Document:

Exhibit 10.29

 

ASSIGNMENT AND ASSUMPTION OF LEASE AGREEMENT

 

THIS ASSIGNMENT AND ASSUMPTION OF LEASE AGREEMENT (this
“Agreement”) is made as of this 23rd day of December, 2008, by and between INTERNODED, INC., a Delaware corporation (“Assignor”), TANGOE, INC., a
Delaware corporation (“Assignee”), and 1440 MAIN STREET LLC,
a Massachusetts limited liability company (“Landlord”).

 

RECITALS OF FACT

 

A.            Assignor is the present “Tenant”
under that certain Lease Agreement dated in August 2007 and commencing November 5,
2007 by and between Assignor and Landlord (the “Lease”).

 

B.            The Lease affects that certain
approximately 5,345 rentable square feet of space located on the second floor
of the property commonly known as 1440 Main Street, Waltham, Massachusetts (the
“Premises”), which Premises comprise a
portion of the real property described in the Lease (the “Property”).

 

C.            Assignor desires to assign to
Assignee and Assignee desires to accept from Assignor the assignment of the
leasehold interest and all other rights created under the Lease (the “Assignment”), effective as of the date of this Agreement
(hereinafter the “Effective Date”),
subject to the terms and conditions set forth herein.

 

D.            Landlord wishes to consent to the
Assignment, on the terms and conditions of this Agreement.

 

E.             The parties have agreed to execute
this Agreement in connection with the transfer of certain assets of Assignor to
Assignee as more fully described in the Asset Purchase Agreement dated December    ,
2008 by and between Assignor and Assignee (the “Purchase
Agreement”).

 

AGREEMENT

 

IN
CONSIDERATION of the premises and covenants set forth in the Purchase
Agreement, and for other good and valuable consideration, the receipt and
sufficiency of which is acknowledged by all parties, the parties hereby agree
as follows:

 

1.             Assignment.  Effective as of the Effective Date, Assignor
hereby sells, assigns, transfers, conveys and delivers to Assignee, its
successors and assigns, all of Assignor’s right, title and interest in, to and
under (a) the Lease; (b) the Premises, (c) all security deposits
and prepaid rentals with respect to the Lease (d) any other portion of the
Property, Premises, alterations thereto or improvements thereon, in which
Assignor has any right or interest under the Lease or any associated or
collateral agreements; and (e) all incidental and appurtenant rights which
Assignor may have or possess in connection with the Lease, the Premises or the
Property.  Assignor represents that
Assignor has delivered true, correct and complete copies of the Lease to
Assignee attached as Exhibit A hereto.

 

 

2.             Assumption.  Effective as of the Effective Date, Assignee
hereby assumes each and every obligation, duty and liability of “Tenant”
arising under the Lease accruing after the Effective Date.

 

3.             Representations, Warranties and
Covenants.  The covenants,
representations, warranties and indemnities of Assignor and Assignee in the
Purchase Agreement shall not be limited by anything contained in this
Agreement, and in the event of any conflict between the provision of this
Agreement and the representations and warranties of Assignor and/or Assignee in
the Purchase Agreement, the representations and warranties of the Assignor
and/or Assignee in the Purchase Agreement shall prevail.

 

4.             Landlord’s Consent.  Landlord hereby consents to the terms of this
Agreement without waiver of the restriction concerning further assignment.

 

5.             Further Action.  Assignor hereby covenants that Assignor will,
at any time and from time to time, upon written request therefor, execute and
deliver to Assignee or Assignee’s successors and assigns, any new or
confirmatory instruments which Assignee or Assignee’s successors and assigns
may reasonably request in order to fully assign and transfer to and vest in
Assignee or Assignee’s successors and assigns and to protect Assignee or
Assignee’s successors’ and assigns’ right, title and interest in and to the
Lease assigned hereby.

 

6.             Miscellaneous.  This Agreement shall be governed by the laws
of the state in which the Premises is located. 
This Agreement may not be amended except by a document signed by all
parties hereto.

 

7.             Counterparts.  This Agreement may be executed in any number
of counterparts and delivered via facsimile or other electronic means, each of
which when so executed and delivered shall be deemed an original and all of
which when taken together shall constitute but one and the same instrument.

 

[Signature Page Follows]

 

 

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

 

	
  ASSIGNOR:

  	
  INTERNODED,
  INC.

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  Julie Palen

  
	
   

  	
   

  	
  Name:

  
	
   

  	
   

  	
  Title:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  ASSIGNEE:

  	
  TANGOE,
  INC.

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/Albert
  R. Subbloie

  
	
   

  	
   

  	
  Name:
  Albert R. Subbloie, Jr.

  
	
   

  	
   

  	
  Title:
  President & CEO

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  LANDLORD:

  	
  1440
  MAIN STREET LLC

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
   

  	
  Name:

  
	
   

  	
   

  	
  Title:

  

 

Signature
Page to Assignment and Assumption of Lease Agreement

 

 

EXHIBIT A

 

[LEASE AND AMENDMENTS]

 

 

LEASE

 

between

 

1440 Main Street LLC

 

as Landlord

 

and

 

Internoded, Inc.

 

as Tenant

 

of

 

Premises located at:

 

1440 Main Street, Waltham, Massachusetts

 

August    , 2007

 

 

LEASE

 

THIS
LEASE (this “Lease”) is entered into as of July     ,
2007 by and between 1440 Main Street LLC, a Massachusetts limited liability
company (the “Landlord”), with a principal place
of business at c/o Crosspoint Associates, Inc. 217 West Central Street,
Natick, Massachusetts 01760 and Internoded, Inc., a Massachusetts
corporation (the “Tenant”), with
a principal place of business at 200 West Street, Waltham, Massachusetts.

 

In
consideration of the mutual covenants herein set forth, the Landlord and the
Tenant do hereby agree to the terms and conditions set forth in this Lease.

 

1.                                       DEFINITIONS.

 

The
following terms have the meanings indicated or referred to below.

 

“Additional Rent” means all charges payable by the Tenant
pursuant to this Lease other than Annual Fixed Rent, including, without implied
limitation, the Tenant’s Tax Expense Allocable to the Premises payable pursuant
to Section 3.2; the Tenant’s
Operating Expenses Allocable to the Premises payable pursuant to Section 3.3; and amounts payable for special services
pursuant to Section 3.5.

 

“Annual Fixed Rent” - See Section 3.1.

 

“Base Building Systems” - See Section 5.2.

 

“Building(s)” means the presently existing building(s) on
the Land, as shown on the Site Plan, and any additions to the existing
Building.

 

“Commencement Date” - See Section 2.5.

 

“Environment” shall mean soil, surface waters, groundwaters,
land, stream sediments, surface or subsurface strata, ambient air, and any
environmental medium.

 

“Environmental Laws” means all federal, state or local laws,
ordinances, rules, regulations, or policies whether now or hereafter enacted,
applicable to the Premises and/or the Tenant’s use or occupancy of the Premises
or the Tenant’s activities on or about the Premises, and governing the use,
clean-up, storage, treatment, transportation, manufacture, refinement,
handling, production or disposal of Hazardous Materials, including, without
limitation: the Comprehensive Environmental Response, Compensation and
Liability Act of 1980 (42 U.S.C. Sec. 9601, et  seq.) as amended
by the Superfund Amendment and Reauthorization Act; the Solid Waste Disposal
Act (42 U.S.C. Sec. 6901 et  seq.); the Hazardous Materials
Transportation Act (49 U.S.C. Sec. 1801, et  seq.); the Toxic
Substances Control Act; the Resource Conservation and Recovery Act; the Federal
Clean Water Act; Massachusetts General Laws Chapter 21C and 21E; and any
amendments thereto and any regulations adopted and publications promulgated
pursuant thereto, or any other environmental or health and safety-related law,
regulation, rule, ordinance, or by-law at the federal, state, or local level,
applicable to the Premises and/or Tenant’s use or 

 

 

occupancy
of the Premises or the Tenant’s activities on or about the Premises, whether
existing as of the date hereof, previously enforced, or subsequently enacted.

