section 1.16. Tenant shall not use or occupy the Premises in violation of the rules and regulations set forth in Exhibit D. Tenant shall not do or permit anything within
the Premises that will cause the cancellation of or increase the existing rate of fire or other insurance upon the Premises or Building. Tenant shall not obstruct or interfere with the reasonable rights of other tenants or occupants of the Building
or Project. Tenant shall prevent odors, emissions, fumes, liquids or other substances or excessive noise from extending beyond the Premises. Tenant shall refrain from using or permitting the use of the Premises or any portion thereof as living
quarters, sleeping quarters or for lodging purposes. Tenant shall, at its sole cost and expense, comply in all material respects with all applicable laws, ordinances, and regulations related to its occupancy and use of the Premises now or hereafter
in force. The judgment of any court of competent jurisdiction or the admission of Tenant in any action against Tenant, whether Landlord is a party thereto or not, that Tenant has violated such applicable laws, ordinances and regulations shall be
conclusive of that fact as between Landlord and Tenant. Tenant shall indemnify and hold Landlord harmless from and against, all reasonable expenses (including reasonable attorneys’ fees), fines and damages incurred or arising from Tenant’s
failure to promptly comply with its obligations under this Section. 
  

	5.2	Hazardous Materials: 

 Neither party to this Lease shall cause or
knowingly permit any Hazardous Materials (as defined below) to be brought upon, kept or used in or about the Building, Project or Premises unless such Hazardous Materials (i) are necessary for that parties business or for the maintenance,
repair or cleaning of the Project and Buildings situated therein, and (ii) will be used, kept and stored in a manner that complies with all Hazardous Material Laws (as defined below). Should a party fail to fulfill its obligations as stated
herein with regard to Hazardous Materials, then such party shall indemnify, defend and hold harmless the other party, including its partners, affiliates, employees, contractors, representatives, lenders, successors and assigns (collectively, the
“Indemnified Parties”), from any and all claims, judgments, penalties, fines, and losses including reasonable attorneys’ fees, consultant and expert fees. This indemnification includes, without limitation, the costs incurred in
connection with any investigation of site conditions or any cleanup, remedial, removal or restoration work required by any federal, state or local governmental agency or political subdivision or required to return the property to the condition
existing prior to the introduction of any such Hazardous Materials. The obligations of the parties hereunder shall survive the expiration or earlier termination of the Lease. 

Tenant and Landlord shall comply in all material respects with all applicable federal, state and local laws, ordinances and
regulations (“Hazardous Materials Laws”) relating to industrial hygiene, environmental protection or the use, analysis, generation, manufacture, storage, disposal or transportation of any oil or petrochemical products, PCB,
flammable materials, explosives, asbestos, urea formaldehyde, radioactive materials or waste, or other hazardous, toxic, contaminated or polluting materials, substances or wastes, including, without limitation, any substances defined as or included
in the definition of “Hazardous Materials”, “toxic substances” or “chemicals known to the State to cause cancer or reproductive toxicity” under any such Hazardous Materials Laws (collectively, “Hazardous
Materials”). 
  

	5.3	Signs: 

 Tenant may place a Building standard/ADA acceptable sign
at the main entrance of the Premises (“Premises Signage”). Except that Tenant shall be permitted to place a Building standard/ADA acceptable sign on the Building exterior, at Tenant’s sole cost and expense, with

  
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Landlord’s prior written consent as to location and nature, Tenant shall not place any signs, awnings or advertising matter on the exterior walls, exterior doors/windows, or roof of the
Building (“Building Signage”) without Landlord’s prior written consent. Tenant’s right to locate signage, antennas, or satellite dishes on the Building (if granted) is exclusive to Tenant,
non-transferable and may only be used for Tenant’s operations within the Building. Building Signage shall conform to the “Master Sign Plan” set forth in Exhibit E, (subject to government
amendment). The cost of Premises Signage and Building Signage shall be Tenant’s sole responsibility, including: (i) the cost of installation and electrical connections thereto, (ii) the cost of reasonable periodic maintenance,
(iii) the cost of removal upon the termination of the Lease, and (iv) the cost of repairing or repainting any visible impairment to the Building resulting from the installation or removal of Tenant’s Building Signage. Landlord hereby
reserves the exclusive right to control the use of the roof and exterior walls of the Building. Landlord reserves the right to remove any Building Signage not in compliance with the Master Sign Plan. All reasonable costs and expenses incurred by
Landlord due to such removal shall be paid by Tenant in the next month’s Additional Rent. Landlord reserves the right to remove Building Signage during any period of Building repair, restoration or construction, provided that Landlord
immediately restores such signage upon completion of Landlord’s work. 
 6. Premises Facilities and
Building Common Areas 
  

	6.1	Operation and Maintenance: 

 During the Initial Term and any
renewals thereof, Tenant shall, at Tenant’s expense, maintain and operate the Premises Facilities in a commercially reasonable manner. The term “Premises Facilities” shall mean the plumbing, heating, air conditioning,
ventilating, electrical, lighting facilities, interior and exterior entry/exit doors, plate glass and interior glass, and Tenant’s fixtures and equipment within the Premises. Tenant’s maintenance of the heating and air conditioning units
serving the Premises shall be under a full service maintenance program reasonably acceptable to Landlord, unless Tenant elects to have Landlord maintain such service program and bill the costs thereof as Additional Rent. Landlord shall operate and
maintain all of the Building Common Areas within the Project as an Operating Expense. The term “Building Common Areas” shall mean all areas outside of the exterior walls, exterior glass or partitions of the Building and other
buildings in the Project which are not held for the exclusive use of entities entitled to occupy space, and all other appurtenant areas and improvements provided by Landlord for the common use of Landlord and tenants and their respective employees
and invitees, including, without limitation, parking areas and covered parking structures, exterior lighting, driveways, sidewalks, landscaped and planted areas and common entrances not located within the premises of any tenant. 

 

	6.2	Use of Building Common Area: 

 Tenant’s right of occupancy
of the Premises shall include the non-exclusive use of the Building Common Areas in common with Landlord and other tenants, subject to compliance with the rules and regulations set forth in Exhibit D or as
otherwise modified in the reasonable discretion of Landlord. Landlord shall operate and maintain the Building Common Areas in a commercially reasonable manner consistent with other similar master planned parks in Clark County, Nevada. Landlord shall
have exclusive control over the Building Common Areas, and may restrain any unreasonable use or occupancy thereof, except as authorized herein. Tenant shall keep the Building Common Areas clear of any obstruction or unauthorized use related to
Tenant’s operations. Tenant, its employees, customers and invitees utilize the Building Common Areas at their own risk. Except in the event of Landlord’s negligence, or willful misconduct, Landlord is not responsible for any damage or
injury to or loss of the property of, Tenant, its employees, customers or invitees. Provided the Tenant’s access to the Premises and use of the Building’s parking area is not unreasonably denied or hindered, Landlord may temporarily close
any portion of the Building Common Areas for repairs or alterations, or to prevent a public 

  
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dedication or the accrual of prescriptive rights. Under no circumstances shall the right herein granted to use the Building Common Areas be deemed to include the right to store any property,
temporarily or permanently, on the Building Common Areas which includes the installation or storage of any tenant system, equipment, including but not limited to HVAC or telephone systems, in any common electric, telephone, or mechanical room
without the prior written consent of Landlord and pre-payment of storage fees. In the event of any unauthorized storage, Landlord shall have the right, without notice, in addition to any other rights and
remedies, to remove the property and charge the reasonable cost to Tenant, which cost shall be immediately payable upon demand by Landlord. 
  

	6.3	Project and Complex Common Areas: 

 The Premises and Building
share in certain repair, maintenance, management and related expenses for areas in common with other buildings within the Project commonly referred to as the Beltway Business Park (“Project Common Areas”) and with other buildings
within the Complex (“Complex Common Areas”). The Project Common Areas are generally comprised of the shrubbery, trees, walkways, pavement, fencing, Project monument sighs and streetscape lighting within the set backs (typically 20
feet) along the public roadways serving or bordering those areas of the Project in common with the Building. As an Operating Expense, the Building will be allocated its prorata share of the expenses. Landlord shall determine the allocation of
Project acreage to Building Acreage based upon the commonality of improvements and services enjoyed by the Building and other buildings serviced thereby. The Complex Common Areas are generally comprised of block of buildings which incur expenses
shared by the multiple buildings within the Complex, such as shared utilities, parking lot sweeping etc. As an Operating Expense, the Complex will be allocated its prorata share of the expenses. The calculations made pursuant to this Section shall
be in accordance with Sections 1.14 and 4.2. 
  

	6.4	Parking & Security: 

 Subject to Landlord’s right
to adopt reasonable, nondiscriminatory modifications and additions to the rules and regulations set forth in Exhibit D, Tenant shall have the parking rights set forth in Exhibit F and this subsection. 

a. Parking Maintenance 

Landlord shall maintain, as an Operating Expense, an automobile parking area (“Parking Area”) within the
Project for the benefit and use of the visitors, customers and employees of Tenant, and other tenants and occupants of the Project. The Parking Area shall include the parking stalls, driveways, sidewalks, pedestrian passageways and other areas
designated for parking and access thereto. Provided that Tenant’s reasonable and adjacent access and use of the Parking Allocation set forth in Section 1.9 is not denied or unreasonably hindered, Landlord reserves the right to make changes
to the Parking Area from time to time. Landlord shall not be responsible for any damage to motor vehicles or the property contained therein of Tenant’s visitors, customers or employees, unless such damage was directly caused by the negligence
or willful misconduct of Landlord, its agents or employees. Landlord shall also have the right to establish, amend and enforce reasonable rules and regulations, as Landlord may deem necessary for the proper operation and maintenance of the Parking
Area. 
 b. Security Personnel 

The Landlord may, as an Operating Expense, contract for security personnel to monitor the Building Common Areas of the
Project. The scope and frequency of the use of security personnel shall be based upon reasonable commercial standards and under Landlord’s sole control. The use of security personnel shall be for the general protection

  
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of the Building Common Areas and shall not impose upon Landlord or its agents an obligation or duty to protect or defend the property or personal well being of Tenant, its employees, customers or
agents. 
  

	6.5	Changes and Additions by Landlord: 

 Landlord reserves the right
to make alterations or additions to the Project, Complex, Building, Building Common Areas Complex Common Areas and/or Project Common Areas, or to the fixtures and equipment within the Project/Complex/Building. Landlord may relocate or remove any of
the various buildings (other than the Building), Parking Area and other Project/Complex/Building Common Areas, and may add buildings, land and amenities to the Project/Complex. Except for those portions of the Premises physically affected by a
change or alteration, no change shall entitle Tenant to any abatement of rent or other claim against Landlord, provided that the change does not deprive Tenant of reasonable access to or the use and quiet enjoyment of the Premises and Tenant’s
Parking Allocation. All such alterations or additions made available to Tenant under this Lease shall be in conformance with applicable local codes and regulations and Federal law. 

7. Maintenance, Repairs and Alterations 

 

	7.1	Landlord’s Obligations: 

 a. Project Common Areas, Building Common Areas and
Complex Common Areas 
 Except for damage caused by any negligent or wrongful act or omission of Tenant, Tenant’s
employees, suppliers, shippers, customers or invitees, (in which event Tenant shall repair the damage), Landlord shall keep in good condition and repair the foundations, exterior walls, structural condition of interior bearing walls, the roof
structure, and the utility main connections (plumbing, sewer, gas and electrical) to the Building (“Utility Mains”), as well as providing the other services for which there is an Operating Expense pursuant to Section 4.
Landlord shall not be obligated to paint the Premise’s interior walls, repair or replace windows damaged or broken by Tenant, Tenant’s signs, the exterior entry/exit doors or interior plate glass of the Premises. Should the exterior plate
glass of the Premises be damaged and such damage (i) occurs on more than one occasion within a sixty (60) day period, and (ii) only affects the plate glass of the Tenant’s Premises, then Tenant shall be responsible for the
payment of all insurance deductibles associated with such plate glass damage occurring within sixty (60) days of any prior occurrence of damage against the Premises. Landlord shall have no obligation to begin repairs under this Section 7.1
until ten (10) days after receipt of written notice from the Tenant, except for the operations of the HVAC and Utility Mains, which shall be repaired on an emergency basis. If Landlord has not performed or undertaken to perform the maintenance
or repair services required under this Lease within ten (10) days of such notice from Tenant and such failure has a materially adverse affect upon Tenant’s business operations within the Premises, Tenant may take reasonable action as
necessary to make repairs or perform such services and thereafter invoice Landlord for the reasonable cost of such repairs. In case of emergencies, the ten (10) day notice period shall be reduced to such period as is reasonable under the
circumstances and Tenant shall only be required to provide oral notice to Landlord. Landlord shall not be liable for damage or loss of any kind or nature by reason of Landlord’s failure to furnish any such service when such failure is caused by
governmental mandate, strikes, lockout, Tenant interference or other disturbances beyond the reasonable control of Landlord. 
 b. ADA and
Health Laws 

  
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 Landlord warrants that upon the Commencement Date, the Premises and Building
Common Areas shall be in compliance with the requirements of the Americans with Disabilities Act as of 1994 (“ADA”) and other Federal, State or local laws relating to environmental and health matters (“Health
Laws”). Landlord further warrants that all future construction, repairs or alterations to the Building or Project performed by Landlord shall be in compliance with the requirements of the ADA and Health Laws, as then recognized and applied.
If alterations to the Premises, Building, or Project are required due to Landlord’s failure to comply with the ADA, as it was applied at the time of the Commencement Date or later alteration, then Landlord shall be responsible for compliance at
Landlord’s sole cost and expense. However, should Federal, State or Local Authorities enact changes to the ADA or Health Laws such that alterations to the Building or Project are required to accommodate Tenant, its employees and/or visitors,
those necessary and required alterations shall be made by Landlord and amortized as an Operating Expense under commercially reasonable accounting practices. Any modifications to the interior of the Premises which are required under the ADA or Health
Laws due to Tenant’s Space Plan or specific use thereof shall be charged against the Tenant Improvement Allowance, if any, or made by Tenant, at Tenant’s sole cost and expense, in an expeditious and commercially reasonable manner. 

 

	7.2	Tenant’s Obligations: 

 a. Premises Repair and Maintenance 

At Tenant’s expense, Tenant shall keep in good order, condition and repair the Premises and every part thereof,
including, without limitation, all window treatments, plumbing fixtures, electrical and lighting facilities and equipment within the Premises, fixtures, ductwork, interior walls and interior surfaces of exterior walls, ceiling tiles and grid,
windows and doors, both interior and exterior (including glass and casings) and plate glass located within the Premises, together with any supplemental HVAC equipment servicing only the Premises. Tenant shall not be responsible for structural
repairs to the Premises or for replacement of the Utility Mains unless such repairs or replacements are necessitated by the negligent acts or willful misconduct of Tenant, its agents or employees. Tenant shall not make any alterations to the
Premises affecting fire/life safety systems without: (i) submitting plans from a qualified engineer certifying the systems, and (ii) written notification to, and written consent from, Landlord. Tenant shall immediately notify Landlord in
case of fire or accident in the Premises, Building or the Project, and of defects in any of the improvements or equipment. Tenant shall do all acts required to comply with all applicable laws, ordinances, and rules of any public authority relating
to its maintenance obligations as set forth herein. 
 b. Remedy for Failure to Perform 

If Tenant fails to perform its obligations under this Section 7.2, Landlord may enter upon the Premises, after ten
(10) days’ prior written notice to Tenant (except in the case of emergency, in which event, no notice shall be required), perform such obligations on Tenant’s behalf and put the Premises in good order, condition and repair, and the
cost thereof shall be due and payable as additional rent together with Tenant’s next Base Rent installment plus an administrative fee equal to five percent (5%) of the cost incurred by Landlord. 

 

	7.3	Alterations and Additions: 

 a. Landlord’s Consent 

  
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 Without Landlord’s prior written consent, which shall not be unreasonably
withheld or delayed, Tenant shall not make any alterations, improvements or additions to the Premises except for nonstructural alterations to the interior of the Premises not exceeding Fifty Thousand Dollars ($50,000) annually during the term.
Without Landlord’s prior written consent, Tenant shall not make any alterations or improvements to the Building, the Utility Mains, Utility Installations, the Premises Facilities or Building Common Areas. As used in this Lease, the term
“Utility Installations” shall mean air lines, power panels, Building electrical distribution systems, lighting fixtures, space heaters, air conditioning and plumbing within the Building. If Tenant makes any Tenant alterations or
commences Tenant’s Work without the prior written approval of Landlord, Landlord shall have the right to require that Tenant remove any or all of such Tenant alterations or Tenant’s Work and repair and restore any damage to the Premises
caused by such removal at Tenant’s sole expense. Provided that notice is given at the time of Landlord’s consent, if necessary, Landlord may require that Tenant remove any Tenant installed alterations or improvements at the expiration of
the term, and restore the Premises and the Building to their prior condition, normal wear and tear excepted. Tenant shall comply with the requirements and procedures for Tenant’s construction of improvements set forth in Exhibit C. Landlord may
require that Tenant provide a lien and completion bond in an amount equal to the estimated cost of such improvements. At Landlord’s discretion, Tenant’s failure under this subsection to obtain Landlord’s prior written approval, if
necessary, may result in the removal of the alteration or improvement at Tenant’s sole expense. During the Lease term, should either Landlord or Tenant be required by court order, governmental authority or a newly enacted law, code or
ordinance, to alter or improve any part of the Premises due to Tenant’s specific use, interior space plan or alteration of the Premises, then Tenant shall make or permit Landlord to make such alterations or improvements at Tenant’s sole
cost and expense, and Tenant hereby waives all claims for damages or abatement of rent because of such mandated alteration or improvement. Under no circumstances shall Tenant enter upon the Project/Building roof or make any roof penetrations without
the prior written consent of Landlord. Any consent of Landlord shall be conditioned upon Landlord’s review and approval of plans satisfactory to Landlord for the repair of the roof. At Landlord’s option, any roof penetrations shall be
performed by Landlord’s roofing contractor, and Tenant shall reimburse Landlord for the cost thereof and any necessary repair work within ten (10) days after Tenant’s receipt of an invoice therefore. 

Tenant shall have the right to install a new data and voice cabling system and jacks and outlets at Tenant’s sole cost and expense. Upon
vacating the Premises Tenant, at Tenant’s sole cost and expense, shall remove all data and voice cabling and jacks and outlets and reinstall pull strings in the conduits to each point of termination within the Premises. Should Tenant elect to
leave the data and/or voice cabling and terminations in the Premises: (i) such system shall be deemed abandoned and Landlord shall have the right to use/dispose of the same without liability there from, (ii) the cable installation shall be
complete and intact from one terminated end of the cabling system to the other, (not cut off short or incomplete); provided, if Tenant does leave the cabling and termination system cut short or incomplete Landlord shall have the right to contract to
remove the cabling system and install new pull strings at Tenant’s expense. 
 b. Plans and Procedures 

All alterations, improvements or additions in or about the Premises or the Building shall be performed in compliance with
Exhibit C. Tenant shall comply with all local requirements and codes for construction and provide Landlord with a complete set of “as built” drawings upon completion. 

c. Payment of Labor 

  
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 Tenant shall pay, when due, all claims for labor or materials associated with
Tenant’s alterations or improvements. Tenant shall give Landlord not less than ten (10) days’ notice prior to the commencement of any work in the Premises, and Landlord shall have the right to post and record notices of non-responsibility on the Premises or the Building as provided by law. If Tenant shall in good faith contest the validity of any lien, claim or demand, then Tenant shall, at its sole expense, defend itself and
Landlord against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon, before the enforcement thereof, against Landlord, the Premises, Building or Project. Should Landlord require, Tenant shall furnish a surety
bond reasonably satisfactory to Landlord in an amount equal to such contested lien or claim, indemnifying Landlord against liability and holding the Premises and the Project free from the effect of such lien or claim. 

Tenant acknowledges, with respect to any Tenant’s Work, alterations, improvements or additions, that it shall record a
notice of posted security in compliance with the requirements of Nevada Revised Statutes Chapter 108 (NRS Chapter 108). Tenant agrees to comply with the notice of posted security requirement and any other requirement of NRS Chapter 108 or its
successor Statutes as such statutes govern the construction of the Tenant Improvements, alterations, improvements or additions. As a condition of, and prior to, Landlord’s obligation to commence construction of the Tenant Improvements or
provide any Tenant Improvement funds, Tenant shall furnish Landlord with evidence, reasonably acceptable to Landlord that: (i) the escrows or bonding required by NRS Chapter 108 are in place/established and (ii) Landlord shall be notified
by the bonding agent/escrow officer, in writing, thirty (30) days prior to cancellation, material change, or nonrenewal of such escrow/bonding. 

d. Alterations Property of Landlord 

All alterations, improvements or additions to the Premises shall be surrendered with the Premises at the expiration of the
Term, unless Landlord required their removal at the time of consent. Notwithstanding the provisions of this paragraph, Tenant’s furniture, equipment and trade fixtures, other than that which is affixed to the Premises, shall remain the property
of Tenant and may be removed by Tenant subject to the provisions of Section 7.2. 
  

	7.4	Utility Additions: 

 Landlord reserves the right to install new
or additional utility facilities throughout the Building and the Premises for the benefit of Landlord or Tenant, or any other tenant of the Project, including, but not limited to, such utilities as plumbing, electrical systems, security systems,
communication systems and fire protection and detection systems, so long as such installations do not unreasonably interfere with Tenant’s use of the Premises or Building Common Areas. 

 

	7.5	Entry and Inspection: 

 Landlord shall have the right, provided
reasonable notice is given to Tenant, except where Landlord determines an emergency exists, (i) to enter the Premises to inspect, repair and supply services in accordance with this Lease, (ii) during the last one hundred eighty
(180) days of the term to show the Premises to prospective tenants, all without being deemed to have caused an eviction of Tenant and without abatement of rent except as provided elsewhere in this Lease. If Tenant abandons the Premises and
fails to pay rent for a period of fifteen (15) consecutive days after the rent due date, Landlord may enter the Premises and take such action as reasonably necessary to mitigate damages, without the abatement of rent and without liability to
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Premises, excluding Tenant’s vaults and safes, and Landlord shall have the right to use any means reasonably necessary in an emergency to obtain entry to the Premises. Any entry to the
Premises properly obtained by Landlord herein shall not be deemed an unlawful entry, a detainer, or an eviction of Tenant from the Premises. 
  

	7.6	Improvements Installed by Tenant: 

 Tenant shall undertake the
installation of Tenant’s furniture, fixtures and equipment (“Tenant’s Work”) at Tenant’s sole cost and expense and carried out in a commercially reasonable manner. Tenant shall keep the Premises and Building Common
Area free of all construction debris and in a broom clean condition. Tenant shall provide trash containers as and if needed, in a location reasonably designated by Landlord and shall remove such trash containers immediately following the completion
of Tenant’s Work. Tenant’s contractors shall name Landlord as an additional insured on contractor’s insurance policies and provide evidence of such insurance coverage prior to the commencement of any construction. Tenant’s Work
shall comply with all governmental statutes, ordinances, rules and regulations pertaining thereto. Tenant covenants that no work by Tenant’s employees, agents or contractors, shall disrupt or cause a slowdown or stoppage of any work conducted
by Landlord on the Premises or Project of which it is a part except in cases of “Force Majeure” as set forth in Section 20.12. 

8. Taxes and Assessments on Tenant’s Property 

 

	Taxes	on Tenant’s Property: 

 Tenant shall be liable for and shall
pay all taxes and assessments levied against all personal property of Tenant located in the Premises. If any taxes on Tenant’s personal property are levied against Landlord or Landlord’s property is increased by the inclusion of a value
placed upon the personal property of Tenant, and if Landlord pays the taxes based upon the increased assessment, Tenant shall pay to Landlord the taxes so levied against Landlord or the proportion of the taxes resulting from the increase in the
assessment. 
 9. Utilities and Services 

 

	9.1	Utility Services: 

 Landlord shall use commercially reasonable
efforts during the term of the Lease to cause public utilities to furnish, as appropriate, electricity, gas, water and sewage (“Building Systems”) utilized in operating the Premises. Notwithstanding the foregoing, Tenant’s
Premises are individually metered for electrical service and Tenant shall be responsible for contracting directly with the electrical utility provider for such service. The cost of “stepping down” or transforming the power from the power
panel to the Premises (if required by Tenant’s use), is a Tenant Improvement expense. Tenant shall pay, prior to any delinquency, for all water, gas, electricity, telephone and other utilities and services supplied directly to the Premises. If
any such services are not separately metered to the Premises, Tenant shall pay, prior to any delinquency, Tenant’s prorata portion of those charges jointly metered with other premises. Landlord makes no warranty or representation as to the
compatibility of the Premises electrical distribution system with Tenant’s modular furniture systems. 
  

	9.2	Liability of Landlord: 

 Except in the event of Landlord’s
negligence or willful misconduct, Landlord shall not be liable for failure to furnish, or for suspension or delays in furnishing, Building Systems caused by breakdown, maintenance or repair work, strike, civil commotion, governmental regulations,
the limitation, curtailment or rationing of, or restrictions on, use of water, electricity, gas or any other 

  
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form of energy serving the Premises, Building or Project, or any other cause beyond the reasonable control of Landlord. Suspension or interruption of services shall not result in the abatement of
rent, be deemed an eviction, or release Tenant from performance of Tenant’s obligations under this Lease except as set forth herein. 

In the event there is an interruption of Building Systems solely by reason of Landlord’s negligence, or due to
Landlord’s performance of repairs or replacements, which interruption prevents Tenant from using all of the Premises for the conduct of its business for a period in excess of two (2) business days, and provided Tenant does not utilize the
Premises during such period, except for such limited times and purposes as do not invoke any exclusion in Landlord’s applicable insurance policy, then Tenant shall be entitled to abate the payment of rent routinely due pursuant to the terms and
provisions of this Lease for the period commencing on the third (3rd) business day of the interruption of such essential services and ending on the earlier of (i) the date Tenant reoccupies the Premises for the conduct of its business therein
or (ii) the date Landlord shall have restored the essential services so interrupted. 
 10.
Subletting and Assignment 
  

	10.1	Transfers: 

 Except for any lease to a sub-tenant pursuant to the Landlord approved form of the “Suite License Agreement” attached hereto as Exhibit G and subject to Section 10.7 below, Tenant shall not, without the
prior written consent of Landlord, assign, mortgage, pledge, encumber or otherwise transfer, this Lease or any interest hereunder, permit any assignment or other such foregoing transfer of this Lease or any interest hereunder by operation of law, or
sublet the Premises or any part thereof (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as
a “Transferee”). To request Landlord’s consent to any Transfer requiring such consent under the provisions of this Section 10, Tenant shall notify Landlord in writing, which notice (the “Transfer Notice”)
shall include (i) the proposed effective date of the Transfer, which shall not be less than forty-five (45) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Premises to be transferred
(the “Subject Space”), (iii) all of the terms of the proposed Transfer and the consideration therefor, including a calculation of the “Transfer Premium,” as that term is defined in Section 10.3 below, in connection
with such Transfer, the name and address of the proposed Transferee, and a copy of all existing and/or proposed documentation pertaining to the proposed Transfer, including all existing operative documents to be executed to evidence such Transfer or
the agreements incidental or related to such Transfer, and (iv) current financial statements of the proposed Transferee certified by an officer, partner or owner thereof, and any other information reasonably required by Landlord, which will
enable Landlord to determine the financial capacity, character, and reputation of the proposed Transferee, nature of such Transferee’s business and proposed use of the Subject Space. Any Transfer requiring but made without Landlord’s prior
written consent shall, at Landlord’s option, be null, void and of no effect, and shall, at Landlord’s option, constitute a material default by Tenant under this Lease. Whether or not Landlord shall grant consent, Tenant shall pay
Landlord’s review and processing fees, as well as any reasonable legal fees incurred by Landlord in connection with such review, within thirty (30) days after written request by Landlord, which fees shall not exceed $1,000. 

 

	10.2	Landlord’s Consent: 

 Landlord shall not unreasonably
withhold its consent to any proposed Transfer of the Subject Space to the Transferee on the terms specified in the Transfer Notice. The parties hereby agree that it shall be reasonable under this Lease and under any applicable law for Landlord to
withhold consent to any proposed Transfer where one or more of the following apply, without limitation as to other reasonable grounds for withholding consent: 

  
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 i. The Transferee’s character or reputation is significantly less
prestigious than that of the Tenant; 
 ii. The Transferee’s business or use of the Subject Space is not permitted
under this Lease; 
 iii. The Transferee is not a party of reasonable financial worth and/or financial stability in light
of the responsibilities involved under this Lease on the date consent is requested; 
 iv. The proposed Transfer would
cause Landlord to be in violation of another lease or agreement to which Landlord is a party; or 
 v. The terms of the
proposed Transfer will allow the Transferee to exercise a right of renewal, right of expansion, right of first offer, signage rights, or other similar “personal” right held by Tenant (or will allow the Transferee to occupy space leased by
Tenant pursuant to any such right). 
 If Landlord consents to any Transfer pursuant to the terms of this subsection (and
does not exercise any recapture rights Landlord may have under Section 10.4 of this Lease), Tenant may within one hundred eighty (180) days after Landlord’s consent, but not later than the expiration of such 180-day period, enter into such Transfer of the Premises or portion thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to
Section 10.1 of this Lease. 
  

	10.3	Transfer Premium: 

 In the event of a Transfer requiring
Landlord’s consent, if Landlord consents to such a Transfer, as a condition thereto which the parties hereby agree is reasonable; Tenant shall pay to Landlord fifty percent (50%) of any “Transfer Premium,” as that term is
defined in this Section 10.3, received by Tenant from such Transferee. “Transfer Premium” shall mean all rent, additional rent or other consideration payable by such Transferee in excess of the Rent and Additional Rent payable by
Tenant under this Lease on a per rentable square foot basis if less than all of the Premises is transferred after Tenant’s recoupment of any expenses incurred in marketing the Premises including commissions paid. “Transfer Premium”
shall also include, but not be limited to, key money and bonus money paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for services rendered by Tenant to Transferee or for the use of Tenant
Improvements, generators, fiber optics or communications facilities in the Premises in connection with such Transfer. 
  

	10.4	Landlord’s Option as to Subject Space: 

 Notwithstanding
anything to the contrary contained in this Section 10, Landlord shall have the option, by giving written notice to Tenant within ten (10) days after approving any Transfer Notice, to request that Tenant permit Landlord to recapture the
Subject Space. Upon acceptance by Tenant, such recapture notice shall cancel and terminate this Lease with respect to the Subject Space as of the effective date of the proposed Transfer until the last day of the term of the Transfer as set forth in
the Transfer Notice. In the event of a recapture by Landlord, if this Lease shall be canceled with respect to less than the entire Premises, the Rent reserved herein shall be prorated on the basis of the number of rentable square feet retained by
Tenant in proportion to the number of rentable square feet contained in the Premises, and this Lease as so amended shall continue thereafter in full force and effect, and upon request of either party, the parties shall execute written confirmation
of the same. In the event of a recapture, Landlord may, if it elects, enter into a new lease covering the Subject Space with the intended Transferee on such terms as Landlord and such person or entity may agree or enter into a new lease covering

  
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the Subject Space with any other person or entity; in such event, Tenant shall not be entitled to any portion of the Transfer Premium, if any, which Landlord may realize on account of such
termination and reletting. 
  

	10.5	Effect of Transfer: 

 If Landlord consents to a Transfer,
(i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver
to Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, (iv) Tenant shall furnish upon Landlord’s request a complete statement, certified
by an independent certified public accountant, or Tenant’s chief financial officer, setting forth in detail the computation of any Transfer Premium Tenant has derived and shall derive from such Transfer, and (v) no Transfer relating to
this Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall relieve Tenant or any guarantor of Tenant’s obligations under this Lease from liability under this Lease. Landlord or its
authorized representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall
be found understated, Tenant shall, within thirty (30) days after demand, pay the deficiency and Landlord’s costs of such audit, and if understated by more than ten percent (10%), Tenant shall pay a deficiency premium of fifteen percent
(15%) of the total Transfer Premium owed during the period of such deficiency. 
  

	10.6	Additional Transfers: 

 For purposes of this Lease, the term
“Transfer” shall also include: (i) if Tenant is a partnership, the withdrawal or change, voluntary, involuntary or by operation of law, of thirty-three percent (33%) or more of the partners, or transfer of thirty-three percent
(33%) or more of partnership interests, within a twelve (12)-month period, or the dissolution of the partnership without immediate reconstitution thereof; (ii) if Tenant is a closely held corporation (i.e., whose stock is not publicly held and
not traded through an exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization of Tenant, (B) the sale or other transfer of more than an aggregate of twenty-five percent (25%) of the voting shares of
Tenant (other than to immediate family members by reason of gift, transfer or death), within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation or pledge of more than an aggregate of twenty-five percent (25%) of the value of
the unencumbered assets of Tenant within a twelve (12) month period; and (iii) if Tenant is a limited liability company, any cumulative transfer of more than fifty percent (50%) of the membership interests. In addition to those types of
Transfers specified above in this Section 10, any change to the form of tenant entity or any use of the Premises by an individual or entity other than Tenant, whether pursuant to a license or concession, or otherwise, shall be deemed a Transfer
requiring Landlord’s consent. 
  

	10.7	Tenant Affiliate: 

 Notwithstanding anything to the contrary
contained in Section 10.1 of this Lease, a Transfer of all or a portion of the Premises to an affiliate of Tenant (an entity which is controlled by, controls, or is under common control with, Tenant) or to any corporation or other entity
resulting from a merger of, acquisition, or consolidation with Tenant (collectively, “Tenant Affiliate”), shall not be deemed a Transfer under Section 10 for which (a) consent is required, or (b) any Transfer Premium
is payable, provided that: (i) Tenant immediately notifies Landlord of any such Transfer; (ii) promptly supplies Landlord with any documents or information reasonably requested by Landlord regarding such Transfer; (iii) if requested
by Landlord, have an affiliate of the Tenant Affiliate guarantee this Lease using standard mutually acceptable guaranty form; (iv) if such Transfer is an assignment, Tenant Affiliate assumes in writing all of Tenant’s obligations

  
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under this Lease; and (v) such Transfer is not a subterfuge by Tenant to avoid its obligations under this Lease. “Control,” as used herein, shall mean the ownership,
directly or indirectly, of at least fifty-one percent (51%) of the voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, of at least
fifty-one percent (51%) of the voting interest in, any person or entity. 
  

	10.8	Transfer Involving Sublease: 

 Except for any transactions
utilizing the Suite License Agreement (Exhibit G), every approved sublease transaction shall be evidenced by a written sublease (the “Sublease”) between Tenant and Subtenant (the “Subtenant”). The Sublease or, where
applicable, Landlord’s written consent required under Section 10.1 above, to which Tenant and Subtenant shall be parties (the “Consent”), shall comply with the following requirements: 

i. The Sublease shall be subject to, and shall incorporate by reference, all of the terms and conditions of this Lease,
except those terms and conditions relating to Base Rent, Additional Rent, and any other amount due under this Lease. Subtenant shall acknowledge in the Sublease or Consent that it has reviewed and agreed to all of the terms and conditions of this
Lease. Subtenant shall agree in the Sublease or Consent not to do, or fail to do, anything that would cause Tenant to violate any of its obligations under this Lease. 

ii. The Sublease or Consent shall require that: (1) Subtenant shall have no right to exercise any
option to extend the Lease Term, utilize Tenant’s signage rights, or any right of first refusal (or similar right) granted to Tenant in this Lease; and (2) the Sublease shall require Tenant to agree that it shall neither
exercise on behalf of, nor assign to, Subtenant any such option or right. 
 iii. The Sublease or Consent shall
contain, in full, any use restrictions or other provisions of this Lease that affect the use of the Premises, and any other provisions that Landlord otherwise requires be contained in the Sublease. 

iv. The Sublease or Consent shall contain a waiver of subrogation against Landlord and shall require Subtenant’s
insurance policies to acknowledge such a waiver of subrogation. 
 v. The Sublease or Consent shall prohibit a sub-subletting of the Premises or the assignment of the Sublease by Subtenant, without first obtaining Landlord’s consent, which consent may be granted or withheld in Landlord’s sole and absolute
discretion. 
 vi. The Sublease or Consent shall require Subtenant, acting through Tenant, to obtain Landlord’s
prior written consent to any alterations to the Premises, to the extent Tenant is required by this Lease to obtain such consent. 

vii. The Sublease or Consent shall require: (1) Subtenant to send Landlord copies of any and all
notices concerning the Premises that Subtenant is obligated to provide to Tenant; and (2) Tenant to send Landlord copies of any and all notices concerning the Premises that Tenant is obligated to provide to Subtenant. 

viii. The Sublease or Consent shall provide that Subtenant shall have no right (and shall waive any rights it may have) to
hold Landlord responsible for any liability in connection with the Premises, including, without limitation, any liability arising from the noncompliance with any federal, state, or local laws applicable to the Premises. 

  
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 ix. The Sublease or Consent shall provide that:
(1) Nothing in the Sublease shall amend or shall be construed or deemed to amend this Lease; and (2) Tenant and Subtenant shall not amend the Sublease, without Landlord’s prior written consent. 

x. The Sublease or Consent shall contain such other terms as Landlord may reasonably require to maintain the use of the
Premises as contemplated in the Lease. 
  

	10.9	No Merger: 

 No merger shall result from Tenant’s sublease
of the Premises under this Section 10, Tenant’s surrender of this Lease or the termination of this Lease in any other manner. In any such event, Landlord may terminate any or all subtenancies or succeed to the interest
of Tenant as sublandlord under any or all subtenancies. 
 11. Insurance and Indemnity 

 

	11.1	Tenant’s Insurance: 

 Beginning on the date Tenant is given
access to the Premises for any purpose and continuing until the expiration of the Lease term, including extensions or holdovers thereof, Tenant shall maintain policies of insurance covering loss or damage to Tenant’s trade fixtures,
merchandise, equipment and improvements installed by Tenant and not covered by a Tenant Improvement Allowance, and other personal property in or about the Premises, in commercially reasonable amounts relative to the value of the property insured and
providing protection against any peril included within the classification “Causes of Loss-Special Form” (or comparable coverage), together with insurance against sprinkler damage, vandalism and malicious mischief. As an Operating Expense,
Tenant shall be liable for its prorata share of any deductible amount under Landlord’s insurance policies required to be maintained pursuant to Section 11.2 (in an amount not to exceed $10,000 per occurrence), provided that if the loss or
damage results directly from the act or omission of Tenant, its employees, contractors or agents, then Tenant shall be solely responsible for the payment of such deductible. 

Beginning on the date Tenant is given access to the Premises for any purpose, and continuing until expiration of the Term (and
any Extensions thereto), Tenant shall provide, pay for and maintain in effect during Tenant’s occupancy of the Premises, worker’s compensation insurance as required by law and commercial general liability insurance on the Premises and the
operations of Tenant in, on or about the Premises, providing personal injury and broad form property damage coverage for not less than Two Million Dollars ($2,000,000) combined single limit for bodily injury, death and property damage liability. The
deductibles or self-insurance portion under any such insurance policies to be carried by Tenant shall not exceed Five Thousand Dollars ($5,000). The commercial general liability insurance policy shall name Landlord, and, upon Landlord’s
request, Landlord’s mortgagee, as an additional insured and Tenant shall submit proof of such insurance to Landlord in the form of an industry standard “Additional Insured Endorsement” not less than five (5) business days prior
to Tenant’s occupancy of the Premises for business operations and not less than fifteen (15) days prior to the expiration of any operative endorsement. Tenant shall also procure adequate insurance to cover all of Tenant’s obligations
under this Lease, including, but not limited to, Tenant’s obligations to indemnify Landlord as set forth in Section 11.5 below. If Tenant carries any of the insurance required hereunder in the form of a blanket policy, any certificate
required hereunder shall make specific reference to the Premises, provided, however, the blanket policy carried with respect to the insurance required by Tenant hereunder shall contain a “per location” endorsement assuring that any
aggregate limit under such blanket policy shall apply separately to the Premises and that the insurer thereunder shall provide written notice to Landlord if the available portion of such aggregate is reduced to less than the minimum amounts required
under this Article by either 

  
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payment of claims or the establishment of reserves for claims, (whereupon Tenant shall be obligated to take immediate steps to increase the amount of its insurance coverage in order to satisfy
the minimum requirements set forth in Section 11.2). The policy evidencing insurance required to be carried by Tenant pursuant to this Article shall provide coverage on an occurrence basis. The limits of the insurance coverage required by
Landlord or the unavailability of certain types of coverage shall not limit or release Tenant from any of its obligations under this Lease and the existence of such insurance in no way changes Tenant’s obligations to Landlord. 

Tenant shall not use, or allow the Premises to be used for any purpose which may be prohibited by the form of fire insurance
policy required to be carried under this Lease. Tenant shall pay any increase in premiums for liability and property (including all risk coverage) insurance that may be charged during the Term of this Lease on the amount of such insurance which may
be carried by Landlord on the Premises, the Building or the Project resulting from Tenant’s occupancy whether or not Landlord has consented thereto. In such event, Tenant shall also pay any additional premium on the insurance policy that
Landlord may carry for its protection against rent loss through fire or casualty. In determining whether increased premiums are the result of Tenant’s use of the Premises, a schedule, issued by the organization setting the insurance rate on the
Premises, showing the various components of such rate, shall be conclusive evidence of the several items and charges which make up the casualty and fire insurance rate on the Premises. Landlord shall deliver invoices for such additional premiums to
Tenant at such times as Landlord may elect, and Tenant shall immediately reimburse Landlord therefore. 
  