 

“External Causes” means any of the following: Acts of God,
war, civil commotion, fire, flood or other casualty, strikes or other
extraordinary labor difficulties, shortages of labor materials or equipment in
the ordinary course of trade, government order or regulations or other cause
not reasonably within the control of the party in question, and not due to the
fault or neglect of such party, excluding, however, inability to pay
obligations as they become due.

 

“Good Standing” shall have the following meaning: Tenant
shall be deemed to be in “Good Standing” if, as of a given point in time: (a) there
exists no Event of Default; (b) this Lease is in full force and effect, (c) the
Tenant shall not have assigned this Lease other than as an Affiliated
Assignment as hereinafter defined, and there shall not then be in effect any
sublease or subleases other than an Affiliate Transfer either (i) with
respect to more than thirty-three percent (33%) of the original Premises or (ii) having
a term of more than three (3) years, and (d) not more than two cured
and/or uncured Events of Default of a material nature shall have occurred
during the final twelve (12) months of the Term of this Lease (any of which
conditions described in clauses (a), (b), (c) and (d) may be waived
by the Landlord in writing at any time in Landlord’s sole discretion).

 

“Hazardous Materials” means any pollutants, contaminants,
hazardous wastes, toxic substances, oil or petroleum products, or hazardous
substances as defined in or pursuant to any Environmental Law, including,
without limitation, any asbestos, PCB’s, any toxic, noxious, or radioactive
substances, methane, volatile hydrocarbons, industrial solvents, petroleum
products, or any other materials or substances which could cause or constitute
a health, safety or other environmental hazard to any person or property.

 

“Interest Rate” means the variable rate of interest from time
to time announced by Bank of America (or its successor) as its base rate or, if
such rate can no longer be determined, the variable rate of interest from time
to time announced by a major commercial bank with administrative offices in
Boston, Massachusetts selected by the Landlord as its base or prime rate.

 

“Land” means the land situated in Waltham, Massachusetts,
described in Exhibit B.

 

“Landlord Responsible Parties” - See Section 7.1.

 

“Landlord’s Address” - See Exhibit A.

 

“Lease Year” means each period of one year during the Term
commencing on the Commencement Date or on any anniversary thereof, or, if the
Commencement Date does not fall on the first day of a calendar month, the first
Lease Year shall consist of the partial calendar month following the
Commencement Date and the succeeding 12 full calendar months, and each
succeeding Lease Year shall consist of a one-year period commencing on the
first day of the calendar month following the calendar month in which the
Commencement Date fell.

 

 

“Major Alterations” - See Section 4.1.

 

“Minor Alterations” - See Section 4.1.

 

“Permitted Uses” - See Exhibit A.

 

“Premises” means THAT PORTION of the Building on the second
floor shown on the floor plan attached hereto as Exhibit D,
consisting of 5,345 square feet of Rentable Floor Area.

 

“Property” means the Land and the Building(s). The Landlord
hereby reserves the right at any time and from time to time to make
alterations, modifications, additions, reductions, expansions or additions to,
and to build additional stories on any Building(s) on the Property and to
build other buildings or improvements on the Property and to make alterations
thereof, additions thereto and reductions therefrom and to build additional
stories on any such buildings and to construct deck or elevated parking
facilities.

 

“Property Common Areas” means the parking lot, walkways,
driveways, sidewalks and landscaped areas located on those portions of the
Property outside of the Building from time to time, and those portions of the
Building, if any, which serve the Property as a whole from time to time, such
as but not limited to any café or cafeteria and those areas required for access
to the Premises, such as stairways, hallways and elevators.

 

“Release” shall mean any releasing, spilling, leaking,
pumping, pouring, emitting, emptying, discharging, injecting, escaping,
leaching, disposing, or dumping into the Environment.

 

“Rentable Floor Area” means the area within the Building
pursuant to which rental calculations are made.

 

“Rules and Regulations” - See Section 6.3.

 

“Site Plan” means the site plan of the Property attached
hereto as Exhibit C.

 

“Tenant Responsible Parties” means the Tenant and Tenant’s
agents, contractors, licensees, servants, employees, sublessees, assignees and
others for whom the Tenant is legally responsible.

 

“Tenant’s Address for Notices” - See Exhibit A.

 

“Tenant’s Plans” - See Section 2.9.

 

“Tenant’s Proportionate Share” - The Rentable Floor Area of
the Premises (agreed to be 5,345 square feet) divided by the total Rentable
Floor Area of the Building, agreed to be currently 63,704, with the resulting
Tenant’s Proportionate Share at present of eight and four-tenths percent ( 8.4
%).

 

 

“Tenant’s Work” - See Section 2.9.

 

“Term” means the term as set forth in Exhibit A.

 

“Threat of Release” shall mean a substantial likelihood of a
Release which requires action to prevent or mitigate damage to the Environment
which may result from such Release.

 

2.                                      PREMISES
AND TERM.

 

2.1                               PREMISES.

 

The
Landlord hereby leases to the Tenant, and the Tenant hereby leases from the
Landlord, for the Term, the Premises. 
The Tenant acknowledges that there have been no representations or
warranties made by or on behalf of the Landlord with respect to the Premises or
the Property, or with respect to the suitability of either of them for the
conduct of the Tenant’s business.

 

2.2                               APPURTENANT
RIGHTS.

 

The
Tenant shall have, as appurtenant to the Premises, the nonexclusive right to
use the Property Common Areas in common with others, subject to the Rules and
Regulations.

 

2.3                               LANDLORD’S
RESERVATIONS.

 

All
Property Common Areas shall be subject to the exclusive control and management
of the Landlord, expressly reserving to Landlord, without limitation except as
hereinafter set forth, the right to reduce, expand or change the boundary lines
of the Property Common Area and to erect and install within the Property common
Areas kiosks, planters, pools, sculptures or otherwise.  The Landlord shall give the Tenant reasonable
prior notice (except in the event of emergency) before exercising its rights
under this Section 2.3 which require
access to and/or through the Premises, and the Landlord shall, in any event,
exercise diligent, commercially reasonable efforts to minimize any interference
with the Tenant’s use of the Premises and to avoid undue interference with the
Tenant’s use of the Property Common Areas in connection with exercising its
rights under this Section 2.3.  In no event shall the Premises be decreased
in size or otherwise altered in a fashion that would adversely affect the
Tenant’s use thereof as a result of the Landlord’s exercise of such
rights.  In no event shall the entrance
and/or access to the Premises be changed without the Tenant’s approval, which
approval shall not be unreasonably withheld or delayed.  The Landlord further expressly reserves the
right to access to and/or through the Premises upon no less than 24 hour prior
notice (except that no prior notice shall be required in an emergency) for
purposes of inspecting the Premises and otherwise exercising the Landlord’s
rights as granted hereunder and performing any obligations which have been
undertaken by the Landlord under this Lease, provided that the Landlord uses
diligent, commercially reasonable efforts to minimize interference with the
Tenant’s use of the Premises in connection therewith.

 

2.4                               PARKING.

 

The
Landlord shall provide parking based on a ratio of approximately 3.35 parking
spaces for every one thousand (1,000) rentable square feet of the Premises for
use at all 

 

 

times
by the Tenant’s employees, business invitees and visitors in the parking lots
on the Land.  The Tenant’s use of the
parking lots shall be in common with the Landlord and others entitled thereto
from time to time, and the Tenant’s parking spaces shall not be reserved
spaces.  The Tenant agrees that it and
all persons claiming by, through and under it, shall at all times abide by the Rules and
Regulations which pertain to the use of the parking facilities.

 

2.5                               COMMENCEMENT
DATE.

 

The
“Commencement Date” shall be upon substantial completion of Landlord’s Work as
hereinafter defined.

 

2.6                               PREPARATION
OF THE PREMISES.

 

(a) 
Landlord’s Work.  Promptly
following the execution of this Lease, the Landlord, at the Landlord’s expense,
shall perform the work described in Exhibit G
attached hereto (“Landlord’s Work”).  The Landlord shall obtain all necessary
permits and other governmental approvals in connection with the Landlord’s Work
prior to commencement of the Landlord’s Work. 
Promptly after execution of this Lease, the Landlord shall commence and
complete the Landlord’s Work on or before the Commencement Date, subject to
External Causes.

 

Landlord’s
Work may vary from the requirements of Exhibit G
if the variance is (i) necessary or advisable due to (A) the job
conditions or good construction practices, (B) the building permits for
such work, or (C) applicable legal requirements, (ii) non-substantial
or (iii) of greater utility or value than that which it replaces;

 

All
of Landlord’s Work shall be performed by the general contractor selected by the
Landlord in its sole discretion. 
Landlord will provide turnkey construction consistent with Exhibit G, and Landlord will
pay the costs of labor and materials incurred in connection with the
performance of the construction of the Premises described in Exhibit G, including the costs
of permits and insurance as well as architectural and engineering services
rendered in the preparation and design of construction drawings and
specifications.  The space planning design,
construction drawings and specifications will be provided by Landlord at no
cost to Tenant.

 

Tenant
may inspect Landlord’s Work at reasonable times and will promptly give notice
of observed defects in materials or workmanship.  Landlord will promptly correct such defects.

 

The
Premises shall be deemed ready for occupancy on the earlier of:

 

(i)                                     the date upon
which Tenant takes possession of any portion of the Premises for any purpose
other than preparing the Premises for occupancy, or

 

(ii)                                  the date upon
which Landlord’s Work is substantially completed.

 

The
Landlord will complete Landlord’s Work prior to September 1, 2007.  Landlord’s Work shall be deemed to be
substantially completed if only minor portions of Landlord’s Work, minor
adjustments, cosmetic finishing work or minor “punch list” items remain
incomplete.  By no 

 

 

later
than thirty (30) days after completion of Landlord’s Work, the Tenant shall
furnish to the Landlord a punch list of such items of construction of Landlord’s
Work which are then incomplete or defective and which require correction by
Landlord’s Contractor.  The Landlord
agrees to cause such punch list items to be corrected within thirty (30) days
of receipt of the punch list, or such longer period as is reasonably required if
the nature of the corrective work cannot be performed within thirty (30)
days.  If Landlord’s Work is delayed for
any of the reasons set forth in parts (i) through (v) below, Landlord’s
Work shall be deemed to have been substantially completed at the time it would
have been completed if not for such delay: (i) a default by Tenant under
the terms of this Lease; (ii) changes to any of the plans or
specifications for Landlord’s Work requested by Tenant and agreed to by
Landlord (which delay, shall be identified by Landlord at the time of
approval); (iii) a request by Tenant for materials, fixtures or
installations other than those in Landlord’s building standard or those
contained in the plans and specifications set forth in Exhibit G
; (iv) the performance of any work or installations by Tenant or
contractors hired by Tenant; or (v) any other act or omission caused by or
on behalf of Tenant, its contractors, agents, servants or employees which delay
the construction.

 

Landlord’s
Work shall comply with all applicable laws and regulations including Title III
of the Americans with Disabilities Act of 1990.

 

(b)                                 Tenant’s Plans.  Tenant may currently be preparing or in the
future may prepare, at its sole cost and expense, plans and specifications for
non-structural improvements Tenant desires to make in connection with Tenant’s
occupancy of the Premises (the “Tenant’s Plans”).  When completed, Tenant’s Plans shall be
submitted to Landlord for its approval. 
Under no circumstances shall any proposed plans be approved that involve
any structural alterations to the building. 
At the Tenant’s sole cost and expense, the Tenant shall cause the Tenant’s
Plans to be revised in a manner sufficient to remedy the Landlord’s reasonable
objections and/or respond to the Landlord’s reasonable concerns and for such
revised plans to be redelivered to the Landlord, and the Landlord shall either
approve or disapprove the Tenant’s revised plans within five (5) business
days following the date of submission. 
If the Landlord shall again disapprove Tenant’s Plans, the Tenant shall
revise such plans and redeliver them to the Landlord pursuant to the prior two
sentences until the Tenant’s Plans have been approved by the Landlord.  The Tenant’s Plans shall be stamped by a
Massachusetts-registered architect and engineer, such architect and engineer
being subject to the Landlord’s reasonable approval, which shall not be
unreasonably withheld or delayed, and shall comply with all applicable laws,
ordinances and regulations (including, without limitation, the applicable
requirements of the Americans with Disabilities Act of 1990, and the
regulations promulgated thereunder) and shall be in a form satisfactory to
appropriate governmental authorities responsible for issuing permits, approvals
and licenses required for construction. 
The Landlord will not approve any alterations or additions requiring
unusual expense to readapt the Premises to normal office, research and
development or laboratory use on termination of this Lease or increasing the
cost of insurance on the Building, unless the Tenant first gives assurances
acceptable to the Landlord for payment of such increased cost and that such
re-adaptation will be made prior to such termination without expense to the
Landlord.  The approval alone of any
Tenant’s Plans shall not impose upon the Landlord any responsibility or
liability whatsoever to the Tenant.  In
connection with its approval of the Tenant’s Plans, Landlord reserves the right
to require Tenant, at Tenant’s expense, to restore the 

 

 

Premises
to its original condition and configuration and shall specify in writing those
portions of Tenant’s work which must be removed at the expiration of the Term
of this Lease as part of Tenant’s surrender and yield-up of the Premises.

 

(c)                                  Tenant’s Work.  Promptly after approval of Tenant’s Plans,
the Tenant shall commence and exercise all reasonable efforts to complete the
work specified therein (‘Tenant’s Work”).  All Tenant’s Work shall be completed in
accordance with the approved Tenant’s Plans and the requirements for
alterations and improvements made by or on behalf of Tenant set forth in this
Lease.  Copies of all permits and
approvals required for Tenant’s Work shall be furnished to the Landlord
promptly upon receipt thereof.  Tenant’s
Work shall be performed by a general contractor approved by the Landlord, under
a written construction contract providing for payment, performance and lien
bonds in the full amount of the contract sum; provided, however, that the
Tenant may have Tenant’s Work competitively bid by several general contractors
approved in advance by the Landlord and the Tenant may select among such
general contractors the general contractor that will perform Tenant’s
Work.  The approval by the Landlord of
the Tenant’s general contractor shall not impose upon the Landlord any
responsibility or liability whatsoever to the Tenant as a result of, or arising
out of, the defaults or other acts or omissions of the general contractor.  A copy of all required bonds and certificates
of insurance required by this Lease shall be furnished to the Landlord prior to
commencement of construction and installation of Tenant’s Work.  In addition, the Landlord may monitor the
progress of Tenant’s Work, including, without limitation, attend any weekly or
other periodic job meetings.  The
Landlord shall provide the Tenant with no less than twenty four hours prior
notice before it enters the Premises to review Tenant’s Work, except in the
event of an emergency, when no such notice shall be required.  Any review and monitoring of Tenant’s Work by
the Landlord shall not impose upon the Landlord any responsibility or liability
whatsoever to the Tenant as a result of, or arising out of, Tenant’s Work.  Within forty-five (45) days of completion of
any Tenant’s Work in accordance with the approved plans and specifications, the
Tenant shall provide to the Landlord “as-built” plans showing precisely how and
where Tenant’s Work was actually installed. 
The Tenant shall provide the Landlord with copies of any certificates of
occupancy for any Tenant’s Work that requires a certificate of occupancy
reasonably promptly after completion of any portion of Tenant’s Work.  Nothing herein shall be construed as
permitting the Tenant to occupy all or any portion of the Premises for which
the Tenant has not obtained a certificate of occupancy or otherwise failed to
comply with legal requirements as set forth herein.