	11.2	Landlord’s Insurance: 

 At all times during Tenant’s
occupancy of the Premises, Landlord shall maintain commercial general liability and “all risk” property insurance, subject to standard exclusions, covering the Project, Building, the Tenant Improvements covered by a Tenant Improvement
Allowance, and such other risks as Landlord or its mortgagees may from time to time reasonably deem appropriate. Such insurance shall be reasonable in relation to the value of the property and the common practice of landlord’s of comparable
properties in the County and utilizing commercially reasonable deductibles. Landlord shall have the right to obtain terrorism, flood and earthquake insurance and other forms of insurance required by any lender holding a security interest in the
Building or any ground lessor. Landlord shall not be required to carry insurance of any kind on (i) leasehold improvements paid for by Tenant, (ii) Tenant’s trade fixtures, furnishings, and equipment, (iii) Tenant’s signs,
whether attached to the Premises or Building, (iv) and any other items of Tenant’s personal property, hereafter “Tenant’s Property”, and shall not be obligated to repair or replace Tenant’s Property should damage
occur, except to the extent caused by the negligent acts of Landlord or its agents. All proceeds of insurance maintained by Landlord upon the Premises (including the Tenant Improvements) and Project shall be the property of Landlord. 

 

	11.3	Waiver of Subrogation: 

 Landlord and Tenant hereby waive any
rights each may have against the other on account of any loss or damage occasioned to Landlord or Tenant, as the case may be, or to the Premises or its contents, and which may arise out of or incident to the perils insured against under Sections
11.1 and 11.2, which perils occur in or about the Premises, whether due to the negligence of Landlord or Tenant or their agents, contractors and/or invitees to the extent of such insurance (including deductibles). The parties shall obtain from their
respective insurance companies insuring the property a waiver of any right of subrogation which said insurance companies may have against Landlord or Tenant, as the case may be. 

  
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	11.4	Policies: 

 All insurance to be maintained by Tenant and Landlord
under this Lease shall be procured from an insurance company or companies rated at least “A-/VII” or better in “Best’s Insurance Guide” and admitted in the State of Nevada, and Tenant
shall deliver to Landlord, prior to taking occupancy of the Premises, Certificates of Insurance required to be maintained by Tenant hereunder. The certificates evidencing such insurance shall provide that the insurance shall not be canceled except
after thirty (30) days prior written notice of intention to modify or cancel has been given to Landlord and any encumbrancer named as beneficiary thereunder. Tenant shall deliver to Landlord evidence of renewal at least fifteen (15) days
prior to the expiration date of any policy to be maintained by Tenant hereunder. If Tenant fails to deliver evidence of insurance required hereunder within the prescribed period or if such policy is canceled during the operative term of the Lease
without Landlord’s consent, Landlord may (but is not required to) obtain such insurance and the costs thereof shall be reimbursed by Tenant within fifteen (15) days of receipt of invoice, together with a $1,000.00 handling charge. 

 

	11.5	Tenant’s Indemnity: 

 Tenant shall defend, indemnify and
hold harmless Landlord, its agents, affiliates, partners, or other entities controlling, controlled by or under common control with Landlord, from and against any third party claims or liabilities arising either before or after the Commencement Date
from; (i) Tenant’s use or occupancy of the Premises, the Building or the Project, including those arising from accident, injury, or damage, however and by whomsoever caused (except to the extent of any claim arising out of Landlord’s
negligence or willful misconduct), (ii) the conduct of Tenant’s business or anything else permitted by Tenant, (iii) a breach or default in the performance of Tenant’s obligations under the Lease, or (iv) from any negligent act
or willful misconduct of Tenant, its agents, employees, contractors, invitees or licensees. In case Landlord, its agents or affiliates are made a party to any litigation commenced by or against Tenant, then Tenant shall protect and hold Landlord
harmless and shall pay all reasonable costs, expenses and attorneys’ fees assessed against Landlord in connection with settlement of the litigation or any judgment issued thereon. 

 

	11.6	Landlord’s Indemnity: 

 Landlord shall defend, indemnify and
hold harmless Tenant, its agents, affiliates, partners, or other entities controlling, controlled by or under common control with Tenant, from and against any and all third party claims or liabilities arising either before or after the Commencement
Date from (i) a breach or default in the performance of Landlord’s obligations under the Lease; or (ii) the negligent acts or willful misconduct of Landlord, its agents or affiliates. In case Tenant, its agents or affiliates are made
a party to any litigation commenced by or against Landlord, then Landlord shall protect and hold Tenant harmless and shall pay all reasonable costs, expenses and attorneys’ fees assessed against Tenant in connection with settlement of the
litigation or any judgment issued thereon. 
 12. Damage or Destruction 

 

	12.1	Restoration: 

 a. Damage Repair 

If the Building is damaged, through no fault of Tenant, or its employees, suppliers, customers or invitees, Landlord shall
repair that damage as soon as reasonably possible, unless: (i) Landlord reasonably determines that the cost of repair would exceed ten percent (10%) of the full replacement cost of the Building 

  
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(“Replacement Cost”) and the damage is not covered by Landlord’s property insurance or (ii) Landlord reasonably determines that the cost of repair would exceed fifty
percent (50%) of the Replacement Cost; or (iii) Landlord reasonably determines that the cost of repair would exceed twenty percent (20%) of the Replacement Cost and the damage occurs during the final twelve (12) months of the term. 

Should Landlord elect not to repair the damage for one of the preceding reasons, Landlord shall so notify Tenant in writing
within sixty (60) days after the damage occurs and this Lease shall terminate ninety (90) days after the date of that notice (or such earlier date as Tenant may elect) and the obligations of the parties shall terminate as if the Lease term
had naturally expired. 
 b. Rent Abatement 

Commencing on the date that damage renders the Premises unusable for Tenant’s business operations, and ending on the
date the damage is repaired or this Lease is terminated, whichever occurs first, the rental to be paid under this Lease shall be abated in the same proportion that the floor area of the Premises that is rendered unusable by the damage bears to the
total floor area of the Premises. 
 c. Cost of Repair 

Notwithstanding the provisions of the above subsections of this Section, if the damage is due to the negligent or willful
misconduct of Tenant or its employees, subtenants, invitees or representatives, the cost of any repairs not covered by Landlord’s insurance on the Building shall be borne by the Tenant, and Tenant shall not be entitled to rental abatement or
termination rights. In addition, the provisions of this Section shall not be deemed to require Landlord to repair any improvements or fixtures installed by Tenant or that Tenant is obligated to repair or insure pursuant to any other provision of
this Lease. 
 13. Eminent Domain 

 

	13.1	Total or Partial Taking: 

 If all or a material portion of the
Premises is taken by any lawful authority by exercise of the right of eminent domain, or sold to prevent a taking, either Tenant or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to the authority.
In the event title to a portion of the Building or Project, other than the Premises, is taken or sold in lieu of taking, and if Landlord elects to restore the Building in such a way as to materially alter the Premises or Tenant’s reasonable use
thereof, Landlord or Tenant may terminate this Lease, by written notice to the other, effective on the date of vesting of title. In the event neither party has elected to terminate this Lease as provided above, then Landlord shall promptly, after
receipt of a sufficient condemnation award, proceed to restore the Premises to substantially their condition prior to the taking, and a proportionate allowance shall be made to Tenant for the rent corresponding to the time during which, and to the
part of the Premises of which, Tenant is deprived on account of the taking and restoration. In the event of a taking, Landlord shall be entitled to the entire amount of the condemnation award without deduction for any estate or interest of Tenant;
provided that nothing in this Section shall be deemed to give Landlord any interest in, or prevent Tenant from seeking any award against the taking authority for the taking of personal property and fixtures belonging to Tenant or for relocation or
business interruption expenses recoverable from the taking authority, so long as Landlord’s award is not diminished thereby. 

  
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	13.2	Temporary Taking: 

 No temporary taking of the Premises shall
terminate this Lease or give Tenant any right to abatement of rent, and any award specifically attributable to a temporary taking of the Premises shall belong entirely to Landlord. A temporary taking shall be deemed to be a taking of the use or
occupancy of the Premises for a period not to exceed fifteen (15) days. 
  

	13.3	Taking of Parking Area: 

 In the event there shall be a taking of
Tenant’s Parking Area such that Tenant’s allocation falls below that set forth in Section 1.9, Landlord shall substitute reasonably equivalent parking in a location adjacent to the Parking Area or Building; provided that if Landlord
fails to make that substitution within fifteen (15) days following the taking and if the taking materially impairs Tenant’s use and enjoyment of the Premises, Tenant may, at its option, terminate this Lease by notice to Landlord. If this
Lease is not so terminated by Tenant, there shall be no abatement of rent and this Lease shall continue in effect. 
 
14. Subordination; Estoppel Certificate 
  

	14.1	Subordination: 

 a. Subordinate to Underlying Encumbrances 

At the option of Landlord, this Lease shall be either superior or subordinate to all ground or underlying Leases, mortgages,
deeds of trust and conditions, covenants and restrictions, reciprocal easements and rights of way, if any, which may hereafter affect the Premises or Project, and to all renewals, modifications, consolidations, replacements and extensions thereof;
provided, that so long as Tenant is not in default under this Lease, this Lease shall not be terminated nor shall Tenant’s quiet enjoyment of the Premises be disturbed. Tenant shall also, upon written request of Landlord, execute and deliver
all instruments as may be required from time to time to subordinate the rights of Tenant under this Lease to any ground or underlying Lease or to the lien of any mortgage or deed of trust (using a document materially similar as to form and substance
as Exhibit L, attached hereto), provided the holder of such lease, mortgage or deed of trust agrees not to disturb Tenant’s quiet enjoyment, so long as Tenant is not in default of this Lease, or if requested by Landlord, to subordinate, in
whole or in part, any ground or underlying Lease or the lien of any mortgage or deed of trust to this Lease. Should Tenant wrongfully fail to reasonably provide the instruments set forth in this subsection 14.1(a), Tenant appoints Landlord as its
special attorney-in-fact to execute such instruments. 
 b.
Attornment 
 Tenant covenants and agrees to attorn to any successor to Landlord’s interest in any ground or
underlying lease, and in the event, this Lease shall continue as a direct lease between Tenant herein and such landlord or its successor. 

c. Failure to Perform 

Failure of Tenant to execute any statements or instruments prepared by Landlord materially true in form and fact as to the
provisions of the Lease and necessary or desirable to effectuate the provisions of this Section within fifteen (15) days after written request by Landlord shall constitute a default under this Lease. In that event, Landlord’ shall have the
right, by written notice to Tenant, to terminate this Lease as of a date not less than fifteen (15) days after the date of Landlord’s notice provided Tenant has not 

  
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cured said default within the fifteen (15) day additional notice period. Landlord’s election to terminate shall not release Tenant of any liability for its default. 

 

	14.2	Estoppel Certificate: 

 a. Time Limits 

Tenant shall, within fifteen (15) days after prior written notice from Landlord, execute and deliver to Landlord, a
statement, in writing, to the extent accurate; (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of the modification and certifying that this Lease is otherwise unmodified and in full
force and effect) and the dates to which the rental, additional rent and other charges have been paid in advance, if any, and (ii) acknowledging that, to Tenant’s knowledge, there are no uncured defaults on the part of Landlord, or
specifying each default if any are claimed, and (iii) setting forth such other information that Landlord may reasonably require. Tenant’s statement may be relied upon by a prospective purchaser or encumbrancer of all or any portion of the
Building or Project. 
 b. Failure to Perform 

Tenant’s failure to deliver any Landlord estoppel statement within the provided time shall be conclusive upon Tenant
that: (i) this Lease is in full force and effect without modification except as may be represented by Landlord, and (ii) there are no uncured defaults in Landlord’s performance. 

15. Defaults and Remedies 
  

	15.1	Tenant’s Default: 

 In addition to any other event of
default set forth in this Lease, the occurrence of any one or more of the following events shall constitute a default by Tenant: 
 a.
Abandonment 
 The abandonment of the Premises by Tenant—Abandonment is defined to include, but not limited to, any
absence by Tenant from the Premises for thirty (30) consecutive calendar days (or longer) or sixty (60) business days (whether consecutive or not) in any calendar year accompanied by Tenant’s failure to pay rent during the abandonment
period. 
 b. Failure to Pay Rent 

The failure by Tenant to make any payment of Base Rent or Additional Rent required to be made by Tenant, where the failure
continues for a period of ten (10) days after notice thereof by Landlord. [Note: to be consistent with Section 17.] 
 c.
Assignment 
 The assignment, sublease, encumbrance or other transfer of the Lease by Tenant, either voluntarily or by
operation of law, whether by judgment, execution transfer by intestacy or testacy, or other means, without the prior written consent of Landlord, if necessary. 

d. Materially False Financial Statements 

  
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 The discovery by Landlord that any financial statement provided by Tenant, or by
any affiliate, successor or guarantor of Tenant was materially false. 
 e. Failure to Observe Covenants 

The failure or inability by Tenant to observe or perform any of Tenant’s express or implied covenants or provisions of
this Lease, other than as specified in any other subsection of this Section, where the failure continues for a period of thirty (30) days after written notice from Landlord to Tenant. However, if the nature of the failure is such that more than
thirty (30) days are reasonably required for its cure, then Tenant shall not be deemed to be in default if Tenant commences the cure within thirty (30) days and thereafter diligently pursues the cure to completion. 

f. Assignment to Creditors/Bankruptcy 

The making by Tenant of any general assignment for the benefit of creditors; the filing by Tenant of a petition to have
Tenant adjudged a debtor under the Bankruptcy Code or to have debts discharged or a petition for reorganization or arrangement under any law relating to bankruptcy; the appointment of a trustee or receiver to take possession of substantially all of
Tenant’s assets or of Tenant’s interest in this Lease, if possession is not restored to Tenant within sixty (60) days; the attachment, execution or other judicial seizure of substantially all of Tenant’s assets located at the
Premises or of Tenant’s interests in this Lease where the seizure is not discharged within sixty (60) days; or Tenant’s convening of a meeting of its creditors for the purpose of effecting a moratorium upon or consolidation of its
debts. 
 Landlord shall not be deemed to have knowledge of any event described in this subsection unless notification in
writing is received by Landlord, nor shall there be any presumption attributable to Landlord of Tenant’s insolvency. In the event that any provision of this subsection is contrary to applicable law, the provision shall be of no force or effect.

  

	15.2	Landlord’s Remedies: 

 a. Landlord Declares Breach: 

Should Landlord declare a breach of this Lease, Landlord may, at its option, give Tenant notice of the intention to terminate
this Lease and, after such cure period as may be applicable, the operative term shall expire as if it were the day herein established for the expiration of the Lease and Tenant shall quit and surrender the Premises to Landlord, but Tenant shall
remain liable as hereinafter provided. If Tenant fails to quit and surrender the Premises, Landlord may exercise its legal rights to evict the Tenant and all other occupants of the Premises by unlawful detainer or other summary proceedings, and
remove their effects and regain possession of the Premises. 
 b. Breach by Tenant: 

Notwithstanding Tenant’s breach, this Lease shall not terminate unless Landlord elects, at any time during the period of
breach, to terminate Tenant’s right to possession. For so long as this Lease continues in effect, Landlord may enforce all of Landlord’s rights and remedies hereunder, including the right to recover all rent as it becomes due. The
following shall not constitute a termination of Tenant’s right to possession (i) reasonable acts of maintenance or repair to the Premises, Building or Project, (ii) commercially reasonable efforts to relet the Premises, or
(iii) the appointment of a receiver upon initiative of Landlord to protect Landlord’s interest under this Lease. 

  
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 c. Termination of Lease: 

Upon the termination of this Lease, or the termination of Tenant’s right to possession as the result of Tenant’s
breach of this Lease, Landlord may exercise any or all of the following rights: 
 i. To relet the Premises for such rent
and terms as are commercially reasonable under the circumstances. If the rent and additional rent reserved under this Lease (and any of the costs, expenses or damages indicated below) shall not be realized by Landlord, Tenant shall be liable for the
damages sustained by Landlord, including without limitation, deficiency in rent, reasonable attorneys’ fees and collection costs, brokerage fees, and expenses of placing the Premises in good order. Landlord’s putting the Premises in good
order or preparing the same for rental shall not release Tenant from this Lease. Landlord shall not be required to relet the Premises in advance of or for more favorable terms than available space within the Building or Project. Tenant shall not be
entitled to receive any excess of net rent collected over the sums due hereunder. Any damage or loss of rent sustained by Landlord may be recovered by Landlord, at Landlord’s option, at the time of the first reletting, in separate actions
thereafter, or deferred until the expiration of the term of this Lease. All rights and remedies of Landlord under this Lease shall be cumulative and shall not be exclusive of any other rights and remedies provided to Landlord under applicable law.

 ii. To remove any and all persons and property from the Premises pursuant to such rights and remedies as the laws of the
State of Nevada shall then provide. Said property may, at Landlord’s option, be stored or otherwise dealt with as such laws may then provide or permit, including but not limited to the right of Landlord to store the same, or any part thereof,
in a warehouse or elsewhere at the expense and risk of and for the account of Tenant. Landlord shall not be liable for damage to or the loss of such property. 

iii. To enforce any other rights or remedies set forth in this Lease or otherwise applicable hereto by operation of law or
contract. 
 d. Right of Injunction: 

Upon Tenant’s breach of the Lease, Landlord shall have the right of injunction, which right shall not preclude Landlord
from any other remedy, at law or in equity. 
 e. Tenant Abandons Premises: 

Upon Tenant’s abandonment of the Premises, any property of Tenant left behind may either be retained as Landlord’s
property or disposed of at public or private sale in accordance with applicable law. The proceeds of any sale of Tenant’s property, or the then current fair market value of any property retained by Landlord shall be applied by Landlord against
(i) the expenses of Landlord for removal, storage or sale of the property; (ii) the arrears of rent or future rent payable under this Lease; and (iii) any other damages to which Landlord may be entitled hereunder. Landlord may, upon
presentation of a third party ownership claim or security interest in abandoned property, turn over such property to the claimant with no liability to Landlord. 

f. Bankruptcy of Tenant: 

The following shall be Events of Bankruptcy under this Lease: (i) Tenant’s becoming insolvent, as that term is
defined in Title 11 of the United States Code, entitled Bankruptcy, 11 U.S.C. Sec 101 et seq. (the “Bankruptcy Code”), or under the insolvency 

  
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laws of any State, District, Commonwealth or territory of the United States (“Insolvency Laws”); (ii) the appointment of a receiver or custodian for any or all of Tenant’s
property or assets, or the institution of a foreclosure action upon any of Tenant’s real or personal property which is not dismissed within sixty (60) days; (iii) the filing of a voluntary petition under the provisions of the Bankruptcy
Code or Insolvency Laws which is either not dismissed within sixty (60) days of filing, or results in issuance of an order for relief against the debtor, whichever is later; (iv) the filing of an involuntary petition against Tenant as the
subject debtor under the Bankruptcy Code or Insolvency Laws, which is either not dismissed within sixty (60) days of filing, or results in the issuance of an order for relief against the debtor, whichever is later; or (v) Tenant’s
making or consenting to an assignment for the benefit of creditors or a common law composition of creditors. 
 Upon
occurrence of an Event of Bankruptcy, Landlord shall have the right to terminate this Lease by giving written notice to Tenant, provided, however, that this section shall have no effect while a case in which Tenant is the subject debtor under the
Bankruptcy Code is pending, unless Tenant or its Trustee is unable to comply with the provisions below. At all other times this Lease shall automatically cease and terminate, and Tenant shall be immediately obligated to quit the Premises upon the
giving of notice pursuant to this section. Any other notice to quit, or notice of Landlord’s intention to re-enter is hereby expressly waived. 

If Landlord elects to terminate this Lease, everything contained in this Lease on the part of Landlord to be done and
performed shall cease without prejudice, subject, however, to the rights of Landlord to recover from Tenant all rent and any other sums accrued up to the time of termination or recovery of possession by Landlord, whichever is later, and any other
monetary damages or loss of reserved rent sustained by Landlord. 
 Without regard to any action by Landlord as authorized
above, Landlord may at its discretion exercise all the additional provisions set forth below. 
 In the event Tenant
becomes the subject debtor in a case pending under the Bankruptcy Code, Landlord’s right to terminate this Lease pursuant to this section shall be subject to the rights of the Trustee in Bankruptcy to assume or assign this Lease. The Trustee
shall not have the right to assume or assign this Lease unless the Trustee (i) promptly cures all defaults under this Lease, (ii) properly compensates Landlord for monetary damages incurred as a result of such default, and
(iii) provides adequate assurance of future performance on the part of Tenant as debtor in possession or on the part of the assignee Tenant. 

g. Adequate Performance: 

Landlord and Tenant hereby agree in advance that adequate assurance of future performance, as used in the preceding
subsection, shall mean that all of the following minimum criteria must be met; (i) Tenant must pay its estimated pro rata share of Operating Expenses in advance of the performance such services, (ii) the Trustee must agree that
Tenant’s business shall be conducted in a first class manner, and that no liquidating sales, auctions, or other non-first class business operations shall be conducted in the Premises; (iii) the
Trustee must agree that the use of the Premises as stated in this Lease will remain unchanged and that no prohibited use shall be permitted; and (iv) the Trustee must agree that the assumption of this Lease will not violate or affect the right
of other tenants in the Project. 
 In the event Tenant is unable to (i) cure its defaults, (ii) reimburse
Landlord for its monetary damages, (iii) pay the rent due under this Lease, and all other payments required by Tenant under this Lease on time, or (iv) meet the criteria and obligations imposed above, Tenant agrees in advance that it has
not met its burden to provide 

  
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adequate assurance of future performance and this Lease may be terminated by Landlord. 
  

	15.3	Expenses and Legal Fees: 

 If Tenant or Landlord shall be in
breach or default under this Lease, such party (the “Defaulting Party”) shall reimburse the other party (the “Non-defaulting Party”) upon demand for any costs or expenses that
the Non-defaulting Party incurs in connection with any breach or default of the Defaulting Party under this Lease, whether or not suit is commenced or judgment entered. Such costs shall include legal fees and
costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. 
  

	15.4	Default by Landlord: 

 Landlord shall be in default in the
performance of any obligation required to be performed by Landlord under this Lease if Landlord has failed to perform such obligation within thirty (30) days after the receipt of notice from Tenant specifying in detail Landlord’s failure
to perform; provided, however, that if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, Landlord shall not be deemed in default if it shall commence such performance within
thirty (30) days and thereafter diligently pursues the same to completion. Tenant shall have no rights as a result of any default by Landlord until Tenant gives thirty (30) days notice to any person who has a recorded interest pertaining
to the Building, specifying the nature of the default. Such person shall then have the right to cure such default, and Landlord shall not be deemed in default if such person cures such default within thirty (30) days after receipt of notice of
the default, or within such longer period of time as may reasonably be necessary to cure the default. Tenant shall have no right to any deduction or offset of any kind nor any right to terminate this Lease based upon an uncured default by Landlord
in the performance of Landlord’s obligations under this Lease; provided, however, that Tenant may seek to recover from Landlord an amount representing appropriate actual, compensatory damages for breach of contract based on any such uncured
default by Landlord, but not otherwise. Consistent with Section 18 below, in no event shall either party be permitted to recover consequential, punitive, or exemplary damages from Landlord based on any such uncured default of Landlord, or
otherwise. 
 16. End of Term 

 

	16.1	Holding Over: 

 This Lease shall terminate without further notice
upon the Expiration Date and any holding over by Tenant after such date shall not constitute a renewal or extension of this Lease or give Tenant any rights under this Lease, except when signed in writing, by both parties. Upon Tenant’s holding
over, Landlord may treat Tenant as a tenant at sufferance only, commencing on the first (1st) day following the termination or expiration of this Lease and subject to all of the terms of this Lease, except that the monthly Base Rent during the hold
over period shall be one hundred fifty percent (150%) of the last monthly rent installment paid prior to such hold over period. 

If Tenant fails to surrender the Premises upon the expiration of this Lease despite demand to do so by Landlord, Tenant shall
indemnify and hold Landlord harmless from all loss or liability, including, without limitation, any reasonable claims made by any succeeding tenant relating to such failure to surrender. Acceptance by Landlord of rent after the termination shall not
constitute consent to a holdover or result in a renewal of this Lease. 

  
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	16.2	Merger on Termination: 

 The voluntary or other surrender of this
Lease by Tenant, or mutual termination of this Lease, shall terminate any or all existing subleases unless Landlord, at its option, elects in writing to treat the surrender or termination as an assignment to it of any or all subleases affecting the
Premises. 
  

	16.3	Surrender of Premises and Removal of Property: 

 Upon the
Expiration Date or upon an earlier termination of the Lease, Tenant shall surrender possession of the Premises in the same condition as received or as hereafter may be improved by Landlord or Tenant, reasonable wear and tear excepted, and shall
remove all personal property and debris. Tenant shall repair all damage to the Premises resulting from the removal, which repair shall include the patching and filling of holes and repair of structural damage, leaving the Premises in a broom clean
condition. If Tenant shall fail to comply with the provisions of this Section, Landlord may effect the removal and/or make any repairs, and the reasonable cost shall be additional rent payable by Tenant upon demand. If requested by Landlord, upon
Tenant’s vacation, abandonment or the expiration of this Lease, Tenant shall execute an instrument in writing releasing and quitclaiming to Landlord, all right, title and interest of Tenant in the Premises. 

 

	16.4	Termination; Advance Payments: 

 Upon termination of this Lease
under Section 12 (Damage or Destruction), Section 13 (Eminent Domain) or any other termination not resulting from Tenant’s default, and after Tenant has vacated the Premises in the manner required by this Lease, an equitable
adjustment shall be made concerning advance rent, and any other advance payments made by Tenant or Landlord. 
 
17. Payments and Notices 
 All sums payable by Tenant to Landlord shall be paid, without deduction or offset, in lawful money of
the United States to Landlord at its address set forth in Section 1.18. Unless this Lease expressly provides otherwise, as for example in the payment of rent, all payments shall be due and payable within ten (10) days after demand. All
payments requiring proration shall be prorated on the basis of a thirty (30) day month and a three hundred sixty (360) day year. Any notice, election, demand, consent, approval or other communication to be given or other document to be
delivered by either party to the other, may be delivered in person to an officer or duly authorized representative of the other party, or may be sent by certified mail or with a nationally recognized overnight carrier to the address set forth in
Section 1.18. Either party may, by written notice to the other, designate a different address. If any notice or other document is sent by mail, it shall be deemed served or delivered when received. 

18. Limitation of Liability 

In the event of any actual or alleged failure, breach or default of this Lease by Landlord, except with respect to indemnity obligations and
to the extent of any insurance policies required hereunder, Tenant’s sole remedy shall be against the Project, its rents, and other assets, it being intended that Landlord shall not be personally liable for any judgment or deficiency. Tenant
agrees that the foregoing provision shall be applicable to any covenant or agreement either expressly contained in this Lease or imposed by statute or at common law. Notwithstanding anything to the contrary contained in this Lease, nothing in this
Lease shall impose any obligations on Tenant or Landlord to be responsible or liable for, and each hereby releases the other from all liability for, consequential damages other than those direct consequential damages incurred by Landlord in
connection with a (a) holdover of the Premises by Tenant after the expiration or earlier termination of this Lease, (b) the contamination of the Premises or Building Common Areas resulting from the presence or use of Hazardous Materials
caused or permitted by Tenant 

  
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or its employees, agents, contractors or invitees, or (c) any repair, physical construction or improvement work performed by or on behalf of Tenant in the Premises which were in violation of
the terms of this Lease or not approved, in writing, by Landlord. 
 19. Transfer of Landlord’s
Interest 
 In the event of a transfer of Landlord’s interest in the Premises, including a “sale-leaseback”, the
transferor shall be automatically relieved of all obligations on the part of Landlord accruing under this Lease from and after the date of the transfer, provided that any funds held by the transferor in which Tenant has an interest, shall be turned
over to the transferee, subject to that interest and Tenant shall be notified of the transfer as required by law. No holder of a mortgage and/or deed of trust to which this Lease is, or may be, subordinate, and no landlord under a
“sale-leaseback” shall be responsible in connection with the security deposit, unless the mortgagee or holder of the deed of trust or the landlord actually receives the security deposit. It is intended that the covenants and obligations
contained in this Lease on the part of the Landlord shall be binding on the Landlord, its successors and assigns, only during, and in respect to, their respective periods of ownership. 

20. Miscellaneous 
  

	20.1	Gender and Number: 

 Whenever the context of this Lease requires,
the words “Landlord” and “Tenant” shall include the plural as well as the singular, and words used in neuter, masculine or feminine genders shall include the others. 

 

	20.2	Headings: 

 The captions and headings of the Sections of this
Lease are for convenience only, and are not a part of this Lease and shall have no effect upon its construction or interpretation. 
  

	20.3	Joint and Several Liability: 

 If there is more than one Tenant,
the obligations imposed upon Tenant shall be joint and several, and the act of, notice from, or notice or refund to any one or more of them shall be binding on all of them with respect to the tenancy of this Lease, including without limitation, any
renewal, extension, termination, or modification of this Lease. 
  

	20.4	Successors: 

 Subject to Sections 10 and 19, all rights and
liabilities given to or imposed upon Landlord and Tenant shall extend to and bind their respective heirs, executors, administrators, successors and assigns. Nothing contained in this Section is intended to grant to any entity other than Landlord and
Tenant and their successors and assigns any rights or remedies under this Lease. 
  

	20.5	Severability: 

 If any term or provision of this Lease, the
deletion of which would not adversely affect the receipt of any material benefit by either party or the deletion of which is consented to by the party adversely affected, shall be held invalid or unenforceable to any extent, the remainder of this
Lease shall not be affected and each term and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law. 

  
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	20.6	Waiver of Trial by Jury: 

 The respective parties hereby waive
trial by jury in any action, proceeding or counterclaim 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 Premises, or any claim of injury or damage, or the enforcement of any remedy under any statute, emergency or otherwise. 
  

	20.7	Recording: 

 Tenant shall not record or file this Lease or any
form of Memorandum of Lease, or any assignment or security document pertaining to this Lease or all or any part of Tenant’s interest therein without the prior written consent of Landlord, which consent may be subject to such conditions as
Landlord shall reasonably deem appropriate. If such consent is granted Tenant will pay all recording fees, costs, taxes and other expenses for the recording. However, upon the request of Landlord, both parties shall execute a memorandum or
“short form” of this Lease for the purposes of recordation in a form customarily used for such purposes. Said memorandum or short form of this Lease shall describe the parties, the Premises and the Lease Term and shall incorporate this
Lease by reference. 
  

	20.8	Waiver: 

 No waiver of any default or breach of any covenant by
either party hereunder shall be implied from any omission by either party to take action on account of such default if such default persists or is repeated. Landlord’s acceptance of any payment which is less than that required to be paid by
Tenant shall be deemed to have been received only on account of the obligation for which it is paid and shall not be deemed an accord and satisfaction, notwithstanding any provisions to the contrary asserted by Tenant, written on any check or
contained in any transmittal letter. The subsequent acceptance of rent hereunder by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant of any term or covenant hereof, other than the failure of Tenant to pay the particular
rent so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of acceptance of such rent. An express waiver must be in writing and signed by a person with the power to contractually bind Tenant or Landlord. An
express waiver shall affect only the default specified in the waiver, and only for the time and to the extent expressly stated. Waivers by either party of any covenant, term, or condition contained herein shall not be construed as a waiver of any
subsequent breach of the same covenant, term, or condition. 
  

	20.9	Late Charges: 

 If any installment of rent or any sum due from
Tenant shall not be received by Landlord or Landlord’s designee within three (3) days of when such sum is due then Tenant shall pay to Landlord a late charge equivalent to five percent (5%) of the amount past due, but in no event more than
the legal maximum on such past due amount, plus any reasonable attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay rent and/or other charges when due hereunder. Any late charges shall be added to the next installment
of Base Rent due under the Lease. The parties hereby agree that such late charges represent a fair and reasonable estimate of the cost that Landlord will incur by reason of the late payment by Tenant. 

 

	20.10	 Choice of Law: 

 This Lease shall be construed in
accordance with and governed by the statutes, decisions, and other laws of the State of Nevada. Tenant hereby consents to the personal jurisdiction and venue of any State court of competent jurisdiction located in Clark County,

  
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Nevada or Federal court located in Las Vegas, Nevada and the service of process by any means authorized by any such State or Federal court. 

 

	20.11	 Independently Provided Services: 

 This Lease is entirely
separate and distinct from and independent of any and all agreements that Tenant may at any time enter into with any third party for the provision of services, which include, but are not limited to, telecommunications, office automation, repair,
maintenance services, computer and photocopying (“Independent Services”). Tenant acknowledges that Landlord has no obligation of any type concerning the provision of Independent Services, and agrees that any cessation or
interruption of Independent Services or any other act or neglect by the third party providing the Independent Services shall not constitute a default or constructive eviction by Landlord. In no event shall Landlord be liable to Tenant for
incidental, consequential, indirect or special damages (including lost profits), which may arise in any way out of a claim concerning Independent Services. 
  

	20.12	 Force Majeure: 

 Landlord shall not be liable for any
failure to comply or delay in complying with its obligations hereunder if such failure or delay is due to acts of God, inability to obtain labor, strikes, lockouts, lack of materials, governmental restrictions, enemy actions, civil commotion, fire,
unavoidable casualty or other similar causes beyond Landlord’s reasonable control (all of which events are herein referred to as force majeure events). It is expressly agreed that Landlord shall not be obliged to settle any strike to avoid a
force majeure event from continuing. 
  

	20.13	 Reimbursement of Expenses: 

 The party which has committed
a breach or default of this Lease shall reimburse the other party, upon demand, for any reasonable expenses incurred by the non-defaulting party in connection with such breach or default. Such expenses shall
include reasonable legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise. 
  

	20.14	 Prior Agreements: 

 THIS LEASE CONTAINS THE ENTIRE
AGREEMENT OF THE PARTIES HERETO AND ANY AND ALL ORAL AND WRITTEN AGREEMENTS, UNDERSTANDINGS, REPRESENTATIONS, WARRANTIES, PROMISES AND STATEMENTS OF THE PARTIES HERETO AND THEIR RESPECTIVE OFFICERS, DIRECTORS, PARTNERS, AGENTS AND BROKERS WITH
RESPECT TO THE SUBJECT MATTER OF THIS LEASE AND ANY MATTER COVERED OR MENTIONED IN THIS LEASE SHALL BE MERGED IN THIS LEASE AND NO SUCH PRIOR ORAL OR WRITTEN AGREEMENT, UNDERSTANDING, REPRESENTATION, WARRANTY, PROMISE OR STATEMENT SHALL BE EFFECTIVE
OR BINDING FOR ANY REASON OR PURPOSE UNLESS SPECIFICALLY SET FORTH IN THIS LEASE. NO PROVISION OF THIS LEASE MAY BE AMENDED OR ADDED TO EXCEPT BY AN AGREEMENT IN WRITING SIGNED BY THE PARTIES HERETO OR THEIR RESPECTIVE SUCCESSORS IN INTEREST. THIS
LEASE SHALL NOT BE EFFECTIVE OR BINDING ON ANY PARTY UNTIL FULLY EXECUTED BY BOTH PARTIES HERETO. 
  

	20.15	 Attorneys’ Fees: 

 If either Landlord or Tenant
commences or engages in, or threatens to commence or engage in, any action or litigation against the other party arising out of or in connection with the Lease, the Premises, the Building, or the Project, including but not limited to, any action for
recovery of any payment owed by either party under the Lease, or to recover possession of the 

  
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Premises, or for damages for breach of the Lease, the prevailing party shall be entitled to have and recover from the losing party reasonable attorneys’ fees and other costs incurred in
connection with the action and in preparation for said action. This provision shall survive the termination of the Lease. 
  

	20.16	 Consent/Duty to Act Reasonably: 

 Regardless of any
references to the terms “sole” or “absolute” (but except for matters which (i) could have an adverse effect on the structural integrity of the Building Structure, (ii) could have an adverse effect on the Building
Systems, or (iii) could have an effect on the exterior appearance of the Building, whereupon in each such case Landlord’s duty is to act in good faith and in compliance with the Lease), any time the consent of Landlord or Tenant is
required, such consent shall not be unreasonably withheld, conditioned or delayed. Whenever this Lease grants Landlord or Tenant the right to take action, exercise discretion, establish rules and regulations or make allocations or other
determinations (other than decisions to exercise expansion, contraction, cancellation, termination or renewal options), Landlord and Tenant shall act reasonably and in good faith and take no action which might result in the frustration of the
reasonable expectations of a sophisticated tenant or landlord concerning the benefits to be enjoyed under this Lease. 
  

	20.17	 Interest Rate: 

 Any time either Landlord or Tenant is
required to pay interest to the other, the following shall be the interest rate: the lesser of (i) the rate publicly announced from time to time, by the largest (as measured by deposits) state chartered bank operating in Nevada, as its Prime
Rate or its Reference Rate or other similar benchmark, plus five percent (5%), or (ii) the maximum rate permitted by law. 
  

	20.18	 No Partnership: 

 It is agreed that nothing contained in
this Lease shall be deemed or construed as creating a partnership or joint venture between Landlord and Tenant or between Landlord and any other party, or cause Landlord to be responsible in any way for the debts or obligations of Tenant or any
other party. 
  

	20.19	 Exhibits: 

 The Exhibits, if any, and any schedules or
riders attached to this Lease are incorporated herein by this reference and made a part hereof, and any reference in the body of the Lease or in the Exhibits, schedules, or riders to the Lease shall mean the Lease together with all Exhibits,
schedules and riders. 
  

	20.20	 Mortgagee Protection: 

 Tenant agrees to send by certified
or registered mail to any first mortgagee or first deed of trust beneficiary of Landlord whose address has been furnished to Tenant, a copy of any notice of default served by Tenant on Landlord. If Landlord fails to cure such default within the time
provided for in this Lease, such mortgagee or beneficiary shall have thirty (30) days, from the date of receipt of such notice, to cure such default; provided that if such default cannot reasonably be cured within that thirty (30) day
period, then such mortgagee or beneficiary shall have such additional time to cure the default as is reasonably necessary under the circumstances. 

  
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	20.21	 Master Lease: 

 a. This Lease is subject and subordinate to
a ground lease (the “Master Lease”), by and between Landlord, as tenant, and County of Clark, a political subdivision of the State of Nevada, as landlord (the “Master Landlord”), and to any renewal, amendment or modification
thereof, and to any mortgage or other encumbrance to which the Master Lease is subject or subordinate, and to all renewals, modifications, consolidations, replacements and extensions thereof. A copy of the Master Lease is attached as Exhibit
“M” to this Lease. Except as specifically modified in this Lease, during the Lease Term Tenant shall be bound by and observe all of the terms and conditions to be observed by Landlord under the Master Lease. Any event resulting in
termination of the Master Lease by its terms or otherwise shall also automatically result in termination of this Lease, except as otherwise provided or contemplated in Section 2.3 (Attornment) of the Master Lease. 

b. Without limiting the generality of (a) above, Tenant expressly agrees to comply with and be bound by (i) the
Master Landlord’s Airport Rules and Regulations and Operating Directives; (ii) the non-discrimination provisions of Article Ill of the Master Lease, and (iii) the provisions of the Master Lease
governing operations and conduct at the Premises, which are hereby incorporated into this Lease by this reference. 
 c.
Without limiting the generality of (a) above, Tenant acknowledges and agrees that this Lease is subject to the attornment provisions of Section 2.3 of the Master Lease. Pursuant to the provisions of such section of the Master Lease,
Section 14.1(b) of this Lease is supplemented by adding the following thereto: 
 If by reason of a default on the part of Landlord as
tenant in the performance of the terms of the provisions of the Master Lease, the Master Lease and the leasehold estate of Landlord as lessee thereunder is terminated by summary proceedings or otherwise in accordance with the terms of the Master
Lease, all sublessees will attorn to Master Landlord and recognize Master Landlord as lessor; provided, however, Master Landlord agrees that so long as such sublessees are not in default, Master Landlord agrees to provide quiet enjoyment to the
sublessees and to be bound by all the terms and conditions of such sublease. 
 d. Without limiting the generality of
(a) above, Tenant further acknowledges and agrees that Master Landlord must be named as an additional insured on all liability insurance policies maintained by Tenant under the terms of this Lease (per Section 2.12.2.7.4 of the Master
Lease). 
 e. As required by the terms of Section 2.9 of the Master Lease, should Tenant cause any improvements to be
made to the Property, Tenant shall cause any contract with any contractor, designer, or other person providing work, labor, or materials to the Property to include the following clause: 

Contractor agrees on behalf of itself, its subcontractors, suppliers and consultants and their employees that there is no
legal right to file a lien upon County-owned property and will not file a mechanic’s lien or otherwise assert any claim against County’s real estate or any County’s leasehold interest on account of any work done, labor performed or
materials furnished under this contract. Contractor agrees to indemnify, defend and hold the County and Landlord harmless from any liens filed upon the County’s property and County’s leasehold interest and shall promptly take all necessary
legal action to ensure the removal of any such lien at Contractor’s sole cost. 

  
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	20.22	 Counterparts. 

 This Agreement may be executed in multiple counterparts,
each of which shall be deemed an original, but all of which, together, shall constitute but one and the same instrument. 
 IN WITNESS WHEREOF, the parties
have executed this Agreement as of the date first above written. 
  