 

(d)                                 Within thirty
(30) days of taking occupancy of the Leased Premises, Tenant shall deliver to
Landlord a copy of the occupancy permit for the Leased Premises, as issued by
the local building department.

 

3.                                      RENT
AND OTHER PAYMENTS; SECURITY DEPOSIT.

 

3.1                               ANNUAL
FIXED RENT.

 

From
and after ninety (90) days following the Commencement Date (“Rent Commencement
Date”), the Tenant shall pay, without notice or demand, monthly installments of
one-twelfth (l/12th) of the Annual Fixed Rent in effect and applicable to the
Premises in advance on the first day of each calendar month during the Term
(except for any monthly rental payment 

 

 

due
for any partial month which shall be paid on the Rent Commencement Date) for
each full calendar month of the Term and of the corresponding fraction of said
one-twelfth (l/12th) for any fraction of a calendar month at the beginning or
end of the Term.  The Annual Fixed Rent
applicable to the Premises during the Term is defined in Exhibit A.

 

3.2                               REAL
ESTATE TAXES.

 

During
the Term, the Tenant shall pay to the Landlord, as Additional Rent, Tenant’s
Tax Expense Allocable to the Premises (as such term is hereinafter defined), in
accordance with this Section 3.2.  The capitalized terms used in this Section 3.2
are defined as follows:

 

(a)                                  ‘Tax Year” means the 12-month period beginning July 1
each year or if the appropriate governmental tax fiscal period shall begin on
any date other than July 1, such other date.  The “Base Tax Year”
shall be the Tax Year commencing July 1, 2007.

 

(b)                                 “Tenant’s Tax Expense Allocable to the Premises” means, for
any Tax Year, the Real Estate Taxes for the Tax Year in excess of the Base Tax
Year, multiplied by Tenant’s Proportionate Share.

 

(c)                                  “Real Estate Taxes” means all taxes and special assessments
payable by Landlord of every kind and nature assessed by any governmental
authority on the Property and reasonable expenses of any proceedings for
abatement, including appeals thereof, less the amount of any abatement or
refund received with respect to any period during the Term (or less a prorated
portion thereof, if only a portion of the period is within the Term) after a deduction
of the reasonable expenses of the proceedings for such abatement, including
appeal proceedings deemed necessary by Landlord in its reasonable
discretion.  The amount of special taxes
or special assessments to be included shall be limited to the amount of the
installment (plus any interest thereon) of such special tax or special
assessment (which shall be payable over the longest period permitted by law)
required to be paid during the Tax Year in respect of which such taxes are
being determined.  There shall be
excluded from such taxes all income, estate, succession, inheritance, excess
profit, franchise and transfer taxes; provided, however, that if at any time
during the Term the present system of ad valorem taxation of real
property shall be changed so that in lieu of the whole or any part of the ad
valorem tax on real property, there shall be assessed on the Landlord a capital
levy or other tax on the gross rents received with respect to the Property, or
a federal, state, county, municipal, or other local income, franchise, excise
or similar tax, assessment, levy or charge (distinct from any now in effect)
based, in whole or in part, upon any such gross rents, then any and all of such
taxes, assessments, levies or charges, to the extent so based, shall be deemed
to be included within the term “Real Estate Taxes.”

 

Payments
by the Tenant on account of the Tenant’s Tax Expense Allocable to the Premises
shall be made monthly at the time and in the fashion herein provided for the
payment of Annual Fixed Rent and shall be equal to one-twelfth (1/12) of the
Tenant’s Tax Expense Allocable to the Premises for the current Tax Year as
reasonably estimated by the Landlord.

 

 

Annually,
the Landlord shall render to the Tenant a statement in reasonable detail showing
for the preceding calendar year or fraction thereof, as the case may be, Real
Estate Taxes on the Property and any abatements or refunds of such taxes
received during such period with respect to any period included wholly or
partially within the Term, together with, copies of all applicable tax bills
for the Property, and the Landlord’s calculations of Tenant’s Tax Expense
Allocable to the Premises.  The Landlord
shall to render the statement not later than one hundred twenty (120) days
after the end of each calendar year or fraction thereof during the Term or
fraction thereof at the end of the Term. 
Expenses incurred in obtaining any tax abatement or refund may be
charged against such tax abatement or refund before the adjustments are made
for the Tax Year, unless previously included in Real Estate Taxes used to
calculate Tenant’s Tax Expense Allocable to the Premises.  If at the time such statement is rendered it
is determined with respect to any Tax Year that the Tenant has paid (i) less
than the Tenant’s Tax Expense Allocable to the Premises or (ii) more than
the Tenant’s Tax Expense Allocable to the Premises, then, in the case of (i),
the Tenant shall pay to the Landlord, as Additional Rent, within thirty (30)
days of such statement the amount of such underpayment and, in the case of
(ii), the Landlord shall credit the amount of such overpayment against the
monthly installments of the Tenant’s Tax Expense Allocable to the Premises next
thereafter coming due.  If the Term has
expired and the Tenant has no further obligation to the Landlord, however, the
Landlord shall refund such overpayment to the Tenant within thirty (30)
days.  To the extent that Real Estate
Taxes may be payable to the taxing authority in installments with respect to
periods less than a Tax Year, the statement to be furnished by the Landlord
shall be rendered and payments made on account of such installments.

 

3.3                               OPERATING
EXPENSES.

 

During
the Term the Tenant shall pay to the Landlord, as Additional Rent, the Tenant’s
Operating Expenses Allocable to the Premises, as hereinafter defined, in
accordance with this Section 3.3.  The capitalized terms used in this Section 3.3 are defined as follows:

 

(a)                                  “Tenant’s Operating Expenses Allocable to the Premises”
means, for any calendar year, the Operating Expenses for the Property for such
calendar year in excess of the Operating Expenses for the Property for calendar
year 2007, in each case grossed-up to reflect 95% occupancy, multiplied by
Tenant’s Proportionate Share.

 

(b)                                 “Operating Expenses” means the any and all of Landlord’s
costs of operating, managing, cleaning, equipping, policing, replacing,
repairing, lighting, heating, cooling, providing sanitation and sewer and other
services, maintaining and repairing the Property, which shall include, without
limitation: the cost of providing or causing to be provided the services to be
provided hereunder; all utility costs, including but not limited to heating,
ventilation and air conditioning (HVAC), sprinklering and cleaning charges
associated with the Property Common Areas; electricity for the operation of any
machine, appliance or device used for the operation of the Premises or Building
and lighting of all Property Common Areas including outside lighting, the
lighting of enclosed Property Common Areas and lighting of signs; surcharges
levied upon or against parking spaces or areas, mass or public transportation,
payments towards mass transit or car pooling facilities or otherwise as
required by local, state or federal governmental authorities; costs and
expenses in connection with maintaining federal, state or local governmental
ambient

 

 

 

air and environmental standards; the cost and
expense of landscaping, gardening and planting, irrigating, cleaning, painting
(including line painting), decorating, paving, lighting, sanitary control,
removal of snow, ice, trash, garbage and other refuse, including costs relating
to trash compactors; maintenance, repair and replacement of parking areas,
sidewalks, curbs, guardrails, bumpers, fences, screens, flagpoles and bicycle
racks and costs incurred in the expansion of the access road(s) to the
Property, maintenance, repair and replacement of utility systems serving the
Property Common Areas including but not limited to water, sanitary sewer,
drainage and storm water lines and other utility lines, pipes and conduits; the
cost of maintaining restrooms included in the Property Common Areas; premiums
for insurance with respect to the property which shall include any and all
insurance that Landlord shall deem to be reasonable, including, but not limited
to, all risk, general liability, excess liability, rent loss, business
interruption, boiler and equipment, and flood and earthquake; the amount
deductible from any insurance claim of the Landlord (but only in the event of
an actual claim paid and settled); wages, salaries, fees and cost to Landlord
of all Persons engaged in connection therewith including, without limitation,
such portion of the Landlord’s property manager’s and tenant coordinator’s
salary attributable to the building and anyone directly engaged in operating,
maintaining or cleaning the Property including the parking facilities located
thereon, including taxes, insurance, and benefits relating thereto, but
excluding salaries of other management level employees of Landlord who are not
entirely engaged at the Premises , and such expenses shall be fairly allocated
in the event any such person works on other sites as well as on the Premises;
the cost of maintaining a business office; accounting and auditing fees;
administrative costs; reasonable management fees; steam, water and sewer
charges, but specifically excluding such utility charges either separately
metered or separately chargeable to tenants or Tenant whether for additional or
special services or otherwise; (the cost of maintaining the septic system;)
costs of building and cleaning supplies; rental or leasing costs for equipment
used in operating, cleaning, maintaining or repairing the Property; security,
if any; cost of maintenance, repairs and replacements, including, without
limitation, the cost of capital improvements or replacements in excess of the
amortization therefor on a straight-line basis over the useful life of the item
as determined by Landlord in its reasonable discretion, together with interest
on the unamortized balance at Landlord’s actual borrowing rate on funds
borrowed for the purpose of constructing such capital improvements or
replacements or at the Interest Rate if there is no such borrowing; payments
under service contracts with independent contractors for services provided in
connection with the operation, cleaning, maintenance, and repair of the
Property, but only to the extent that such expenses would otherwise be properly
included in Operating Expenses hereunder and specifically excluding the
cleaning and janitorial services for the Premises contracted for Tenant by the
Landlord, which shall be billed separately and apart from other operating
expenses and paid for directly by Tenant; and all other reasonable expenses
paid in connection with operation, cleaning, maintenance and repair of the
Property.  Notwithstanding the foregoing,
Operating Expenses shall not include the items specified in Exhibit F.

 

Payments by the Tenant on
account of the Tenant’s Operating Expenses Allocable to the Premises shall be
made monthly at the time and in the fashion herein provided for the payment of
Annual Fixed Rent.  The amount so to be
paid to the Landlord shall be an amount 

 

 

from time to time reasonably estimated by the
Landlord to be sufficient to aggregate a sum equal to the Tenant’s Operating
Expenses Allocable to the Premises for each calendar year.

 

Annually, or upon the
transfer of ownership in the Property, the Landlord shall render to the Tenant
a statement in reasonable detail (including with respect to the allocation of
Operating Expenses for the Property among the Buildings and Property Common
Areas expense), showing for the preceding calendar year or fraction thereof, or
the year-to-date of ownership transfer, as the case may be, the Operating
Expenses for the Property and the Tenant’s Operating Expenses Allocable to the
Premises.  The Landlord shall deliver the
annual statement not later than one hundred twenty (120) days after the end of
each calendar year or fraction thereof during the Term or fraction thereof at
the end of the Term.  If at the time such
annual statement or any such statement in connection with the transfer of the
Property is rendered it is determined with respect to any calendar year or the
year-to-date of ownership transfer, as the case may be, that the Tenant has
paid (i) less than the Tenant’s Operating Expenses Allocable to the
Premises or (ii) more than the Tenant’s Operating Expenses Allocable to
the Premises, then, in the case of (i), the Tenant shall pay to the Landlord,
as Additional Rent, within thirty (30) days of such annual statement the amounts
of such underpayment, or in the case of ownership transfer Tenant shall pay
directly to the prior landlord within thirty (30) days of the statement
rendered in connection with said transfer the amounts of such underpayment and,
in the case of (ii), the Landlord shall credit the amount of such overpayment
against the monthly installments of the Tenant’s Operating Expenses Allocable
to the Premises next thereafter coming due. 
If the Term has expired and the Tenant has no further obligation to the
Landlord, however, the Landlord shall refund such overpayment to the Tenant
within thirty (30) days.

 

The Tenant, its accountants
and representatives, shall have the right, at the Tenant’s expense, on not less
than five (5) business days’ prior written request by the Tenant to the
Landlord, to examine, audit and copy (at the Tenant’s expense) at the Landlord’s
offices during normal business hours, the Landlord’s books and records
pertaining to the Operating Expenses and/or Real Estate Taxes for the Property,
to enable the Tenant to verify the accuracy of the Operating Expenses and/or
Real Estate Taxes for the Property shown on a Landlord’s statement for the
prior year.  Any such audit shall be
conducted within 120 days from Tenant’s receipt of Landlord’s statement showing
in reasonable detail the expenses incurred during the preceding calendar year
or fraction thereof.  The Landlord agrees
to keep its books in accordance with generally accepted accounting principles
consistently applied and in such manner as shall reasonably make possible the
verification of the Operating Expenses and Real Estate Taxes for the
Property.  The costs of any audit
referred to herein shall be borne by the Tenant.  Landlord reserves the right to dispute the
results of Tenant’s audit or examination.

 

3.4                               UTILITY
CHARGES.

 

During the Term, the Tenant
shall pay on or before the date the same are due directly to the provider of
the service, all separately metered charges for steam, heat, gas, water, sewer,
electricity, fuel and other services and utilities furnished to the
Premises.  If any of such services are
not separately metered to Tenant, then Tenant shall pay its pro rata share, as
reasonably determined by the Landlord, of such services within ten (10) days
after receiving invoices therefore from Landlord.

 

 

3.5                               ABOVE-STANDARD
SERVICES.

 

If the Landlord elects to
provide any services to the Tenant as requested by Tenant in addition to those
expressly provided for herein, the Tenant shall pay to the Landlord,  as Additional Rent, the amount billed by the
Landlord for such services at the Landlord’s standard rates as from time to
time in effect and reasonably established. 
If the Tenant has requested that such services be provided on a regular
basis, the Tenant shall, if requested by the Landlord, pay for such services at
the time and in the fashion in which Tenant’s Operating Expenses Allocable to
the Premises are payable.  Otherwise, the
Tenant shall pay for such additional services within thirty (30) days after
receipt of an invoice from the Landlord.

 

3.6                               NO
OFFSETS.

 

Annual Fixed Rent and
Additional Rent shall be paid by the Tenant without any offset, abatement or
deduction whatsoever.

 

3.7                               RENT.

 

The total rent payable under
this Lease shall be deemed to include the aggregate of (i) the Annual
Fixed Rent, (ii) Additional Rent and (iii) all other rent, charges,
fees, and costs allocable to Tenant pursuant to the terms of this Lease.

 

3.8                               SECURITY
DEPOSIT.

 

(a)                                  In this Section 3.8, the following
definitions apply:

 

“Original Amount” means
$60,000.00.

 

“Letter of Credit” means any
original Letter of Credit, and any substitute, replacement, or additional
letter of credit.

 

(b)                                 Simultaneously
with the execution of this Lease, the Tenant shall deliver to and deposit with
the Landlord a security deposit (the “Security Deposit”)
consisting of cash or an irrevocable, unconditional, absolutely “clean” Letter
of Credit in the face amount equal to the Original Amount running to the
Landlord as the sole beneficiary, which Letter of Credit shall in all ways be
satisfactory to the Landlord in its reasonable discretion.  Any Letter of Credit shall have a stated
duration of and shall be effective for at least one year with provision for
automatic successive annual one-year extensions during the Lease Term and for
sixty days thereafter provided that Tenant may replace said letter of credit by
no later than sixty days before its termination.  Tenant shall keep the Letter of Credit in
force throughout the Lease Term and for sixty days after the expiration date or
the earlier termination of the Term, except that if such earlier termination is
based on the Tenant’s default, the Tenant shall keep the Letter of Credit in
force until sixty days after the date when the Term would have expired had it
not been earlier terminated.  Tenant
shall deliver to the Landlord a renewal Letter of Credit no later than thirty
days prior to the expiration date of any Letter of Credit issued under this Section 3.8, and if the Tenant
fails to do so, the Landlord may draw the entire amount of the expiring Letter
of Credit and hold the proceeds in cash as the Security Deposit.  If the 

 

 

Security
Deposit consists of a Letter of Credit, the Letter of Credit shall be issued by
a Boston commercial bank (or other bank satisfactory to and approved by the
Landlord) which has capital assets of at least $250,000,000 and capital
reserves of at least $7,000,000, and which is a member of the Federal Reserve
System.