							
	 LANDLORD:
	  	TENANT:
			
		  	 BELTWAY BUSINESS PARK
 OFFICE NO. I, LLC

a Nevada limited liability company
	  	 SWITCH COMMUNICATION GROUP L.L.C.,

a Nevada limited liability company

				
		  	 MANAGER:
 Majestic Beltway Office
Buildings, LLC,
 a Delaware limited liability company
	  	 By:
	 	 /s/ Darren Adair

		  	  		 	  

		  	  		 	
		  	  	 Its:
	 	 Chief Financial Officer

		  		  		 	  

				
		  	 Majestic Realty Co., a California corporation,

Manager’s Agent
	  		 	
		  	  		 	
		  	  		 	
				
	 By:
	  	/s/ Edward P. Roski, Jr.	  		 	
		  	  
	  		 	
		  	Edward P. Roski, Jr.	  		 	
				
	 Its:
	  	President and Chairman of the Board	  		 	
		  	  
	  		 	
				
	 By:
	  		  		 	
		  	  
	  		 	
				
	 Its:
	  		  		 	
		  	  
	  		 	
				
		  	 MANAGER:
 Thomas & Mack Beltway,
LLC
 a Nevada limited liability company
	  		 	
				
	 By:
	  	/s/ Thomas A. Thomas	  		 	
		  	  
	  		 	
	 Its:
	  	Thomas A. Thomas, Manager	  		 	

  
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 LEASE EXHIBITS 
  

			
	EXHIBIT A	 	OCCUPANCY & RENT SCHEDULE
		
	EXHIBIT A-1	 	PROJECT
		
	EXHIBIT A-2	 	COMPLEX
		
	EXHIBIT A-3	 	BUILDING
		
	EXHIBIT B	 	PREMISES
		
	EXHIBIT C	 	TENANT IMPROVEMENT PROCESS AND PROCEDURE
		
	EXHIBIT D	 	RULES AND REGULATIONS
		
	EXHIBIT E	 	MASTER SIGN PLAN
		
	EXHIBIT F	 	PARKING
		
	EXHIBIT G	 	SUITE LICENSE AGREEMENT
		
	EXHIBIT H	 	INTENTIONALLY OMITTED
		
	EXHIBIT I	 	RENEWAL OPTIONS
		
	EXHIBIT J	 	INTENTIONALLY OMITTED
		
	EXHIBIT K	 	INTENTIONALLY OMITTED
		
	EXHIBIT L	 	SUBORDINATION AND NON-DISTURBANCE AGREEMENT
		
	EXHIBIT M	 	MASTER LEASE

Table of Contents

 Exhibit A 

Occupancy & Rent Schedule 
 Beltway
Business Park 
 C-4: 5605 Badura, Suite 180 

 

									
	 C-4

Total: 10,755 sq.ft.
	    	 	  	    Sq. Ft.    	    	    Date    	    	    Rent    
	 Section A
	    	39.5%	  	4,248	    	April 1	    	$4,673
	 Expansion-Section B
	    	60.5%	  	6,507	    	Future	    	TBD

 * Expansion Space shall be taken in 500 sq. ft. minimum increments prior to October 1, 2012. 

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 EXHIBIT A-1 

PROJECT 
 (See attached)

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 EXHIBIT A-2 

COMPLEX 
 (See attached)

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 EXHIBIT A-2 COMPLEX 

 
 

 

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 EXHIBIT B 

PREMISES FLOOR PLAN (TO BE INSERTED) 

EXHIBIT B PREMISES 

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 EXHIBIT B PREMISES 

 
 

 

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 Switch\Facilities\FLOOR PLANS\Beltway office\Baduro Office 050510.dwg 

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 EXHIBIT C 

TENANT IMPROVEMENT PROCESS AND PROCEDURE 

Should Tenant make any alterations, improvements or additions to the Premises, Tenant shall comply with the following: 

1.    General 
 1.1
Notice of Non-Responsibility/Notice of Posted Security. 
 Landlord, at its option, may prepare,
in a manner required by law, a Notice of Non-Responsibility. Landlord shall be allowed to post, in a conspicuous location on the Premises, a Notice of Non-Responsibility
for the benefit of Landlord. Tenant’s Contractor shall maintain the posted notice throughout the construction. 
 Tenant shall (and
shall cause Tenant’s Contractor) also fully comply with Nevada Revised Statutes Section 108. Any failure to comply with such Statute shall constitute a material breach of the Lease. 

1.3 Tenant’s Selection of Contractors 

Tenant’s Contractor (“Tenant’s Contractor”) shall provide evidence that: (i) it/he/she is licensed with the
State of Nevada, (ii) it/he/she is bonded, to the satisfaction of the Landlord, and (iii) it/he/she has at least 5 years previous experience in the construction of commercial improvements. Any contractor (including Tenant’s
Contractor) must be agreed upon by both the Tenant and Landlord and said agreement shall not be unreasonably withheld by Landlord. 

Tenant’ Contractors and sub-contractors need not be members of any trade unions. 

1.5 Right to Inspect 

Landlord shall have the right, upon reasonable notice to Tenant, to inspect the Tenant’s Work. Landlord’s inspection of the
Tenant’s Work shall be for its sole purpose and shall not imply Landlord’s review of the same for quality, design, code compliance or other like matters and Landlord shall have no liability in connection therewith nor shall Landlord be
responsible for omissions or errors. 
 1.6 Substantial Completion 

The term “Substantially Complete” or “Substantial Completion” as used in the Lease, the attached Exhibits or
this Exhibit C shall mean: (i) Tenant has performed all of Tenant’s Work as required in this Exhibit C (Punch List items excepted), and (ii) if applicable/required, Tenant has obtained a Certificate of Occupancy or its equivalent.

 2.    Tenant Improvement Design and Construction 

Tenant’s architect (“Architect”) and engineers (“Engineer[s]”) shall provide evidence that: (i) it/he/she/they are
licensed with the State of Nevada, (ii) it/he/she/they are bonded, to the satisfaction of the Landlord, and (iii) it/he/she/they have at least 5 years previous experience in the construction of commercial improvements. Landlord and Tenant
must mutually agree upon the Engineer(s) and Architect designated to prepare the Space Plan and the Construction Drawings. 

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 Tenant’s representatives for the Tenant Improvement construction process shall be designated in writing,
including a primary and a secondary contact. Tenant’s representatives shall have the authority to make binding commitments on behalf of the Tenant. 

2.1 Scheduling 

Tenant’s Contractor shall prepare a schedule in a day/week and month format that will identify the start and completion dates for each of
the trades and phases of work in the tenant improvement process. 
 2.2 Construction Drawings 

Tenant shall be responsible for the drafting, permitting and completion of all plans and drawings associated with the construction of the
Tenant Improvements. The plans and drawings to be prepared by the Architect and Engineers, including without limitation the architectural, mechanical, plumbing and electrical drawings shall be collectively known as the “Construction
Drawings”. All Construction Drawings shall be subject to Landlord’s approval provided, however, that Landlord may withhold its approval in its sole discretion (including but not limited to Landlord’s determination that that the
proposed improvements: (i) do not comply with Landlord’s Building standards for materials, design parameters for MEP systems and compatibility with the fire life safety systems, (ii) adversely affect the structural elements of the
Building, (iii) do not match well with Common Area finishes, or (iv) tax the Building’s systems beyond the specifications allowed by Landlord. If Landlord so objects, then Tenant shall submit revised Design Intent Drawings to Landlord
as soon as reasonably possible after objection and Landlord shall approve or disapprove in accordance with the same procedures. Tenant shall obtain all necessary permits and licenses required in connection with Tenant’s Work, and shall cause
all Tenant’s Work to be completed in accordance with applicable laws. Tenant shall pay all cost of Tenant’s Work (subject to reimbursement in accordance with Section 1.1 hereof) and shall otherwise comply with those provisions of the
Lease pertaining to mechanics’ liens. The reviews and revisions of the Construction Drawings shall be performed in good faith by both parties. Landlord’s review of the Construction Drawings shall be for its sole purpose and shall not imply
Landlord’s review of the same for quality, design, code compliance or other like matters and Landlord shall have no liability in connection therewith nor shall Landlord be responsible for omissions or errors contained within such drawings or
documents. Upon completion of the Construction Drawings, application should be made to the appropriate building department for a building permit by Tenant. 

2.3 Construction Drawing Details 

The Construction Drawings shall be prepared as required by: (i) all government agencies having jurisdiction over the Tenant Improvement
construction, and (ii) Landlord’s building standards as prepared by Landlord, from time to time. 
 2.4 Architecture &
Engineering 
 The Architect, Engineers, and Tenant’s Contractor for the construction of the Tenant Improvements shall be under
contract with the Tenant. Landlord’s execution of the Lease authorizes the Tenant to proceed with the design and engineering of the Tenant Improvements. Landlord’s approval of the Construction Drawings authorizes Tenant to commence with
the construction of the Tenant Improvements. 
 2.5 Construction & Change Orders 

Tenant may authorize changes to the Construction Documents without Landlord’s consent or approval unless the change: (i) materially
adversely affects the structural elements of the Building 

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or the Building systems; (ii) describes a floor plan substantially different from that previously approved by Landlord; (iii) does not comply with applicable laws, (iv) changes
Building standard materials, or (v) affects the mechanical or electrical plan of the Premises/Building. If Landlord’s approval or consent is required under this Section, such approval or consent will not be unreasonably withheld, delayed
or conditioned, and is deemed given if not refused by Landlord within five (5) days after receipt of Tenant’ request for the same. (“Change Orders”) Tenant shall submit to Landlord’s representative the plans and
specifications for such Changes Orders. 
 2.6 Close-out & Punch List 

Prior to the completion of Tenant’s Work, the Landlord’s representative and the Tenant will jointly inspect such work prior to Tenant’s
occupancy. Based on this inspection, Landlord’s representative and the Tenant will jointly prepare a formal list of construction deficiencies (“Punchlist”). Tenant’s contractor shall have thirty (30) days after
Substantial Completion to complete the Punchlist (or such longer time if reasonably necessary to complete any applicable Punchlist item). Once the work itemized in the Punchlist has been performed in a commercially acceptable manner and all lien
releases have been received by Landlord, Tenant’s Work and its contractor’s work shall be complete. Landlord shall have the right to correct Punchlist items not corrected by the Tenant within 30 days and receive immediate payment from
Tenant therefore. 
 3. Work Rules 
 Tenant shall be
responsible for compliance with Landlord’s commercially reasonable rules and regulations regarding Tenant improvement construction (Including but not limited to Landlord’s Requirements for Tenant-Managed Alteration or Tenant Improvement
Projects, Tenant Improvements Construction Rules and Regulations, Indemnification and Hold Harmless Agreement and Right of Entry). 
 All
terms used herein and not otherwise defined shall have the same meaning as given to them in the Lease. 

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 EXHIBIT D 

RULES AND REGULATIONS 

1.00    BUILDING & PREMISES 

1.01 Industrial and Commercial Use: The Premises shall be used for commercial purposes permitted under the applicable
government laws, statutes and ordinances and for no other use. 
 1.02 Offensive Conduct—Nuisance: Tenants,
contractors, agents and guests accessing the Project or Premises shall conform to all applicable laws, statutes and ordinances, and no noxious or offensive activities shall be carried on, upon or within the Project. Any obstruction of common access
areas is hereby deemed to be a nuisance and is prohibited except for reasonable periods in connection with repairs to the driveway, parking, walkway and common access areas. Objects which create or emit loud noise, vibrations or obnoxious odors
shall not be located, used or placed on any portion of the Project other than temporarily for landscape, driveway, parking, walkway or building maintenance. No Tenant shall permit or cause anything to be done or kept on its Premises which may
increase the rate or cause the cancellation of insurance because of the dangerous or volatile nature of such activity or substance. The Landlord shall be entitled, but shall not be obligated, to take any action to abate an unlawful nuisance,
including without limitation the right to enter into a Premises or Building to exercise the abatement of the unlawful nuisance. 

1.03 Vehicular Maintenance: No person shall conduct repairs, restorations, or painting of any motor vehicle, boat,
trailer, aircraft or other vehicle upon any portion of the parking areas except wholly within an enclosed building. 
 1.04 Antenna,
External Fixtures, Etc.: No television or radio poles, antennae, flag poles, clotheslines or other external fixtures other than those originally installed by Landlord or approved by the Landlord and any replacements thereof, shall be
constructed, erected or maintained on or within the Premises or Building. 
 1.05 Animals: No animals, reptiles,
rodents, livestock or poultry shall be kept in any Premises or elsewhere within the Building, without the express written consent of the Landlord. 

1.06 No Storage or Living Use of Recreational Vehicles: No boat, truck, trailer, camper, recreational vehicle or tent
shall be stored on the parking area or used as a living area. 
 1.07 Trash Disposal: Trash, garbage, or other waste
shall be kept only in sanitary containers in the enclosures provided. No Tenant shall permit or cause any trash or refuse to be kept on any portion of the Building other than in the receptacles customarily used therefor, and placed or maintained as
required by Landlord. 
 1.8 Exterior Alterations: No Tenant shall, at its expense or otherwise, make any alterations
or modifications to the exterior of the buildings, parking areas, drainage, fences, railings or walls situated within the Project without the prior written consent of the Landlord and approval by the County. 

1.9 Parking Restrictions: No parking shall be permitted which may obstruct free traffic flow within the Project,
constitute a nuisance, or otherwise create a safety hazard. Provided the requirements are not violated, construction activity shall be exempt from this section where applicable. The Landlord is hereby empowered to established “no parking”
areas within the Project as well as to enforce parking limitations through its officers and agents by all means lawful for such enforcement on private drives, including the removal of any violating vehicle 

1.10 Building Maintenance: Each Tenant shall be responsible for maintaining its Premises, including the equipment and
fixtures therein and the interior walls, ceiling, private restrooms contained 

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within the Premises (if any), windows and doors thereof, in a first class, clean, sanitary, workable and attractive condition. Tenant shall have complete discretion as to the choice of furniture,
furnishings, and interior decorating; provided that: 
 a)    Windows may only be covered by Building Standard blinds,
unless otherwise approved by Landlord and may not be painted or covered by foil, cardboard, or other similar materials. Each Tenant shall be responsible for repair, replacement and cleaning of the interior windows and glass of its Premises. 

b)    Decoration of the exterior of the doors to the Premises shall be of uniform design to be adopted and approved by
the Landlord. 
 1.11 Signs: The Landlord shall have the right to reasonably approve all signs posted within the
Project, including signs on the Building as set forth in Exhibit E. Tenant shall not permit or cause any sign advertising a person, firm, company, or corporation which does not operate, conduct a business, or sell products on such Premises to be
constructed, installed, or maintained on such Premises. Landlord, its agents, or contractors may use signs of a size, design and location as determined by the Landlord for the purposes of developing, constructing, marketing and improving the
Building Area. 
 1.12 Storage and Loading Areas: No materials, trash, supplies or equipment shall be stored on the
Premises except inside a closed building, or behind a visual barrier screening such areas from the view of adjoining properties and/or private streets subject to the approval of the Landlord; provided, however, that this provision shall not apply
during the course of construction of a building. 
 1.13 Soliciting: Canvassing, soliciting and peddling in the
Building Area are prohibited. 
 2.00 RECIPROCAL EASEMENTS 

2.01 Premises Included: Certain Premises, located within the Building, because of unique characteristics regarding the
relationship of each of these Premises to the other shall provide for reciprocal surface access and reciprocal subsurface utility access on and under the affected Premises. 

2.02 Reciprocal Surface Access Easements: Each Tenant of the affected Premises, does covenant for itself and its
successors, a nonexclusive reciprocal surface access easement through the Premises for the purpose of providing on-going maintenance and utility maintenance and repair. 

2.03 Reciprocal Subsurface Utility Easements: Each Tenant of the affected Premise does covenant for itself and its
successors, a nonexclusive reciprocal subsurface easement beneath Premises for the placement and repair of subsurface utility lines (“Utilities”) servicing all or some of the Building. Utilities may include, without limitation: water,
sanitary sewer, and storm drainage lines; electrical, gas, fiber optic, telephone or cable TV lines or conduit. Subsurface access for repair, replacement and modification of Utilities is reciprocal from one Premise to another and permits continuous
access to authorized personnel serving such Utilities. 
 3.00 BUILDING 

3.01 Except for normal wall hangings and office decorations, Tenant shall not mark, paint, drill into, cut, string wires
within, or in any way deface any part of the Building or Premises, without the prior written consent of Landlord. Upon removal of any wall decorations or installments or floor coverings by Tenant, any damage to the walls or floors shall be repaired
by Tenant at Tenant’s sole cost and expense. Tenant shall not lay linoleum or similar floor coverings so that the same shall come into direct contact with the concrete floor of the Premises and, if linoleum or other similar floor covering is to
be used, an interlining of builder’s deadening felt shall be first affixed to the floor with a water soluble paste or glue. The use of cement or other similar adhesive material is expressly prohibited. Floor distribution boxes for electric and
telephone wires must remain accessible at all times. 

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 3.02 Tenant shall not install or permit the installation of any awnings,
shades, mylar films or sunfilters on windows. Tenant shall not obstruct, alter or in any way impair the efficient operation of Landlord’s heating, ventilating, air conditioning, electrical, fire, safety or lighting systems. 

3.03 Tenant shall, upon the termination of its tenancy, provide Landlord with the combinations to all combination locks on
safes, safe cabinets and vaults and deliver to Landlord all keys to the Building and all interior doors, cabinets, and other key-controlled mechanisms therein, whether or not such keys were furnished to Tenant
by Landlord. 
 3.04 These Rules and Regulations are in addition to, and shall not be construed to in any way modify or
amend, in whole or in part, the agreements, covenants, conditions and provisions of any lease of Premises in the Building. 

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 EXHIBIT E 

MASTER SIGN PLAN 
 SIGNAGE STANDARDS

 A. GENERAL REQUIREMENTS: 
  

	1.	All sign plans and installation permits shall be reviewed and approved in writing by the Landlord for conformity with this Master Sign Plan and the Building’s architecture prior to installation. All signs are to be
installed under the direction of the Landlord’s superintendent or representative. 

  

	2.	All signage costs, including without limitation, the design, permitting, fabrication and the installation shall be the sole responsibility of the Tenant. 

 

	3.	No projections beyond the “Signage Area” will be permitted. The Signage Area is established by the Building’s architect and approved by Landlord on a building-by-building basis. 

  

	4.	Except as provided herein, no advertising placards, banners, pennants, name insignia, trademarks or other identification or advertising material shall be affixed or maintained upon the Building’s glass, exterior
panels, parapets, doors or parking structures. 

  

	5.	All signage design, manufacture and installation shall comply with all applicable codes and ordinances. 

  

	6.	Signs shall be composed of individual lettering. Logos will be considered on a case by case basis. 

 B.
GENERAL CONSTRUCTION REQUIREMENTS: 
  

	1.	Tenant shall be solely responsible for Tenant’s sign contractor. 

  

	2.	Tenant’s sign contractor shall execute Landlord’s Right of Entry Agreement prior to installation of signage. 

  

	3.	Tenant’s sign contractor shall repair any damage to any portion of the Building or Project caused by its work. 

  

	4.	All penetrations of the Building required for sign installation shall be sealed in a water tight condition and shall be patched to match the surrounding Building. 

 

	5.	No sign maker’s label or other identification will be permitted on an exposed surface of the sign, except for those required by ordinance, which shall be placed in an inconspicuous location. 

C. SIGN CONTRACTOR GENERAL REQUIREMENTS: 
  

	1.	Tenant shall use a Landlord approved and Nevada licensed contractor to manufacture and install signage. 

  

	2.	After approval, no substitutes will be accepted unless indicated in the specifications and approved by the Landlord. 

  

	3.	Prior to acceptance each sign unit will be inspected for conformity with approved plans. Any signs found not in conformity will be rejected and removed at the Tenant’s expense. 

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	4.	Signs shall be guaranteed for 90 days against defects in material and workmanship. Defective parts shall be replaced without charge by contractor. 

 

	5.	Sign company shall carry workman’s compensation and public liability insurance against all damage suffered or done to any and all persons and/or property while engaged in the construction or erection of signs in
the amount of $2,000,000 per occurrence. 

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 EXHIBIT F 

PARKING 
 During the term of the Lease,
Landlord shall provide the parking spaces set for in Section 1.9 of the Lease, for use by Tenant’s employees and customers. The rules and regulations governing the use of these spaces are contained in Exhibit D. 

Tenant shall not use more parking spaces than said number, or any spaces (a) which have been specifically assigned by Landlord to other tenants or for
such other uses as visitor parking or, (b) which have been designated by governmental entities of competent jurisdiction as being restricted to certain uses. Landlord reserves the right to erect such security and access and egress control
devices as it may reasonably deem to be appropriate (including, without limitation card controlled gates) and Tenant agrees to cooperate fully with Landlord in such matters. 

Tenant shall not knowingly permit or allow any vehicles that belong to or are controlled by Tenant or Tenant’s employees, suppliers, shippers, customers,
or invitees to be loaded, unloaded, or parked in areas other than those designated by Landlord for such activities. If Tenant permits or allows any of such prohibited activities, then Landlord shall have the right, without notice, in addition to
such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Tenant, which cost shall be immediately payable upon demand by Landlord. 

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 EXHIBIT G 

SUITE LICENSE AGREEMENT 

(See Attached) 

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 EXHIBIT H 

INTENTIONALLY OMITTED 

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 EXHIBIT I 

RENEWAL OPTIONS 
 Tenant
shall have the right to extend the Initial Term of the Lease for two (2) additional terms of twenty-four (24) months each (“Renewal Option”). If immediately prior to the expiration of the operative term this Lease shall be in
full force and effect, and if written notice of Tenant’s intent to exercise a Renewal Option is given to Landlord not more than one hundred and fifty (150) days nor less than one hundred and twenty (120) days prior to the expiration
of the then operative term, the giving of such notice by Tenant shall be effective to extend the term of the Lease for the applicable Renewal Option without the necessity for execution of any further instrument by either party. If Tenant fails to
deliver written notice of its intent to exercise a Renewal Option within the proscribed time period, such Renewal Option and any succeeding Renewal Option(s) shall lapse, and there shall be no further right to extend the term of the Lease. Each
Renewal Option shall be exercisable by Tenant on the condition that (a) at the time of the exercise, and at all times prior to the commencement of such Renewal Option, Tenant shall not be in default under any provision of the Lease, and
(b) Tenant has not been ten (10) or more days late in the payment of rent more than a total of three (3) times during its prior tenancy. Tenant’s occupancy during a Renewal Option shall be under the same covenants, agreements,
terms, provisions and conditions as are contained herein for the Initial Term, except the Base Rent shall be adjusted as follows. On the first day of the Renewal Option and on each twelve-month anniversary thereafter, the Base Rent shall be
increased by the Base Rent Adjustment set forth in Section 1.12 of the Lease. 
 The Renewal Option(s) are personal to Tenant or to a
Tenant Affiliate (see Section 10.1.a.). If Tenant subleases any portion of the Premises or assigns or otherwise transfers any interest under this Lease to an entity other than a Tenant Affiliate (a) prior to the exercise of a Renewal
Option (whether with or without Landlord’s consent), or (b) after Tenant’s notice to Landlord of its intent to exercise a Renewal Option but prior to the commencement of such Option, then such Renewal Option and any succeeding Renewal
Options shall lapse. 

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 EXHIBIT J 

INTENTIONALLY OMITTED 

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 EXHIBIT K 

INTENTIONALLY OMITTED 

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 EXHIBIT L 
  

			
	WHEN RECORDED, RETURN TO:	 	
	  
	 	
	  
	 	
	  
	 	
	  
	 	

 SUBORDINATION, NON-DISTURBANCE 

AND ATTORNMENT AGREEMENT 

THIS SUBORDINATION, NONDISTURBANCE AND ATTORNMENT AGREEMENT (this “Agreement”) is made and entered into as of
                    , 20    , by and between
                                    ,    
a(n)                                      (“Lender”)
and                                     , a(n)
                                     (“Tenant”).

 Recitals 
 This
Agreement is made with respect to the following facts: 
 A. Pursuant to a Loan Agreement dated as of
                    , 20     (the “Loan Agreement”) entered into among
                                    , a
                                    , and
                                    , a
                                    , the Lenders made a loan
to Landlord (the “Loan”). 
 B. The loan is secured by a Deed of Trust, Security Agreement, Assignment of Leases, Rents and
Profits, Financing Statement and Fixture Filing (the “Deed of Trust”) which was recorded in the Official Records of Clark County, Nevada, as Instrument
No.                         , encumbers certain real property owned by Landlord located in Clark County, Nevada, and
more particularly described in the Deed of Trust (the “Property”). 
 C. Lender is the holder of 100% of the rights or has
purchased the Loan and succeeded to 100% of the rights of the Landlord under the Loan Agreement, the Deed of Trust and the other documents evidenced the Loan pursuant to, (i) an Assignment of Loan Documents dated
                                    , and (ii) and
Assignment of Beneficial Interest under Deed of Trust and under Assignment of Leases and Rents recorded in the Official Records of Clark County, Nevada, on
                                     as Instrument
No.                                     . 

D. Pursuant to a Lease Agreement dated
                                     between
                                    , (“Landlord”),
and Tenant (the “Lease”), Landlord leased to Tenant [a portion of] the Property consisting of approximately                     
rentable square feet of office space commonly know as
                                    , as more particularly
described in the Lease as the “Premises”. 
 E. Lender and Tenant now desire to clarify their respective rights with respect to
the Premises, to confirm the right of Tenant to quiet and peaceable possession of the Premises under the Lease, and to further define the terms, covenants and conditions precedent to such right of quiet and peaceable possession. 

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 Agreement 

NOW, THEREFORE, in consideration of the mutual covenants and undertakings contained herein, and for other good and valuable consideration, the
receipt and adequacy of which are hereby acknowledged, and intending to be legally bound hereby, the parties hereto hereby agree as follows: 

1.    The recitals set forth above are incorporated herein by reference. 

2.    Tenant covenants and agrees that the Lease now is and at all times shall continue to be subject and subordinate in
each and every respect to the lien of the Deed of Trust, to the full extent of the principal, interest and other sums secured thereby. Tenant, upon request, shall execute and deliver any certificate or other instrument whether or not in recordable
form which Lender reasonably may request to confirm such subordination. 
 3.    As long as Tenant is in compliance with
the terms of this Agreement and is not in default in the performance of its obligations under the Lease, which default remains uncured beyond the expiration of any applicable grace or cure periods, (i) Lender shall not name Tenant as a party
defendant in any action for foreclosure or other enforcement of the Deed of Trust (unless required by law), nor shall the Lease be terminated by Lender in connection with, or by reason of, foreclosure or other proceedings for the enforcement of the
Deed of Trust, or by reason of a transfer of the Landlord’s interest under the Lease pursuant to the taking of a deed or assignment in lieu of foreclosure (or similar device), and in such event the Lease shall remain in full force and effect as
a direct lease between Tenant and any person, including without limitation Lender, acquiring or succeeded to the interests of Landlord as a result of any such action or proceeding (hereinafter referred to as a “Successor”) and
(ii) Tenant’s use or possession of the Premises shall not be interfered with by Lender or anyone acting by or through Lender. 

4.    If any portion of the Property affected by the Lease is damaged by an insured casualty or if any portion of the
Property affected by the Lease is taken under the power of eminent domain, or sold under the threat of the exercise of said power, then Lender agrees that insurance or condemnation proceeds otherwise payable to Lender as a result thereof shall be
made available to Landlord to repair and/or restore the Property. 
 5.    If the interest of Landlord under the lease
shall be transferred by reason of foreclosure or other proceedings for enforcement of the Deed of Trust or the obligations which it secures or pursuant to a taking of a deed or assignment in lieu of foreclosure (or similar device), Tenant shall be
bound to the Successor and the Successor shall be bound to Tenant under all terms, covenants and conditions of the Lease for the unexpired balance of the term thereof remaining (and any extensions, if exercised), with the same force and effect as if
the Successor were the landlord, and Tenant does hereby (i) agree to attorn to the Successor, including lender if it be the Successor, as its landlord, (ii) affirm its obligation under the Lease and (iii) agree to make payments of all
sums due under the Lease to the Successor, said attornment, affirmation and agreement to be effective and self-operative without the execution of any further instruments, upon the Successor succeeding to the interest of Landlord under the Lease.

 6.    Tenant agrees that this Agreement satisfies any condition or requirement in the Lease relating to the granting
of a non-disturbance agreement with respect to the Deed of Trust. Tenant further agrees that in the event there is any inconsistency between the terms and provisions hereof and the terms and provisions of the
Lease dealing with non-disturbance, the terms and provisions hereof shall be controlling. 

7.    This Agreement may not be modified except by an agreement in writing signed by the parties or their respective successors-in-interest. This Agreement shall inure to the benefit of and be binding upon the parties hereto and their respective successors and assigns. 

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 8.    Nothing contained in this Agreement shall in any way impair or affect
the lien created by the Deed of Trust, except as specifically set forth herein. 
 9.    If either party hereto shall
bring suit to enforce the terms and provisions hereof or to recover damages for breach, the prevailing party shall be entitled to recover from the other party all reasonable costs, expenses and attorneys’ fees incurred in connection with the
exercise by the prevailing party of its rights and remedies hereunder. The amount of the attorneys’ fees is to be affixed by the court without a jury. For the purpose of this paragraph, the term “prevailing party” shall mean, in the
case of the claimant, one who is successful in obtaining substantially all of the relief sought, and in the case of the defendant or respondent, one who is successful in denying substantially all of the relief sought by the claimant. 

10.    This Agreement may be executed in one or more counterparts, each of which when taken together shall constitute one
and the same instrument. This Agreement has been executed in the State of Nevada, and the laws of the State of Nevada shall govern its construction, performance and terms. This Agreement shall be construed according to its plain meaning and shall
not be strictly construed either for or against any party hereto. Either party hereto may record this document in the official records of the county in which the Property is located. 

 

			
	LENDER:
	  

	a(n)	  	  

	By:	  	  

	Name:	  	  

	Title:	  	  

	
	TENANT:
	  

	a(n)	  	  

	By:	  	  

	Name:	  	  

	Title:	  	  

  

			
	STATE OF NEVADA  	 	)
		 	)ss.
	County of Clark	 	)

 The foregoing instrument was acknowledged before me this      day of
                    , 20    , by
                                     the
                                     of
                                    , on behalf of such
                                    . 

 

			
		
		 	 
		 	Notary Public

  

			
	My Commission Expires:	 	
		
	  
	 	

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	STATE OF NEVADA  	 	)
		 	)ss.
	County of Clark	 	)

 The foregoing instrument was acknowledged before me this      day of
                    , 20    , by
                                     the
                                     of
                                    , on behalf of such
                                    . 

 

			
		
		 	 
		 	Notary Public

  

			
	My Commission Expires:	 	
		
	  
	 	

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 EXHIBIT M 

MASTER LEASE 
 (See
attached) 

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 FIRST AMENDMENT TO LEASE 

Beltway Business Park, Office No. 1, LLC 

THIS FIRST AMENDMENT TO LEASE (“Amendment”) is entered into as of
23rd day of July, 2014 (“Effective Date”), by and between Beltway Business Park, Office No. 1, LLC (“Landlord”) and Switch Communications Group, LLC
(“Tenant”) and amends the Lease Agreement between Landlord and Tenant dated April 1, 2011 (“Lease”) pursuant to which Tenant leased, from Landlord, 10,755 rentable square feet (“RSF”) in space
known as Suite 180 (the “Premises”) in that certain building located at 5605 Badura Ave., Las Vegas, Nevada (“Building”). 

For good and valuable consideration, receipt and sufficiency of which is hereby acknowledged, Landlord and Tenant hereby agree as follows:

 1.    Renewal Term.  

Pursuant to Tenant’s exercise of its Renewal Term, the term of the Lease is hereby extended for an additional 24 months (the
“Extended Term”) commencing April 1, 2014 (“Extended Term Commencement Date”) and terminating on March 31, 2016 (“Extended Term Termination Date”). Tenant’s occupancy during the
Extended Term shall be under the same covenants, agreements, terms, provisions and conditions as are contained in the Lease for the current term, except as otherwise set forth in this Amendment. 

Tenant has one (1) remaining Renewal Term heretofore granted to Tenant pursuant to the Lease. 

2.    Base Rent.  

Commencing on the Extended Term Commencement Date and continuing for the Extended Term; the monthly Base Rent shall be: 

 

			
	 Term
	  	 Rental Rate/Month

	Months 1-12	  	$12,830.76 per month ($1.19/SF NET)
		
	Months 13-24	  	$13,183.61 per month ($1.23/SF NET)

 3.    AS IS. 

Tenant accepts the Premises in its “as-is” condition; provided, however. Landlord’s
service, maintenance and repair obligations under the Lease shall remain in full force and effect. 
 4.    Except to
the extent that terms are defined herein to the contrary, all terms used in this Amendment shall have the same meaning as the defined terms set forth in the Lease. 

5.    Except as expressly provided herein, this Amendment shall not alter, amend or otherwise modify the terms and
provisions of the Lease Agreement. 
  

  
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Table of Contents

 6.    Except as modified by this Amendment, the Lease shall remain in full
force and affect. As amended hereby, the Lease is hereby ratified and confirmed in its entirety. This Amendment and the Lease embodies the entire agreement between the parties relating to the subject matter contained herein. 

7.    The parties hereto may execute this Amendment simultaneously, in any number of counterparts, or in facsimile copies,
each of which shall be deemed an original, but all of which together shall constitute one and the same Amendment. 

8.    The parties acknowledge that no broker/agent was used in connection with the execution of this Amendment. Landlord
and Tenant covenant to pay, hold harmless and indemnify each other from and against any and all cost, expense or liability for and compensation, commissions or charges claimed by any other broker or agent utilized by the indemnitor with respect to
this Amendment or the negotiation hereof 
 IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the date first above
written. 
 [Signatures on Following Page] 

  
 69 

Table of Contents

											
	LANDLORD:	 		 	TENANT:
			
	 BELTWAY BUSINESS PARK OFFICE NO. I, LLC,

a Nevada limited liability company
	 		 	 Switch Communications Group, LLC,
 a
Nevada limited liability company

		 		 	
		 		 		 		 	By:	 	 /s/ Thomas Morton

		 	MANAGER:	 		 	Its:	 	Chief Financial Officer
		 		 		 		 		 	
		 	 Majestic Beltway Office Buildings, LLC,

a Delaware limited liability company
	 		 		 	
		 		 		 		 		 	
		 	 Majestic Realty Co.,
 a California
corporation,
 Manager’s Agent
	 		 		 	
		 		 		 		 		 	
		 	By:	 	 /s/ Edward P. Roski, Jr.
	 		 		 	
		 	Its:	 	President and Chairman of the Board	 		 		 	
		 		 		 		 		 	
		 	MANAGER:	 		 		 	
		 		 		 		 	
		 	 Thomas & Mack Beltway, LLC,

a Nevada limited liability company
	 		 		 	
		 		 		 		 		 	
		 	By:	 	 /s/ Thomas A. Thomas
	 		 		 	
		 	Its:	 	Thomas A. Thomas, Manager	 		 		 	

  
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Table of Contents

 SECOND AMENDMENT TO LEASE 

BELTWAY BUSINESS PARK, OFFICE NO. 1, LLC 

THIS SECOND AMENDMENT TO LEASE (“Amendment”) is entered into as of this
27th day of May, 2016 (“Effective Date”), by and between Beltway Business Park, Office No. 1, LLC (“Landlord”) and SWITCH, LTD (“Tenant”)
and amends the Lease Agreement between Landlord and Tenant dated April 1, 2011, as amended on July 23, 2014 (collectively the “Lease”) pursuant to which Tenant leased, from Landlord, 10,755 rentable square feet
(“RSF”) in space known as Suite 180 (the “Premises”) in that certain building located at 5605 Badura Ave., Las Vegas, Nevada (“Building”). 

For good and valuable consideration, receipt and sufficiency of which is hereby acknowledged, Landlord and Tenant hereby agree as follows:

 1.    Renewal Term. Pursuant to Tenant’s exercise of its Renewal Term, the term of the Lease is hereby
extended for an additional 60 months (the “2nd Extended Term”) commencing April 1, 2016 (“2nd Extended Term Commencement Date”) and terminating on March 31, 2021 (“2nd Extended Term Termination
Date”). Tenant’s occupancy during the 2nd Extended Term shall be under the same covenants, agreements, terms, provisions and conditions as are contained in the Lease for the current term, except as otherwise set forth in this
Amendment. 
 Tenant has no remaining renewal/options and if there are any existing renewal rights/options heretofore granted to Tenant are
hereby terminated and shall be of no further force or effect. 
 2.    Base Rent. Commencing on the Extended Term
Commencement Date and continuing until adjusted (as described below); the monthly Base Rent shall be $13,658.85 per month ($1.27 per RSF per month). 

On the first day of the calendar month in which the 12th month following the 2nd Extended Term Commencement Date falls, the Base Rent set
forth above shall be increased by 3% (“Base Rent Adjustment”). On each annual anniversary of such initial adjustment date thereafter, the Base Rent, as adjusted and paid in the month prior to such anniversary, shall be increased by
the Base Rent Adjustment. 
 3.    AS IS. Tenant accepts the Premises in its “AS-IS” condition; provided, however. Landlord’s service, maintenance and repair obligations under the Lease shall remain in full force and effect. 

4.    Except to the extent that terms are defined herein to the contrary, all terms used in this Amendment shall have the
same meaning as the defined terms set forth in the Lease. 
 5.    Except as expressly provided herein, this Amendment
shall not alter, amend or otherwise modify the terms and provisions of the Lease Agreement. 
 6.    Except as modified
by this Amendment, the Lease shall remain in full force and affect. 

  
 71 

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 7.    As amended hereby, the Lease is hereby ratified and confirmed in its
entirety. This Amendment and the Lease embodies the entire agreement between the parties relating to the subject matter contained herein. 

8.    The parties hereto may execute this Amendment simultaneously, in any number of counterparts, or in facsimile copies,
each of which shall be deemed an original, but all of which together shall constitute one and the same Amendment. 

9.    The parties acknowledge that no broker/agent was used in connection with the execution of this Amendment. Landlord
and Tenant covenant to pay, hold harmless and indemnify each other from and against any and all cost, expense or liability for and compensation, commissions or charges claimed by any other broker or agent utilized by the indemnitor with respect to
this Amendment or the negotiation hereof. 
 IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the date
first above written. 
 [Signatures on Following Page] 

  
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Table of Contents

									
	LANDLORD:	 		  	TENANT:
			
	BELTWAY BUSINESS PARK OFFICE	 		  	SWITCH, LTD,
	NO. 1, LLC,	 		  	a Nevada limited liability company
	a Nevada limited liability company	 		  		  	
				
	MANAGER:	 		  	By:	  	/s/ Gabriel Nacht
	  
 Majestic Beltway Office Buildings, LLC,
	 		  	 Its:
  
	  	 Chief Financial Officer
  

	a Delaware limited liability company	 		  		  	
				
	Majestic Realty Co.,	 		  		  	
	a California corporation,	 		  		  	
	Manager’s Agent	 		  		  	
					
	By:	 	/s/ Edward P. Roski, Jr.	 		  		  	
	Its:	 	Edward P. Roski, Jr.	 		  		  	
		 	President and Chairman of the Board	 		  		  	
					
	By:	 	 	 		  		  	
	Its:	 	 	 		  		  	
				
	MANAGER:	 		  		  	
				
	Thomas & Mack Beltway, LLC	 		  		  	
	a Nevada limited liability company	 		  		  	
					
	By:	 	/s/ Thomas A. Thomas	 		  		  	
	Its:	 	Thomas A. Thomas, Manager	 		  		  	

  
 73EX-10.13

 Exhibit 10.13 

LAND LEASE 

BELTWAY BUSINESS PARK WAREHOUSE NO. 4, LLC, 

a Nevada limited liability company 

as Landlord, 
 and

 SWITCH COMMUNICATIONS GROUP L.L.C., 

a Nevada limited liability company 

as Tenant 
 Warm Springs
Road 
 Las Vegas, Nevada 
 Switch
Communications Group L.L.C. 