 

(c)                                  If, and as soon
as, there shall exist an Event of Default under this Lease (and on the occasion
of each Event of Default if there shall be more than one), the Landlord may
draw upon the Security Deposit at any time and from time to time in such amount
or amounts as may be necessary to cure the default(s) or to reimburse the
Landlord for any sum(s) which the Landlord may have spent to cure the
default(s), and if the Landlord has terminated this Lease due to the Tenant’s
default(s), the Landlord may also draw upon the Security Deposit in such amount
(or all) as may be necessary to obtain any amounts from time to time owed to
the Landlord by the Tenant after termination. 
In the case of each such drawing (except a drawing occurring after
termination or expiration of this Lease), the Tenant shall, on demand, cause
the Security Deposit to be reinstated to the full amount that was required by
this Lease prior to the drawing by causing a similar Letter of Credit,
aggregating said full amount, to be issued to the Landlord.  If at the end of the Lease Term, no Event of
Default shall exist, the Security Deposit, or any balance thereof, shall be
returned to the Tenant or if at the end of the Term of this Lease, an Event of
Default shall exist, then any portion of the Security Deposit not necessary to
cure said Event of Default shall be returned to Tenant but not otherwise.  The Landlord shall be entitled to commingle
the proceeds of any Letter of Credit provided to the Landlord as the Security
Deposit with other funds of the Landlord, and shall not be obligated to pay
interest on the deposit to the Tenant. 
If the Landlord conveys the Landlord’s interest under this Lease, the
Security Deposit, or any part thereof not previously applied, may be turned
over by the Landlord to the Landlord’s transferee, and, if so turned over, the
Tenant agrees to look solely to such transferee for proper application of the
Security Deposit in accordance with the terms of this Lease and the return
thereof in accordance therewith.

 

(d)                                 Upon the
request of the Landlord, from time to time, the Tenant shall make arrangements
satisfactory to the Landlord in its reasonable discretion for the transfer of
Letter of Credit to any successor landlord or mortgagee of the Property, and
from any such mortgagee to the Landlord or any successor mortgagee provided
that Tenant shall not be responsible to pay any fee required in connection with
any such transfer of the Letter of Credit due to the request of the Landlord
more often than annually during the term of this Lease.

 

3.9                               INTENTIONALLY
OMITTED.

 

4.                                      ALTERATIONS.

 

4.1                               CONSENT
REQUIRED FOR TENANT’S ALTERNATIONS.

 

The Tenant shall not make
alterations or additions to the Premises, unless the Tenant shall have first
obtained the Landlord’s prior written consent thereto and approval of the 

 

 

plans and specifications in each case, which consent
shall not be unreasonably withheld, except that the Landlord’s prior written
consent shall not be required for Minor Alterations.  For purposes hereof, “Minor
Alterations” shall consist of alterations and additions to the
Premises that are not alterations or additions to the exterior of the Premises
including, without limitation, the roof thereof, structural alterations or
additions or alterations or additions to the Base Building Systems (as
hereinafter defined) and that will not cost more than $2,500.00 to perform,
provided that Tenant on each occasion notifies Landlord in advance of all
alterations and on each occasion supplies plans and specs, whether or not they
are deemed herein to be Minor Alterations. 
Prior to commencing any alterations or additions, Tenant shall submit to
Landlord copies of all permits, approvals and plans relating to the performance
of such work.  In the case of Minor
Alterations, such plans may be “schematic plans” and need not have been
prepared or certified by an engineer or architect.  Upon commencing any alterations or additions,
the Tenant shall diligently prosecute the same until completion.  The Tenant shall, in all events, deliver a
complete set of as-built plans to the Landlord upon completion of any
alterations or additions, other than for Minor Alterations.

 

Notwithstanding the
foregoing, if any additions, alterations or improvements shall change the
general character of the Premises or substantially change the basic structure
of the Premises or any other improvement included therein or adversely affect
the value of the Property, the Tenant may make such alterations, addition or
improvement only with the prior written approval of the Landlord.

 

4.2                               OWNERSHIP
OF ALTERATIONS.

 

Except as otherwise
expressly provided in this Section 4.2,
all alterations and additions shall be part of the Premises and owned by the
Landlord, unless at the time of the Landlord’s approval of the plans and
specifications therefor, the Landlord shall specify in writing that such
alterations or additions may or shall be removed upon termination or expiration
of this Lease.  By no later than twenty
(20) days prior to the anticipated time of commencement of work on any such
alteration or addition, Tenant may submit a written request to Landlord seeking
Landlord’s determination whether such item is to be removed at the expiration
or earlier termination of this Lease, and Landlord will respond reasonably to
such request in writing within ten (10) days after receipt of such
request.  All equipment and personal
property not attached to the Premises and trade fixtures susceptible of being
removed from the Premises without substantial injury thereto shall remain the
property of the Tenant and shall be removed by the Tenant upon termination or
expiration of this Lease.  The Tenant
shall repair any damage caused by the removal of any alterations, additions,
trade fixtures or personal property from the Premises.

 

4.3                               CONSTRUCTION
REQUIREMENTS FOR ALTERATIONS.

 

All construction work by the
Tenant shall be done at the Tenant’s sole cost and expense except as expressly
otherwise set forth herein and in a good and workmanlike manner, employing only
materials of equal or better quality than those installed in the Premises as of
the Commencement Date, and in compliance with all applicable laws and all
lawful ordinances, regulations and orders of governmental authority and
insurers of the Premises and the Rules and Regulations.  The Landlord or the Landlord’s authorized
agent may (but without any implied 

 

 

obligation to do so) inspect the work of the Tenant
at reasonable times.  Except for
installation of furnishings and Minor Alterations, all of the Tenant’s
alterations and additions and installation of furnishings shall be performed by
contractors or workers first approved by the Landlord, which approval the
Landlord agrees not to unreasonably withhold or delay.  The Tenant, before starting any work, shall
secure all licenses and permits necessary therefor and, except as to any Minor
Alterations, shall deliver to the Landlord a copy of all such licenses and
permits (and, upon completion, a copy of the certificate of occupancy (if
required by applicable law)).  The Tenant
also shall deliver to the Landlord a copy of the building permit and
certificate of occupancy for any Minor Alternations for which they are required
by applicable law.  The Tenant shall
cause each contractor to carry worker’s compensation insurance in statutory
amounts covering all the contractors’ and subcontractors’ employees and
comprehensive general public liability insurance with limits not less than
$1,000,000 (individual)/$3,000,000 (occurrence) (all such insurance to be
written in companies approved reasonably by the Landlord and naming as
additional insureds the Landlord, the Landlord’s managing agent, any mortgagee
of whose identity the Tenant shall have been given notice, and the Tenant, as
well as the contractors, and to deliver to the Landlord certificates of all
such insurance.  Each policy of general
public liability insurance shall be non-cancelable and non-amendable with
respect to the Landlord, and any such mortgagees without 30 days’ prior notice
to the Landlord, and such mortgagees.  At
the Landlord’s request, the Tenant shall, before work is started on any
improvements or alterations made by the Tenant, secure assurances satisfactory
to the Landlord protecting the Landlord against claims arising out of the
furnishing of labor and materials therefor. 
In the course of any work being performed by the Tenant or about the
Property, the Tenant agrees to use labor compatible with that being employed by
the Landlord for work on the Property and not to employ or permit the use of
any labor or otherwise take any action which might result in a labor dispute
involving personnel providing services on the Property.