 TABLE OF CONTENTS 

 

							
	 	  	 	  	Page	 
	 ARTICLE ONE
	  	BASIC TERMS	  	 	1	 
	 ARTICLE TWO
	  	LEASE TERM	  	 	3	 
	 ARTICLE THREE
	  	BASE RENT	  	 	3	 
	 ARTICLE FOUR
	  	OTHER CHARGES PAYABLE BY TENANT	  	 	6	 
	 ARTICLE FIVE
	  	USE OF PROPERTY	  	 	11	 
	 ARTICLE SIX
	  	CONDITION OF PROPERTY; MAINTENANCE, REPAIRS AND ALTERATIONS	  	 	17	 
	 ARTICLE SEVEN
	  	DAMAGE OR DESTRUCTION	  	 	19	 
	 ARTICLE EIGHT
	  	CONDEMNATION	  	 	20	 
	 ARTICLE NINE
	  	ASSIGNMENT AND SUBLETTING	  	 	20	 
	 ARTICLE TEN
	  	DEFAULTS; REMEDIES	  	 	24	 
	 ARTICLE ELEVEN
	  	PROTECTION OF LENDERS	  	 	26	 
	 ARTICLE TWELVE
	  	LEGAL COSTS	  	 	27	 
	 ARTICLE THIRTEEN
	  	BROKERS	  	 	28	 
	 ARTICLE FOURTEEN
	  	IMPROVEMENTS	  	 	28	 
	 ARTICLE FIFTEEN
	  	INTENTIONALLY OMITTED	  	 	29	 
	 ARTICLE SIXTEEN
	  	MISCELLANEOUS PROVISIONS	  	 	29	 
	 ARTICLE SEVENTEEN
	  	MASTER LEASE	  	 	33	 
	 ARTICLE EIGHTEEN
	  	DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND RECIPROCAL EASEMENTS	  	 	35	 
	 ARTICLE NINETEEN
	  	NO OPTION OR OFFER	  	 	35	 

 EXHIBITS 
  

			
	A	  	DEPICTION OR DESCRIPTION OF THE PROPERTY
	B	  	SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT
	C	  	ESTOPPEL CERTIFICATE
	D	  	HAZARDOUS MATERIALS
	E	  	CONFIRMATION OF LEASE TERM AND AMENDMENT TO LEASE
	F	  	TENANT WORK LETTER
	G	  	MASTER LEASE
	H	  	FORM LETTER OF CREDIT
	I	  	MEMORANDUM OF LEASE
	J	  	RECOGNITION, NONDISTURBANCE AND ATTORNMENT AGREEMENT

  
 Warm Springs Road 

Las Vegas, Nevada 
 Switch
Communications Group L.L.C. 
 i 

 INDEX OF DEFINED TERMS 

 

					
	 TERM
	  	PAGE	 
	 Additional Rent
	  	 	6	 
	 Applicable Laws
	  	 	11	 
	 Architect
	  	 	19	 
	 Base Rent
	  	 	2	 
	 Brokers
	  	 	27	 
	 Building
	  	 	1	 
	 Carbon Offset Costs
	  	 	7	 
	 Carbon Tax
	  	 	7	 
	 Code
	  	 	1	 
	 Comparison Date
	  	 	4	 
	 Condemnation
	  	 	20	 
	 Constant Dollars
	  	 	32	 
	 Consultant
	  	 	14	 
	 Control
	  	 	22	 
	 County
	  	 	33	 
	 Declaration
	  	 	34	 
	 Defaulting Party
	  	 	27	 
	 Environmental Damages
	  	 	12	 
	 Environmental Requirements
	  	 	12	 
	 Estimated Substantial Completion Date
	  	 	1	 
	 Event of Default
	  	 	24	 
	 Force Majeure
	  	 	30	 
	 Governmental Agency
	  	 	13	 
	 Hazardous Material
	  	 	11	 
	 Imposition
	  	 	18	 
	 Index
	  	 	4	 
	 Landlord
	  	 	1, 16, 28	 
	 Landlord’s Maintenance Area
	  	 	9	 
	 Lease Commencement Date
	  	 	3	 
	 Lease Expiration Date
	  	 	3	 
	 Lease Memorandum
	  	 	30	 
	 Lease Month
	  	 	3	 
	 Lease Term
	  	 	3	 
	 Lease Year
	  	 	3	 
	 Letter of Credit
	  	 	4	 
	 Master Landlord
	  	 	33	 
	 Master Lease
	  	 	33	 
	 Monthly Maintenance Fee
	  	 	10	 
	 Non-defaulting Party
	  	 	27	 
	 Non-Razing Agreement
	  	 	18	 
	 Notice and Acknowledgement
	  	 	18	 
	 Notices
	  	 	29	 
	 OFAC
	  	 	31	 
	 Permitted Uses
	  	 	2	 
	 Posted Security Requirements
	  	 	18	 
	 Preliminary Plans
	  	 	1	 
	 Property
	  	 	1	 
	 Razing Covenant
	  	 	18	 
	 Real Property Tax
	  	 	6	 
	 Rent
	  	 	6	 
	 Restoration
	  	 	19	 
	 Sign
	  	 	16	 

					
	 Subject Space
	  	 	20	 
	 Tenant
	  	 	1, 16	 
	 Tenant Affiliate
	  	 	22	 
	 Tenant Group
	  	 	13	 
	 Tenant Improvements
	  	 	28	 
	 Tenant’s Alterations
	  	 	18	 
	 Tenant’s Customer
	  	 	22	 
	 Transfer
	  	 	22	 
	 Transfer Notice
	  	 	20	 
	 Transfer Premium
	  	 	21	 
	 Transferee
	  	 	20	 
	 Transfers
	  	 	20	 

  
 Warm Springs Road 

Las Vegas, Nevada 
 Switch
Communications Group L.L.C. 
 iii 

 LAND LEASE 

 

			
	ARTICLE ONE	  	BASIC TERMS

 This Article One contains the Basic Terms of this Lease between Landlord and Tenant named below. Other
Articles, Sections and Paragraphs of this Lease referred to in this Article One explain and define the Basic Terms and are to be read in conjunction with the Basic Terms. 

Section 1.01. Date of Lease: January 12, 2012. 

Section 1.02. Landlord: BELTWAY BUSINESS PARK WAREHOUSE NO. 4, LLC, a Nevada limited liability company. 

 

			
	 Address of Landlord:
	  	 c/o Majestic Realty Co.

		  	 13191 Crossroads Parkway North, Sixth Floor

		  	 City of Industry, California 91746

		  	 Attention: Property Management

		
		  	 With a copy of any notices to:

		
		  	 c/o Majestic Realty Co.

		  	 4155 W. Russell Road, Suite C

		  	 Las Vegas, Nevada 89118

		  	 Attention: Property Manager

 Master Landlord: (See Article Seventeen) County of Clark, a political subdivision of the
State of Nevada. 
 Section 1.03. Tenant: SWITCH COMMUNICATIONS GROUP L.L.C., a Nevada limited liability company. 

 

			
	 Address of Tenant:
	  	 7135 S. Decatur Blvd.

		  	 Las Vegas, Nevada 89118

		  	 Attention: Darren Adair, CFO

		  	 Telephone: (702) 267-6640

		  	 Fax: (702) 444-9546

 Section 1.04. Property: The Property that is the subject of this Lease is that approximately 19.14
acres depicted on Exhibit “A” attached hereto, on which Tenant shall construct an approximately 262,750 square foot building (the “Building”). As used in this Lease, the term “Property” only refers to the
land and does not include the Building or any other Improvements (defined below). The acreage of the Property, as recited in this Section 1.04, is approximate. No adjustment will be made to the Base Rent or any other amounts payable by
Tenant under this Lease (or to any other provisions of this Lease) if the actual acreage, however measured, is more or less than that recited. The Property is part of larger business park known as the Las Vegas Digital Exchange Campus (formerly
known as the Beltway Business Park) (the “Project”). 
 Section 1.05. Term. 

(a) Lease Term: Approximately forty-nine (49) years, as more particularly provided in Sections 1.05(b) and 1.05(c) below.

 (b) Lease Commencement Date: The Lease Commencement Date (as defined in
Section 2.01 below) of the Lease Term shall be the earlier of (i) Tenant’s receipt of a temporary or permanent Certificate of Occupancy for the Building to be constructed as part of the Improvements, or (ii) one
(1) year following Landlord’s delivery of sole possession of the Property to Tenant upon satisfaction of the conditions set forth in Section 16.24 below, as evidenced by written notice from Landlord to Tenant. Upon
determination of the date of the actual Lease Commencement Date, Landlord and Tenant shall promptly execute a Confirmation of Lease Term and Amendment to Lease, substantially in the form of that attached as Exhibit “E” to this
Lease. 
 (c) Lease Expiration Date: The expiration date of the Lease Term shall be the penultimate day of the term of the Master
Lease (defined below) between Master Landlord, as landlord, and Landlord, as tenant. 
 Section 1.06. Permitted Uses:
(See Article Five) Only for data center construction and/or operation and/or related office administration, which together include, for example: the storage, cross-connection, and transmission of voice and data via fiber, wire, and wireless
transmissions, along with supplying space, redundant power, cooling, and security for customer equipment. Subject to Tenant’s compliance with the terms of Section 5.03 below, Tenant’s Permitted Use also includes the use of
diesel generators (to be located outside of the Building) for back-up power generation and the on-site, above-ground storage of fuel for such generators. Subject to Landlord’s prior written approval (which shall not be unreasonably withheld) of
the plans and specifications for the components of such system located outside the Perimeter Wall (defined below) or visible from outside the Perimeter Wall, and the other applicable terms of this Lease, Tenant may also install, maintain, and
operate a security system at the Property. Subject to the terms of this Lease, Tenant’s Permitted Use also includes (a) the construction of the construction of the Building and the other Improvements; (b) the fabrication of customer
cabinets/cages and related hardware within the Building, and (c) the installation and use of water storage tanks (to be located outside of the Building) for the operation of Tenant’s HVAC system (to be installed both inside and outside the
Building), as needed. 
 Section 1.07. Security Deposit and Restoration Fund: (See Section 3.03) $600,000.00 in
Constant Dollars (defined below). 
 Section 1.08. Tenant’s Guarantor: None. 

Section 1.09. Brokers: (See Article Thirteen) 
  

			
	 Landlord’s Broker:
	  	 Majestic Realty Co.

		  	 4155 W. Russell Road, Suite C

		  	 Las Vegas, Nevada 89118

		
	 Tenant’s Broker:
	  	 None.

 Section 1.10. Rent and Other Charges Payable by Tenant: 

(a) BASE RENT: During the first and second Lease Years (defined below), the monthly installment of Base Rent shall be Fifty Thousand
Dollars ($50,000.00). On the first day of the third Lease Year and continuing on the first day of every other Lease Year during the Lease Term, the monthly installment of Base Rent shall be increased as provided in Section 3.02 below.

 Notwithstanding any language in this Lease to the contrary, if a rental adjustment date specified in this Section 1.10(a) (or elsewhere in
this Lease, including any exhibits or riders hereto) falls on a date other than the first day of a calendar month, then such rental adjustment date shall be deemed to be the first day of the calendar month in which the rental adjustment date falls,
and the amount of Base Rent payable by Tenant under this Lease shall be adjusted effective as of such earlier date. 
 (b) OTHER PERIODIC
PAYMENTS: (i) Real Property Taxes (see Section 4.02 below); (ii) Utilities (see Section 4.03 below); (iii) Insurance Premiums (see Section 4.04 below); (iv) Maintenance Services (see
Section 4.05 below); and (v) Maintenance, Repairs and Alterations (see Article Six below). 

  
 Warm Springs Road 

Las Vegas, Nevada 
 Switch
Communications Group L.L.C. 
 2 

 ARTICLE TWO LEASE TERM 

Section 2.01. Lease of Property for Lease Term. The term of this Lease (the “Lease Term”) shall be as set forth in
Section 1.05(a) above, shall commence on the date (the “Lease Commencement Date”) set forth in Section 1.05(b) above, and shall terminate on the date (the “Lease Expiration Date”) set forth
in Section 1.05(c) above, unless sooner terminated or extended as expressly provided in this Lease. The terms and provisions of this Lease shall be effective as of the date of this Lease, except for the provisions of this Lease relating
to the payment of Rent. 
 Section 2.02. Early Termination Option. If, for any reason, Tenant has not commenced construction of the
Improvements (i.e., construction of the footings and foundation for the Building have not been commenced) on or before July 1, 2012 (the “Construction Commencement Date”), then Landlord may, at any time during the thirty
(30) day period immediately following the Construction Commencement Date, so long as construction has not commenced prior to the effective date of Landlord’s termination notice required by this Section 2.02, cancel and
terminate this Lease upon written notice to Tenant, in which case this Lease shall terminate and neither party shall have any further obligations to the other under this Lease, except for those obligations which expressly survive or which were
incurred before the effective date of such termination. 
 Section 2.03. Holding Over. If Tenant holds over after the expiration or
earlier termination of this Lease, with or without the express or implied consent of Landlord, such tenancy shall be from month-to-month only, and shall not constitute a renewal hereof or an extension for any further term, and in such case Base Rent
shall be payable at a monthly rate equal to one hundred fifty percent (150%) of the Base Rent applicable immediately before the expiration of the Lease Term. Such month-to-month tenancy shall be subject to every other term, covenant and
agreement contained herein. Nothing contained in this Section 2.03 shall be construed as consent by Landlord to any holding over by Tenant, and Landlord expressly reserves the right to require Tenant to surrender possession of the
Property to Landlord as provided in this Lease upon the expiration or earlier termination of this Lease. The provisions of this Section 2.03 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord
provided herein or at law. If Tenant fails to surrender the Property upon the termination or expiration of this Lease in the condition required by Sections 6.06 and 10.07 of this Lease, without the written consent of Landlord or pursuant to
the provisions of this Lease, in addition to any other liabilities to Landlord accruing therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees) and liability
pertaining to any third-party claims resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant founded upon Tenant’s failure to surrender, whether such loss is the result
of a judgment against Landlord, the settlement of any litigation brought against Landlord by a succeeding tenant or other third party, or otherwise. 
  

			
	ARTICLE THREE	  	BASE RENT

 Section 3.01. Time and Manner of Payment. Upon execution of this Lease, Tenant shall pay Landlord
monthly Base Rent in the amount stated in Section 1.10(a) above for the first full calendar month of the Lease Term. On the first day of the second full calendar month of the Lease Term and each month thereafter, Tenant shall pay
Landlord the monthly Base Rent, in advance, without offset, deduction or prior demand. The Base Rent shall be payable at Landlord’s address or at such other place as Landlord may designate in writing. The term “Lease Month”
shall mean each consecutive calendar month during the Lease Term (including any partial calendar month at the inception of the Lease Term), with the first Lease Month commencing on the Lease Commencement Date. For purposes of this Lease, the term
“Lease Year” shall mean, with respect to the first Lease Year, the period commencing on the Lease Commencement Date and ending on the last day of the twelfth (12th) calendar
month following the month in which the Lease Commencement Date falls (unless the Lease Commencement Date falls on the first day of a calendar month, in which case the first Lease Year will end on the last day of the twelfth (12th) Lease Month), and with respect to subsequent Lease Years, each consecutive twelve (12) month period during the Lease Term following the first Lease Year. If the Lease Commencement Date is
a day other than the first day of a calendar month, then (a) the Lease Term shall include the number of months stated (or the number of months included within the number of years stated) in Section 1.05 above, plus the partial Lease
Month in which the Lease Commencement Date falls, and (b) the Base Rent and Additional Rent for such partial Lease Month shall be prorated based on the number of days in such calendar month and shall be payable on the Lease Commencement Date.

  
 Warm Springs Road 

Las Vegas, Nevada 
 Switch
Communications Group L.L.C. 
 3 

 Section 3.02. Cost of Living Increases. At the rental adjustment intervals described in
Section 1.10 (a) of this Lease (for purposes of this Section 3.02, each a “Rental Adjustment Date”), the Base Rent shall be increased in accordance with the increase in the United States Department of
Labor, Bureau of Labor Statistics, Consumer Price Index for All Urban Consumers (all items for the geographical Statistical Area in which the Property is located on the basis of 1982-1984=100) (the “Index”) as follows: 

(a) The Base Rent (the “Comparison Base Rent”) in effect immediately before each applicable Rental Adjustment Date shall be
increased by the percentage that the Index has increased from the date (the “Comparison Date”) on which payment of the Comparison Base Rent began through the month in which the applicable Rental Adjustment Date occurs. The Base Rent
shall not be reduced by reason of such computation. Landlord shall notify Tenant of each increase by a written statement which shall include the Index for the applicable Comparison Date, the Index for the applicable Rental Adjustment Date, the
percentage increase between those two Indices, and the new Base Rent. 
 (b) Tenant shall pay the new Base Rent from the applicable Rental
Adjustment Date until the next Rental Adjustment Date. Landlord’s notice may be given after the applicable Rental Adjustment Date of the increase, and Tenant shall pay Landlord the accrued rental adjustment for the months elapsed between the
effective date of the increase and Landlord’s notice of such increase within ten (10) days after Landlord’s notice. If the format or components of the Index are materially changed after the Lease Commencement Date, Landlord shall
substitute an index which is published by the Bureau of Labor Statistics or similar agency and which is most nearly equivalent to the Index in effect on the Lease Commencement Date. The substitute index shall be used to calculate the increase in the
Base Rent unless Tenant objects to such index in writing within fifteen (15) days after receipt of Landlord’s notice. If Tenant objects, Landlord and Tenant shall submit the selection of the substitute index for binding arbitration in
accordance with the rules and regulations of the American Arbitration Association at its office closest to the Property. The costs of arbitration shall be borne equally by Landlord and Tenant. 

(c) Notwithstanding any language to the contrary in this Section 3.02, the period of time between the Comparison Date and the
applicable Rental Adjustment Date will never be shorter than the rental adjustment intervals stated in Section 1.10 (a) above. For example, because the rental adjustment intervals in Section 1.10(a) are twenty-four
(24) months, then the Comparison Date will be a date not less than twenty-four (24) full months prior to the applicable Rental Adjustment Date. 

Section 3.03. Security Deposit and Restoration Fund. 

(a) Upon the execution of this Lease, Tenant shall deposit with Landlord a cash Security Deposit in the amount set forth in
Section 1.07 above. Although Landlord may apply all or part of the Security Deposit to any unpaid rent or other charges due from Tenant or to cure any other defaults of Tenant, Landlord and Tenant acknowledge and agree that the Security
Deposit is primarily intended to protect Landlord against the consequences of a Tenant default that would result in Landlord incurring the cost of razing the Building so as to restore the Property to its condition as of the date of this Lease.
Consistent with the above, if such a default occurs and Tenant is dispossessed of the Property, Landlord shall use the Security Deposit to defray the cost of razing the Building to be constructed at the Property and to cure any other defaults of
Tenant. If Landlord uses any part of the Security Deposit, Tenant shall restore the Security Deposit to its full amount within ten (10) days after Landlord’s written request. Tenant’s failure to do so shall be a material default under
this Lease. No interest shall be paid on the Security Deposit. Landlord shall not be required to keep the Security Deposit separate from its other accounts and no trust relationship is created with respect to the Security Deposit. 

(b) At Tenant’s election, in lieu of a cash security deposit in the amount specified in Section 1.07 of this Lease, Tenant
may deliver to Landlord (as beneficiary), an irrevocable standby letter of credit (the “Letter of Credit”), substantially in the form of that attached as Exhibit “H” to this Lease. 

  
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 The Letter of Credit shall be, among other things: 

(i) subject to the Uniform Customs and Practices for Documentary Credits, International Chamber of Commerce Publication No. 600 (2007
Revision); 
 (ii) irrevocable and unconditional; 

(iii) in the amount specified in Section 1.07 of this Lease; 

(iv) conditioned for payment solely upon presentation of the Letter of Credit, a sight draft, and a written statement from Landlord that the
amount to be drawn is due and owing to Landlord under the terms of this Lease; and 
 (v) transferable one or more times by Landlord
without the consent of Tenant. 
 Tenant acknowledges and agrees that it shall pay upon Landlord’s demand, as Additional Rent, any and
all costs or fees charged in connection with the Letter of Credit that arise due to: (i) Landlord’s sale or transfer of all or a portion of the Property; or (ii) the addition, deletion, or modification of any beneficiaries under the
Letter of Credit. 
 The Letter of Credit shall be issued by a commercial bank or trust company reasonably satisfactory to Landlord, having
offices (or a confirming bank) at which the Letter of Credit may be drawn upon in Los Angeles, California, and having a Moody’s rating of at least “A-3” (or other comparable rating). 

The Letter of Credit shall expire not earlier than twelve (12) months after the date of delivery thereof to Landlord, and shall provide
that the same shall be automatically renewed for successive twelve (12)-month periods through a date which is not earlier than sixty (60) days after the expiration date of this Lease, or any renewal or extension thereof, unless written notice
of nonrenewal has been given by the issuing bank to Landlord by certified mail, return receipt requested, not less than sixty (60) days prior to the expiration of the current period. If the issuing bank does not renew the Letter of Credit, and
if Tenant does not deliver a substitute Letter of Credit at least thirty (30) days prior to the expiration of the current period, then, in addition to its rights granted under this Section 3.03 above, Landlord shall have the right
to draw on the existing Letter of Credit. 
 Landlord may use, apply, or retain the proceeds of the Letter of Credit to the same extent that
Landlord may use, apply, or retain the cash security deposit, as set forth above in this Section 3.03. Landlord may draw on the Letter of Credit, in whole or in part, from time to time, at Landlord’s election; and if Landlord
partially draws down the Letter of Credit, Tenant shall, within fifteen (15) days after Landlord gives Tenant notice thereof, restore all amounts drawn by Landlord, or substitute cash security instead. 

Assuming that the conditions set forth in Section 16.26 for an increase in the amount of the initial Security Deposit have been
satisfied, as the amount of the cash Security Deposit to be held by Landlord under this Section 3.03 increases from time to time, Tenant may, from time to time, on or before the date the Security Deposit is to be so increased, either
deliver to Landlord an additional letter of credit, in the amount of such increase, meeting the requirements of this Section 3.03, or cause the existing Letter of Credit held by Landlord to be amended to increase its amount to the amount
of the Security Deposit as so increased, in lieu of depositing with Landlord additional cash security; provided that Tenant is not then in default of this Lease and provided that Tenant has not at any time during the term of this Lease instituted
any litigation seeking to enjoin the issuing bank from paying on the Letter of Credit. 
 Tenant hereby agrees to cooperate, at its expense,
with Landlord to promptly execute and deliver to Landlord any and all modifications, amendments, and replacements of the Letter of Credit, as Landlord may reasonably request to carry out the terms and conditions of this Section 3.03.

 Section 3.04. Application of Payments. Unless otherwise designated by Landlord in its sole discretion, all payments received by
Landlord from Tenant shall be applied to the oldest payment obligation owed by Tenant to Landlord. No designation by Tenant, either in a separate writing or on a check or money order, shall modify this section or have any force or effect. 

  
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 Section 3.05. Termination; Advance Payments. Upon termination of this Lease under
Article Seven (Damage or Destruction) of this Lease, or under Article Eight (Condemnation) of this Lease, or any other termination not resulting from Tenant’s default, and after Tenant has vacated the Property in the manner
required by this Lease, Landlord shall refund or credit to Tenant (or Tenant’s successor) the unused portion of the Security Deposit, any advance rent or other advance payments made by Tenant to Landlord, and any amounts paid for Real Property
Taxes (defined below) and insurance which apply to any time periods after termination of this Lease. 
  

			
	ARTICLE FOUR	  	OTHER CHARGES PAYABLE BY TENANT

 Section 4.01. Additional Rent. All charges payable by Tenant other than Base Rent are called
“Additional Rent.” Unless this Lease provides otherwise, Tenant shall pay all Additional Rent then due with the next monthly installment of Base Rent. The term “rent” or “Rent” shall mean Base Rent
and Additional Rent. Without limitation on other obligations of Tenant that shall survive the expiration or earlier termination of the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in this Article Four shall
survive the expiration or earlier termination of the Lease Term. The failure of Landlord to timely furnish Tenant the amount of the Additional Rent shall not preclude Landlord from enforcing its rights to collect such Additional Rent. 

Section 4.02. Property Taxes. 

(a) Real Property Taxes. Tenant shall pay all Real Property Taxes on the Property (including any fees, taxes or assessments
against, or as a result of, any Improvements installed on the Property by or for the benefit of Tenant) during the Lease Term. Subject to Section 4.02(c) and Section 4.08 below, such payment shall be made at least ten
(10) days prior to the delinquency date of such taxes. Within such ten (10)-day period, Tenant shall furnish Landlord with satisfactory evidence that the Real Property Taxes have been paid. Landlord shall reimburse Tenant for any Real Property
Taxes paid by Tenant covering any period of time before or after the Lease Term. Alternatively, Landlord may elect to bill Tenant in advance for such taxes and Tenant shall pay Landlord the amount of such taxes, as Additional Rent, at least ten
(10) days before the due date of such taxes. Landlord shall pay such taxes prior to such delinquency date, provided Tenant has timely made payment to Landlord. Any penalty caused by Tenant’s failure to timely make such payments shall also
be Additional Rent owed by Tenant immediately upon demand. 
 (b) Definition of “Real Property Tax.” “Real
Property Tax” means: (i) any fee, license fee, license tax, business license fee, commercial rental tax, levy, charge, assessment, penalty or tax imposed by any taxing authority against the Property; (ii) any tax on the
Landlord’s right to receive, or the receipt of, rent or income from the Property or against Landlord’s business of leasing the Property; (iii) any tax or charge for fire protection, streets, sidewalks, road maintenance, refuse or
other services provided to the Property by any governmental agency; (iv) any tax imposed upon this transaction or based upon a re-assessment of the Property due to a change of ownership, as defined by applicable law, or other transfer of all or
part of Landlord’s interest in the Property; and (v) any charge or fee replacing any tax previously included within the definition of Real Property Tax. “Real Property Tax” does not, however, include Landlord’s federal or
state income, franchise, inheritance or estate taxes. 
 (c) Personal Property Taxes. 

(i) Tenant shall pay all taxes charged against trade fixtures, furnishings, equipment or any other personal property belonging to Tenant.
Tenant shall diligently pursue the separate assessment of such personal property, so that it is taxed separately from the Property. 
 (ii)
If any of Tenant’s personal property is taxed with the Property and Landlord pays such taxes directly to the taxing authority, Tenant shall pay Landlord the taxes for the personal property within fifteen (15) days after Tenant receives a
written statement from Landlord for such personal property taxes. 

  
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 Section 4.03. Utilities. Tenant shall pay, directly to the appropriate supplier, the cost
of all natural gas, heat, light, power, sewer service, telephone, fiber optic, cable or other telecommunications or data delivery services, water, refuse disposal and other utilities and services supplied to the Property. Tenant acknowledges and
agrees that (1) this Lease is entirely separate and distinct from and independent of any and all agreements that Tenant may at any time enter into with any third party for the provision of utility services or any other services, and
(2) Landlord has no obligation of any kind concerning the provision of any such services, except that Landlord may not interfere with the provision of such services. Landlord shall not be liable for any failure to furnish, stoppage of, or
interruption in furnishing any of the services or utilities described in this Section 4.03, when such failure is caused by accident, breakage, repairs, strikes, lockouts, labor disputes, labor disturbances, governmental regulation, civil
disturbances, terrorist acts, acts of war, moratorium or other governmental action, or any other cause beyond Landlord’s reasonable control, and, in such event, Tenant shall not be entitled to any damages nor shall any failure or interruption
abate or suspend Tenant’s obligation to pay rent as required under this Lease or constitute or be construed as a constructive or other eviction of Tenant. Further, in the event any governmental authority or public utility promulgates or revises
any law, ordinance, rule or regulation, or issues mandatory controls relating to the use or conservation of energy, water, gas, light or electricity, the reduction of automobile or other emissions, or the provision of any other utility or service,
Landlord may take any reasonably appropriate action to comply with such law, ordinance, rule, regulation, mandatory control without affecting Tenant’s obligations under this Lease. If, at any time during the Lease Term any governmental
authority imposes a Carbon Tax (defined below) or similar imposition on Landlord’s or Tenant’s, as applicable, ownership or operation of the Building or Project, Tenant shall pay its proportionate share of such imposition, as Additional
Rent. If, at any time during the Lease Term Landlord incurs any Carbon Offset Costs (defined below), Tenant shall pay its proportionate share of the same, as Additional Rent. Similarly, if Landlord receives any carbon credit (tradable units or
otherwise) based on Tenant’s ownership and operation of the Building, Landlord shall disclaim any such benefit and provide the same to Tenant. As used in this Lease, “Carbon Tax” means the aggregate of all taxes, rates, duties,
levies, fees, charges, and assessments whatsoever, imposed, assessed, levied, confirmed, rated, or charged against or in respect of the consumption at the Building of electricity, natural gas, propane, or any other fossil fuel used to produce
energy, heat, light, or electricity for the Building or any part of it or levied in lieu thereof and levied against Landlord, Tenant or the Building by any local, state, or federal government or any agency thereof with jurisdiction. As used in this
Lease, “Carbon Offset Costs” means the cost of purchasing tradable units, where the purchase of such tradable units is necessary to ensure compliance of the Building with any required target greenhouse gas emission level or energy
consumption level as prescribed by Applicable Law. Under no circumstances shall Landlord be responsible for, and Tenant waives any rights with respect to, providing security or other protection for Tenant or its employees, invitees or property in or
about the Property or the Building. 
 Section 4.04. Insurance Policies. 

(a) Liability Insurance. During the Lease Term, Tenant, at Tenant’s sole cost and expense, shall maintain a policy of commercial
general liability insurance (or its equivalent) insuring Tenant against liability for bodily injury, property damage (including loss of use of property) and personal injury arising out of the operation, use or occupancy of the Property. Tenant shall
name Landlord (and any affiliate of Landlord designated by Landlord) as an additional insured under such policy, and Tenant shall provide Landlord with an appropriate “additional insured” endorsement to Tenant’s liability insurance
policy (in a form acceptable to Landlord) not less than ten (10) business days prior to Tenant’s occupancy of the Property. The initial amount of such insurance shall be Three Million Dollars ($3,000,000.00) per occurrence and shall be
subject to periodic increase based upon inflation, increased liability awards, recommendation of Landlord’s professional insurance advisors and other relevant factors; provided, however, that such increases shall not exceed those increases
imposed by prudent owners of like properties in the Las Vegas metropolitan area. The liability insurance obtained by Tenant under this Section 4.04(a): shall (i) be primary and non-contributing; (ii) contain a “separation
of insureds” clause (or equivalent); (iii) contain contractual liability coverage respecting Tenant’s indemnity obligations under Section 5.05 below; and (iv) not have a deductible amount in excess of Ten Thousand
Dollars ($10,000.00) in Constant Dollars. Tenant may satisfy its obligations under this Section through the use of a combination of primary and excess or umbrella coverage. The amount and coverage of such insurance shall not limit Tenant’s
liability nor relieve Tenant of any other obligation under this Lease. Landlord may also obtain commercial general liability insurance in an amount and with coverage determined by Landlord, insuring Landlord against liability arising out of
ownership, operation, use or occupancy of the Property. The policy obtained by Landlord shall not be contributory and shall not provide primary insurance. 

  
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 (b) Property Insurance. During the Lease Term, Tenant shall maintain policies of insurance
covering loss of or damage to the Improvements (including Builder’s Risk property insurance during construction of the Improvements, as required in the attached Tenant Work Letter), and all other real property improvements constructed by
Landlord or Tenant on the Property in the full amount of their replacement value, with such policies providing protection against loss or damage due to fire or other casualties covered within the classification of fire, extended coverage, vandalism,
malicious mischief, sprinkler leakage and any other perils which Landlord, Landlord’s mortgage lender (if any) or ground lessor deems necessary, and with such policies to include the following endorsements: Ordinance or Law, Boiler and
Machinery, and Legal Liability. Landlord shall have the right to request that Tenant also obtain, at Tenant’s cost, terrorism, flood and earthquake insurance and other forms of insurance as required by any lender holding a security interest in
the Property or any ground lessor. During the Lease Term, Tenant shall also maintain a business income insurance policy, with loss payable to Tenant, in an amount equal to a minimum of one year’s Base Rent, plus estimated Real Property Taxes
and insurance premiums. All policies of Tenant required under this Section 4.04(b) shall (a) contain an agreed value or amount endorsement in lieu of a co-insurance clause (with an initial amount acceptable to Landlord and
Landlord’s mortgage lender, if any), (b) be written as primary policies, not contributing with and not supplemental to any property insurance coverage that Landlord may carry, and (c) contain a replacement cost endorsement with an
initial stated value in an amount acceptable to Landlord and Landlord’s mortgage lender (if any). Tenant shall be responsible for payment of the entirety of any deductible amount under Tenant’s insurance policies, and such deductible
amount shall not exceed the sum of $10,000.00. Not more frequently than annually, Tenant will increase the amount of the agreed amount endorsements (and the amount of the stated value of the replacement cost endorsements) as may be required by
Landlord or Landlord’s mortgage lender (if any) to keep abreast of increasing values and construction costs. Tenant shall not do or permit anything to be done which invalidates any such insurance policies. 

(c) Payment of Premiums. Subject to Section 4.08 below, Tenant shall pay all premiums for the insurance policies described
in Sections 4.04(a) and (b) above, except Landlord shall pay all premiums for non-primary commercial general liability insurance which Landlord elects to obtain as provided in Section 4.04(a) above. Within ten
(10) business days following full execution and delivery of this Lease, Tenant shall deliver to Landlord certificates of insurance (in form acceptable to Landlord) executed by an authorized officer or agent of the insurance company, certifying
that the insurance that Tenant is required to maintain under this Section 4.04 is in full force and effect and containing such other information Landlord reasonably requires; provided, however, that with respect to the property insurance
for the Improvements, evidence of such insurance need not be provided until the commencement of construction. At least thirty (30) days prior to the expiration of any insurance coverage Tenant is required to maintain under this
Section 4.04, Tenant shall deliver to Landlord a certificate of insurance (in form acceptable to Landlord) evidencing the timely renewal of such coverage. 

(d) General Insurance Provisions. 

(i) Any insurance that Tenant is required to maintain under this Lease shall include a provision (by endorsement, if necessary) that requires
the insurance carrier to give Landlord and Landlord’s lender (if requested) not less than thirty (30) days’ written notice prior to any cancellation or modification of such coverage, including the cancellation or modification of any
required endorsements. 
 (ii) If Tenant fails to deliver to Landlord or Landlord’s lender (if requested) any certificate or
endorsement required under this Lease within the prescribed time period or if any such policy is canceled or modified during the Lease Term without Landlord’s consent or if the scope and limits of the insurance coverage evidenced by any such
policy, certificate or renewal fails to comply with the requirements of this Section 4.04, Landlord may obtain such insurance for Landlord’s sole benefit, in which case Tenant shall reimburse Landlord for the cost of such insurance
within fifteen (15) days after receipt of a statement that indicates the cost of such insurance. If Tenant fails to carry the required insurance, such failure shall automatically be deemed to be a covenant by Tenant to self-insure such required
coverage, with a full waiver of subrogation in favor of Landlord (in the case of deemed self-insurance of Tenant’s required property insurance); provided, however, that such failure shall remain a breach of this Lease unless cured by Tenant and
any such deemed covenant to “self-insure” shall not be construed to grant Tenant the right to self-insure any of its insurance obligations under this Lease. 

  
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 (iii) Tenant shall maintain all insurance required under this Lease with companies duly
authorized to issue insurance policies in the State in which the Property is located and holding a Financial Strength Rating of “A” or better, and a Financial Size Category of “XII” or larger, based on the most recent published
ratings of the A.M. Best Company. Landlord and Tenant acknowledge the insurance markets are rapidly changing and that insurance in the form and amounts described in this Section 4.04 may not be available in the future. Tenant
acknowledges that the insurance described in this Section 4.04 is for the primary benefit of Landlord. If at any time during the Lease Term, Tenant is unable to obtain and maintain the insurance required under this Lease, Tenant shall
nevertheless maintain insurance coverage which is customary and commercially reasonable in the insurance industry for Tenant’s type of business, as that coverage may change from time to time. Landlord makes no representation as to the adequacy
of such insurance to protect Landlord’s or Tenant’s interests. If Tenant believes that any such insurance coverage is inadequate, Tenant shall obtain any such additional property or liability insurance which Tenant deems necessary to
protect Landlord and Tenant. 
 (iv) Unless prohibited under any applicable insurance policies maintained and notwithstanding anything in
this Lease to the contrary, Landlord and Tenant each hereby waives any and all rights of recovery against the other, or against the members, managers, officers, employees, agents or representatives of the other (whether such right of recovery arises
from a claim based on negligence or otherwise), for loss of or damage to its property or the property of others under its control, if such loss or damage is covered by any insurance policy in force (whether or not described in this Lease) at the
time of such loss or damage. Upon obtaining the required policies of insurance, Landlord and Tenant shall give notice to the insurance carriers of this mutual waiver of subrogation. 

(v) Tenant shall not do or permit to be done any act or thing upon the Property or the Project which would (a) jeopardize or be in
conflict with the property insurance policies covering the Property and the Improvements; or (b) subject Landlord to any liability or responsibility for injury to any person or persons or to property by reason of any business or operation being
conducted at the Property. 
 (vi) Tenant shall, at its sole cost and expense, keep in full force and effect during the Lease Term the
following additional coverage: (1) workers’ compensation insurance as required by state law; (2) employer’s liability insurance, with a limit of One Million Dollars ($1,000,000) each accident, One Million Dollars ($1,000,000)
policy limit, and One Million Dollars ($1,000,000) each employee for all persons employed by Tenant who may come onto or occupy the Property; and (3) commercial auto liability insurance with a limit of One Million Dollars ($1,000,000) in the
aggregate for bodily injury and property damage, including owned, non-owned, and hired auto liability coverage for such vehicles driven on and around the Property (if Tenant does not own company vehicles, a letter to that effect from an officer or
principal of Tenant, in addition to proof of non-owned and hired auto liability coverage is required). The limits of the liability insurance described in this Section 4.04(d)(vi) shall be subject to periodic increase based upon
inflation, increased liability awards, recommendation of Landlord’s professional insurance advisors and other relevant factors; provided, however, that such increases shall not exceed those increases imposed by prudent owners of like properties
in the Las Vegas metropolitan area. 
 (vii) If Tenant carries any of the insurance required hereunder in the form of a blanket policy, any
certificate required hereunder shall make specific reference to the Property; provided, however, the blanket policy carried with respect to the insurance required by Tenant hereunder shall contain a “per location” endorsement assuring that
any aggregate limit under such blanket policy shall apply separately to the Property and that the insurer thereunder shall provide written notice to Landlord if the available portion of such aggregate is reduced to less than the minimum amounts
required under Section 4.04(a) above by either payment of claims or the establishment of reserves for claims (in which case Tenant shall be obligated to take immediate steps to increase the amount of its insurance coverage in order to
satisfy the minimum requirements set forth in Section 4.04(a) above). 
 Section 4.05. Maintenance Services. Consistent
with the provisions of Section 6.04 below, Tenant shall maintain or otherwise be responsible for, at Tenant’s sole cost and expense, the following items: (i) the landscaping (including without limiting to gardening, tree
trimming, replacement or repair of landscaping, landscape irrigation systems, gopher control and similar items) located at the Property; (ii) association dues, if any; (iii) utilities for the landscaped areas (including, without
limitation, utilities for landscape watering and lighting); and (iv) sweeping, cleaning, repairing, resurfacing and repaving of driveways, 

  
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parking areas, yard areas, load areas and other outdoor paved or covered surfaces and/or roads located at the Property. With respect to the above maintenance items located in the Perimeter
Maintenance Area (defined below), Tenant’s obligations under this Section 4.05 shall be discharged according to customary standards for the Project and to Landlord’s reasonable satisfaction. 

With respect to the maintenance items described above, but only to the extent located outside of the enclosed wall to be constructed by Tenant
around the Building at the Property (the “Perimeter Maintenance Area”), if Landlord reasonably determines that Tenant has failed to maintain the Property as required above in accordance with the Project’s customary standards,
by written notice to Tenant of its election to perform such work itself Landlord may assume responsibility for such work. In connection with Landlord’s assumed obligations under this Section 4.05, Landlord may enter into a contract
with a contractor/maintenance provider of Landlord’s choice to provide some (but not necessarily all) of the maintenance services listed above for the Perimeter Maintenance Area. In the event Landlord elects to assume the maintenance
obligations described above with respect to the Perimeter Maintenance Area, Landlord shall have the right to collect monthly from Tenant, as Additional Rent, an administrative fee equal to fifteen percent (15%) of the monthly cost of the
maintenance work. In the event Landlord elects to assume the maintenance obligations described above with respect to the Perimeter Maintenance Area, (i) Tenant shall pay to Landlord, as Additional Rent, within ten (10) days after demand,
the cost for the above-referenced maintenance services, and (ii) Tenant agrees to pay monthly to Landlord, as Additional Rent, an amount (the “Monthly Maintenance Fee”) for the routine landscaping and sweeping and cleaning of
the Property’s outdoor paved areas located within the Perimeter Maintenance Area. Tenant shall make such payment together with Tenant’s monthly Base Rent payment. It is the understanding of the parties that the Monthly Maintenance Fee only
pertains to routine duties and that Landlord may incur similar expenses in addition to the Monthly Maintenance Fee in meeting its assumed obligations set forth above. 

Section 4.06. Late Charges. Tenant’s failure to pay rent promptly may cause Landlord to incur unanticipated costs. The exact
amount of such costs are impractical or extremely difficult to ascertain. Such costs may include, but are not limited to, processing and accounting charges and late charges which may be imposed on Landlord by any ground lease, mortgage or trust deed
encumbering the Property. Therefore, if Landlord does not receive any rent payment within ten (10) days after it becomes due, Tenant shall pay Landlord a late charge equal to ten percent (10%) of the overdue amount. The parties agree that
such late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of such late payment. If Tenant shall be served with a demand for payment of past due rent or any other charge, any payments tendered thereafter to
cure any default of Tenant shall be made only by cashier’s check, wire transfer, or other immediately available funds. Notwithstanding the above, Landlord agrees not to impose such late charge unless, immediately after its receipt of written
notice from Landlord, Tenant fails to deliver such delinquent payment by nationally recognized commercial overnight courier (for not later than 2-day delivery); provided, however, that Landlord is under no obligation to provide more than one
(1) such notice in any consecutive 12-month period. 
 Section 4.07. Interest on Past Due Obligations. In addition to any late
charge imposed pursuant to Section 4.06 above, any amount owed by Tenant to Landlord which is not paid when due shall bear interest at the rate of fifteen percent (15%) per annum from the due date of such amount
(“Interest”); provided, however, that no interest shall be payable on any late charges imposed on Tenant under this Lease. The payment of interest on such amounts shall not excuse or cure any default by Tenant under this Lease. If
the interest rate specified in this Section 4.07, or any other charge or payment due under this Lease which may be deemed or construed as interest, is higher than the rate permitted by law, such interest rate is hereby decreased to the
maximum legal interest rate permitted by law. 
 Section 4.08. Impounds for Real Property Taxes. If requested by any ground lessor or
lender to whom Landlord has granted a security interest in the Property, or if Tenant is more than ten (10) days late in the payment of rent more than once in any consecutive twelve (12) month period, Tenant shall pay Landlord a sum equal
to one-twelfth (l/12) of the annual Real Property Taxes payable by Tenant under this Lease, together with each payment of Base Rent. Landlord shall hold such payments in a
non-interest bearing impound account, and in such case pay such Real Property Taxes to the applicable taxing authority when due. Assuming a sum sufficient to pay such tax bill has been paid by Tenant, in such
an event Tenant shall not be responsible for non-payment of such Real Property Taxes by Landlord or any resulting penalties or interest. If unknown, Landlord shall reasonably estimate 

  
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the amount of Real Property Taxes when due. Tenant shall pay any deficiency of funds in the impound account to Landlord upon written request. If Tenant defaults under this Lease, Landlord may
apply any funds in the impound account to any obligation then due under this Lease. 
  

			
	ARTICLE FIVE	  	USE OF PROPERTY

 Section 5.01. Permitted Uses. Tenant may use the Property only for the Permitted Uses set forth in
Section 1.06 above; provided that such Permitted Uses (i) do not decrease the value of the Property; (ii) do not create any risk of Environmental Damages or Hazardous Material contamination on the Property beyond that
contemplated by the Permitted Use (which includes the above-ground storage of diesel fuel for Tenant’s emergency power generators and the storage of water for Tenant’s HVAC system); (iii) do not create obnoxious (as to a reasonable
person) odors or noise; (iv) do not include storage of tires, chemicals (other than those permitted under Section 5.03 below) or explosives or other products made with like materials; and (v) do not involve fabrication or
manufacturing, except as expressly permitted in Section 1.06 above. 
 Section 5.02. Manner of Use. Tenant shall not
cause or permit the Property to be improved, developed, or used in any way which constitutes a violation of any law, statute, ordinance, or governmental regulation or order, or other governmental requirement now in force or which may hereafter be
enacted or promulgated, including, without limitation, any “green building” ordinance, law or regulation (collectively, “Applicable Laws”), or which unreasonably interferes with the rights of other tenants of Landlord, or
which constitutes a nuisance or waste. Consistent with the terms of Article Fourteen below and the Tenant Work Letter attached as an exhibit to this Lease, Tenant shall obtain and pay for all permits and approvals needed to construct the
Improvements. Tenant shall obtain and pay for all permits required for Tenant’s occupancy of the Building, and for all business licenses relating to Tenant’s occupancy of the Building and the operation of its business, and shall promptly
take all actions necessary to comply with all applicable statutes, ordinances, rules, regulations, orders and requirements regulating the use by Tenant of the Property, including without limiting to the Occupational Safety and Health Act. 

Tenant shall, at its sole cost and expense, promptly comply with any Applicable Laws which relate to (or are triggered by)
(i) Tenant’s use of the Property, and (ii) any alteration or any Improvements made by Tenant or at the request of Tenant. Should any standard or regulation now or hereafter be imposed on Tenant by any federal, state or local
governmental body charged with the establishment, regulation and enforcement of occupational, health or safety standards, then Tenant agrees, at its sole cost and expense, to comply promptly with such standards or regulations. The judgment of any
court of competent jurisdiction or the admission of Tenant in any judicial action, regardless of whether Landlord is a party thereto, that Tenant has violated any Applicable Laws, shall be conclusive of that fact as between Landlord and Tenant. 

Section 5.03. Hazardous Materials. 

5.03.1 Definitions. 
 A.
“Hazardous Material” means any substance, whether solid, liquid or gaseous in nature: 
 (i) the presence of which requires
investigation or remediation under any federal, state or local statute, regulation, ordinance, order, action, policy or common law; or 

(ii) which is or becomes defined as a “hazardous waste,” “hazardous substance,” pollutant or contaminant under any
federal, state or local statute, regulation, rule or ordinance or amendments thereto including, without limitation, the Comprehensive Environmental Response, Compensation and Liability Act (42 U.S.C. section 9601 et seq.) and/or the Resource
Conservation and Recovery Act (42 U.S.C. section 6901 et seq.), the Hazardous Materials Transportation Act (49 U.S.C. section 1801 et seq.), the Federal Water Pollution Control Act (33 U.S.C. section 1251 et seq.), the Clean Air Act (42 U.S.C.
section 7401 et seq.), the Toxic Substances Control Act, as amended (15 U.S.C. section 2601 et seq.), and the Occupational Safety and Health Act (29 U.S.C. section 651 et seq.), as these laws have been amended or supplemented; or 

  
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 (iii) which is toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic,
mutagenic, or otherwise hazardous or is or becomes regulated by any governmental authority, agency, department, commission, board, agency or instrumentality of the United States, the State of Nevada or any political subdivision thereof; or 

(iv) the presence of which on the Property or the Project causes or threatens to cause a nuisance upon the Property, the Project or to
adjacent properties or poses or threatens to pose a hazard to the health or safety of persons on or about the Property; or 
 (v) the
presence of which on adjacent properties could constitute a trespass by Tenant; or 
 (vi) without limitation which contains gasoline,
diesel fuel or other petroleum hydrocarbons; or 
 (vii) without limitation which contains polychlorinated biphenyls (PCBs), asbestos or
urea formaldehyde foam insulation; or 
 (viii) without limitation which contains radon gas. 

B. “Environmental Requirements” means all applicable present and future: 

(i) statutes, regulations, rules, ordinances, codes, licenses, permits, orders, approvals, plans, authorizations, concessions, franchises, and
similar items (including, but not limited to those pertaining to reporting, licensing, permitting, investigation and remediation), of all Governmental Agencies relating to the environment or the protection of human health; and 

(ii) all applicable judicial, administrative, and regulatory decrees, judgments, and orders relating to the protection of human health or the
environment, including, without limitation, all requirements pertaining to emissions, discharges, releases, or threatened releases of Hazardous Materials or chemical substances into the air, surface water, groundwater or land, or relating to the
manufacture, processing, distribution, use, treatment, storage, disposal, transport, or handling of Hazardous Materials or chemical substances. 

C. “Environmental Damages” means all claims, judgments, damages, losses, penalties, fines, liabilities (including strict liability),
encumbrances, liens, costs, and expenses (including the expense of investigation and defense of any claim, whether or not such claim is ultimately defeated, or the amount of any good faith settlement or judgment arising from any such claim) of
whatever kind or nature, contingent or otherwise, matured or unmatured, foreseeable or unforeseeable (including without limitation reasonable attorneys’ fees and disbursements and consultants’ fees) any of which are incurred at any time as
a result of the existence of Hazardous Material upon, about, or beneath the Property or migrating or threatening to migrate to or from the Property, or the existence of a violation of Environmental Requirements pertaining to the Property or the
Project and the activities thereon, regardless of whether the existence of such Hazardous Material or the violation of Environmental Requirements arose prior to the present ownership or operation of the Property. Environmental Damages include,
without limitation: 
 (i) damages for personal injury, or injury to property or natural resources occurring upon or off of the Property,
including, without limitation, lost profits, consequential damages, the cost of demolition and rebuilding of any improvements on real property, interest, penalties and damages arising from claims brought by or on behalf of employees of Tenant (with
respect to which Tenant waives any right to raise as a defense against Landlord any immunity to which it may be entitled under any industrial or worker’s compensation laws); 

(ii) fees, costs or expenses incurred for the services of attorneys, consultants, contractors, experts, laboratories and all other costs
incurred in connection with the investigation or remediation of such Hazardous Materials or violation of such Environmental Requirements, including, but not limited to, the 

  
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preparation of any feasibility studies or reports or the performance of any cleanup, remediation, removal, response, abatement, containment, closure, restoration or monitoring work required by
any Governmental Agency or reasonably necessary to make full economic use of the Property and the Project or any other property in a manner consistent with its current use or otherwise expended in connection with such conditions, and including
without limitation any attorneys’ fees, costs and expenses incurred in enforcing the provisions of this Lease or collecting any sums due hereunder; 

(iii) liability to any third person or Governmental Agency to indemnify such person or Governmental Agency for costs expended in connection
with the items referenced in subparagraph (ii) above; and 
 (iv) diminution in the fair market value of the Property or the Project,
including without limitation any reduction in fair market rental value or life expectancy of the Property or the Project and the improvements located thereon or the restriction on the use of or adverse impact on the marketing of the Property or any
portion thereof. 
 D. “Governmental Agency” means all governmental agencies, departments, commissions, boards, bureaus or
instrumentalities of the United States, states, counties, cities and political subdivisions thereof. 
 E. The “Tenant Group”
means Tenant, Tenant’s successors, assignees, guarantors, officers, members, managers, directors, agents, employees, contractors, invitees, permitees or other parties under the supervision or control of Tenant or entering the Property during
the Lease Term with the permission or knowledge of Tenant, other than Landlord or Landlord’s agents or employees. 
 5.03.2
Prohibitions. 
 A. Other than normal quantities of general office and cleaning supplies and except as specified on Exhibit
“D” attached hereto (which shall include a description of the capacity of Tenant’s above-ground diesel fuel storage tank), Tenant shall not cause, permit or suffer any Hazardous Material to be brought upon, treated, kept, stored,
disposed of, discharged, released, produced, manufactured, generated, refined or used upon, about or beneath the Property by the Tenant Group, or any other person without the prior written consent of Landlord. From time to time during the Lease
Term, Tenant may request Landlord’s approval of Tenant’s use of other Hazardous Materials, which approval may be withheld in Landlord’s sole discretion. Tenant shall, prior to the Lease Commencement Date, provide to Landlord for those
Hazardous Materials described on Exhibit “D”: (a) a description of handling, storage, use and disposal procedures; and (b) all “community right to know” plans or disclosures and/or emergency response plans which
Tenant is required to supply to local Governmental Agencies pursuant to any Environmental Requirements. 
 B. Tenant shall not cause, permit
or suffer the existence or the commission by Tenant Group, or by any other person, of a violation of any Environmental Requirements upon, about or beneath the Property. 

C. Tenant shall neither create or suffer to exist, nor permit Tenant Group to create or suffer to exist any lien, security interest or other
charge or encumbrance of any kind with respect to the Property or the Project, including without limitation, any lien imposed pursuant to section 107(f) of the Superfund Amendments and Reauthorization Act of 1986 (42 U.S.C. section 9607(l)) or any
similar state statute. 
 D. Tenant shall not install, operate or maintain any above or below grade tank, sump, pit, pond, lagoon or other
storage or treatment vessel or device on the Property without Landlord’s prior written consent, which may be withheld in Landlord’s sole discretion. By executing this Lease, Landlord acknowledges that it has approved and consented to
(i) the above-ground diesel fuel storage tank described on the attached Exhibit “D”, and (ii) Tenant’s temporary storage of water for use with Tenant’s HVAC system. 

  
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 5.03.3 Indemnity. 

A. Tenant, its successors, assigns and guarantors, agree to indemnify, defend, reimburse and hold harmless: 

(i) Landlord; and 
 (ii) any
other person who acquires all or a portion of the Property in any manner (including purchase at a foreclosure sale) or who becomes entitled to exercise the rights and remedies of Landlord under this Lease; and 

(iii) the directors, officers, shareholders, employees, partners, members, managers, agents, contractors, subcontractors, experts, licensees,
affiliates, lessees, mortgagees, trustees, heirs, devisees, successors, assigns and invitees of such persons; 
 from and against any and all Environmental
Damages which exist as a result of the activities or negligence of the Tenant Group during the Lease Term or which exist as a result of the breach of any warranty or covenant or the inaccuracy of any representation of Tenant contained in this Lease,
or by Tenant’s remediation of the Property or failure to meet its obligations contained in this Lease. 
 B. The obligations contained
in this Section 5.03.3 shall include, but not be limited to, the burden and expense of defending all claims, suits and administrative proceedings, even if such claims, suits or proceedings are groundless, false or fraudulent, and
conducting all negotiations of any description, and paying and discharging, when and as the same become due, any and all judgments, penalties or other sums due against such indemnified persons. Landlord, at its sole expense, may employ additional
counsel of its choice to associate with counsel representing Tenant. 
 C. Landlord shall have the right but not the obligation to join and
participate in, and jointly control, if it so elects, any legal proceedings or actions initiated in connection with Tenant’s activities. Landlord may also negotiate, defend, approve and appeal any action taken or issued by any applicable
governmental authority with regard to contamination of the Property by a Hazardous Material. 
 D. The obligations of Tenant in this
Section 5.03.3 shall survive the expiration or termination of this Lease. 
 E. The obligations of Tenant under this
Section 5.03.3 shall not be affected by any investigation by or on behalf of Landlord, or by any information which Landlord may have or obtain with respect thereto. 

5.03.4 Obligation to Remediate. In addition to the obligation of Tenant to indemnify Landlord pursuant to this Lease, Tenant shall,
upon approval and demand of Landlord, at its sole cost and expense and using contractors approved by Landlord, promptly take all actions to remediate the Property and the Project which are required by any Governmental Agency, or which are reasonably
necessary to mitigate Environmental Damages or to allow full economic use of the Property and the Project, which remediation is necessitated from the presence upon, about or beneath the Property and the Project, at any time during or upon
termination of this Lease (whether discovered during or following the Lease Term), of a Hazardous Material or a violation of Environmental Requirements existing as a result of the activities or negligence of the Tenant Group. Such actions shall
include, but not be limited to, the investigation of the environmental condition of the Property and the Project, the preparation of any feasibility studies, reports or remedial plans, and the performance of any cleanup, remediation, containment,
operation, maintenance, monitoring or restoration work, whether on or off the Property, which shall be performed in a manner approved by Landlord. Tenant shall take all actions necessary to restore the Property and the Project to the condition
existing prior to the introduction of Hazardous Material upon, about or beneath the Property and the Project, notwithstanding any lesser standard of remediation allowable under applicable law or governmental policies. 

  
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 5.03.5 Right to Inspect. Landlord shall have the right in its sole and absolute
discretion, but not the duty, to enter and conduct an inspection of the Property and the Improvements during normal business hours and upon seventy-two (72) hours notice (except in case of an emergency), including invasive tests reasonably
required by Landlord, at any reasonable time to determine whether Tenant is complying with the terms of this Lease, including but not limited to the compliance of the Property and the Improvements and the activities thereon with Environmental
Requirements and the existence of Environmental Damages as a result of the condition of the Property or surrounding properties and activities thereon. Any such inspection shall be performed subject to Tenant’s reasonable security protocols,
which shall be applied to Landlord in a fair and non-discriminatory manner. Landlord shall have the right, but not the duty, to retain any independent professional consultant (the “Consultant”) to enter the Property and the Improvements to
conduct such an inspection or to review any report prepared by or for Tenant concerning such compliance. The cost of the Consultant shall be paid by Landlord unless such investigation discloses a violation of any Environmental Requirement by the
Tenant Group in violation of this Lease, or the existence of a Hazardous Material on the Property or any other property in violation of this Lease caused by the activities or negligence of the Tenant Group (other than Hazardous Materials used in
compliance with all Environmental Requirements and previously approved by Landlord), in which case Tenant shall pay the cost of the Consultant. Tenant hereby grants to Landlord, and the agents, employees, consultants and contractors of Landlord the
right to enter the Property and the Improvements and to perform such tests on the Property and the Improvements as are reasonably necessary to conduct such reviews and investigations. Landlord shall use commercially reasonable efforts to minimize
interference with the business of Tenant. 
 5.03.6 Notification. If Tenant shall become aware of or receive notice or other
communication concerning any actual, alleged, suspected or threatened violation of Environmental Requirements, or liability of Tenant for Environmental Damages in connection with the Property or past or present activities of any person thereon,
including but not limited to notice or other communication concerning any actual or threatened investigation, inquiry, lawsuit, claim, citation, directive, summons, proceeding, complaint, notice, order, writ, or injunction, relating to same, then
Tenant shall deliver to Landlord within ten (10) days of the receipt of such notice or communication by Tenant, a written description of said violation, liability, or actual or threatened event or condition, together with copies of any
documents evidencing same. Receipt of such notice shall not be deemed to create any obligation on the part of Landlord to defend or otherwise respond to any such notification. 

If requested by Landlord, Tenant shall disclose to Landlord the names and amounts of all Hazardous Materials other than general office and
cleaning supplies referred to in Section 5.03.2 of this Lease, which were used, generated, treated, handled, stored or disposed of on the Property or which Tenant intends to use, generate, treat, handle, store or dispose of on the
Property in violation of this Lease. The foregoing in no way shall limit the necessity for Tenant obtaining Landlord’s consent pursuant to Section 5.03.2 of this Lease. 

5.03.7 Surrender of Property. In the ninety (90) days prior to the expiration or termination of the Lease Term, and for up to
ninety (90) days after the later to occur of: (i) Tenant fully surrenders to Landlord exclusive possession of the Property; and (ii) the termination of this Lease, Landlord may have an environmental assessment of the Property
performed in accordance with Section 5.03.5 of this Lease. Tenant shall perform, at its sole cost and expense, any clean-up or remedial work recommended by the Consultant which is necessary to remove, mitigate or remediate any Hazardous
Materials and/or contamination of the Property in violation of this Lease caused by the activities or negligence of the Tenant Group. 

5.03.8 Assignment and Subletting. In the event this Lease provides that Tenant may assign this Lease or sublet the Property subject to
Landlord’s consent and/or certain other conditions, and if the proposed assignee’s or sublessee’s activities in or about the Property involve the use, handling, storage or disposal of any Hazardous Materials other than those used by
Tenant and in quantities and processes similar to Tenant’s uses in compliance with this Lease, (i) it shall be reasonable for Landlord to withhold its consent to such assignment or sublease in light of the risk of contamination posed by
such activities and/or (ii) Landlord may impose an additional condition to such assignment or sublease which requires Tenant to reasonably establish that such assignee’s or sublessee’s activities pose no materially greater risk of
contamination to the Property than do Tenant’s permitted activities in view of: (a) the quantities, toxicity and other properties of the Hazardous Materials to be used by such assignee or sublessee; (b) the precautions against a
release of Hazardous Materials such assignee or sublessee agrees to implement; (c) such assignee’s or sublessee’s financial condition as it relates to its ability to fund a major clean-up; and (d) such assignee’s or
sublessee’s policy and historical record respecting its willingness to respond to the clean up of a release of Hazardous Materials. 

  
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 5.03.9 Storage Tanks. Without limiting the generality of the above provisions of this
Section 5.03, with respect to any above or underground storage tanks to be located on the Property by Tenant with Landlord’s consent, Tenant shall keep all permits and registrations current and shall provide Landlord with copies of
all test results regarding such tanks, including without limitation, tightness testing and release detection results, all submissions to and correspondence with any Governmental Agency regarding such tests and provide copies of all plans for
responding to releases from such tanks, including any and all SPCC (spill prevention control and countermeasure) plans. Tenant shall, within twenty-four (24) hours, notify Landlord of any release or suspected release from such tanks, and shall
immediately commence corrective action and shall remediate any release to the condition existing before the commencement of this Lease, unless Landlord specifically consents in writing to a lesser standard for remediation. Tenant shall comply with
all requests by Landlord for modification to any spill prevention, investigation or remediation plan and in connection with any investigation or remediation and shall allow Landlord to conduct its own testing and provide Landlord with split samples.

 5.03.10 Survival of Hazardous Materials Obligation. Tenant’s breach of any of its covenants or obligations under this
Section 5.03 shall constitute a material default under this Lease. The obligations of Tenant under this Section 5.03 shall survive the expiration or earlier termination of this Lease without any limitation, and shall
constitute obligations that are independent and severable from Tenant’s covenants and obligations to pay rent under this Lease. 

Section 5.04. Auctions and Signs. Tenant shall not conduct or permit any auctions or sheriff’s sales at the Property. Subject to
Landlord’s prior written approval, which shall not be unreasonably withheld, delayed or conditioned, and provided all signs are in keeping with the quality, design and style of the business park within which the Property is located, Tenant, at
its sole cost and expense, may install an identification sign (“Sign”) at the Property; provided, however, that (i) the size, color, location, materials and design of the Sign shall be subject to Landlord’s prior written
consent, which shall not be unreasonably withheld, delayed or conditioned; (ii) the Sign shall comply with all applicable governmental rules and regulations and the Property’s covenants, conditions and restrictions; (iii) the Sign
shall not be painted directly on the Building or attached or placed on the roof of the Building; and (iv) Tenant’s continuing signage right shall be contingent upon Tenant maintaining the Sign in a first-class condition. Tenant shall be
responsible for all costs incurred in connection with the design, construction, installation, repair and maintenance of the Sign. Upon the expiration or earlier termination of this Lease, Tenant shall cause the Sign to be removed and shall repair
any damage caused by such removal (including, but not limited to, patching and painting), all at Tenant’s sole cost and expense, but only if the Building is to remain on the Property and not be razed by Tenant pursuant to
Section 6.06 below. Except for the Sign, no other sign, notice, logos, picture, names or advertisement may be posted or installed at the Property, Building or Project by or on behalf of or at the request of Tenant without the prior
written consent of Landlord, which may be withheld in Landlord’s sole discretion. Any signs, notices, logos, pictures, names or advertisements which are installed and that have not been separately approved by Landlord, may be removed by
Landlord, without notice by Landlord to Tenant at Tenant’s sole cost and expense. 
 Section 5.05. Indemnity. Tenant shall
indemnify, defend, protect and hold harmless Landlord (and Landlord’s affiliates, employees, agents, contractors, and property manager) from any and all costs, claims, loss, damage, expense and liability (including without limitation court
costs, litigation expenses, and reasonable attorneys’ fees, whether any such loss is the result of a judgment against Landlord or the settlement of any litigation brought against Landlord by a third party or otherwise) incurred in connection
with or arising from third party claims pertaining to: (a) Tenant’s use of the Property, including, but not limited to, those arising from any accident, incident, injury or damage, however and by whomsoever caused (except to the extent of
any claim arising out of Landlord’s gross negligence or willful misconduct), to any person or property occurring in or about the Property; (b) the conduct of Tenant’s business or anything else done or permitted by Tenant to be done on
or about the Property, including, but not limited to the acts or omissions of Tenant’s Customers; (c) any breach or default in the performance of Tenant’s obligations under this Lease; (d) any misrepresentation or breach of
warranty by Tenant under this Lease; or (e) other acts or omissions of Tenant in connection with this Lease or the Property. As a material part of the consideration to Landlord, Tenant assumes all risk of damage to property or injury to persons
on or about the Property arising from any cause (including, but not limited to, those arising from a claim of negligence), and Tenant hereby waives all claims in respect thereof against Landlord, except to the extent of any claim arising out of
Landlord’s gross negligence or willful misconduct; provided, however, that this waiver is subject to Section 4.04(d)(iv)  

  
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above. As used in this Section, the term “Tenant” shall include Tenant’s employees, agents, contractors and permitted invitees, if applicable. As used in this Section, the
term “Landlord” shall include Landlord’s employees, agents, contractors and invitees, if applicable. The provisions of this Section 5.05 shall survive the expiration or earlier termination of this Lease with respect
to any claims or liability occurring prior to such expiration or earlier termination, and shall constitute obligations that are independent and severable from Tenant’s covenants and obligations to pay rent under this Lease. 

Section 5.06. Landlord’s Access. Landlord reserves the right at all reasonable times during normal business hours and upon
reasonable notice (at least 72 hours advance notice, except in case of an emergency) to Tenant to enter the Property and the Improvements to (i) inspect; (ii) post notices of non-responsibility; or (iii) show the Property to
prospective purchasers, prospective assignees of Landlord’s leasehold interest under the Master Lease, or lenders or prospective lenders. Notwithstanding anything to the contrary contained in this Section 5.06, Landlord may enter
the Property at any time to (A) perform services required of Landlord; (B) take possession due to any material breach of this Lease, in the manner provided in this Lease, and consistent with applicable law; and (C) perform any
covenants of Tenant which Tenant fails to perform (following any applicable notice and cure period under this Lease). Any such entries shall be without the abatement of Rent and shall include the right to take such reasonable steps as required to
accomplish the stated purposes. Tenant hereby waives any claims for damages or for any injuries or inconvenience to or interference with Tenant’s business, lost profits, any loss of occupancy or quiet enjoyment of the Property, and any other
loss occasioned thereby. 
 Section 5.07. Parking. Tenant shall use commercially reasonable efforts for the purpose of ensuring that
no large trucks or other large vehicles related to Tenant’s business are parked on the public streets located adjacent to the Property. 

Section 5.08. Quiet Possession. If Tenant pays the rent and complies with all other terms of this Lease, Landlord agrees to defend
Tenant’s right to enjoy the Property for the full Lease Term against any party claiming by, through or under Landlord, subject to the provisions of this Lease. 
  

			
	ARTICLE SIX	  	CONDITION OF PROPERTY; MAINTENANCE, REPAIRS AND ALTERATIONS

 Section 6.01. Existing Conditions. Tenant accepts the Property in its “as-is” condition as of
the date of this Lease, subject to all recorded matters, laws, ordinances, and governmental regulations and orders. Except as expressly provided in this Lease, Tenant acknowledges that neither Landlord nor any agent of Landlord has made any
representations or warranties, express or implied, whatsoever with respect to the condition of the Property (including any improvements on or comprising a part of either of same), nor with respect to the fitness or suitability thereof for any
particular use or purpose, and Tenant hereby waives any and all such warranties, express or implied, including specifically but without limitation any warranty or representation of suitability. Tenant represents and warrants that Tenant has made its
own inspection of and inquiry regarding the condition of the Property (or has had the opportunity to do so) and is not relying on any representations of Landlord or any Broker with respect thereto. 

Section 6.02. Exemption of Landlord from Liability. Landlord shall not be liable for any damage or injury to the person, business (or
any loss of income therefrom), goods, wares, merchandise or other property of Tenant, Tenant’s employees, invitees, customers or any other person on or about the Property, whether such damage or injury is caused by or results from:
(a) fire, steam, electricity, water, gas or rain; (b) the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures or any other cause; (c) conditions
arising on or about the Property, or from other sources or places; or (d) any act or omission of any other tenant of Landlord. Landlord shall not be liable for any such damage or injury even though the cause of or the means of repairing such
damage or injury are not accessible to Tenant. The provisions of this Section 6.02 shall not, however, exempt Landlord from liability to the extent of Landlord’s gross negligence or willful misconduct, and are subject to
Section 4.04(d)(iv) above. 
 Section 6.03. Landlord’s Obligations. Subject to the provisions of
Section 4.05 above, Landlord shall have absolutely no responsibility to repair, maintain or replace any portion of the Property or the Improvements at any time. Tenant waives the benefit of any present or future law which might give
Tenant the right to repair the Property or the Improvements at Landlord’s expense or to terminate this Lease due to the condition of the Property or the Improvements. 

  
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 Section 6.04. Tenant’s Obligations. 

(a) It is the intention of Landlord and Tenant that, at all times during the Lease Term, Tenant shall maintain the Property and all
Improvements in an attractive, first-class and fully operative condition, subject to the terms of Section 6.06 and 7.01 of this Lease. Without limiting the generality of the previous sentence, Tenant agrees to repair any damage caused by
the use of the Property, so as to restore such areas to the condition existing prior to such damage. 
 (b) Tenant shall fulfill all of
Tenant’s obligations under this Section 6.04 at Tenant’s sole cost and expense. If Tenant fails to maintain, repair or replace the Property and the Improvements as required by this Section 6.04, Landlord may (but
without any obligation to do so), upon thirty (30) days’ prior written notice to Tenant (except that no notice shall be required in the case of an emergency), enter the Property and perform such maintenance or repair (including
replacement, as needed) on behalf of Tenant if so required under the terms of the Master Lease. In such case, Tenant shall reimburse Landlord for all costs incurred in performing such maintenance or repair immediately upon demand, plus a ten percent
(10%) administrative fee. 
 Section 6.05. Alterations, Additions, and Improvements.  

(a) Provided that Tenant’s use of the Property is consistent with the Permitted Use and in compliance the other terms of this Lease,
Tenant may make any alterations, additions, or improvements to the Property and the initial Improvements (“Tenant’s Alterations”) without Landlord’s prior written consent. Notwithstanding the above, Tenant and Landlord
acknowledge and agree that Landlord’s limited consent and approval of the initial Improvements shall be governed by Article Fourteen below and the attached Tenant Work Letter. Tenant shall promptly remove any Tenant’s Alterations
constructed in violation of this Section 6.05(a) upon Landlord’s written request. All Tenant’s Alterations shall be performed in a good and workmanlike manner, in conformity with all Applicable Laws. 

(b) Tenant shall pay when due all claims for labor and material furnished to the Property. Tenant shall give Landlord at least twenty
(20) days’ prior written notice of the commencement of any work on the Property, regardless of whether Landlord’s consent to such work is required. Notwithstanding any language to the contrary in this Section 6.05, with
respect to any Tenant’s Alterations, regardless of whether Landlord’s consent to such work is required under the terms of this Lease, Tenant acknowledges that it is required by Nevada law to record a notice of posted security in compliance
with the requirements of Nev. Rev. Stat. Chapter 108 (2009) (the “Posted Security Requirements”). Concurrently with Landlord’s delivery of this Lease to Tenant for execution, Landlord may elect to provide Tenant
with a separate written notice of the Posted Security Requirements, which shall include an acknowledgement of Tenant (the “Notice and Acknowledgement”). If so provided, Tenant agrees to promptly sign and return the Notice and
Acknowledgment to Landlord and further agrees to strictly comply with all other requirements of Nev. Rev. Stat. Chapter 108 (2009). Landlord may elect to record and post notices of non-responsibility on the Property. 

(c) Within ten (10) days following the imposition of any lien or stop notice resulting from any of Tenant’s Alterations (an
“Imposition”), Tenant shall either (a) cause such Imposition to be released of record by payment, or (b) in case of a disputed Imposition, cause the posting of a proper bond in favor of Landlord or provide other security
reasonably satisfactory to Landlord. In case of a disputed Imposition, Tenant shall diligently contest such Imposition and indemnify, defend, and hold Landlord harmless from any and all loss, cost, damage, liability and expense (including reasonable
attorney’s fees) arising from or related to it, whether any such loss is the result of a judgment against Landlord or the settlement of any litigation brought against Landlord by a third party or otherwise. If Tenant fails to take either action
within such ten (10)-day period, Landlord, at its election, may pay and satisfy the Imposition, in which case the sum so paid by Landlord, with interest from the date of payment at the rate set forth in Section 4.07 of this Lease, shall
be deemed Additional Rent due and payable by Tenant within ten (10) days after Tenant’s receipt of Landlord’s payment demand. 

  
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 (d) Tenant acknowledges and agrees that any Tenant’s Alterations are wholly optional with
Tenant and are not being required by Landlord, either as a condition to the effectiveness of this Lease or otherwise. 

Section 6.06. Condition upon Termination. Upon the termination of this Lease, Tenant shall surrender the Property to
Landlord in the same condition as received, with the Building razed and all Improvements and personal property removed (the “Razing Covenant”), unless Landlord and Tenant agree in writing before such termination date that all or a
portion of the Building and any other Improvements at, on or under the Property constructed by Tenant (or at the request of Tenant) may remain at the Property following such termination date (the “Non-Razing Agreement”). If Tenant
fails to fulfill its obligations under the Razing Covenant (whether following an Event of Default or at the expiration of this Lease), and in the absence of any Non-Razing Agreement, Landlord agrees to use the Security Deposit to remove the Building
and restore the Property to the condition existing as of the Date of Lease, consistent with the Razing Covenant. If, as of such Lease termination date, the term of the Master Lease has not yet expired, Landlord further agrees not to lease the
Property or assign its interest in the Property to a third party unless and until Landlord has fulfilled its obligations under this Section 6.06. Tenant’s and Landlord’s obligations under this Section 6.06 shall
survive any termination of this Lease. 
  

			
	ARTICLE SEVEN	  	DAMAGE OR DESTRUCTION

 Section 7.01. Damage or Destruction to Improvements. 

(a) Subject to Tenant’s election set forth below Section 7.01(f) to raze the Improvements, in case of damage to or
destruction of the Improvements or any part thereof by fire or other casualty, Tenant will promptly give written notice thereof to Landlord and Tenant shall, in accordance with the provisions of this Article and all other provisions of this Lease
(including, without limitation, Section 6.05), restore the same as nearly as possible to its value, condition and character immediately prior to such damage or destruction, subject to Tenant’s right to make alterations in conformity
with and subject to the conditions of Section 6.05 above. Such restoration shall be commenced promptly following receipt of insurance proceeds (if applicable) and building permits and shall be prosecuted and completed expeditiously and
with utmost diligence, Force Majeure delays excepted. 
 (b) Subject to Tenant’s election set forth below Section 7.01(f)
to raze the Improvements, in the event of any damage or destruction of the Improvements or any part thereof by fire or other casualty, Tenant agrees to furnish to Landlord at least twenty (20) days before the commencement of the restoration of
such damage or destruction, the following: 
 (i) Complete plans and specifications for such restoration prepared by the professionals
responsible for preparation of the original plans for the Building or, if unavailable, by a licensed and reputable architect (the “Architect”), which plans and specifications shall meet with the approval of all governmental
authorities then exercising jurisdiction with regard to such work, and which plans and specifications shall be and become the sole and absolute property of Tenant. 

(ii) Contracts then customary in the trade with (a) the Architect, and (b) with a reputable and responsible contractor providing
for the completion of such restoration in accordance with said plans and specifications, which contracts shall meet with the reasonable approval of Landlord (with respect to the insurance and indemnification provisions benefitting Landlord only).

 (iii) Certificates of insurance as set forth in this Lease and as otherwise reasonably required by Landlord. 

(c) Subject to Tenant’s election set forth below Section 7.01(f) to raze the Improvements, all insurance proceeds on account
of such damage or destruction to the Improvements shall be held by Tenant, in trust, to be used solely for payment of the cost of the restoration, including the cost of temporary repairs or for the protection of the Improvements pending the
completion of permanent restoration (all of which temporary repairs, protection of Improvements and permanent restoration are hereinafter collectively referred to as the “Restoration”). 

  
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 (d) Subject to Tenant’s election set forth below Section 7.01(f) to raze the
Improvements, if the net insurance proceeds at the time shall be insufficient to pay the entire cost of such Restoration, Tenant shall pay the deficiency. 

(e) If the Improvements shall be partially or totally damaged or destroyed by fire or other casualty, Base Rent and Additional Rent shall
continue to be due and payable as if no damage or destruction had occurred, and this Lease shall remain in full force and effect. In no event shall Base Rent or Additional Rent abate, nor shall this Lease terminate (subject to paragraph
(f) below) by reason of such damage or destruction. 
 (f) If all or a substantial part of the Improvements are damaged by fire or
other casualty Tenant shall have the right, by giving written notice to Landlord within sixty (60) days after the occurrence of such fire or other casualty, to elect not to restore the Improvements, in which case Tenant shall fulfill its
obligations under the Razing Covenant as soon as practicable following the occurrence of such damage or destruction. Notwithstanding the foregoing, in no event shall this Lease be terminated in such event and Tenant shall continue to pay the
required monthly installments of Rent and comply with all other applicable provisions of this Lease; provided, however, that in such event Landlord and Tenant may mutually agree to terminate this Lease once Tenant has fulfilled its obligations under
the Razing Covenant, as provided above in this Section 7.01(f). In the event of such a termination, neither party shall have any further obligations to the other under this Lease, except for those obligations which expressly survive or
which were incurred before the effective date of such termination. 
 Section 7.02. Waiver. Tenant waives the protection of any
statute, code or judicial decision which may grant to Tenant the right to terminate a lease in the event of the destruction of all or any portion of the Improvements. Tenant agrees that the provisions of Article Seven above shall govern the
rights and obligations of Landlord and Tenant in the event of any destruction of the Improvements. 
  

			
	ARTICLE EIGHT	  	CONDEMNATION

 If all or any portion of the Property is taken under the power of eminent domain or sold under the
threat of that power (all of which are called “Condemnation”), this Lease shall terminate as to the part taken or sold on the date the condemning authority takes title or possession, whichever occurs first. If more than twenty
percent (20%) of the Property is taken and/or Tenant determines that it cannot reasonably continue to conduct its business at the Property, Tenant may terminate this Lease as of the date the condemning authority takes title or possession, by
delivering written notice to the other within ten (10) days after receipt of written notice of such taking (or in the absence of such notice, within ten (10) days after the condemning authority takes title or possession). If Tenant does
not elect to terminate this Lease, this Lease shall remain in effect as to the portion of the Property not taken, except that the Base Rent shall be reduced in proportion to the reduction in the area of the Property. The award payable in the event
of a Condemnation by Master Landlord for airport or other public uses shall be as set forth in the Master Lease. The award payable in the event of Condemnation for any other use shall be as follows: Landlord shall be entitled to receive the entire
award or payment attributable to its leasehold interest in the Property (on the basis of unimproved land), and Tenant shall be entitled to that portion of the award attributable to the Improvements and other Tenant’s Alterations, plus the
portion of the award attributable to any severance damages related to the Improvements. Any awards in addition to the awards described above shall be payable equitably allocated between Landlord and Tenant. If this Lease is not terminated in full,
Tenant may, at its sole cost and expense, promptly repair any damage to the Improvements caused by the Condemnation. 
  

			
	ARTICLE NINE	  	ASSIGNMENT AND SUBLETTING

 Section 9.01. Transfers. Subject to Section 9.07 below, Tenant shall not, without the
prior written consent of Landlord, assign, mortgage, pledge, encumber or otherwise transfer, this Lease or any interest hereunder, permit any assignment or other such foregoing transfer of this Lease or any interest hereunder by operation of law, or
sublet the Property or any part thereof (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any person to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as
a “Transferee”), except that no written consent shall be required for any Transfer to a Tenant Affiliate, Tenant’s Customer or Permitted Purchaser (all defined below). To request Landlord’s consent to any Transfer
requiring such consent under the provisions of this Article Nine, Tenant shall 

  
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notify Landlord in writing, which notice (the “Transfer Notice”) shall include (i) the proposed effective date of the Transfer, which shall not be less than forty-five
(45) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the Property to be transferred (the “Subject Space”), (iii) all of the terms of the proposed Transfer and the
consideration therefor, including a calculation of the “Transfer Premium,” as that term is defined in Section 9.03 below, in connection with such Transfer, the name and address of the proposed Transferee, and a copy of all
existing and/or proposed documentation pertaining to the proposed Transfer, including all existing operative documents to be executed to evidence such Transfer or the agreements incidental or related to such Transfer, and (iv) current financial
statements of the proposed Transferee certified by an officer, partner or owner thereof, and any other information required by Landlord, which will enable Landlord to determine the financial responsibility, character, and reputation of the proposed
Transferee, nature of such Transferee’s business and proposed use of the Subject Space, and such other information as Landlord may reasonably require. Any Transfer requiring but made without Landlord’s prior written consent shall, at
Landlord’s option, be null, void and of no effect, and shall, at Landlord’s option, constitute a material default by Tenant under this Lease. Whether or not Landlord shall grant consent, Tenant shall pay Landlord’s review and
processing fees, as well as any reasonable legal fees incurred by Landlord in connection with such review, within thirty (30) days after written request by Landlord. 

Section 9.02. Landlord’s Consent. Landlord shall not unreasonably withhold its consent to any proposed Transfer of the Subject
Space to the Transferee on the terms specified in the Transfer Notice. The parties hereby agree that it shall be reasonable under this Lease and under any applicable law for Landlord to withhold consent to any proposed Transfer where one or more of
the following apply, without limitation as to other reasonable grounds for withholding consent: 
 9.02.1 The Transferee’s character or
reputation is significantly less than that of the Tenant; 
 9.02.2 The Transferee’s business or use of the Subject Space is not
permitted under this Lease; 
 9.02.3 The Transferee is not a party of reasonable financial worth and/or financial stability in light of the
responsibilities involved under this Lease on the date consent is requested; 
 9.02.4 The proposed Transfer would cause Landlord to be in
violation of another lease or agreement to which Landlord is a party; or 
 9.02.5 The terms of the proposed Transfer will allow the
Transferee to exercise a right of renewal, right of expansion, right of first offer, or other similar right held by Tenant (or will allow the Transferee to occupy space leased by Tenant pursuant to any such right). 

If Landlord consents to any Transfer pursuant to the terms of this Section 9.02 (and does not exercise any recapture rights
Landlord may have under Section 9.04 of this Lease), Tenant may within one hundred eighty (180) days after Landlord’s consent, but not later than the expiration of such 180-day period, enter into such Transfer of the Property
or portion thereof, upon substantially the same terms and conditions as are set forth in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 9.01 of this Lease. 

Section 9.03. Transfer Premium. In the event of a Transfer requiring Landlord’s consent (but not otherwise), if Landlord consents
to such a Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant shall pay to Landlord fifty percent (50%) of any “Transfer Premium,” as that term is defined in this Section 9.03,
received by Tenant from such Transferee. “Transfer Premium” shall mean all rent, additional rent or other consideration payable by such Transferee to Tenant in excess of the Rent and Additional Rent payable by Tenant under this Lease on a
per rentable square foot basis if less than all of the Property is transferred. “Transfer Premium” shall also include, but not be limited to, key money and bonus money paid by Transferee to Tenant in connection with such Transfer, and any
payment in excess of fair market value for services rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to Transferee in connection with such Transfer. 