 

4.4                               PAYMENT
FOR TENANT ALTERATIONS.

 

The Tenant agrees to pay
promptly when due the entire cost of any work done on the Premises by the
Tenant, its agents, employees or independent contractors, and to prevent any
liens for labor or materials performed or furnished in connection therewith
from attaching to the Premises or the Property and promptly to discharge
(whether by payment, bonding off or otherwise) any such liens which may so
attach.  If any such lien shall be filed
against the Premises or the Property and the Tenant shall fail to cause such
lien to be discharged within five (5) business days after receipt of
notice of the filing thereof, the Landlord may cause such lien to be discharged
by payment, bond or otherwise, without investigation as to the validity thereof
or as to any offsets or defenses which the Tenant may have with respect to the
amount claimed.  The Tenant shall
reimburse the Landlord, upon demand, as Additional Rent, for any reasonable
cost so incurred, including, without limitation, reasonable attorneys’ fees in
connection therewith, it being expressly agreed that such discharge by Landlord
shall not be deemed to waive or release the default of the Tenant in not
discharging such lien.  Tenant shall
indemnify and hold the Landlord harmless from and against any and all expenses,
liens, claims, liabilities and damages based on or arising, directly or
indirectly, by reason of the making of any alterations, additions or
improvements by or on behalf of the Tenant, which obligation shall survive the
expiration or termination of this Lease.

 

 

4.5                               AS
IS.

 

Tenant is leasing the
Premises in an “AS IS” condition, without any warranties, express or implied,
with regard to the condition of the Premises, and the Landlord shall not make,
is not hereby making and has not made any covenants, guaranties,
representations or warranties, express, implied or by law, oral or written, of
any kind or character, as to the nature, condition, construction, workmanship,
state of repair, development, function, valuation, profitability, income,
operations, expenses, tax consequences, title, availability of access, ingress
or egress, compliance with laws, rules, regulations and ordinances,
habitability, merchantability, or fitness, suitability or feasibility for any
purpose of the Property; all of the foregoing being hereby expressly disclaimed
by the Landlord and waived by the Tenant. 
The Tenant has entered into this Lease without relying on any statement
or representation by the Landlord or its agents.  The Tenant represents and warrants that the
Tenant has relied solely on its own expertise and that of its consultants in
leasing the Premises.

 

5.                                      RESPONSIBILITY
FOR CONDITION OF PREMISES; LANDLORD’S SERVICES.

 

5.1                               MAINTENANCE
AND REPAIR OBLIGATIONS OF THE LANDLORD.

 

(a) Except as otherwise
provided in Article 8, the Landlord
shall maintain, clean, repair and make all necessary replacements to (i) the
Property Common Areas, and (ii) the roof, floor slabs, structural
supports, structure of the building (including the plumbing, mechanical, HVAC
(including air conditioning) and electrical systems serving other portions of
the Property in addition to the Premises as they may be expanded hereunder from
time to time) and exterior walls of the Premises, in each case as may be
necessary to keep and maintain the same in good order, condition and repair.

 

5.2                               MAINTENANCE
AND REPAIR OBLIGATIONS OF TENANT; SURRENDER.

 

The Tenant shall keep neat
and clean and maintain in good order, condition and repair the Premises,
excepting only reasonable wear and tear and damage by fire or other casualty
and as a consequence of the exercise of the power of eminent domain, and those
repairs for which the Landlord expressly is responsible pursuant to Section 5.1.  The
Tenant covenants and agrees that, upon the termination or expiration of this
Lease, the Tenant shall surrender the Premises and, to the extent required or
permitted by Section 4.2, all alterations
and additions thereto made by Tenant during the Term of this Lease, broom swept
clean and in the aforesaid condition, first removing all goods and effects of
the Tenant and, to the extent required or permitted by Section 4.2,
all alterations and additions made by the Tenant and repairing any damage
caused by such removal and restoring the Premises.  The Tenant shall not permit or commit any
waste, and the Tenant shall be responsible for the cost of repairs which may be
made necessary by reason of damage to the roof and exterior walls of the
Premises and Property Common Areas reasonable wear and tear excepted, by Tenant’s
contractors, licensees, invitees, agents, servants or employees or others for
whom the Tenant is legally responsible (collectively, with the Tenant, (‘Tenant’s Responsible Parties”), which shall be payable to the
Landlord upon demand as Additional Rent.

 

 

5.3                               LANDLORD’S
SERVICES; LANDLORD DELAY; INTERRUPTION.

 

The Landlord shall provide
lighting, maintenance and snow removal for the Property Common Areas and
landscaping maintenance services in and for the Property so as to maintain the
Property in good and operational condition similar to that of comparable
properties, well maintained, in the area in which the Property is located.  The cost of all such services shall be included
in Operating Expenses.  Landlord shall
provide heating and cooling as may be required to provide reasonably
comfortable space temperature and ventilation for occupants of the Premises
during the hours of operation of 8:00 a.m. to 6 p.m., Monday through
Friday and of 9:00 a.m. to 12:00 p.m. on Saturday.  Landlord shall also provide hot water for
lavatory purposes and cold water for drinking, lavatory and toilet
purposes.  The cost of such heating,
cooling, hot water and cold water shall be paid by Tenant, except for that
which is used in the Property Common Areas, which cost shall be included in
Operating Expenses.  In case the Landlord
is prevented or delayed from making any repairs, alterations or improvements,
or furnishing any services or performing any other covenant or duty to be performed
on the Landlord’s part by reason of any External Cause, the Landlord shall not
be liable to the Tenant therefor, nor, except as expressly otherwise provided
in this Lease, shall the Tenant be entitled to any abatement or reduction of
rent by reason thereof, nor shall the same give rise to a claim in the Tenant’s
favor that such failure constitutes actual or constructive, total or partial,
eviction from the Premises.  The Landlord
also reserves the right to take any steps necessary to comply with applicable
law, ordinances, codes and regulations. 
In no event shall the Landlord be liable to the Tenant for, nor, except
as expressly otherwise provided in this Lease, shall the Tenant be entitled to
any abatement or reduction of rent by reason of the unavailability of heat,
light or any utility or any service, nor shall the same give rise to any claim
in the Tenant’s favor that the same constitutes actual or constructive, total,
or partial, eviction from the Premises.

 

5.4                               ADA
COMPLIANCE.

 

The Tenant and the Landlord
acknowledge that, in accordance with the provisions of the Americans with
Disabilities Act of 1990 (42 U.S.C. §12101, as amended) and the regulations
promulgated thereunder (the “ADA”),
responsibility for compliance with the terms and conditions of the ADA may be
allocated as between the Landlord and the Tenant.  The Landlord and the Tenant therefore agree
that the Landlord shall be responsible for compliance with the ADA with respect
to the Property Common Areas, including, but not limited to, the sidewalks,
parking areas, exterior walkways, access into the building, interior stairways,
hallways and elevators and, except as set forth above, the Tenant shall be
responsible for compliance with the ADA with respect to the Premises.

 

5.5                               SIGNAGE.

 

The Landlord shall provide,
at its sole cost and expense, (a) a principal sign for the Tenant’s
business on the principal entranceway into the Premises from the main lobby in
the Building and on the Lobby Directory. 
The location, design and installation of such sign shall be determined
by Landlord in its sole discretion, reasonably exercised.

 

5.6                               TRASH
REMOVAL.

 

The Landlord shall
coordinate the removal of all of the Tenant’s trash and refuse associated with
the Permitted Use from the Premises to the trash receptacles on site designated
by Landlord and shall arrange for regular removal thereof so as to keep and
maintain the 

 

 

Premises and the Property in neat, clean and good
condition.  The cost of said trash
removal from the Premises and the Property will be billed to and paid for by
Tenant separately and apart from Operating Expenses.  Notwithstanding the foregoing, the Tenant
shall be responsible for proper disposal off the Property of all Hazardous
Materials used or brought onto the Premises or the Property by the Tenant or
any Tenant Responsible Party.