  
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 Section 9.04. Landlord’s Option as to Subject Space. Notwithstanding anything to the
contrary contained in this Article Nine, Landlord shall have the option, by giving written notice to Tenant within thirty (30) days after receipt of any Transfer Notice, to recapture the Subject Space, but such right of recapture shall
not apply in case of a proposed Transfer to a Tenant Affiliate, Permitted Purchaser, or Tenant’s Customer. Such recapture notice shall cancel and terminate this Lease with respect to the Subject Space as of the effective date of the proposed
Transfer until the last day of the term of the Transfer as set forth in the Transfer Notice. In the event of a recapture by Landlord, if this Lease shall be canceled with respect to less than the entire Property, the Rent reserved herein shall be
prorated on the basis of the number of rentable square feet retained by Tenant in proportion to the number of rentable square feet contained in the Property, and this Lease as so amended shall continue thereafter in full force and effect, and upon
request of either party, the parties shall execute written confirmation of the same. In the event of a recapture, Landlord may, if it elects, enter into a new lease covering the Subject Space with the intended Transferee on such terms as Landlord
and such person or entity may agree or enter into a new lease covering the Subject Space with any other person or entity; in such event, Tenant shall not be entitled to any portion of the Transfer Premium, if any, which Landlord may realize on
account of such termination and reletting. 
 Section 9.05. Effect of Transfer. If Landlord consents to a Transfer, (i) the
terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii) such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver to Landlord,
promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably acceptable to Landlord, (iv) Tenant shall furnish upon Landlord’s request a complete statement, certified by an
independent certified public accountant, or Tenant’s chief financial officer, setting forth in detail the computation of any Transfer Premium Tenant has derived and shall derive from such Transfer, and (v) no Transfer relating to this
Lease or agreement entered into with respect thereto, whether with or without Landlord’s consent, shall relieve Tenant or any guarantor of Tenant’s obligations under this Lease from liability under this Lease. Landlord or its authorized
representatives shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found
understated, Tenant shall, within thirty (30) days after demand, pay the deficiency and Landlord’s costs of such audit. 
 Section
9.06. Additional Transfers. For purposes of this Lease, the term “Transfer” shall also include: (i) if Tenant is a partnership, the withdrawal or change, voluntary, involuntary or by operation of law, of fifty-one
percent (51%) or more of the partners, or transfer of fifty-one percent (51%) or more of partnership interests, within a twelve (12)-month period, or the dissolution of the partnership without immediate reconstitution thereof; (ii) if
Tenant is a closely held corporation (i.e., whose stock is not publicly held and not traded through an exchange or over the counter), (A) the dissolution, merger, consolidation or other reorganization of Tenant, (B) the sale or other
transfer of more than an aggregate of fifty-one percent (51%) of the voting shares of Tenant (other than to immediate family members by reason of gift or death), within a twelve (12)-month period, or (C) the sale, mortgage, hypothecation
or pledge of more than an aggregate of fifty-one percent (51%) of the value of the unencumbered assets of Tenant within a twelve (12) month period; and (iii) if Tenant is a limited liability company, any cumulative transfer of more
than fifty-one percent (51%) of the membership interests. In addition to those types of Transfers specified above in this Article Nine, any change to the form of tenant entity or any use of the Property by an individual or entity other
than Tenant (excluding Tenant’s Customers), whether pursuant to a license or concession or otherwise, shall be deemed a Transfer requiring Landlord’s consent. 

Section 9.07. Tenant Affiliate; Tenant’s Customers. Notwithstanding anything to the contrary contained in Section 9.01
of this Lease, a Transfer of all or a portion of the Property to an affiliate of Tenant (an entity which is controlled by, controls, or is under common control with, Tenant) (a “Tenant Affiliate”), shall not be deemed a Transfer
under Article Nine for which (a) consent is required, or (b) any Transfer Premium is payable, provided that: (i) Tenant immediately notifies Landlord of any such Transfer; (ii) promptly supplies Landlord with any documents
or information requested by Landlord regarding such Transfer; (iii) if requested by Landlord, have an affiliate of the Tenant Affiliate guarantee this Lease using Landlord’s standard guaranty form; (iv) if such Transfer is an
assignment, Tenant Affiliate assumes in writing all of Tenant’s obligations under this Lease; and (v) such Transfer is not a subterfuge by Tenant to avoid its obligations under this Lease. “Control,” as used herein, shall mean
the ownership, directly or indirectly, of at least fifty-one percent (51%) of the voting securities of, or possession of the right to vote, in the ordinary direction of its affairs, of 

  
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at least fifty-one percent (51%) of the voting interest in, any person or entity. Notwithstanding anything to the contrary contained in Section 9.01 of this Lease, a sublease or
grant of a license (including a transaction involving the use of Tenant’s typical master services agreement) in the ordinary course of the original Tenant’s business to an entity for the purpose of allowing such entity to install its own
equipment for the storage and transmission of communications data in a portion of the Building and use such equipment in the ordinary course of its business (a “Tenant’s Customer”) shall not be deemed a Transfer under
Article Nine for which (a) consent is required, or (b) any Transfer Premium is payable. Tenant may also assign its interest in this Lease, without Landlord’s consent, to any entity to which all or substantially all of
Tenant’s assets are sold, or to any corporation or other entity resulting from a merger or consolidation with Tenant, so long as (a) such purchaser or surviving entity has a tangible net worth equal to the greater of Tenant’s tangible
net worth as of the date of the proposed sale or Twenty Million Dollars ($20,000,000.00) in Constant Dollars the (“Permitted Purchaser”), and (b) Tenant complies with the requirements stated above in this Section 9.07 with
respect to a Transfer involving a Tenant Affiliate. 
 Section 9.08. No Merger. No merger shall result from Tenant’s sublease of
the Property under this Article Nine, Tenant’s surrender of this Lease or the termination of this Lease in any other manner. In any such event, Landlord may terminate any or all subtenancies or succeed to the interest of Tenant as
sublandlord under any or all subtenancies. 
 Section 9.09. Tenant’s Indemnity. If Landlord shall withhold its consent to any
proposed assignment or subletting, or if Landlord shall exercise its recapture right in Section 9.04 above (except in case of a recapture by Landlord for the sole purpose of leasing the Property to Tenant’s intended Transferee,
whether a prospective assignee or subtenant), Tenant shall indemnify, defend, and hold Landlord harmless from and against any and all loss, liability, damages, costs and expenses (including reasonable attorneys’ fees) resulting from any claims
that may be made against Landlord by the proposed assignee or subtenant or by any brokers or other persons claiming a commission or similar compensation in connection with the proposed assignment or subletting. 

Section 9.10. Right to Mortgage Leasehold Interest. Notwithstanding any language to the contrary in this Article Nine, Tenant
and any Tenant Affiliate, shall have the right, from time to time, with Landlord’s prior written consent or approval, which shall not be unreasonably withheld, to mortgage and encumber Tenant’s interest in this Lease and its leasehold
interest in the Property. Any such leasehold mortgage is herein referred to as a “Leasehold Mortgage” or “permitted Leasehold Mortgage” As used in this Section and throughout this Lease, the noun “mortgage” shall
include a deed of trust or other security instrument (whether in the nature of a security agreement, assignment, collateral assignment or otherwise); the verb “mortgage” shall include the granting or creation of a deed of trust or other
such security instrument; the word “mortgagee” shall include the beneficiary under a deed of trust or other such secured party or assignee; and the phrase “Leasehold Mortgagee” or “permitted Leasehold Mortgagee” shall
mean a mortgagee of or with respect to a Leasehold Mortgage. 
 Section 9.11. Right to Notices. If Tenant shall mortgage this Lease
in accordance with Section 9.10 above and shall have furnished Landlord the name and mailing address of the Leasehold Mortgagee, then Landlord shall give such Leasehold Mortgagee, at the address specified by Tenant (as the same may be
changed, from time to time, by Tenant or such Leasehold Mortgagee by notice given Landlord in conformance with Section 16.06 below and in the manner required by Section 16.06 below), duplicate copies of all notices to Tenant
and all documents and suits delivered to or served upon Tenant, and notwithstanding anything in this Lease to the contrary, no notice intended for Tenant shall be deemed properly given, and no Event of Default hereunder shall be deemed to have
occurred unless Landlord shall have given the Leasehold Mortgagee a copy of its notices to Tenant relating to such Event of Default. Further, notwithstanding anything in this Lease to the contrary, no Event of Default shall have occurred, Landlord
shall not be empowered to terminate this Lease and this Lease shall not expire by reason of the occurrence of any Event of Default hereunder unless Tenant’s applicable cure period with respect to such Event of Default shall have expired without
cure or commencement of cure as provided in Section 10.02 below, and without the cure or a failure of performance following receipt by the Leasehold Mortgagee entitled to notice under the provisions of this Section of written notice from
Landlord specifying the nature of the potential Event of Default. 
 Section 9.12. Right to Cure. Notwithstanding anything in this
Lease to the contrary, a Leasehold Mortgagee shall have the right to pay any amount or do any act or thing required of Tenant and so remedy any default under this Lease or cause the same to be remedied, and Landlord shall accept such performance by
or at the instance of such Leasehold Mortgagee as if made by Tenant. 

  
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 Section 9.13. Assumption of Obligations. Notwithstanding anything in this Lease to the
contrary, a Leasehold Mortgagee or the purchaser at any foreclosure or similar sale, without the necessity of Landlord’s prior approval, shall become the legal owner and holder of Tenant’s leasehold estate under this Lease upon lawful
foreclosure of a Leasehold Mortgage or as a result of the assignment of Tenant’s leasehold estate under this Lease in lieu of foreclosure, becoming thereby subject to all the terms and conditions of this Lease. Except as otherwise permitted in
the following sentence of this Section, upon so becoming the owner and holder of the leasehold estate, a Leasehold Mortgagee or the purchaser at any foreclosure or similar sale shall have all rights, privileges, obligations and liabilities of the
original Tenant. Notwithstanding anything in this Lease to the contrary, a Leasehold Mortgagee or the purchaser at any foreclosure or similar sale following lawful foreclosure of a Leasehold Mortgage or the assignment of Tenant’s leasehold
estate under this Lease in lieu of foreclosure shall have the right to thereupon and thereafter assign Tenant’s leasehold estate under this Lease, without the prior written consent of Landlord. In the event of any such assignment, the assignee
shall become Tenant hereunder, and the assigning Leasehold Mortgagee or purchaser shall thereupon be relieved and released of any liability or obligation under this Lease accruing after the effective date of such assignment. 

Section 9.14. Other Provisions. If expressly prohibited in the Leasehold Mortgage, Landlord shall not accept a voluntary surrender
of this Lease at any time while a Leasehold Mortgage shall remain a lien on the leasehold interest of Tenant without obtaining the prior written approval of the Leasehold Mortgagee. 

ARTICLE TEN DEFAULTS; REMEDIES 
 Section
10.01. Covenants and Conditions. Tenant’s performance of each of Tenant’s obligations under this Lease is a condition as well as a covenant. Tenant’s right to continue in possession of the Property is conditioned upon such
performance. Time is of the essence in the performance of all covenants and conditions. 
 Section 10.02. Defaults. Tenant shall be
in material default under this Lease (an “Event of Default”): 
 (a) If Tenant abandons the Property or if Tenant’s
vacation of the Property results in the cancellation of any insurance described in Section 4.04 above (unless such insurance is replaced without an interruption in coverage); 

(b) If Tenant fails to pay rent or any other charge when due and does not cure such failure within five (5) days after written notice
thereof; 
 (c) If Tenant fails to perform any of Tenant’s non-monetary obligations under this Lease for a period of thirty
(30) days after written notice from Landlord; provided that if more than thirty (30) days are required to complete such performance, Tenant shall not be in default if Tenant commences such performance within the thirty (30) day period
and thereafter diligently pursues its completion. The notice required by this paragraph is (i) intended to satisfy any and all notice requirements imposed by law on Landlord and is not in addition to any such requirement, and (ii) not
intended to extend the time for Tenant’s performance if a shorter period of time for performance is expressly provided in this Lease. 

(d) (i) If Tenant makes a general assignment or general arrangement for the benefit of creditors; (ii) if a bankruptcy petition is filed
by or against Tenant and is not dismissed within sixty (60) days; (iii) if a trustee or receiver is appointed to take possession of substantially all of Tenant’s assets located at the Property or of Tenant’s interest in this
Lease and possession is not restored to Tenant within sixty (60) days; or (iv) if substantially all of Tenant’s assets located at the Property or of Tenant’s interest in this Lease is subjected to attachment, execution or other
judicial seizure which is not discharged within sixty (60) days. If a court of competent jurisdiction determines that any of the acts described in this subparagraph (d) is not a default under this Lease, and a trustee is appointed to take
possession (or if Tenant remains a debtor in possession) and such trustee or Tenant transfers Tenant’s interest hereunder, then Landlord shall receive, as Additional Rent, the excess, if any, of the rent (or any other consideration) paid in
connection with such assignment or sublease over the rent payable by Tenant under this Lease. 

  
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 (e) If any guarantor of this Lease revokes or otherwise terminates, or purports to revoke or
otherwise terminate, any guaranty of all or any portion of Tenant’s obligations under this Lease, and such guaranty is not replaced by a comparable guaranty within five (5) days. Unless otherwise expressly provided, no guaranty of this
Lease is revocable. 
 Section 10.03. Remedies. On the occurrence of any Event of Default, Landlord may, at any time thereafter prior
to any cure of such default, with or without notice or demand and without limiting Landlord in the exercise of any right or remedy which Landlord may have: 

(a) Terminate Tenant’s right to possession of the Property by any lawful means, in which case this Lease shall terminate and Tenant shall
immediately surrender possession of the Property to Landlord and Tenant shall promptly comply with the terms of Section 6.06 above. If Tenant shall be served with a demand for the payment of past due rent or any other charge, any
payments rendered thereafter to cure any default by Tenant shall be made only by cashier’s check. In such event, Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant’s default, including
(i) the worth at the time of the award of the unpaid Base Rent, Additional Rent and other charges which Landlord had earned at the time of the termination; (ii) the worth at the time of the award of the amount by which the unpaid Base
Rent, Additional Rent and other charges which Landlord would have earned after termination until the time of the award exceeds the amount of such rental loss that Tenant proves Landlord could have reasonably avoided; (iii) the worth at the time
of the award of the amount by which the unpaid Base Rent, Additional Rent and other charges which Tenant would have paid for the balance of the Lease Term after the time of award exceeds the amount of such rental loss that Tenant proves Landlord
could have reasonably avoided; and (iv) any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things
would be likely to result therefrom, including, but not limited to, any costs or expenses Landlord incurs in maintaining or preserving the Property after such default, the cost of recovering possession of the Property, expenses of reletting,
including necessary renovation or alteration of the Property, Landlord’s reasonable attorneys’ fees incurred in connection therewith, and any real estate commission paid or payable. As used in subparts (i) and (ii) above, the
“worth at the time of the award” is computed by allowing interest on unpaid amounts at the rate of fifteen percent (15%) per annum, or such lesser amount as may then be the maximum lawful rate. As used in subpart (iii) above, the
“worth at the time of the award” is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of the award, plus one percent (1%). If Tenant has abandoned the Property, Landlord shall
have the option of (i) retaking possession of the Property and recovering from Tenant the amount specified in this Section 10.03(a), and/or (ii) proceeding under Section 10.03(b) below; 

(b) Maintain Tenant’s right to possession, in which case this Lease shall continue in effect whether or not Tenant has abandoned the
Property. In such event, Landlord shall be entitled to enforce all of Landlord’s rights and remedies under this Lease, including the right to recover the rent as it becomes due; or 

(c) Pursue any other remedy now or hereafter available to Landlord under the laws or judicial decisions of the state in which the Property is
located. 
 Section 10.04. Termination. If Landlord elects to terminate this Lease as a result of a Tenant default, Tenant shall be
liable to Landlord for all damages resulting therefrom, which shall include, without limitation, all costs, expenses and fees, including reasonable attorneys’ fees that Landlord incurs in connection with the filing, commencement, pursuing
and/or defending of any action in any bankruptcy court or other court with respect to this Lease; the obtaining of relief from any stay in bankruptcy restraining any action to evict Tenant; or the pursuing of any action with respect to
Landlord’s right to possession of the Property. All such damages suffered (apart from Base Rent and other rent payable hereunder) shall constitute pecuniary damages that must be reimbursed to Landlord prior to assumption of this Lease by Tenant
or any successor to Tenant in any bankruptcy or other proceeding. 

  
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 Section 10.05. Cumulative Remedies. Landlord’s exercise of any right or remedy shall
not prevent it from exercising any other right or remedy. 
 Section 10.06. Surrender. No act or thing done by Landlord or its agents
during the Lease Term shall be deemed an acceptance of a surrender of the Property, and no agreement to accept a surrender of the Property shall be valid unless made in writing and signed by Landlord. 

Section 10.07. Removal of Personal Property. All furniture, equipment, and other personal property of Tenant not removed from the
Property upon the vacation or abandonment thereof following an uncured default by Tenant or upon the termination of this Lease for any cause whatsoever shall conclusively be deemed to have been abandoned, and may be appropriated, sold, stored,
destroyed or otherwise disposed of by Landlord without notice to Tenant and without obligation to account therefor. Tenant shall reimburse Landlord for all reasonable expenses incurred in connection with the disposition of such personal property.
Landlord, upon presentation of evidence of a third party’s claim of ownership or security interest in any such abandoned property, may turn over such property to the third party claimant without any liability to Tenant. Tenant shall cause all
Tenant’s Customers to remove all of their equipment and other personal property within ninety (90) days following the expiration or earlier termination of this Lease. 

Section 10.08. Punitive and Consequential Damages. Notwithstanding anything to the contrary contained in this Lease, nothing in this
Lease shall impose any obligations on Tenant or Landlord to be responsible or liable for, and each hereby releases the other from all liability for, punitive, exemplary, or consequential damages other than those consequential damages incurred by
Landlord in connection with (a) a holdover of the Property by Tenant after the expiration or earlier termination of this Lease, (b) the contamination of the Property or any property resulting from the presence or use of Hazardous Materials
caused or permitted by the Tenant Group, or (c) any repair, physical construction or improvement work performed by or on behalf of Tenant at the Property. 

ARTICLE ELEVEN PROTECTION OF LENDERS 

Section 11.01. Subordination. This Lease is subject and subordinate to all present and future ground or underlying leases of the
Property, and to the lien of any mortgages or trust deeds, now or hereafter in force against the Property, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made or hereafter to be made upon
the security of such mortgages or trust deeds, unless the holders of such mortgages or trust deeds, or the lessors under such ground lease or underlying leases, require or allow in writing that this Lease be superior thereto by giving notice thereof
to Tenant at least five (5) days before the election becomes effective. Landlord agrees that in the case of any future ground lease or lien of any mortgage or trust deed, the subordination of this Lease contained in the immediately preceding
sentence is conditioned on such future ground lessor’s or lienholder’s agreement to honor the terms of this Lease and not disturb Tenant’s occupancy so long as Tenant timely pays the rent and observes and performs all of the terms,
covenants and conditions of this Lease to be observed and performed by Tenant. Tenant covenants and agrees in the event any proceedings are brought for the foreclosure of any such mortgage or trust deed, or if any ground or underlying lease is
terminated, to attorn, without any deductions or set-offs whatsoever, to the purchaser upon any such foreclosure sale, or to the lessor of such ground or underlying lease, as the case may be, if so requested to do so by such purchaser or lessor, and
to recognize such purchaser or lessor as the landlord under this Lease, provided such lienholder or purchaser or ground lessor shall agree to accept this Lease and not disturb Tenant’s occupancy, so long as Tenant timely pays the rent and
observes and performs all of the terms, covenants and conditions of this Lease to be observed and performed by Tenant. Landlord’s interest herein may be assigned as security at any time to any lienholder. Tenant shall, within ten (10) days
of request by Landlord, execute such further instruments or assurances in the form attached hereto as Exhibit “B” or such other form as is then required by Landlord’s lender to evidence or confirm the subordination or
superiority of this Lease to any such mortgages, trust deeds, ground leases or underlying leases. Tenant hereby irrevocably authorizes Landlord to execute and deliver in the name of Tenant any such instrument or instruments if Tenant fails to do so
within thirty (30) days following Landlord’s written request, provided that such authorization shall in no way relieve Tenant from the obligation of executing such instruments of subordination or superiority. Tenant waives the provisions
of any current or future statute, rule or law which may give or purport to give Tenant any right or election to terminate or otherwise adversely affect this Lease and the obligations of the Tenant hereunder in the event of any foreclosure proceeding
or sale. 

  
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 Section 11.02. Estoppel Certificates. 

(a) Upon Landlord’s written request, Tenant shall execute, acknowledge and deliver to Landlord a written statement, in the form attached
hereto as Exhibit “C” or such other form as is then required by Landlord’s lender, certifying (to the extent accurate): (i) that none of the terms or provisions of this Lease have been changed (or if they have been
changed, stating how they have been changed); (ii) that this Lease has not been cancelled or terminated; (iii) the last date of payment of the Base Rent and other charges and the time period covered by such payment; (iv) that Landlord
is not in default under this Lease (or, if Landlord is claimed to be in default, stating why); and (v) such other representations or information with respect to Tenant or this Lease as Landlord may reasonably request or which any prospective
purchaser or encumbrancer of the Property may require. Tenant shall deliver such statement to Landlord within twenty (20) days after Landlord’s request. Landlord may give any such statement by Tenant to any prospective purchaser or
encumbrancer of the Property. Such purchaser or encumbrancer may rely conclusively upon such statement as true and correct. 
 (b) If Tenant
does not deliver such statement to Landlord within such twenty (20)-day period, Landlord, and any prospective purchaser or encumbrancer, may conclusively presume and rely upon the following facts: (i) that the terms and provisions of this Lease
have not been changed except as otherwise represented by Landlord; (ii) that this Lease has not been canceled or terminated except as otherwise represented by Landlord; (iii) that not more than one month’s Base Rent or other charges
have been paid in advance; and (iv) that Landlord is not in default under this Lease. In such event, Tenant shall be estopped from denying the truth of such facts. 

Section 11.03. Tenant’s Financial Condition. Within twenty (20) days after written request from Landlord, Tenant shall
deliver to Landlord such financial statements, as Landlord reasonably requires, to verify the net worth of Tenant or any assignee, subtenant, or guarantor of Tenant, but excluding Tenant’s Customers. In addition, Tenant shall deliver to any
lender designated by Landlord any financial statements required by such lender to facilitate the financing or refinancing of the Property. Tenant represents and warrants to Landlord that each such financial statement is a true and accurate statement
as of the date of such statement. All financial statements shall be confidential and shall be used only for the purposes set forth in this Lease. Notwithstanding any language to the contrary in this Section 11.03, unless the original
Tenant has committed a monetary breach of this Lease, Landlord’s requests for the original Tenant’s financial statements shall be only as requested by Landlord’s lender or prospective lender. 

In addition to the requirement to provide financial statements to Landlord, as provided above, Tenant also agrees to provide Landlord, as and
when required by Tenant’s lender, with a copy of any certificate attesting to Tenant’s non-compliance with any financial covenants required of Tenant by Tenant’s lender. Tenant shall also immediately provide Landlord with a copy of
any written or electronic notice of default received from Tenant’s lender. In the event that any such certificate indicates that Tenant is in breach of any of such financial covenants, Tenant agrees to immediately increase the amount of the
Security Deposit required under the terms of this Lease to an amount equal to six (6) months Base Rent then payable by Tenant to Landlord. 
 ARTICLE
TWELVE LEGAL COSTS 
 Section 12.01. Legal Proceedings. If Tenant or Landlord shall be in breach or default under this Lease,
such party (the “Defaulting Party”) shall reimburse the other party (the “Non-defaulting Party”) upon demand for any costs or expenses that the Non-defaulting Party incurs in connection with any material breach or
default of the Defaulting Party under this Lease, whether or not suit is commenced or judgment entered. Such costs shall include reasonable legal fees and costs incurred for the negotiation of a settlement, enforcement of rights or otherwise.
Furthermore, if any action for breach of or to enforce the provisions of this Lease is commenced, the court in such action shall award to the party in whose favor a judgment is entered, a reasonable sum as attorneys’ fees and costs. The losing
party in such action shall pay such reasonable attorneys’ fees and costs. Tenant shall also indemnify Landlord against and hold Landlord harmless from all costs, expenses, demands and liability Landlord may incur if Landlord becomes or is made
a party to any claim or action (a) instituted by Tenant against any third party, or by any third party against Tenant, or by or against any person holding any interest under or using the Property by license of or agreement with Tenant;
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foreclosure of any lien for labor or material furnished to or for Tenant or such other person; (c) otherwise arising out of or resulting from any act or transaction of Tenant or such other
person; or (d) necessary to protect Landlord’s interest under this Lease in a bankruptcy case, or other proceeding under Title 11 of the United States Code, as amended. Tenant shall defend Landlord against any such claim or action at
Tenant’s expense with counsel reasonably acceptable to Landlord or, at Landlord’s election, Tenant shall reimburse Landlord for any legal fees or costs Landlord incurs in any such claim or action. Without limitation on other obligations of
Landlord or Tenant that shall survive the expiration or earlier termination of the Lease Term, the obligations of Landlord or Tenant contained in this Section 12.01 shall survive the expiration or earlier termination of this Lease. 

Section 12.02. Landlord’s Consent. Tenant shall pay Landlord’s reasonable attorneys’ fees incurred in connection with
Tenant’s request for (a) Landlord’s consent under Article Nine (Assignment and Subletting) of this Lease, or in connection with any other act which Tenant proposes to do and which requires Landlord’s consent, or
(b) other Landlord action requested by Tenant. 
 ARTICLE THIRTEEN BROKERS 

Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or agent in connection with the
negotiation of this Lease, and that they know of no other real estate broker or agent who is entitled to a commission in connection with this Lease, excepting only the real estate broker(s) or agent(s) named in Section 1.09 above (the
“Broker(s)”). Each party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities, lawsuits, judgments, and costs and expenses (including without
limitation reasonable attorneys’ fees) with respect to any leasing commission or equivalent compensation alleged to be owing on account of the indemnifying party’s dealings with any real estate broker or agent, other than the Broker(s).
Landlord’s Broker hereby discloses to Landlord and Tenant, and Landlord and Tenant hereby consent to Landlord’s Broker acting in this transaction as the agent of Landlord exclusively. It is hereby acknowledged that Majestic Realty Co.,
identified in Section 1.09 above as Landlord’s Broker, and Rodman C. Martin, are acting as both principal (that is, they have an interest in the Landlord entity) and broker in this lease transaction. 

ARTICLE FOURTEEN IMPROVEMENTS 
 Section
14.01. Improvements. Subject to the terms of the Tenant Work Letter attached as Exhibit “F” to this Lease, Tenant shall, at Tenant’s sole cost and expense, design, engineer and construct all improvements necessary for
the conduct of Tenant’s business at the Property, including construction of the Building and all related improvements, including, without limitation, off-site and on-site improvements, utilities, and public and private roadways (collectively,
the “Improvements”). As used in this Lease, the term “Improvements” includes the initial improvements contemplated in this Section 14.01 and the attached Tenant Work Letter, and also any subsequent
Tenant’s Alterations. 
 Section 14.02. Ownership of Improvements. During the Lease Term, the Improvements shall be the property
of Tenant. Upon the expiration of or earlier termination of this Lease, the Improvements shall either be removed by Tenant or Landlord or remain, consistent with the specific provisions of this Lease (see, for example, Section 6.06 and
Section 7.01 above). If they remain pursuant to the terms of a Non-Razing Agreement, the Improvements shall become the property of the then current ground lessee or Master Landlord (if no ground lessee). 

Section 14.03. No Landlord Improvements. Consistent with Section 6.01 of this Lease, Tenant accepts the Property in its “as
is” condition, and Landlord shall have no liability or obligation for making any alterations or improvements of any kind in or about the Property. 

Section 14.04. Landlord’s Assistance. At Tenant’s written request and if reasonably necessary for the construction of the
Improvements or for the conduct of Tenant’s business at the Property, Landlord shall request Master Landlord to fulfill its obligations under Section 1.9.2 of the Master Lease. 

  
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 ARTICLE FIFTEEN INTENTIONALLY OMITTED 

ARTICLE SIXTEEN MISCELLANEOUS PROVISIONS 

Section 16.01. Non-Discrimination. Tenant promises, and it is a condition to the continuance of this Lease, that there will be no
discrimination against, or segregation of, any person or group of persons on the basis of race, color, religion, creed, age, sex, disability, national origin, ancestry, ethnicity, sexual orientation, marital status, citizenship status, or veteran
status in the leasing, subleasing, transferring, occupancy, tenure or use of the Property or any portion thereof. 
 Section 16.02.
Landlord’s Liability; Certain Duties. 
 (a) As used in this Lease, the term “Landlord” means only the current
owner or owners of the fee title to the Property or the leasehold estate under a ground lease of the Property at the time in question. Each Landlord is obligated to perform the obligations of Landlord under this Lease only during the time such
Landlord owns such interest or title. Any Landlord who transfers its title or interest is relieved of all liability with respect to the obligations of Landlord under this Lease to be performed on or after the date of transfer. However, each Landlord
shall deliver to its transferee all funds that Tenant previously paid if such funds have not yet been applied under the terms of this Lease. 

(b) Tenant shall give written notice of any failure by Landlord to perform any of its obligations under this Lease to Landlord and to any
ground lessor, mortgagee or beneficiary under any deed of trust encumbering the Property whose name and address have been furnished to Tenant in writing. Landlord shall not be in default under this Lease unless Landlord (or such ground lessor,
mortgagee or beneficiary) fails to cure such non-performance within thirty (30) days after receipt of Tenant’s notice. However, if such non-performance reasonably requires more than thirty (30) days to cure, Landlord shall not be in
default if such cure is commenced within such thirty (30)-day period and thereafter diligently pursued to completion. 
 (c) Notwithstanding
any term or provision herein to the contrary, the liability of Landlord for the performance of its duties and obligations under this Lease is limited to Landlord’s interest in the Property, and neither the Landlord nor its partners, members,
managers, shareholders, officers or other principals shall have any personal liability under this Lease. 
 (d) Except as otherwise
expressly provided in Section 2.02 of this Lease, Tenant shall have no right to terminate this Lease based on an uncured default by Landlord in the performance of Landlord’s obligations under this Lease; provided, however, that
Tenant may seek to recover from Landlord an amount representing appropriate actual, compensatory damages for breach of contract based on any such uncured default of Landlord, but not otherwise. Consistent with Section 10.08 above, in no
event shall Tenant be permitted to recover consequential, punitive, or exemplary damages from Landlord based on any such uncured default of Landlord, or otherwise. 

(e) With respect to any provision of this Lease which provides (or is held to provide) that Landlord shall not unreasonably withhold any
consent or approval, Tenant shall not be entitled to make any claim for, and Tenant hereby expressly waives, any claim for damages, it being acknowledged and agreed that Tenant’s sole right and exclusive remedy therefor shall be an action for
specific performance. 
 Section 16.03. Severability. A determination by a court of competent jurisdiction that any provision of this
Lease or any part thereof is illegal or unenforceable shall not cancel or invalidate the remainder of such provision or this Lease, which shall remain in full force and effect, and it is the intention of the parties that there shall be substituted
for such provision as is illegal or unenforceable a provision as similar to such provision as may be possible and yet be legal and enforceable. 

Section 16.04. Interpretation. The captions of the Articles or Sections of this Lease are to assist the parties in reading this Lease
and are not a part of the terms or provisions of this Lease. Unless the context clearly requires otherwise, (i) the plural and singular numbers will each be deemed to include the other; (ii) the masculine, 

  
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feminine, and neuter genders will each be deemed to include the others; (iii) “shall,” “will,” “must,” “agrees,” and “covenants” are each
mandatory; (iv) “may” is permissive; (v) “or” is not exclusive; and (vi) “includes” and “including” are not limiting. In the event of a dispute between Landlord and Tenant over the
interpretation of this Lease, both parties shall be deemed to have been the drafter of this Lease, and any applicable law that states that contracts are to be construed against the drafter shall not apply. In any provision relating to the conduct,
acts or omissions of Tenant, the term “Tenant” shall include Tenant’s agents, employees, contractors, invitees, successors or others using the Property with Tenant’s express or implied permission. 

Section 16.05. Incorporation of Prior Agreements; Modifications. This Lease is the only agreement between the parties pertaining to the
lease of the Property and no other agreements are effective. All amendments to this Lease shall be in writing and signed by all parties. Any other attempted amendment shall be void. All attached exhibits are hereby expressly incorporated into this
Lease by this reference. 
 Section 16.06. Notices. All notices, demands, statements or communications (collectively,
“Notices”) given or required to be given by either party to the other hereunder shall be in writing, shall be sent by United States certified or registered mail, postage prepaid, return receipt requested, nationally-recognized
commercial overnight courier, or delivered personally (i) to Tenant at the appropriate address set forth in Section 1.03 above, or (ii) to Landlord at the addresses set forth in Section 1.02 above. Landlord and
Tenant shall have the right to change its respective Notice address upon giving Notice to the other party. Any Notice will be deemed given three (3) business days after the date it is mailed as provided in this Section 16.06, or
upon the date delivery is made, if delivered by an approved courier (as provided above) or personally delivered Consistent with the provisions of Section 16.02(b) above, if Tenant is notified of the identity and address of
Landlord’s secured lender or ground or underlying lessor, Tenant shall give to such lender or ground or underlying lessor written notice of any default by Landlord under the terms of this Lease by registered or certified mail, and such lender
or ground or underlying lessor shall be given the same opportunity to cure such default as is provided Landlord under this Lease (unless such cure period is extended pursuant to the terms of any agreement to which Tenant is a party or to which
Tenant consents) prior to Tenant’s exercising any remedy available to Tenant. Notices required hereunder may be given by either an agent or attorney acting on behalf of Landlord or Tenant. 

Section 16.07. Waivers. The failure of Landlord to insist upon the strict performance, in any of one or more instances, of any term,
covenant or condition of this Lease shall not be deemed to be a waiver by Landlord of such term, covenant or condition. No waiver by Landlord of any breach by Tenant of any term, provision and covenant contained herein shall be deemed or construed
to constitute a waiver of any other or subsequent breach by Tenant of any term, provision or covenant contained herein. Landlord’s acceptance of the payment of rent (or portions thereof) or any other payments hereunder after the occurrence of
and during the continuance of a default (or with knowledge of a breach of any term or provision of this Lease which with the giving of notice and the passage of time, or both, would constitute a default) shall not be construed as a waiver of such
default or any other rights or remedies of Landlord, including any right of Landlord to recover the Property, unless such payment of rent cures such default. Moreover, Tenant acknowledges and agrees that Landlord’s acceptance of a partial rent
payment shall not, under any circumstances (whether or not such partial payment is accompanied by a special endorsement or other statement), constitute an accord and satisfaction. Landlord will accept the check (or other payment means) for payment
without prejudice to Landlord’s right to recover the balance of such rent or to pursue any other remedy available to Landlord. Forbearance by Landlord to enforce one or more of the remedies herein provided upon the occurrence of a default shall
not be deemed or construed to constitute a waiver of such default. 
 Section 16.08. No Recordation. Tenant shall not record this
Lease. Concurrently with their execution of this Lease, Landlord and Tenant shall execute a memorandum of this Lease in the form attached as Exhibit “I” to this Lease (the “Lease Memorandum”), which shall be
recorded at Landlord’s cost. 
 Section 16.09. Binding Effect; Choice of Law. This Lease binds any party who legally acquires
any rights or interest in this Lease from Landlord or Tenant. However, Landlord shall have no obligation to Tenant’s successor unless the rights or interests of Tenant’s successor are acquired in accordance with the terms of this Lease.
The laws of the State in which the Property is located shall govern this Lease, without regard to such State’s conflicts of law principles. Any action or claim to enforce or interpret the provisions of this Lease, or otherwise arising out of or
related to this Lease or to Tenant’s use and occupancy of the Property, regardless of the theory of 

  
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relief or recovery and regardless of whether third parties are involved in the action, may only be brought in the State and County where the Property is located, and Landlord and Tenant
irrevocably consent to personal jurisdiction in such State for purposes of any such action or claim. 
 In the interest of obtaining a
speedier and less costly adjudication of any dispute, Landlord and Tenant hereby knowingly, intentionally, and irrevocably waive the right to trial by jury in any legal action, proceeding, claim, or counterclaim brought by either of them against the
other on all matters arising out of or related to this Lease or the use and occupancy of the Property. 
 Section 16.10. Corporate
Authority; Partnership Authority; LLC Authority. If Tenant is a corporation, each person signing this Lease on behalf of Tenant represents and warrants that he has full authority to do so and that this Lease binds the corporation. Within thirty
(30) days after this Lease is signed, Tenant shall deliver to Landlord a certified copy of a resolution of Tenant’s Board of Directors authorizing the execution of this Lease or other evidence of such authority reasonably acceptable to
Landlord. If Tenant is a partnership, each person or entity signing this Lease for Tenant represents and warrants that he or it is a general partner of the partnership, that he or it has full authority to sign for the partnership and that this Lease
binds the partnership and all general partners of the partnership. Tenant shall give written notice to Landlord of any general partner’s withdrawal or addition. Within thirty (30) days after this Lease is signed, Tenant shall deliver to
Landlord a copy of Tenant’s recorded statement of partnership or certificate of limited partnership. If Tenant is a limited liability company (LLC), Tenant represents and warrants that the person or entity signing on its behalf is a manager or
member of the LLC, that he or it has full authority to sign for the LLC and that this Lease binds the LLC. Within thirty (30) days after this Lease is signed, Tenant shall deliver to Landlord a certified copy of a resolution of Tenant’s
managers or members authorizing the execution of this Lease, or other evidence of such authority reasonably acceptable to Landlord. 

Section 16.11. Intentionally Omitted. 

Section 16.12. Force Majeure. A “Force Majeure” event shall occur if Landlord or Tenant cannot perform any of its
obligations due to events beyond such applicable party’s control (except with respect to the obligations imposed with regard to Base Rent, Additional Rent and other charges to be paid by Tenant pursuant to this Lease), and in such cases the
time provided for performing such obligations shall be extended by a period of time equal to the duration of such events. Events beyond Landlord’s or Tenant’s control include, but are not limited to, acts of God, war, civil commotion,
terrorist acts, labor disputes, strikes, fire, flood or other casualty, shortages of labor or material, government regulation or restriction, waiting periods for obtaining governmental permits or approvals, or weather conditions. No express
reference in this Lease to a Force Majeure event shall create any inference that the terms of this Section 16.12 do not apply with equal force in the absence of such an express reference. 

Section 16.13. Counterparts. This Lease may be executed in counterparts and, when all counterpart documents are executed, the
counterparts shall constitute a single binding instrument. Receipt of facsimile signatures (regardless of the means of transmission) shall be as binding on the parties as an original signature. 

Section 16.14. Survival. All representations and warranties of Landlord and Tenant shall survive the termination of this Lease. 

Section 16.15. Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any
third party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant, it being expressly understood and agreed that neither the method of computation of Rent nor any act of the
parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant. 

Section 16.16. No Warranty. In executing and delivering this Lease, Tenant has not relied on any representation, including, but not
limited to, any representation whatsoever as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing the same services to other tenants, at all, on the same level or
on the same basis, or any warranty or any statement of Landlord which is not set forth herein or in one or more of the exhibits attached hereto. 

  
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 Section 16.17. Waiver of Redemption by Tenant. Tenant hereby waives, for Tenant and for
all those claiming under Tenant, all rights now or hereafter existing to redeem by order or judgment of any court or by any legal process or writ, Tenant’s right of occupancy of the Property after any termination of this Lease. 

Section 16.18. Independent Covenants. This Lease shall be construed as though the covenants herein between Landlord and Tenant are
independent and not dependent and Tenant hereby expressly waives the benefit of any statute or other law to the contrary. 
 Section 16.19.
Confidentiality. Each party acknowledges that the content of this Lease and any related documents are confidential information. Landlord and Tenant shall keep such confidential information strictly confidential and shall not, except as
otherwise required by law, disclose such confidential information to any person or entity other than Tenant’s or Landlord’s financial, legal, and other consultants, provided that such recipients agree to maintain the confidentiality of the
information. 
 Section 16.20. Revenue and Expense Accounting. Landlord and Tenant agree that, for all purposes (including any
determination under Section 467 of the Internal Revenue Code), rental income will accrue to the Landlord and rental expenses will accrue to the Tenant in the amounts and as of the dates rent is payable under this Lease. 

Section 16.21. Tenant’s Representations and Warranties. Tenant warrants and represents to Landlord as follows, each of which
is material and being relied upon by Landlord: 
 (a) Tenant and all persons and entities (i) owning (directly or indirectly) an
ownership interest in Tenant, (ii) whom or which are an assignee of Tenant’s interest in this Lease; or (iii) whom or which are a guarantor of Tenant’s obligations under this Lease: (x) are not, and shall not become, a
person or entity with whom Landlord is restricted from doing business under regulations of the Office of Foreign Assets Control (“OFAC”) of the Department of the Treasury (including, but not limited to, those named on OFAC’s
Specially Designated Nationals and Blocked Persons list) or under any statute, executive order (including, but not limited to, the September 24, 2001 Executive Order Blocking Property and Prohibiting Transactions With Persons Who Commit,
Threaten to Commit, or Support Terrorism), or other governmental action; (y) are not, and shall not become, a person or entity with whom Landlord is restricted from doing business under the International Money Laundering Abatement and Financial
Anti-Terrorism Act of 2001 or the regulations or orders thereunder; and (z) are not knowingly engaged in, and shall not knowingly engage in, any dealings or transaction or be otherwise associated with such persons or entities described in
clauses (x) or (y), above. 
 (b) If Tenant is an entity, Tenant is duly organized, validly existing and in good standing under the
laws of the State of its organization, and is qualified to do business in the State in which the Property is located, and the persons executing this Lease on behalf of Tenant have the full right and authority to bind Tenant without the consent or
approval of any other person or entity. Tenant has full limited liability company power, capacity, authority and legal right to execute and deliver this Lease and to perform all of its obligations hereunder. This Lease is a legal, valid and binding
obligation of Tenant, enforceable in accordance with its terms, except as may be limited by (i) bankruptcy, insolvency, or similar laws affecting creditors rights generally, and (ii) general principles of equity. 

(c) Tenant has not (1) made a general assignment for the benefit of creditors, (2) filed any voluntary petition in bankruptcy or
suffered the filing of an involuntary petition by any creditors, (3) suffered the appointment of a receiver to take possession of all or substantially all of its assets, (4) suffered the attachment or other judicial seizure of all or
substantially all of its assets, (5) admitted in writing its inability to pay its debts as they come due, or (6) made an offer of settlement, extension or composition to its creditors generally. 

Tenant confirms that all of the above representations and warranties are true as of the date of this Lease, and acknowledges and agrees that they shall
survive the expiration or earlier termination of this Lease. 

  
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 Section 16.22. Further Assurances. Except as otherwise expressly provided in this Lease,
Landlord and Tenant each will, at its own cost and expense, execute and deliver such further documents and instruments and will take such other actions as may be reasonably required or appropriate to carry out the intent and purposes of this Lease.

 Section 16.23. Heirs and Successors. The covenants and agreements of this Lease shall be binding upon the heirs, legal
representatives, successors and permitted assigns of the parties hereto. 
 Section 16.24. Lease Contingencies. Notwithstanding any
language to the contrary in this Lease, Tenant acknowledges and agrees that if this Lease is executed and delivered prior to its approval by Master Landlord that the continued effectiveness of this Lease is conditioned on receipt of the written
approval of this Lease by Master Landlord through the Board of County Commissioners or its designated representative, and such approval is not subject to any appeal or other contest. In the course of obtaining Master Landlord’s approval of this
Lease, Landlord and Tenant shall jointly address any concerns raised by Master Landlord’s designated representative and reasonably cooperate in amending this Lease, if needed, so as to obtain such approval as soon as practicable. Any delay in
obtaining Master Landlord’s written approval of this Lease shall constitute a Force Majeure event. Notwithstanding any language to the contrary in this Lease, Tenant acknowledges and agrees that if this Lease is executed and delivered prior to
the Approval Date and prior to the full execution and delivery of the Master Lease, that the continued effectiveness of this Lease is conditioned on the occurrence of the Approval Date (and such approval is not subject to any appeal or other
contest) and on the full execution and delivery of the Master Lease. 
 Section 16.25. Pre-Development Services Agreement. Landlord
and Tenant are parties to that certain Pre-Development Services Agreement, dated July 14, 2011, as it may be amended or supplemented (the “Services Agreement”). Notwithstanding any language to the contrary in this Lease or the
Services Agreement, Tenant shall pay to Landlord, concurrently with Tenant’s execution and delivery of this Lease, an amount equal to any unpaid amounts owing to Landlord under the Services Agreement. Tenant’s failure to timely pay such
amount to Landlord shall constitute a material default under this Lease. 
 Section 16.26. Constant Dollars Defined. As used in this
Lease, “Constant Dollars” means the value of the U.S. dollar to which such phrase refers, as adjusted from time to time. An adjustment shall occur on the first (1st) day of
January of the sixth (6th) full calendar year following the date of this Lease, and thereafter at five (5) year intervals. Constant Dollars shall be determined by multiplying the dollar
amount to be adjusted by a fraction, the numerator of which is the Current Index Number and the denominator of which is the Base Index Number. The “Base Index Number” shall be the level of the Index for the calendar month during which this
Declaration is recorded in the Official Records; the “Current Index Number” shall be the level of the Index for the calendar month that corresponds to the month of the date of this Lease of the year preceding the adjustment year; the
“Index” shall be the Consumer Price Index for All Urban Consumers, published by the Bureau of Labor Statistics of the United States Department of Labor for U.S. City Average, All Items (1996=100), or any successor index thereto as
hereinafter provided. If publication of the Index is discontinued, or if the basis of calculating the Index is materially changed, then Landlord shall substitute for the Index comparable statistics as computed by an agency of the United States
Government or, if none, by a substantial and responsible periodical or publication of recognized authority most closely approximating the result which would have been achieved by the Index. 

ARTICLE SEVENTEEN MASTER LEASE 
 (a) This
Lease is subject and subordinate to the Lease Agreement, dated                     , 2012 (the “Master Lease”), by and
between Landlord, as tenant, and County of Clark, a political subdivision of the State of Nevada (“County”), as landlord (the “Master Landlord”), and to any renewal, amendment or modification thereof, and to any
mortgage or other encumbrance to which the Master Lease is subject or subordinate, and to all renewals, modifications, consolidations, replacements and extensions thereof. A copy of the Master Lease is or will be attached as Exhibit
“G” to this Lease. Except as specifically modified in this Lease, during the Lease Term Tenant shall be bound by and shall observe all of the terms and conditions to be observed by Landlord under the Master Lease as fully and to the
same extent and effect as though Tenant were the lessee thereunder in the place and stead of Landlord. The Master Lease has a term of 

  
 Warm Springs Road 

Las Vegas, Nevada 
 Switch
Communications Group L.L.C. 
 33 

 
fifty (50) years. Any event resulting in termination of the Master Lease by its terms or otherwise shall also automatically result in termination of this Lease, except as otherwise provided
or contemplated in Section 2.3 (Attornment) of the Master Lease, consistent with the provisions of subsection (d) below. Landlord agrees not to agree to any amendment to the Master Lease that would have a materially adverse effect
on Tenant’s use of the Property or materially diminish Tenant’s rights or materially increase Tenant’s obligations under this Lease, without first obtaining Tenant’s consent. 

(b) Without limiting the generality of subsection (a) above, Tenant expressly agrees to comply with and be bound by (i) any and all
covenants, conditions and restrictions or rules, regulations or standards of operation or conduct contemplated under the terms of the Master Lease, and (ii) the non-discrimination provisions of Article III of the Master Lease, which are hereby
incorporated into this Lease by this reference. 
 (c) Without limiting the generality of subsection (a) above, Tenant acknowledges and
agrees that Landlord’s covenant of quiet possession or enjoyment (Section 5.08 of this Lease) is expressly subject to the Master Landlord’s rights under the Master Lease, including but not limited to the right to recover the
Property (Section 2.20 of the Master Lease), the right to improve or expand McCarran International Airport (Section 3.11 of the Master Lease), and the right to enter and inspect the Property (Section 2.7 of the Master Lease).

 (d) Without limiting the generality of subsection (a) above, Tenant acknowledges and agrees that this Lease is subject to the
attornment provisions of Section 2.3 of the Master Lease. Pursuant to the provisions of such section of the Master Lease, Section 11.01 of this Lease is supplemented by adding the following thereto: 

If by reason of a default on the part of Landlord as tenant in the performance of the terms of the provisions of the Master Lease, the Master
Lease and the leasehold estate of Landlord as ground lessee thereunder are terminated by summary proceedings or otherwise in accordance with the terms of the Master Lease, Tenant will attorn to Master Landlord and recognize Master Landlord as
lessor; provided, however, Master Landlord agrees that so long as Tenant is not in default, Master Landlord agrees to provide quiet enjoyment to Tenant and to be bound by all the terms and conditions of this Lease. 

To confirm the protection afforded Tenant described above, Landlord shall request from Master Landlord an executed Recognition, Nondisturbance and Attornment
Agreement substantially in the form of that attached as Exhibit “J” to this Lease, or such other form approved for use by Master Landlord (the “RNDA”). Landlord and Tenant acknowledge and agree that the continued
effectiveness of this Lease is conditioned on Tenant’s receipt of the RNDA executed by Master Landlord. 
 (e) Without limiting the
generality of subsection (a) above, Tenant further acknowledges and agrees that Master Landlord must be named as an additional insured on all liability insurance policies maintained by Tenant under the terms of this Lease (per
Section 2.12.2.7.4 of the Master Lease). 
 (f) As required by the terms of Section 2.9 of the Master Lease, should
Tenant cause any improvements to be made to the Property, Tenant shall cause any contract with any contractor, designer, or other person providing work, labor, or materials to the Property to include the following clause: 

Contractor agrees on behalf of itself, its subcontractors, suppliers and consultants and their employees that there is no legal right to file a
lien upon County-owned property, and will not file a mechanic’s lien or otherwise assert any claim against County on account of any work done, labor performed or materials furnished under this contract. Contractor agrees to indemnify, defend
and hold County harmless from any liens filed upon County’s property and shall promptly take all necessary legal action to ensure the removal of any such lien at Contractor’s sole cost. 

  
 Warm Springs Road 

Las Vegas, Nevada 
 Switch
Communications Group L.L.C. 
 34 

 (g) Without limiting the generality of subsection (a) above and notwithstanding any contrary
language in this Lease, Tenant acknowledges and agrees that in the event Master Landlord requires Landlord to pay any Interim Ground Rent (as defined in the Master Lease), and such requirement is the result of Tenant’s failure to construct the
Initial Improvements (as defined in the Master Lease) within the period required by the Master Lease, Tenant alone (and not Landlord) shall be responsible for payment of either (i) Master Landlord’s fifty percent (50%) share of Net
Revenue (as defined in the Master Lease), or (ii) Interim Ground Rent, whichever is greater. 
  

	ARTICLE	EIGHTEEN DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND RECIPROCAL EASEMENTS 

Landlord may prepare for eventual recordation against the Property and other adjacent land a Declaration of Covenants, Conditions,
Restrictions and Reciprocal Easements (the “Declaration”). So long as the provisions of the Declaration do not increase Tenant’s obligations in any material way (the performance of ministerial acts shall not be deemed material) and do
not have a materially adverse effect on Tenant’s conduct of business from the Property, Tenant agrees that the Lease shall be subject and subordinate to the Declaration, and further agrees to execute a recordable instrument (prepared by
Landlord at its sole cost and expense) in order to evidence such subordination. 
 ARTICLE NINETEEN NO OPTION OR OFFER 

THE SUBMISSION OF THIS LEASE BY LANDLORD, ITS AGENT OR REPRESENTATIVE FOR EXAMINATION OR EXECUTION BY TENANT DOES NOT CONSTITUTE AN OPTION OR
OFFER TO LEASE THE PROPERTY UPON THE TERMS AND CONDITIONS CONTAINED HEREIN OR A RESERVATION OF THE PROPERTY IN FAVOR OF TENANT, IT BEING INTENDED HEREBY THAT THIS LEASE SHALL ONLY BECOME EFFECTIVE UPON THE EXECUTION HEREOF BY LANDLORD AND DELIVERY
OF A FULLY EXECUTED LEASE TO TENANT, WHETHER SUCH EXECUTION AND DELIVERY IS ACCOMPLISHED BY PHYSICAL DELIVERY OR DELIVERY BY FACSIMILE TRANSMISSION OR OTHER ELECTRONIC MEANS. NEITHER PARTY SHALL HAVE ANY OBLIGATION TO CONTINUE DISCUSSIONS OR
NEGOTIATIONS OF THIS LEASE. 
 [Intentionally left blank – signature page to follow] 

  
 Warm Springs Road 

Las Vegas, Nevada 
 Switch
Communications Group L.L.C. 
 35 

 Landlord and Tenant have signed this Lease at the place and on the dates specified adjacent to
their signatures below. 
  

											
		 		 	LANDLORD:
			
	 Signed on             
        , 2012
 at
                                    .
	 		 	 BELTWAY BUSINESS PARK WAREHOUSE
  

a Nevada limited liability company

				
		 		 	By:	 	 MAJESTIC BELTWAY WAREHOUSE

BUILDINGS, LLC, a Delaware limited
 liability Company, its
Manager

					
		 		 		 	By:	 	 MAJESTIC REALTY CO.,
 a California
corporation, Manager’s Agent

						
		 		 		 		 	By:	 	/s/ Jay H. Bradford
		 		 		 		 	 Printed Name: Jay H. Bradford
 Its:
Executive Vice President and Chief Financial Officer

						
		 		 		 		 	By:	 	/s/ Kent R. Valley
		 		 		 		 	 Printed Name: Kent R. Valley
 Its:
Senior Vice President

				
		 		 	By:	 	 THOMAS & MACK BELTWAY, L.L.C.,

a Nevada limited liability Company, its Manager

					
		 		 		 	By:	 	/s/ Thomas A. Thomas
		 		 		 	 Printed Name: Thomas A. Thomas
 Its:
Manager

			
		 		 	TENANT:
			
	 Signed on             
        , 2012
 at Las Vegas, Nevada.
	 		 	 SWITCH COMMUNICATIONS GROUP L.L.C.,

a Nevada limited liability company

				
		 		 	By:	 	/s/ Rob Roy
		 		 		 	Rob Roy, CEO

  
 Warm Springs Road 

Las Vegas, Nevada 
 Switch
Communications Group L.L.C. 

 EXHIBIT A 

DEPICTION OR DESCRIPTION OF THE PROPERTY 

(Attached) 

  
 Warm Springs Road 

Las Vegas, Nevada 
 Switch
Communications Group L.L.C. 
 A-1 

 EXHIBIT “A” 

LEGAL DESCRIPTION 
 A TRACT OF LAND
SITUATED IN THE SOUTHEAST QUARTER (SE 1/4) OF SECTION 01, TOWNSHIP 22 SOUTH, RANGE 60 EAST, M.D.M., CLARK COUNTY, NEVADA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: 

TRACT 2: 
 COMMENCING AT THE SOUTHEAST CORNER OF THE
SOUTHWEST QUARTER (SW  1⁄4) OF THE SOUTHEAST QUARTER (SE  1⁄4)
OF SAID SECTION 01, SAID POINT BEING THE CENTERLINE INTERSECTION OF “EDMOND STREET” AND “WARM SPRINGS ROAD”; THENCE ALONG THE SOUTH LINE THEREOF AND THE CENTERLINE OF SAID “WARM SPRINGS ROAD”, SOUTH 37°10’23” WEST, 316.39 FEET; THENCE LEAVING SAID SOUTH LINE AND SAID CENTERLINE, NORTH 00°25’18” EAST, 50.08 FEET TO THE POINT OF BEGINNING OF THE HEREIN DESCRIBED TRACT; 

THENCE SOUTH 87°10’23” WEST, 876.90 FEET TO THE BEGINNING OF A 30.00 FOOT RADIUS CURVE, CONCAVE TO THE NORTHEAST; THENCE NORTHWESTERLY
ALONG SAID 30.00 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 93°33’20” (THE LONG CHORD OF WHICH BEARS NORTH 46 °02’57” WEST, 43.72 FEET) FOR AN ARC LENGTH OF 48.99 FEET; THENCE NORTH 00°43’43”
EAST, 293.12 FEET TO THE BEGINNING OF A 840.00 FOOT RADIUS CURVE, CONCAVE TO THE WEST; THENCE NORTHERLY ALONG SAID 840.00 FOOT RADIUS CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 16°21’19” (THE LONG CHORD OF WHICH BEARS NORTH
07°26’56” WEST, 238.97 FEET) FOR AN ARC LENGTH OF 239.78 FEET; THENCE NORTH 15°37’36” WEST, 112.77 FEET; THENCE SOUTH 89°40’01” EAST, 654.87 FEET; THENCE SOUTH 00°31’26” WEST, 18.43 FEET;
THENCE NORTH 87°09’58’’ EAST, 315.20 FEET; THENCE NORTH 00°25’18” EAST, 126.87 FEET TO THE BEGINNING OF A 75.00 FOOT RADIUS NON-TANGENT CURVE, CONCAVE TO THE NORTHEAST, TO WHICH A RADIAL LINE BEARS NORTH
28°34’42” WEST; THENCE SOUTHEASTERLY ALONG SAID 75.00 FOOT RADIUS NON-TANGENT CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 119°34’35” (THE LONG CHORD OF WHICH BEARS SOUTH 59°22’00” EAST, 129.63 FEET) FOR AN
ARC LENGTH OF 156.53 FEET TO THE BEGINNING OF A 45.00 FOOT RADIUS REVERSE CURVE, CONCAVE TO THE SOUTH, TO WHICH A RADIAL LINE BEARS NORTH 89°09’17” WEST; THENCE EASTERLY ALONG SAID 45.00 FOOT RADIUS REVERSE CURVE TO THE RIGHT THROUGH A
CENTRAL ANGLE OF 29°06’14” (THE LONG CHORD OF WHICH BEARS NORTH 75°23’50” EAST, 22.61 FEET) FOR AN ARC LENGTH OF 22.86 FEET; THENCE NORTH 89°56’57” EAST, 125.58 FEET TO THE BEGINNING OF A 25.00 FOOT RADIUS
CURVE, CONCAVE TO THE SOUTHWEST; THENCE SOUTHEASTERLY ALONG SAID 25.00 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 90°22’12” (THE LONG CHORD OF WHICH BEARS SOUTH 44°51’57” EAST, 35.47 FEET) FOR AN ARC LENGTH
OF 39.43 FEET; THENCE SOUTH 00°19’09” WEST, 622.82 FEET TO THE BEGINNING OF A 25.00 FOOT RADIUS CURVE, CONCAVE TO THE NORTHWEST; THENCE SOUTHWESTERLY ALONG SAID 25.00 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF
86°51’14” (THE LONG CHORD OF WHICH BEARS SOUTH 43°44’46” WEST, 34.37 FEET) FOR AN ARC LENGTH OF 37.90 FEET; THENCE SOUTH 87°10’23” WEST, 262.59 FEET TO THE POINT OF BEGINNING. 

CONTAINS 17.950 ACRES, MORE OR LESS. 
 TRACT 3: 

COMMENCING AT THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER (SW  1⁄4) OF THE SOUTHEAST QUARTER (SE  1⁄4) OF SAID SECTION 01, SAID POINT BEING THE CENTERLINE INTERSECTION OF “EDMOND
STREET” AND “WARM SPRINGS ROAD”; THENCE ALONG THE EAST LINE THEREOF AND THE CENTERLINE OF SAID “EDMOND STREET”, NORTH 00°19’09” EAST, 780.26 FEET TO THE POINT OF BEGINNING OF THE HEREIN DESCRIBED
TRACT; 

 THENCE LEAVING: SAID EAST LINE AND SAID CENTERLINE, SOUTH 89°56’57” WEST, 214.16 FEET TO THE
BEGINNING OF A 25.00 FOOT RADIUS CURVE, CONCAVE TO THE NORTHEAST; THENCE NORTHWESTERLY ALONG SAID 25.00 FOOT RADIUS CURVE TO THE RIGHT THROUGH A CENTRAL ANGLE OF 85°52’17” (THE LONG CHORD OF WHICH BEARS NORTH 47°06’54”
WEST, 34.06 FEET) FOR AN ARC LENGTH OF 37.47 FEET; THENCE NORTH 04°10’46” WEST, 90.42 FEET TO THE BEGINNING OF A 19.50 FOOT RADIUS CURVE, CONCAVE TO THE SOUTHEAST; THENCE NORTHEASTERLY ALONG SAID 19.50 FOOT RADIUS CURVE TO THE RIGHT
THROUGH A CENTRAL ANGLE OF 54°28’14” (THE LONG CHORD OF WHICH BEARS NORTH 23°03’21” EAST, 17.85 FEET) FOR AN ARC LENGTH OF 18.54 FEET TO THE BEGINNING OF A 45.50 FOOT RADIUS REVERSE CURVE, CONCAVE TO THE WEST, TO WHICH A
RADIAL LINE BEARS SOUTH 39°42’32” EAST; THENCE NORTHERLY ALONG SAID 45.50 FOOT RADIUS REVERSE CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 143°07’42” (THE LONG CHORD OF WHICH BEARS NORTH 21°16’23” WEST,
86.33 FEET) FOR AN ARC LENGTH OF 113.66 FEET; THENCE NORTH 87°09’46” EAST, 271.61 FEET; THENCE SOUTH 00°19’09” WEST, 223.49 FEET TO THE POINT OF BEGINNING. 

 

	
	CONTAINS 51,699 SQUARE FEET, MORE OR LESS
	
	TEX J. BROOKS
	NEVADA PROFESSIONAL LAND SURVEYOR
	
	NEVADA LICENSE NO. 13747
	
	CARDNO WRG
	10649 JEFFREYS STREET
	HENDERSON, NEVADA 89052
	
	PH: (702) 990-9300

	
	

	
	

 EXHIBIT B 

SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 

RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: 
  

			
	 	  	
	 	  	
	 	  	

			
	Attention:                                    
                        	  	

 SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 

NOTE: THE SUBORDINATION PROVIDED FOR IN THIS AGREEMENT 

RESULTS IN YOUR LEASEHOLD ESTATE BECOMING SUBJECT TO AN 

INTEREST IN THE PROPERTY CREATED BY SOME OTHER INSTRUMENT 

This Subordination, Non-disturbance and Attornment Agreement (this “Agreement”) is made as
of             , 20__, by and among             , a
             (“Lender”),             , a
            , (“Landlord”), and             , a
             (“Tenant”). 
 RECITALS: 

A. Lender will make or has made a loan (the “Loan”) to Landlord secured or to be secured by that certain [describe security
instrument], executed by Landlord, as trustor, in favor of a trustee for the benefit of Lender, as beneficiary (as amended from time to time, the “Deed of Trust”) encumbering the property commonly known as
             (the “Property”), which Property is more particularly described on Exhibit A attached hereto and incorporated herein by this reference. 

B. Tenant has leased the entire Property from Landlord pursuant to that certain Lease dated as of
            , 20            (the “Lease”). 

C. County of Clark, a body corporate and politic (“Original Landlord”), has conveyed a leasehold in the Property to Landlord
pursuant to that certain Lease Agreement, dated             , 20         (the “Ground Lease”). 

D. Lender and Tenant each require the agreements, statements and assurances contained in this Agreement. Tenant understands that, in making
the Loan, Lender will rely on the agreements, assurances and statements made in this Agreement, and Lender understands that, pursuant to the terms of the Lease, Tenant will rely on the agreements, assurances and statements made in this Agreement.

 NOW, THEREFORE, Lender, Tenant, and Landlord agree as follows: 

1. Subordination. Tenant agrees that the Lease, and the rights of Tenant in, to and under the Lease and the Property, and any purchase
options, rights of first refusal, rights of first offer, or similar purchase rights contained or referenced therein, are hereby subjected and subordinated, and shall remain in all respects and for all purposes subject and subordinate, to the lien of
the Deed of Trust, and to any and all renewals, modifications and extensions of the Deed of Trust, and any and all other instruments held by Lender as security for the Loan; provided that such subordination shall nevertheless be subject to the
provisions of this Agreement in every respect; and provided further that any and all such renewals, modifications, extensions and other instruments shall nevertheless in all events be subject to the terms and provisions of this Agreement. 

 2. Tenant Not To Be Disturbed. Lender agrees that it shall not join Tenant as a party
defendant in any action or proceeding foreclosing the Deed of Trust unless such joinder is necessary to foreclose the Deed of Trust, and then only for such purpose and not for the purpose of terminating the Lease. If Lender or any other person shall
become the owner of the Property by reason of foreclosure, whether judicial or non-judicial or other proceedings brought to enforce the Deed of Trust or by deed in lieu of foreclosure (each, a “Succeeding Owner”), notwithstanding any
Succeeding Owner’s rights pursuant to subsection 1(d) of NRS 40.255 or any other right afforded by law, Lender hereby agrees, on behalf of itself and every such Succeeding Owner, that so long as Tenant is not in default under the Lease or this
Agreement (beyond the cure period (if any) granted to Tenant under the terms of the Lease), each Succeeding Owner shall recognize the Lease and accept Tenant as the tenant under the Lease and that Tenant’s possession and occupancy of the
Property shall not be disturbed, diminished or interfered with by a Succeeding Owner during the remaining term of the Lease and all exercised extensions, except in strict accordance with the terms of the Lease. 

3. Tenant To Attorn To Lender. If a Succeeding Owner shall become the owner of the Property by reason of foreclosure, whether judicial
or non-judicial or other proceedings brought to enforce the Deed of Trust or by deed in lieu of foreclosure, the Lease shall continue in full force and effect and, subject to the provisions set forth in clauses (a) through (e) below, such
Succeeding Owner shall be subject to the obligations of the original Landlord thereunder arising or accruing during the Succeeding Owner’s ownership of the Property, and Tenant hereby agrees to attorn to the Succeeding Owner as Tenant’s
lessor; provided that the Succeeding Owner recognizes the Lease and accepts the Property subject to Tenant’s rights pursuant to the Lease; and provided further however, that in any and all events, the Lender shall not be: 

(a) Liable for any act or omission of any prior lessor (including Landlord) or subject to any offsets or defenses which Tenant
might have against any such prior lessor; provided that if such act or omission constitutes a continuing breach and to the extent such breach is susceptible to cure by Lender, then Lender shall cure such breach within thirty (30) days following
Lender becoming the owner of the Property (or if such breach is not susceptible of cure within such thirty (30) day period, such longer period as may be reasonably necessary, provided Lender is diligently pursuing such cure); 

(b) Liable or obligated to expand the Property, pay tenant improvement allowances, construct additional improvements or
otherwise expend funds which are capital in nature, other than as expressly provided in the Lease; 
 (c) Liable to pay for
any reconstruction costs for any restoration of the Property after a casualty (for which Tenant is responsible under the terms of the Lease), provided that the proceeds of insurance coverage are distributed to Tenant as provided in the Lease; 

(d) Liable for any obligation to indemnify or reimburse Tenant, any leasehold mortgagee, or any other third party or any of
their respective successors and assigns from and against any loss, liability, damage or cost relating to or arising from the presence of any toxic or hazardous materials on, under or about the Property attributable to any representation or warranty
contained in the Lease or any act or omission of any prior owner of the Property (including Landlord); or 
 (e) Liable or
bound by any right of first refusal or option to purchase all or any portion of the Property. 
 The agreements to attorn contained in this Paragraph are
intended to be self-effectuating in favor of Lender. Nevertheless, following any foreclosure or deed in lieu of foreclosure and following delivery of written evidence of the Succeeding Owner’s recognition of the Lease and acceptance of the
Property subject to Tenant’s rights pursuant to the Lease, within twenty (20) days after written request from the Succeeding Owner, Tenant shall provide such written evidence as may be reasonably required of the continuing effectiveness of
Tenant’s obligations under this Agreement and the Lease as modified by this Agreement. Landlord shall remain liable to Tenant for any obligations of claims which arise from Landlord’s breach of the Lease or from other acts or omissions of
Landlord which occur prior to Lender or any other Succeeding Owner acquiring title to the Property including acts or omissions which constitute a continuing breach. 

 4. Ground Lease. In the event the Ground Lease is rejected in bankruptcy or is otherwise
terminated, Lender or any Succeeding Owner shall employ all commercially reasonable efforts to obtain a new or replacement ground lease from Original Landlord, in which case the Lease shall not terminate (or shall be revived) and shall be and shall
remain in full force and effect on and pursuant to the terms of said Lease and this Agreement. 
 5. Rental Payments. Tenant agrees
that following receipt of written demand from Lender at any time prior to release of the Deed of Trust, it will pay rent under the Lease to Lender. Landlord hereby releases Tenant from all claims arising out of Tenant’s payment of rent as
instructed by Lender in writing. If Tenant is threatened to be made a party, is a party or was a party to any threatened, pending or completed claim, action or proceeding, Lender shall fully indemnify Tenant against all claims, demands, losses,
damages, judgments, fines and penalties, amounts paid in settlement, interest, expenses (including attorneys’ fees), expenses of appearing as a witness (including attorneys’ fees) and other liability arising out of, in connection with, or
by reason of, Tenant’s payment of rent to Lender instead of Landlord. 
 6. Lender’s Notice of Default and Options to Cure.
Tenant agrees that, until release of the Deed of Trust, it shall not terminate the Lease as against Lender for breaches or defaults by the Landlord without having first given to Lender (i) written notice of such default, and (ii) the
applicable period within which to cure the default asserted, as provided in the Lease. Notwithstanding any provision contained in this Agreement to contrary, Lender shall be under no obligation to cure any default under the Lease, unless and until
Lender has assumed the position of Landlord under the Lease. 
 7. Assignment of Lease. Tenant understands that Landlord’s
interest in the Lease has been assigned to Lender in connection with the Loan and that, during the continuation of the Loan, no amendment or modification (except such as do not prejudice the interests of Lender in any material respect) of the Lease
shall be binding against Lender unless approved in writing by Lender, which approval shall not be unreasonably withheld, conditioned or delayed. Except as provided herein, however, Lender shall assume no duty, liability or obligation to Tenant under
the Lease. 
 8. Notices. Any notices under this Agreement shall be sent by certified mail to the addresses indicated below. 

9. Successors and Assigns. This Agreement shall be binding upon and shall inure to the benefit of the parties and their heirs,
administrators, representatives, successors, and assigns. 
 (Remainder of page intentionally left blank – signature page to follow)

 IN WITNESS WHEREOF, this Agreement has been duly executed by the parities hereto as of the day
and year first above written. 
  

													
		 		 		 	LENDER:
		 		 		 	                                    
                
		 		 		 	a                                    
                                         
     
				
		 		 		 	By:                                   
                                         
  
		 		 		 	Name:                                   
                                       
		 		 		 	Its:                                   
                                         
    
				
		 		 		 	LANDLORD:
	Address:	 		 		 	
	 	 		 		 	BELTWAY BUSINESS PARK WAREHOUSE NO. 4,
	 	 		 		 	LLC, a Nevada limited liability company
	 	 		 		 	
		 		 		 		 	By:	 	MAJESTIC BELTWAY WAREHOUSE
 BUILDINGS, LLC, a Delaware limited liability

Company, its Manager

							
		 		 		 		 		 	By:	 	 MAJESTIC REALTY CO.,

a California corporation, Manager’s Agent

							
		 		 		 		 		 		 	By:                                
                                  
		 		 		 		 		 		 	Name:                                
                             
		 		 		 		 		 		 	Its:                                
                                   
							
		 		 		 		 		 		 	By:                                
                                  
		 		 		 		 		 		 	Name:                                
                             
		 		 		 		 		 		 	Its:                                
                                   
						
		 		 		 		 	By:	 	THOMAS & MACK BELTWAY, L.L.C.,
		 		 		 		 		 	a Nevada limited liability Company,
		 		 		 		 		 	its Manager
						
		 		 		 		 	By:	 	                               
                                         
      
		 		 		 		 		 	    Name:     Thomas A. Thomas
		 		 		 		 		 	    Its:           Manager

  

			
	 Address:
 c/o Majestic Realty Co.

13191 Crossroads Parkway North, Sixth Floor City of Industry, California 91746
	  	

											
		 		 		 		 	TENANT:
		 		 		 		 	                                      
                  
		 		 		 		 	a                                      
                                         
   
		 		 		 		 	By:                                     
                                         

		 		 		 		 	Name:                                     
                                     
		 		 		 		 	Its:                                     
                                         
  
		 		 		 		 	
	Address:	 		 		 		 	
	 	 		 		 		 	
	 	 		 		 		 	
	 	 		 		 		 	

 [[Insert appropriate acknowledgment blocks]] 

 EXHIBIT C 

ESTOPPEL CERTIFICATE 

(Attached) 

 TENANT ESTOPPEL CERTIFICATE 

Reference is made to the lease dated             ,
20             (the “Lease”) by and between             , a
             (“Landlord”), and             , a
             (“Tenant”), with respect to the premises located at              (the “Premises”).

 Tenant hereby represents and certifies as follows: 

The Lease is in full force and effect and has not been modified, supplemented or amended in any way except as follows: 

1. Tenant has not transferred or assigned its interest in the Lease, or sublet any portion of the Premises except as follows:
            . 
 2. The term of the Lease: Commenced on
             and expires on             . 

3. The current monthly rental amount due under the Lease is $            .
Rent is due on the              day of each month. No rental has been paid more than thirty (30) days in advance. 

4. Tenant has no options to renew the term of the Lease. 

5. To the best of Tenant’s knowledge: (a) neither Landlord nor Tenant are in default under the Lease; and (b) Tenant has no
existing offsets or defenses against the enforcement of the Lease by Landlord. 
 6. Tenant has paid Landlord a security deposit in the
amount of $            . This Tenant Estoppel Certificate has been duly executed and delivered by Tenant on the
             day of            , 20            .

  

	
	 TENANT:
  

	
	Printed Name:                                   
                               
	
	Title:                                    
                                         
   

 EXHIBIT D 

HAZARDOUS MATERIALS 
 [To be
attached by Tenant prior to execution, pursuant to Section 5.03.2 of this Lease, and in the absence of such attachment, Tenant acknowledges that Landlord shall not have approved Tenant’s introduction of any Hazardous Material to the
Property.] 

 EXHIBIT E 

CONFIRMATION OF LEASE TERM AND AMENDMENT TO LEASE 

THIS CONFIRMATION OF LEASE TERM AND AMENDMENT TO LEASE (“Confirmation”) is made as of
the              day of             
20             by and between BELTWAY BUSINESS PARK WAREHOUSE NO. 4, LLC, a Nevada limited liability company (“Landlord”), and SWITCH COMMUNICATIONS GROUP L.L.C., a Nevada
limited liability company (“Tenant”). Landlord and Tenant agree as follows: 
 1. Landlord and Tenant have entered into a Land
Lease, dated             , 2012 (the “Lease”), in which Landlord leased to Tenant and Tenant leased from Landlord certain described land located at
             Warm Springs Road, Las Vegas, Nevada (the “Property”). 

2. Consistent with Sections 2.01 and 2.02 of the Lease, Landlord and Tenant hereby confirm the Lease Commencement Date and the Lease
Expiration Date of the Lease Term (as defined in the Lease), and amend Section 1.05 of the Lease to conform to such dates. The pertinent dates are as follows: 

a.             ,
20             is the Lease Commencement Date; and 
 b.
            , 20             is the Lease Expiration Date. 

3. Tenant confirms that: 

a. It has accepted possession of the Property as provided in the Lease; 

b. The Lease has not been modified, altered, or amended, except as provided in this Confirmation and as follows:
            ; and 
 c. The Lease is in full force and
effect. 
 4. The provisions of this Confirmation shall inure to the benefit, or bind, as the case may require, Landlord, Tenant, and their
respective permitted successors and assigns. 
 [Intentionally left blank – signature page to follow] 

 DATED as of the date first written above. 

 

											
	 LANDLORD:
 BELTWAY BUSINESS PARK
WAREHOUSE
	 		 	 TENANT:
 SWITCH COMMUNICATIONS GROUP
L.L.C.,

		 	 NO. 4, LLC, a Nevada limited liability

company
	 		 		 	a Nevada limited liability company
				
	 By:
	 	MAJESTIC BELTWAY WAREHOUSE	 		 	By:                                   
                             
		 	BUILDINGS, LLC, a Delaware limited liability	 		 	Printed Name:                                 
            
		 	Company, its Manager	 		 	Its:                                   
                             
					
		 	 By:
	 	MAJESTIC REALTY CO.,	 		 	
		 		 	a California corporation, Manager’s Agent	 		 	
					
		 	By:                                   
                             	 		 		 	
		 	Printed Name:
                                         
    	 		 		 	
		 	Its:                                   
                             	 		 		 	
					
		 	By:                                   
                             	 		 		 	
		 	Printed Name:
                                         
    	 		 		 	
		 	Its:                                   
                             	 		 		 	
					
	By:	 	 THOMAS & MACK BELTWAY, LLC,

a Nevada limited liability Company,
 its Manager
	 		 		 	

  

											
	
By:                  
                                         
           
	 		 		 		 	
	
Printed Name:                
                                     
	 		 		 		 	
	
Its:                  
                                         
            
	 		 		 		 	

 EXHIBIT F 

TENANT WORK LETTER 

This Tenant Work Letter shall set forth the terms and conditions relating to the construction of the “Improvements,” as that
term is defined in Section 14.01 of this Lease (collectively, the “Work”). All references in this Tenant Work Letter to “this Lease” shall mean the relevant portions of that certain Land Lease (to which this
Tenant Work Letter is attached as Exhibit “F”) and all references in this Tenant Work Letter to Sections of “this Tenant Work Letter” shall mean the relevant portions of this Tenant Work Letter. 

SECTION 1 
 DELIVERY OF
THE PROPERTY 
 Upon full execution and delivery if this Lease and its approval by Master Landlord, Landlord shall deliver the Property
for the construction of the Improvements; provided that Tenant has obtained the insurance coverage required under the terms of this Lease (including this Tenant Work Letter) and Landlord is in receipt of Tenant’s insurance binder or endorsement
naming Landlord as additional insured under Tenant’s required liability insurance policies (see Section 4.04 of this Lease.) Tenant shall hold Landlord harmless from and indemnify, protect and defend Landlord against any loss or
damage to the Property and against injury to any persons caused by Tenant’s actions or anyone’s actions who are directly or indirectly employed by Tenant. Tenant shall assume all risk of loss to Tenant’s personal property and
fixtures. 
 SECTION 2 

CONSTRUCTION DRAWINGS 
 2.1
Selection of Architect and Engineers; Construction Drawings. Tenant shall retain a licensed architect (the “Architect”) to prepare the plans and drawings for the Improvements. Tenant shall also retain licensed engineers (the
“Engineers”) to prepare all plans and engineering working drawings relating to the structural and civil elements of the Improvements and to prepare all plans and engineering working drawings for the mechanical, electrical, plumbing,
HVAC, life safety, and sprinkler systems in the Building. The plans and drawings to be prepared by Architect and the Engineers pursuant to this Section 2 shall be known collectively as the “Construction Drawings.” All
Construction Drawings shall be subject to Landlord’s review and approval, but such review and approval shall be for the sole purpose of confirming that a data center facility is to be constructed by Tenant on the Property, consistent with the
terms of this Lease (“Landlord’s Limited Approval Right”). Tenant and Architect shall verify, in the field, the dimensions and conditions of the Property, and Tenant and Architect shall be solely responsible for the same, and
Landlord shall have no responsibility in connection therewith. Landlord’s review of the Construction Drawings as set forth in this Section 2, shall be for its sole purpose and shall not imply Landlord’s review of the same, or
obligate Landlord to review the same, for quality, design, compliance with applicable governmental regulations or building codes (collectively, the “Code”), or other like matters. Accordingly, notwithstanding that any Construction
Drawings are reviewed by Landlord or its engineers and consultants, and notwithstanding any advice or assistance which may be rendered to Tenant by Landlord or its engineers and consultants, Landlord shall have no liability whatsoever in connection
therewith and shall not be responsible for any omissions or errors contained in the Construction Drawings, and Tenant’s waiver and indemnity set forth in this Lease shall specifically apply to the Construction Drawings. 

2.2 Preliminary Plans. Tenant shall supply Landlord with two (2) copies signed by Tenant of its preliminary plans for the
Improvements (the “Preliminary Plans”) before any architectural working drawings or engineering drawings have been commenced. The Preliminary Plans shall include elevations and dimensions of the Building, the layout and designation
of all offices, rooms and other partitioning, their intended use, and equipment to be contained therein, and all other intended improvements for the Building. Landlord may request clarification or more specific drawings for special use items not
included in the Preliminary Plans. Landlord shall advise Tenant within ten (10) business days after Landlord’s receipt of the Preliminary Plans for the Improvements if the same is unsatisfactory, subject to Landlord’s Limited Approval
Right. If Tenant is so advised, Tenant shall promptly cause the Preliminary Plans to be revised to correct any deficiencies or other matters Landlord may reasonably require. If Landlord fails to timely provide such approval, the Preliminary Plans
shall be deemed approved. 

 2.3 Final Plans. Upon approval of the Preliminary Plans by Landlord, Tenant shall promptly
cause the Architect and the Engineers to complete the architectural and engineering drawings for the Improvements, and Architect shall compile a fully coordinated set of architectural, structural, mechanical, electrical and plumbing working drawings
in a form which is complete to allow subcontractors to bid on the work and to obtain all applicable permits (collectively, the “Final Plans”) and shall submit the same to Landlord for Landlord’s approval, subject to
Landlord’s Limited Approval Right. Tenant shall supply Landlord with two (2) copies signed by Tenant of such Final Plans. Landlord shall advise Tenant within five (5) business days after Landlord’s receipt of the Final Plans for
the Improvements if the same is unsatisfactory, subject to Landlord’s Limited Approval Right. If Tenant is so advised, Tenant shall immediately revise the Final Plans in accordance with such review and any disapproval of Landlord in connection
therewith. If Landlord fails to timely provide such approval, the Final Plans shall be deemed approved. 
 2.4 Approved Final Plans.
The Final Plans shall be approved (or deemed approved) by Landlord (subject to Landlord’s Limited Approval Rights) and Master Landlord (to the extent required by the Master Lease) (the “Approved Final Plans”) prior to the
commencement of construction of the Improvements by Tenant. After approval (or deemed approval) by Landlord (subject to Landlord’s Limited Approval Rights) and Master Landlord (to the extent required by the Master Lease) of the Final Plans,
Architect shall submit the same to the applicable governmental authority for all applicable building permits. Tenant hereby agrees that neither Landlord nor Landlord’s consultants shall be responsible for obtaining any building permit or
certificate of occupancy for the Building and that obtaining the same shall be Tenant’s sole responsibility; provided, however, that Landlord shall cooperate with Tenant in executing permit applications and performing other ministerial acts as
may be reasonably necessary to enable Tenant to obtain any such permit or certificate of occupancy. Provided that Tenant’s use of the Property is consistent with the Permitted Use, it may make any changes, modifications or alterations in the
Approved Final Plans without the prior written consent of Landlord and Master Landlord (unless required by the Master Lease). 
 SECTION 3

 CONSTRUCTION OF THE IMPROVEMENTS 

3.1 Tenant’s Selection of General Contractor. Tenant shall retain a licensed general contractor (the
“Contractor”), as general contractor for the performance of the Work. 
 3.2 Construction of Improvements by
Tenant’s Agents. 
 3.2.1 Construction Contract. Prior to Tenant’s execution of the construction contract and general
conditions with Contractor (the “Contract”), Tenant shall submit the Contract to Landlord for its review and approval, which review and approval shall be limited to confirming that (a) the insurance and indemnification
provisions of the Contract are consistent with the terms of this Lease and the Master Lease, and (b) that the Contract includes the language required by Article Seventeen of this Lease and Section 2.9 of the Master Lease. 

3.2.1.1 Landlord’s General Conditions for Tenant’s Agents and Improvements Work. Tenant, Contractor, and all subcontractors,
laborers, materialmen, and suppliers used by Tenant (such subcontractors, laborers, materialmen, and suppliers, and the Contractor to be known collectively as “Tenant’s Agents”), in the performance of the Work shall comply with
the following: the Improvements shall be constructed in strict accordance with the Approved Final Plans. 
 3.2.1.2 Indemnity.
Tenant’s indemnity of Landlord and others as set forth in Section 5.05 of this Lease shall also apply with respect to any and all costs, losses, damages, injuries and liabilities related in any way to any act or omission of Tenant
or Tenant’s Agents, or anyone directly or indirectly employed by any of them, or in connection with Tenant’s nonpayment of any amount arising out of the Improvements, and/or Tenant’s disapproval of all or any portion of any request
for payment. Such indemnity by Tenant, as set forth in Section 5.05 of this Lease, shall also apply with respect to any and all costs, losses, damages, injuries and liabilities related in any way to Landlord’s performance of any
ministerial acts reasonably necessary (i) to permit Tenant to complete the Improvements, and (ii) to enable Tenant to obtain any building permit or certificate of occupancy of the Building to be located at the Property. 

 3.2.1.4 Insurance Requirements. 

(a) General Coverages. All of Tenants Agents shall carry worker’s compensation insurance covering all of their respective
employees, and shall also carry commercial general liability insurance, including property damage, all with limits, in form and with companies as are required to be carried by Tenant as set forth in Section 4.4 of this Lease, and the
policies therefor shall insure Landlord and Tenant, as their interests may appear, as well as the Contractor and subcontractors. 
 (b)
Special Coverages. Tenant or Contractor shall carry “Builder’s All Risk” insurance in an amount approved by Landlord covering the construction of the Improvements, and such other insurance as Landlord may require, it being
understood and agreed that the Improvements shall be insured by Tenant pursuant to Section 4.4 of this Lease immediately upon completion thereof. Such insurance shall be in amounts and shall include such extended coverage endorsements as
may be reasonably required by Landlord including, but not limited to, the requirement that all of Tenant’s Agents shall carry Excess Liability and Products and Completed Operation Coverage insurance, each in amounts not less than $500,000 per
incident, $1,000,000 in aggregate, and in form and with companies as are required to be carried by Tenant as set forth in this Lease. 

(c) General Terms. Certificates of insurance (in form satisfactory to Landlord) for all insurance carried pursuant to this
Section 3.2.1.4 shall be delivered to Landlord before the commencement of construction of the Improvements and before the Contractor’s equipment is moved onto the site. All such policies of insurance must contain a provision that
the company writing such policy will give Landlord thirty (30) days prior written notice of any cancellation or lapse of the effective date or any reduction in the amounts of such insurance. In the event that the Improvements are damaged by any
cause during the course of the construction thereof, Tenant shall immediately repair the same at Tenant’s sole cost and expense. Tenant’s Agents shall maintain all of the foregoing insurance coverage in force until the Improvements are
fully completed and accepted by Landlord, except for any Products and Completed Operation Coverage insurance required by Landlord, which is to be maintained for ten (10) years following completion of the Work and acceptance by Landlord and
Tenant. All policies carried under this Section 3.2.1.4 shall insure Landlord and Tenant, as their interests may appear, as well as Contractor and Tenant’s Agents. All insurance, except Workers’ Compensation, maintained by
Tenant’s Agents shall preclude subrogation claims by the insurer against anyone insured thereunder. Such insurance shall provide that it is primary insurance as respects the owner and that any other insurance maintained by owner is excess and
noncontributing with the insurance required hereunder. The requirements for the above insurance shall not derogate from the provisions for indemnification of Landlord by Tenant under Section 3.2.1.2 of this Tenant Work Letter. Consistent
with Section 6.05(b) of this Lease, Tenant shall fulfill the Posted Security Requirements to ensure the lien-free completion of the Improvements. 

3.2.2 Governmental Compliance. The Improvements shall comply in all respects with the following: (i) the Code and other state,
federal, city or quasi-governmental laws, codes, ordinances and regulations, as each may apply according to the rulings of the controlling public official, agent or other person; (ii) applicable standards of the American Insurance Association
(formerly, the National Board of Fire Underwriters) and the National Electrical Code; and (iii) building material manufacturer’s specifications. 

3.2.3 Inspection by Landlord. Landlord shall have the right to inspect the Improvements at all times, provided however, that
Landlord’s failure to inspect the Improvements shall in no event constitute a waiver of any of Landlord’s rights hereunder nor shall Landlord’s inspection of the Improvements constitute Landlord’s approval of the same. 

3.3 Copy of Updated Approved Final Plans. 

3.3.1 At the conclusion of construction, (i) Tenant shall cause the Contractor (A) to update the Approved Final Plans through
annotated changes, as necessary, to reflect all changes made to the Approved Final Plans during the course of construction, (B) to certify to the best of Contractor’s knowledge that such updated

 
Approved Final Plans are true and correct, which certification shall survive the expiration or termination of this Lease, (C) to deliver to Landlord two (2) sets of copies of such
updated Approved Final Plans and (D) to deliver to Landlord any permits or similar documents issued by governmental agencies in connection with the construction of the Improvements, within thirty (30) days following issuance of a
certificate of occupancy for the Building to be located at the Property, and (ii) Tenant shall deliver to Landlord a copy of all warranties, guaranties, and operating manuals and information relating to the improvements, equipment, and systems
in the Building. Landlord and Tenant acknowledge and agree that the Approved Final Plans shall be considered Tenant’s confidential information and subject to the provisions of Section 16.19 of this Lease, regardless of whether they
are labeled as such. 
 3.4 Mechanic’s Lien Matters. 

3.4.1 Prior to commencing the Work, Tenant shall have complied with all of the applicable requirements of Nev. Rev. Stat. Chapter 108
(2009), as it may be amended, or any successor statute. 
 3.4.2 Pursuant to Article Seventeen of this Lease, the Contract and all
other agreements entered into for performance of the Work shall contain the language required in subsection (f) of such Article Seventeen. 

3.4.3 Upon Substantial Completion of the Work, Tenant shall record a Notice of Completion concerning the Work in accordance with Nevada law. A
title company of Landlord’s choosing shall have furnished a preliminary title report or commitment for title insurance to Landlord as of the expiration of the forty (40) day period following the recording of such Notice of Completion,
showing that no mechanic’s liens have been recorded against the Property in respect to the Work, or Tenant shall acknowledge in writing its obligations with respect thereto as provided in this Lease. 

3.4.4 Upon completion of the Work, Tenant shall provide to Landlord unconditional final lien releases (in a form reasonably satisfactory to
Landlord) from Contractor and the major subcontractors, together with a complete reproducible set of any final as-built drawings furnished to Tenant. 

3.4.5 Upon Substantial Completion of the Work or at any time thereafter, Tenant shall reimburse Landlord for any cost or expense reasonably
incurred by Landlord in defending against any recorded mechanic’s liens affecting the Property, including attorneys’ fees, court costs, and litigation expenses if Tenant fails to timely contest and defend the same as provided in the Lease,
and such failure continues for a period of five (5) business days following written notice from Landlord to Tenant that Landlord intends to incur such cost or expense if such failure continues. 

3.4.6 Upon Substantial Completion of the Work, Tenant shall execute an Estoppel Certificate in the form of that attached to this Lease as
Exhibit “C.” 
 SECTION 4 

MISCELLANEOUS 
 4.1
Tenant’s Representative. Tenant has designated its Executive Vice President of Construction, currently Terri Stitt, as its sole representative with respect to the matters set forth in this Tenant Work Letter, who, until further written
notice to Landlord, shall have full authority and responsibility to act on behalf of the Tenant as required in this Tenant Work Letter. 

4.2 Landlord’s Representative. Landlord has designated Rod Martin as its sole representative with respect to the matters set forth
in this Tenant Work Letter, who, until further written notice to Tenant, shall have full authority and responsibility to act on behalf of the Landlord as required in this Tenant Work Letter. 

4.3 Time of the Essence in this Tenant Work Letter. Unless otherwise indicated, all references herein to a “number of days”
shall mean and refer to calendar days. If any item requiring approval is timely disapproved by Landlord, the procedure for preparation of the document and approval thereof shall be repeated until the document is approved by Landlord. 

 4.4 Reimbursement. Upon substantial completion of the Work, Tenant shall reimburse
Landlord for any cost or expense reasonably incurred by Landlord as a result of any damage to Landlord’s property caused by Tenant’s Agents in performing the Work. 

 EXHIBIT G 

MASTER LEASE 

(Attached, unless previously provided to Tenant) 

 EXHIBIT H 

FORM LETTER OF CREDIT 

[Letterhead of an Issuing Bank acceptable to Beneficiary] 

DATE 
 Beltway Business Park
Warehouse No. 4, LLC (“Beneficiary”) c/o Majestic Realty Co. 
 13191 Crossroads Parkway North, 6th Floor City of Industry,
CA 91746 
 Gentlemen: 
 We
hereby establish our Irrevocable Letter of Credit and authorize you to draw on us at sight for the account of [name of
tenant]                                    
(“Applicant”), the aggregate amount of                      Dollars
($                    ). 
 This
Letter of Credit has been issued at Applicant’s request in order to satisfy a requirement contained in that certain Land Lease, dated             ,
20            , between Beneficiary, as landlord, and Applicant, as tenant (the “Lease”). 

Funds under this Letter of Credit are available to the Beneficiary as follows: 

Any or all of the sums hereunder may be drawn down at any time and from time to time from and after the date hereof by a vice president, senior
vice president, executive vice president, president or chairman of Majestic Realty Co., which is the manager of Beneficiary (“Representative”), when accompanied by this Letter of Credit and a written statement signed by the Representative
of Beneficiary, certifying that such monies are due and owing to Beneficiary under the terms of the Lease (the “Certification”), and a sight draft executed and endorsed by the Representative of Beneficiary. 

This Letter of Credit is transferable in its entirety. Should a transfer be desired, such transfer will be subject to the return to us of this
advice, together with written instructions. 
 The amount of each draft must be endorsed on the reverse hereof by the negotiating bank. We
hereby agree that this Letter of Credit shall be duly honored upon presentation and delivery of the Certification specified above. 
 This
letter of credit shall have an initial term of one (1) year. It is a condition of this Letter of Credit that it shall be automatically renewed without the need for notice for successive, additional one (1) year periods unless, at least
sixty (60) days prior to any such date of expiration, the undersigned shall give written notice to Beneficiary, by certified mail, return receipt requested and at the address set forth above or at such other address as may be given to the
undersigned by Beneficiary, that this Letter of Credit will not be renewed. 
 Notwithstanding the above, this Letter of Credit will have a
full and final expiration date of                      (60 days after Lease expiration). 

This Letter of Credit is subject to and governed by the Uniform Customs and Practices for Documentary Credits, International Chamber of
Commerce Publication No. 600 (2007 Revision). 
  

			
	Very truly yours,
	
	[Name of Issuing Bank]

			
		
	By:	 	 

 EXHIBIT I 

MEMORANDUM OF LEASE 

(Attached) 

	
	WHEN RECORDED MAIL TO:
	
	   

	 
	 
	 

 MEMORANDUM OF LEASE 

THIS MEMORANDUM OF LEASE (“Memorandum”) is made as of the          day of
             2012, by and between BELTWAY BUSINESS PARK WAREHOUSE NO. 4, LLC, a Nevada limited liability company, whose address is c/o Majestic Realty Co., 13191 Crossroads Parkway
North, 6th Floor, City of Industry, California 91746 (“Landlord”), and SWITCH COMMUNICATIONS GROUP L.L.C., a Nevada limited liability company, whose address is 4495 E. Sahara Avenue, Las
Vegas, Nevada 89104 (“Tenant”). 
 WITNESSETH: 

1. Landlord is the holder of a long-term leasehold interest in certain real property, as more particularly described on the Exhibit
“A” attached to this Memorandum, located in the County of Clark, State of Nevada (the “Property”), pursuant to the terms of that certain Lease Agreement, dated
                    , 2012, between the County of Clark, a political subdivision of the State of Nevada (the “Master Landlord”), as
landlord, and Landlord, as tenant (the “Master Lease”). 
 2. Pursuant to the terms of that certain Land Lease, dated
                     2012, by and between Landlord and Tenant (the “Lease”), Landlord has subleased the Property to Tenant. 

3. The term of the Lease is approximately forty-nine (49) years. 

4. Pursuant to the provisions of Article Seventeen of the Lease, the Lease is subject and subordinate to the provisions and requirements of
the Master Lease. 
 5. Pursuant to the provisions of Section 2.3 of the Master Lease, the Master Landlord has agreed that if Landlord
ceases to perform its obligations under the Master Lease and its rights under the Master Lease are terminated, then the Master Landlord shall allow Tenant to remain in possession of the Property and the Master Landlord shall be bound by all of the
terms and conditions of the Lease, so long as Tenant is not in default of the Lease. 
 6. The rent and other obligations of Tenant are set
forth in the Lease, to which reference is made for further information. If a conflict exists between the terms of the Lease and this Memorandum (except with respect to the description of the Property), those contained in the Lease shall govern and
be controlling. 
 7. This Memorandum describes only selected provisions of the Lease, and reference is made to the full text of the Lease
for the full terms and conditions thereof. 

 IN WITNESS WHEREOF, the parties hereto have executed this Memorandum of Lease on the dates set
forth below, to be effective as of the date first set forth above. 
 LANDLORD: 

BELTWAY BUSINESS PARK WAREHOUSE 
 NO. 4, LLC, a Nevada
limited liability company 
  

			
	By:	 	MAJESTIC BELTWAY WAREHOUSE
		 	BUILDINGS, LLC, a Delaware limited liability Company, its Manager

					
			
		 	By:	 	MAJESTIC REALTY CO.,
		 		 	a California corporation, Manager’s Agent

					
			
		 	By:	 	 

					
		 	    Name: Edward P. Roski, Jr.
		 	    Its: President and Chairman

			
		
	By:	 	THOMAS & MACK BELTWAY, L.L.C.,
		 	a Nevada limited liability Company,
		 	its Manager

					
			
		 	By:	 	 

					
		 	  Name: Thomas A. Thomas
		 	  Its: Manager
		 	  Tenant:

			
	
	 SWITCH COMMUNICATIONS GROUP L.L.C.,

a Nevada limited liability company

			
		
	By:	 	 

			
	Printed Name:	 	 

			
	Its:	 	 

			
	STATE OF CALIFORNIA	 	)
		 	: ss
	COUNTY OF LOS ANGELES	 	)

 On
                    , 2012, before me, the undersigned, a Notary Public in and for said County and State, personally appeared Edward P. Roski,
Jr., who proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument
the person, or the entity upon behalf of which the person acted, executed the instrument. 
 I certify under PENALTY OF PERJURY under the
laws of the State of California that the foregoing paragraph is true and correct. 
 WITNESS my hand and official seal. 

 

			
		 	 

 Notary Public 
  

			
	STATE OF NEVADA	 	)
		 	: ss.
	COUNTY OF CLARK	 	)

 The foregoing instrument was acknowledged before me
on                      2012, by Thomas A. Thomas, as manager of Thomas & Mack Beltway, L.L.C., a manager of Beltway Business
Park Warehouse No. 4, LLC, a Nevada limited liability company. 
  

	
	   

 Notary Public 
 Residing at: 

My Commission Expires: 
  

	
	   

  

			
	STATE OF NEVADA	 	)
		 	: ss
	COUNTY OF CLARK	 	)

 The foregoing instrument was acknowledged before me on
                     2012, by
                     the
                     of Switch Communications Group L.L.C., a Nevada limited liability company. 

 

					
	 	 		  	
	Notary	 		  	Public

					
	Residing at:	 	 	  	

  

			
	My Commission Expires:	  	

			
	 	  	

 Exhibit A 

to 
 Memorandum of Lease

 Legal Description of Property 

(Attached) 

 Exhibit J 

RECOGNITION, NONDISTURBANCE AND ATTORNMENT AGREEMENT 

(Attached) 

	
	When recorded return to:
	
	   

	 
	 

 RECOGNITION, NONDISTURBANCE AND ATTORNMENT AGREEMENT 

THIS RECOGNITION, NONDISTURBANCE AND ATTORNMENT AGREEMENT (this “Agreement”), is made to be effective as
of                    , 2012 (the “Effective Date”), by and among BELTWAY BUSINESS PARK WAREHOUSE NO. 4, LLC, a Nevada limited
liability company (“Landlord”), with an address at                         ; and SWITCH COMMUNICATIONS GROUP
L.L.C., a Nevada limited liability company (“Tenant”), with an address at
                                ; and the COUNTY OF CLARK, a political subdivision
of the State of Nevada (“Master Lessor”), with an address at 500 S. Grand Central Pkwy 4th floor, P.O. Box 551825, Las Vegas, Nevada 89155-1825. 

RECITALS: 
  

	A.	Landlord and Master Landlord have entered into the certain Lease Agreement, dated                     , 2012
(the “Master Lease”), covering certain real property situated in Clark County, Nevada, legally described in Exhibit “A”, attached hereto and by reference incorporated herein (the “Property”). A Memorandum of the Master
Lease was recorded on             , in the official records of Clark County, Nevada as Instrument No.
                    . 

  

	B.	Landlord, as landlord, and Tenant, as tenant, propose to enter into that certain Land Lease dated                , 2012 (the
“Sublease”) for the entire Property (the “Subleased Premises”) for a term of approximately forty-nine (49) years and upon terms and conditions set forth therein. 

 

	C.	Landlord, Tenant and Master Landlord desire to confirm their understanding with respect to the Sublease and the Master Lease. Any capitalized terms not defined herein shall have the meanings ascribed to them in the
Master Lease or the Sublease, as the context requires. 

 AGREEMENT: 

NOW, THEREFORE, in consideration of the mutual covenants and agreements herein contained and for other good and valuable consideration the
receipt and sufficiency of which are hereby acknowledged, the parties agree as follows: 
  

	1.	In accordance with the provisions of Section 2.2 and Section 1.4 of the Master Lease, Master Landlord hereby consents to the Sublease. 

 

	2.	Master Landlord and Landlord each acknowledge and affirm, for the benefit of one another and Tenant, that: (a) on the date hereof, neither party is in default under the Master Lease, nor has committed any act or
omission that might become an event of default if uncured within the applicable notice and cure periods; (b) the Master Lease is unmodified and in full force and effect, (c) notwithstanding Section 2.20 of the Master Lease, neither
Master Landlord or Landlord will suspend the Sublease in the event of the cessation of Master Landlord’s operation of the Airport. 

  

	3.	 In the event of a cancellation or termination of the Master Lease for any reason, then, so long as Tenant is not
in default under any of the terms, covenants, or conditions of the Sublease (any required notice having been given and any applicable cure period having expired), and subject to the provisions hereof, the Sublease, and the rights of Tenant
thereunder shall continue in full force and effect and shall not be terminated or disturbed by Master Landlord except in accordance with the express provisions of the Sublease. In such event, Tenant hereby agrees to attorn to and accept Master
Landlord as the Landlord 

	 	
under the Sublease and to be bound by and perform all of the obligations imposed upon Tenant by the Sublease; and Master Landlord agrees to recognize Tenant’s rights under the Sublease and
not disturb the possession and rights of Tenant. Master Landlord shall not be entitled to cancel or terminate the Sublease as a result of casualty or condemnation except as provided in the Sublease and provided Master Landlord shall be entitled to
terminate the Sublease pursuant to the condemnation procedure only if Master Landlord has reasonably concluded, following investigation, that no other alternatives are available to Master Landlord to accomplish the task for which condemnation is
sought. Master Landlord will be bound by all of the obligations imposed by the Sublease upon the Landlord, except this Agreement shall not be deemed to obligate Master Landlord to pay any attorneys’ fees or to indemnify Tenant or others under
any provision of the Sublease, or to pay any sum in violation of the Local Government Budget and Finance Act (NRS section 354.470, et seq.). Nothing contained herein shall be construed as a waiver or modification of Master Landlord’s rights
under Section 2.3 of the Master Lease. 

  

	4.	To the best knowledge of Master Landlord, Master Landlord is not aware of any federal regulations, statutes or agreements pertaining to the Airport, Federally Assisted Programs, airport concessionaires, affirmative
action programs, air navigation facilities or public lands subject to disposal under the Southern Nevada Public Land Management Act that would prohibit, disallow or materially interfere with the Tenant operating its business in a normal and
customary fashion on the Subleased Premises. 

  

	5.	All notices and other communications required or permitted to be given hereunder shall be in writing and given to Master Landlord as provided in Section 4.4 of the Master Lease and given to Tenant as provided in
the Sublease or personally delivered or mailed by certified or registered mail, postage prepaid, or by Federal Express, Airborne Express, or similar overnight delivery service at the address for such party shown at the beginning of this Agreement
(or at such other address as shall be designated in writing by the party in a notice given in accordance with the requirements hereof). Notice shall be deemed to have been given upon receipt or refusal. 

 

	6.	As between Master Landlord and Tenant, the non-disturbance and recognition protection afforded to the Sublease and Tenant pursuant to this Agreement is in furtherance of the recognition and non-disturbance protection
afforded under Section 2.3 of the Master Lease. 

  

	7.	This Agreement shall inure to the benefit of the parties hereto, their successors and permitted assigns, including any permitted subtenant of the Subleased Premises. In the event of the assignment or transfer of the
interest of Master Landlord under the Master Lease or the interest of Tenant in the Sublease, all obligations and liabilities (except those accruing prior to the date of such assignment or transfer) of the assignor under this Agreement shall
terminate, and thereupon all such obligations and liabilities shall be the responsibility of the party to whom assignor’s interest is assigned or transferred. 

 

	8.	This Agreement shall be governed by and construed in accordance with the laws of the State of Nevada. This Agreement cannot be altered or amended except pursuant to an instrument, in writing, signed by Landlord, Tenant
and Master Landlord or their permitted successors or assignees. This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which shall constitute one and the same instrument. 

 

	9.	Each covenant, condition and provision of this Agreement shall be interpreted in such manner as to be effective and valid under applicable law, but if any covenant, condition or provision of this Agreement shall be held
to be void or invalid, the same shall not affect the remainder hereof which shall be effective as though the void or invalid covenant, condition or provision had not been contained herein. 

[SIGNATURES ON NEXT PAGE] 

 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as the date first set forth
above. 
 LANDLORD: 
 BELTWAY BUSINESS PARK WAREHOUSE NO. 4,
LLC, a Nevada limited liability company 
  

			
	By:	 	 MAJESTIC BELTWAY WAREHOUSE BUILDINGS, LLC,

a Delaware limited liability company, its Manager

					
			
		 	By:	 	MAJESTIC REALTY CO.,
		 		 	a California corporation, Manager’s Agent

							
				
		 		 	By:	 	 

							
		 		 	        Name: Edward P. Roski, Jr.
		 		 	        Its: President and Chairman

			
		
	By:	 	 THOMAS & MACK BELTWAY, L.L.C.,

a Nevada limited liability company, its Manager

					
			
		 	By:	 	 
		 	Name:	 	Thomas A. Thomas
		 	Its:	 	Manager
		 	Tenant:	 	

  

			
	 SWITCH COMMUNICATIONS GROUP L.L.C.,

a Nevada limited liability company

			
		
	By:	 	 
		 	Rob Roy, CEO

			
	
	MASTER LANDLORD:

 COUNTY OF CLARK, a political subdivision of the State of Nevada 

 

			
	By:	 	 
		 	Carel Carter
		 	Director of Real Property Management

			
	STATE OF CALIFORNIA	 	)
		 	: ss.
	COUNTY OF LOS ANGELES	 	)

 On
                    , 2012, before me, the undersigned, a Notary Public in and for said County and State, personally appeared Edward P. Roski,
Jr., who proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument
the person, or the entity upon behalf of which the person acted, executed the instrument. 
 I certify under PENALTY OF PERJURY under the
laws of the State of California that the foregoing paragraph is true and correct. 
 WITNESS my hand and official seal. 

 

			
	 	 	
	Notary Public	 	

  

			
	STATE OF NEVADA	 	)
		 	: ss.
	COUNTY OF CLARK	 	)

 The foregoing instrument was acknowledged before me on
                     2012, by Thomas A. Thomas, as manager of Thomas & Mack Beltway, L.L.C., a manager of Beltway Business Park
Warehouse No. 4, LLC, a Nevada limited liability company. 
  

					
		 	 	  	

					
	Notary	 		  	Public

					
	Residing at:	  	 	  	

 My Commission Expires: 
  

					
		 	 	  	

  

			
	STATE OF NEVADA	 	)
		 	: ss.
	COUNTY OF CLARK	 	)

 The foregoing instrument was acknowledged before me on
                     2012,
by                     , the
                     of Switch Communications Group L.L.C., a Nevada limited liability company. 

 

			
	 	 	
	Notary Public	 	

 
			
	Residing at:	 	 

  

			
	My Commission Expires:
		
	   
	 	  

			
	STATE OF NEVADA	 	)
		 	: ss.
	COUNTY OF CLARK	 	)

 The foregoing instrument was acknowledged before me on this
         day of                     , 2012, by
                    , the
                     of the County of Clark, a political subdivision of the State of Nevada, on behalf of the County. 

 

			
	   
	 	  

	Notary Public	 	

 
			
	Residing at:	 	 

  

			
	My Commission Expires:
		
	   
	 	  

 CONFIRMATION OF LEASE TERM AND AMENDMENT TO LEASE 

THIS CONFIRMATION OF LEASE TERM AND AMENDMENT TO LEASE (“Confirmation”) is made as of the 22nd day of February, 2013, by and
between BELTWAY BUSINESS PARK WAREHOUSE NO. 4, LLC, a Nevada limited liability company (“Landlord”), and SWITCH COMMUNICATIONS GROUP L.L.C., a Nevada limited liability company(“Tenant”). Landlord and Tenant agree as
follows: 
 1. Landlord and Tenant have entered into a Land Lease, dated January 12, 2012 (the “Lease”), in which Landlord
leased to Tenant and Tenant leased from Landlord certain described land located at 5225 W. Capovilla Avenue. Las Vegas, Nevada (the “Property”). 

2. Consistent with Sections 2.01 and 2.02 of the Lease, Landlord and Tenant hereby confirm the Lease Commencement Date and the
Lease Expiration Date of the Lease Term (as defined in the Lease), and amend Section 1.05 of the Lease to conform to such dates. The pertinent dates are as follows: 

a. February 8, 2013 is the Lease Commencement Date; and 

b. February 5, 2062 is the Lease Expiration Date. 

3. Tenant confirms that: 

a. It has accepted possession of the Property as provided in the Lease; 

b. The Lease has not been modified, altered, or amended, except as provided in this Confirmation; and 

c. The Lease is in full force and effect. 

4. The provisions of this Confirmation shall inure to the benefit, or bind, as the case may require, Landlord, Tenant, and their respective
permitted successors and assigns. 
 [Intentionally left blank-signature page to follow] 

 DATED as of the date first written above. 

 

			
	LANDLORD:	    	TENANT:
		
	BELTWAY BUSINESS PARK WAREHOUSE NO. 4, LLC,	    	SWITCH COMMUNICATIONS GROUP L.L.C.,
	a Nevada limited liability company	    	a Nevada limited liability company

											
						
	By:	 	MAJESTIC BELTWAY WAREHOUSE	 		 	By:	 	/s/ Darren
Adair                                        
	 	
		 	BUILDINGS, LLC	 		 	Printed Name: Darren Adair	 	
		 	a Delaware limited liability company,	 		 	Its:	 	Chief Financial Officer	 	
		 	its Manger	 		 		 		 	

											
						
		 	By:	 	 MAJESTIC REALTY CO.,
 a California
corporation,
 Manager’s Agent
	 		 		 	

													
							
		 		 	By:	 	/s/ Edward P. Roski, Jr.                                	 		 		 	
		 		 		 	Edward P. Roski, Jr.            	 		 		 	
		 		 		 	President and Chairman of the Board	 		 		 	

															
								
		 		 	By:	 	 	 		 		 		 	
		 		 	Its:	 	 	 		 		 		 	

													
					
	By:	 	THOMAS & MACK BELTWAY, LLC,	 		 		 	
		 	a Nevada limited liability company	 		 		 	

															
						
	By:	 	/s/ Thomas A. Thomas	 		 		 		 	

															
	Printed name:	 	 	 		 		 		 	

															
	Its:	 	 	 		 		 		 	

 FIRST AMENDMENT TO LEASE 

THIS FIRST AMENDMENT TO LEASE (“First Amendment”) is made as of the 21st
day of June 2016, by and between BELTWAY BUSINESS PARK WAREHOUSE NO. 4, LLC, a Nevada limited liability company (“Landlord”), and SWITCH, LTD., a Nevada limited liability company formerly known as Switch Communications Group L.L.C.
(“Tenant”). 
 RECITALS: 

A. Landlord and Tenant are parties to that certain Land Lease, dated January 12, 2012 (the “Lease”), which Lease covers
the premises consisting of approximately 19.14 acres in Clark County, Nevada (the “Property”). The undefined capitalized terms used in this First Amendment shall have the same meanings ascribed to such terms in the Lease. 

B. Landlord and Tenant desire to amend the Lease on the terms and subject to the conditions set forth below in this First Amendment. 

NOW, THEREFORE, in consideration of the above recitals, the mutual covenants set forth below, and other good and valuable consideration, the
receipt and adequacy of which are hereby acknowledged, Landlord and Tenant agree as follows: 
 AGREEMENT: 

1. Recitals. The above recitals are an integral part of the agreement and understanding of Landlord and Tenant and are incorporated
into this First Amendment by this reference. 
 2. Specific Lease Amendments. Effective as of the Effective Date (defined below) of
this First Amendment, the terms of the Lease are amended as follows: 
 a. No Initial Security Deposit.
Section 1.07 of the Lease is hereby deleted in its entirety. 
 b. Springing Security Deposit.
Section 3.03 of the Lease is hereby amended and restated in its entirety as follows: 
 Section 3.03 Springing Security
Deposit. 
 (a) If at any time during the Lease Term Tenant’s tangible net worth is less than One Hundred Million Dollars
($100,000,000.00), Tenant shall deposit with Landlord a cash security deposit of Six Hundred Thousand Dollars ($600,000.00), in Constant Dollars (the “Springing Security Deposit”). Landlord may apply all or part of the Springing
Security Deposit to any unpaid rent or other charges due from Tenant or to cure any other defaults of Tenant, or to fulfill Tenant’s obligations with respect to the Razing Covenant (as defined in Section 6.06 below). If Landlord
uses any part of the Springing Security Deposit, Tenant shall restore the Springing Security Deposit to its full amount within ten (10) days after Landlord’s written request. Tenant’s failure to do so shall be a material default under
this Lease. No interest shall be paid on the Springing Security Deposit. Landlord shall not be required to keep the Springing Security Deposit separate from its other accounts and no trust relationship is created with respect to the Springing
Security Deposit. Any reference to the “Security Deposit” in this Lease shall be deemed to refer to the Springing Security Deposit. 

 (b) At Tenant’s election, in lieu of a cash Springing Security Deposit, Tenant may deliver
to Landlord (as beneficiary), an irrevocable standby letter of credit (the “Letter of Credit”), substantially in the form of that attached as Exhibit “H” to this Lease. 

The Letter of Credit shall be, among other things: 

a. subject to the Uniform Customs and Practices for Documentary Credits, International Chamber of Commerce Publication
No. 600 (2007 Revision) or any subsequent revision; 
 b. irrevocable and unconditional; 

c. in the amount of the Springing Security Deposit; 

d. conditioned for payment solely upon presentation of the Letter of Credit, a sight draft, and a written statement from
Landlord that the amount to be drawn is due and owing to Landlord under the terms of this Lease; and 
 e. transferable one
or more times by Landlord without the consent of Tenant. 
 Tenant acknowledges and agrees that it shall pay upon
Landlord’s demand, as Additional Rent, any and all costs or fees charged in connection with the Letter of Credit that arise due to: (i) Landlord’s sale or transfer of all or a portion of the Property; or (ii) the addition,
deletion, or modification of any beneficiaries under the Letter of Credit. 
 The Letter of Credit shall be issued by a
commercial bank or trust company reasonably satisfactory to Landlord, having offices (or a confirming bank) at which the Letter of Credit may be drawn upon in Los Angeles, California, and having a Moody’s rating of at least “A-3” (or
other comparable rating). 
 The Letter of Credit shall expire not earlier than twelve (12) months after the date of
delivery thereof to Landlord, and shall provide that the same shall be automatically renewed for successive twelve (12)-month periods through a date which is not earlier than sixty (60) days after the expiration date of this Lease, or any
renewal or extension thereof, unless written notice of nonrenewal has been given by the issuing bank to Landlord by certified mail, return receipt requested, not less than sixty (60) days prior to the expiration of the current period. If the
issuing bank does not renew the Letter of Credit, and if Tenant does not deliver a substitute Letter of Credit at least thirty (30) days prior to the expiration of the current period, then, in addition to its rights granted under this
Section 3.03 above, Landlord shall have the right to draw on the existing Letter of Credit. 

 Landlord may use, apply, or retain the proceeds of the Letter of Credit to the
same extent that Landlord may use, apply, or retain the cash Springing Security Deposit, as set forth above in this Section 3.03. Landlord may draw on the Letter of Credit, in whole or in part, from time to time, at Landlord’s
election; and if Landlord partially draws down the Letter of Credit, Tenant shall, within fifteen (15) days after Landlord gives Tenant notice thereof, restore all amounts drawn by Landlord, or substitute cash security instead. 

Tenant hereby agrees to cooperate, at its expense, with Landlord to promptly execute and deliver to Landlord any and all
modifications, amendments, and replacements of the Letter of Credit, as Landlord may reasonably request to carry out the terms and conditions of this Section 3.03. 

In addition to the amendment and restatement of Section 3.03 of the Lease provided above, if Tenant is not in default of the
Lease, within thirty (30) days following full execution and delivery of this First Amendment, Landlord shall return to Tenant any cash Security Deposit or original Letter of Credit held in lieu of such cash Security Deposit in Landlord’s
possession. 
 c. Condition upon Termination. Section 6.06 of the Lease is hereby amended and restated in
its entirety as follows: 
 Section 6.06 Condition upon Termination. Upon the termination of this Lease, Tenant
shall surrender the Property to Landlord in the same condition as received, with the Building razed and all Improvements and personal property removed (the “Razing Covenant”), unless Landlord and Tenant agree in writing before such
termination date that all or a portion of the Building and any other Improvements at, on or under the Property constructed by Tenant (or at the request of Tenant) may remain at the Property following such termination date (the “Non-Razing
Agreement”). If Tenant fails to fulfill its obligations under the Razing Covenant (whether following an Event of Default or at the expiration of this Lease), and in the absence of any Non-Razing Agreement, upon Landlord’s written
demand Tenant shall immediately deposit with Landlord the full amount of the Springing Security Deposit (if not already delivered to Landlord), and Landlord agrees to use the Springing Security Deposit to remove the Building and restore the Property
to the condition existing as of the Date of Lease, consistent with the Razing Covenant, all at Tenant’s cost and expense. If, as of such Lease termination date, the term of the Master Lease has not yet expired, Landlord further agrees not to
lease the Property or assign its interest in the Property to a third party unless and until Landlord has fulfilled its obligations under this Section 6.06. Tenant’s and Landlord’s obligations under this Section 6.06
shall survive any termination of this Lease. 
 d. Tenant’s Financial Condition. Section 11.03 of the
Lease is hereby amended and restated in its entirety as follows: 
 Section 11.03 Tenant’s Financial
Condition. Within twenty (20) days after written request from Landlord, Tenant shall deliver to Landlord such financial statements, as Landlord reasonably requires, to verify the net worth of Tenant or any assignee or subtenant of Tenant,
but excluding Tenant’s Customers; provided, however, that with respect to the financial condition of the original Tenant identified in Section 1.03 of this Lease, such Tenant is only obligated to deliver to Landlord a written
statement, signed by Tenant’s Chief Financial Officer, certifying that Tenant’s tangible 

 
net worth is not less than One Hundred Million Dollars ($100,000,000.00), in Constant Dollars (“Tenant’s Financial Certificate”). Tenant represents and warrants to Landlord
that Tenant’s Financial Certificate shall be true and accurate as of the date of such statement. All of Tenant’s Financial Certificates and all such financial statements pertaining to any successor Tenant or any assignee or subtenant shall
be confidential and shall be used only for the purposes set forth in this Lease. As used in this Lease, “tangible net worth” means the sum of all of Tenant’s assets, less liabilities and intangible assets, as determined by the use of
generally accepted accounting principles. 
 Notwithstanding any language to the contrary in this Section 11.03,
the original Tenant identified in Section 1.03 of this Lease need not provide Landlord with any financial information concerning itself if current financial information respecting such Tenant is readily available to the public through
filings made with the U.S. Securities and Exchange Commission. 
 In addition to the requirements set forth above in this
Section 11.03, Tenant also agrees to provide Landlord, as and when required by Tenant’s lender, with a copy of any certificate attesting to Tenant’s non-compliance with any financial covenants required of Tenant by
Tenant’s lender. Tenant shall also immediately provide Landlord with a copy of any written or electronic notice of default received from Tenant’s lender. In the event that any such certificate indicates that Tenant is in breach of any of
such financial covenants, Tenant shall immediately deposit with Landlord the full amount of the Springing Security Deposit (if not already delivered to Landlord). 

Tenant shall deliver to Landlord on or before the Effective Date a Tenant’s Financial Certificate. If Tenant fails to so deliver
Tenant’s Financial Certificate, this First Amendment shall be null and void and without further force or effect. 
 3. Omnibus
Amendment. Any and all other terms and provisions of the Lease are hereby amended and modified wherever necessary, and even though not specifically addressed in this First Amendment, so as to conform to the amendments set forth in
Section 2 above. 
 4. Effect of First Amendment. Except as expressly modified in this First Amendment, all of the terms
and conditions of the Lease shall remain in full force and effect. In the event of a conflict between the terms of the Lease and this First Amendment, this First Amendment shall control. All of the terms, conditions and covenants of the Lease shall
be binding upon and inure to the benefit of the parties hereto, and their permitted successors and assigns, to the extent that any such transfer of interest may be allowed under the terms of the Lease. This First Amendment shall not be effective and
binding unless and until it is fully-executed and delivered by Landlord and Tenant. Each party hereby represents and warrants to the other that the person or entity signing this First Amendment on behalf of such party is duly authorized to execute
and deliver this First Amendment and to legally bind the party on whose behalf this First Amendment is signed to all of the terms, covenants and conditions contained in this First Amendment. If any action is brought because of any breach of or to
enforce or interpret any of the provisions of this First Amendment, the prevailing party in such action shall be entitled to recover from the other party those attorneys’ fees and other charges recoverable under the applicable provisions of the
Lease. 
 5. Effective Date. This Fifth Amendment is to be dated and shall only become effective upon approval by the Clark County
Commission of the proposed Land Lease between Tenant and Landlord’s affiliate, Beltway Business Park Warehouse No. 6, LLC (the “Effective Date”). 

6. Counterparts. This First Amendment may be executed in multiple counterparts, each of which shall constitute an original, and all of
which taken together shall constitute one and the same instrument. Either party may deliver its signature to the other via facsimile or electronic transmission (such as in the form of a PDF), and any signature so delivered shall be binding on the
delivering party. 
 [Intentionally left blank—signature page to follow] 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this First Amendment as of the date first
written above. 
  

							
	LANDLORD:	 	
	
	BELTWAY BUSINESS PARK WAREHOUSE NO. 4, LLC, a Nevada limited liability company
		
	By:	 	MAJESTIC BELTWAY WAREHOUSE BUILDINGS, LLC, a Delaware limited liability company, its Manager
			
		 	By:	 	MAJESTIC REALTY CO., a California corporation, Manager’s Agent
			
		 		 	By: /s/ Edward P. Roski, Jr.                        
		 		 	Printed Name: Edward P. Roski, Jr.
		 		 	Its: President and Chairman of the Board
			
		 		 	By:                                   
                          
		 		 	Printed Name:	 	                                     
     
		 		 	Its:                                   
                           
			
		 	By:	 	THOMAS & MACK BELTWAY, L.L.C., a Nevada limited liability company, its Manager
		
		 	By: /s/ Thomas A.
Thomas                                  
		 	Name:	 	Thomas A. Thomas
		 	Its: Manager
		
	TENANT:	 	
	
	SWITCH, LTD., a Nevada limited liability company
		
	By:	 	/s/ Thomas Morton
	Printed Name: Thomas Morton
	Its: President

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