 

6.                                      CERTAIN
COVENANTS.

 

6.1                               PERMITTED
USES.

 

The Tenant shall occupy the
Premises only for the Permitted Uses, and shall not injure or deface the
Premises or the Property, nor permit in the Premises any auction sale.  The Tenant shall not permit in the Premises
any nuisance, or the emission from the Premises of any objectionable noise,
odor or vibration, nor do or permit any act or thing on the Premises or the
Property which is contrary to any requirement of law, or which constitutes a
public or private nuisance, or which might impair the value of the Property, or
which is liable to invalidate or increase premiums for any insurance on the
Premises or the Property or their contents (unless the Tenant agrees to pay the
Landlord for the total increased cost of such premiums), or which is liable to
render necessary any alteration or addition to the Premises or the Property,
nor commit or permit any waste in or with respect to the Premises or the
Property.

 

6.2                               LAWS
AND REGULATIONS AND OTHER COMPLIANCE; LIENS.

 

The Tenant shall comply with
all applicable laws, statutes, codes, ordinances, orders, judgments, decrees,
injunctions, regulations, rules, permits, licenses, authorizations, directions
and requirements of all governments, departments, commissions, boards, courts,
authorities, agencies, officials and officers, foreseen or unforeseen, ordinary
or extraordinary in effect from time to time applicable with respect to the
Tenant’s use and occupancy of the Premises, including, without limitation, by
making, any alterations to the Premises required as a result of the Tenant’s
specific use and occupancy, subject to the provisions of this Lease regarding
alterations by the Tenant.  Without
limitation of the foregoing, the Tenant shall comply with applicable local,
state and federal laws, ordinances, regulations and orders relating to
industrial hygiene, environmental protection, and public health and safety and
any applicable permits, licenses, and other governmental or regulatory
approvals regarding the discharge or emission of regulated materials or wastes
in connection with Tenant’s specific operations and occupancy at the
Premises.  Tenant shall pay all costs
related to such compliance, where such compliance requirements are triggered by
Tenant’s specific use and are not triggered by the inherent character of the
space as used for office and warehouse uses, respectively.  The Tenant shall comply with all instruments
of record which now or at any time hereafter may be applicable to the Premises
or any part thereof, or any of the adjoining sidewalks, curbs, fences and
vaults, if any, or the ownership or use of any thereof, of which Tenant has
received actual written notice, provided that the same do not materially adversely
affect the rights and remedies of Tenant pursuant to this Lease; conform to all
requirements of all policies of insurance covering the Premises or insuring the
Landlord or the Tenant in connection therewith and the standards recommended by
the Boston Board of Fire Underwriters applicable to the Tenant’s use and
occupancy of the Premises; and not do or permit to be done on or in connection
with the Leased Premises any act or thing which might impose any liability or
responsibility upon the Landlord

 

 

 

except those arising from Permitted Uses expressly
permitted hereunder, in which case such uses may be exercised but Tenant hereby
agrees mat it assumes any and all liability or responsibility therefor; and not
to subject the Leased Premises to any mortgage, lien, encumbrance or charge,
and to discharge any such mortgage, lien, encumbrance or charge which may
arise.  The Tenant shall, at the Tenant’s
sole cost and expense, obtain all permits, licenses and approvals required by
any governmental authority for the Tenant’s specific use and activities for
Permitted Uses on the Premises.

 

6.3                               RULES
AND REGULATIONS.

 

The Tenant shall not
unreasonably obstruct in any manner any portion of the Property not hereby
leased; and shall comply with all reasonable rules and regulations of
uniform application to all occupants of the Property now or hereafter made by
the Landlord, of which the Tenant has been given notice, for the care and use
of the Buildings, and the Property Common Areas (the “Rules and
Regulations”).  The initial Rules and
Regulations are attached hereto as Exhibit E.  The Landlord shall not be liable to the
Tenant for the failure of other occupants of the Property to conform to any of
the Rules and Regulations, but the Landlord shall enforce such Rules and
Regulations in a non-discriminatory and uniform manner.

 

6.4                               SAFETY
COMPLIANCE.

 

The Tenant shall keep the
Premises equipped with all safety appliances required by law or ordinance or
any other regulations of any public authority or reasonable insurance
underwriting requirements of which the Tenant has been given reasonable prior
notice and procure all licenses and permits so required because of such use
and, if requested by the Landlord, do any work so required because of such use
and such requirements, it being understood that the foregoing provisions shall
not be construed to broaden in any way the Tenant’s Permitted Uses.

 

6.5                               LANDLORD’S
ENTRY.

 

The Tenant shall permit the
Landlord, its agents and any mortgagee, upon no less than 24 hours prior notice
except in the case of emergencies, to enter the Premises at all reasonable
hours for the purpose of inspecting or of making repairs to the same, and for
the purpose of showing the Premises to prospective purchasers, investors and
mortgagees during normal business hours, and to prospective tenants during the
last twelve (12) months of the Term.  In
connection with such entry, the Landlord shall exercise reasonable efforts to
minimize any interference with the Tenant’s use of the Premises.  All parties entering the Premises in
accordance with this Section 6.5 shall comply with any confidentiality
obligations imposed by Tenant.

 

6.6                               PERSONAL
PROPERTY TAX.

 

The Tenant shall pay
promptly when due all taxes which may be imposed upon the Tenant’s personal
property (including, without limitation, fixtures and equipment) in the
Premises to whomever assessed.

 

 

6.7                               ASSIGNMENT
AND SUBLEASES.

 

(a)                                  The Tenant
covenants and agrees that neither this Lease nor the term and estate hereby
granted, nor any interest herein or therein, will be assigned, mortgaged,
pledged, encumbered or otherwise transferred, whether voluntarily,
involuntarily, by operation of law or otherwise, and that neither the Premises
nor any part thereof will be encumbered in any manner by reason of any act or
omission on the part of the Tenant, or used or occupied or permitted to be used
or occupied, by anyone other than the Tenant, or for any use or purpose other
than a Permitted Use, or be sublet (which term, without limitation, shall
include granting of concessions, licenses and the like), or be offered or
advertised for assignment or subletting by the Tenant or any person acting on
behalf of the Tenant, without, in each case, the prior written consent of the
Landlord, which consent shall not be unreasonably withheld, conditioned or
delayed and, in the event that the Landlord consents to any subletting, no
subtenant in any event shall be permitted to further assign, sublet or
otherwise transfer its interest under this Lease, except in accordance with this
section in any manner described in this paragraph (a).  Any reasonable costs incurred by Landlord
associated with the Landlord’s approval of any sublease or assignment shall be
wholly paid for by the Tenant In determining whether or not to consent to any
proposed assignment, transfer or sublease, the Landlord shall review all
relevant factors, including, but in no way limited to whether the assignee,
subtenant or other successor to the Tenant’s interest herein has a net worth,
computed in accordance with generally accepted accounting principles
consistently applied, at least equal to the greater of (1) the net worth
of the Tenant immediately prior to such assignment, sublease or transfer, or (2) the
net worth of the Tenant herein named on the date of this Lease. At the time
that a completed final but unsigned sublease document, the terms and contents
of which are agreed to by the parties thereto, is submitted to Landlord by
Tenant for consent, the Landlord shall have 15 business days to provide notice
that it consents to or rejects said sublease. 
Notwithstanding the foregoing, there shall be no partial assignment or
sublet of this lease.  Notwithstanding
the provisions hereof, in the event that Tenant desires to vacate the Building
and proposes a Sublease for the space that Tenant then occupies, Landlord shall
have the option (but not the obligation) to terminate the Lease with respect to
the Premises effective upon the date of such proposed Sublease and continuing
for the Term by giving Tenant notice of such termination within 10 business
days after Landlord’s receipt of Tenant’s request, provided that if Landlord
terminates this Lease, it shall recapture the Premises subject to any approved
Subleases then in place.  If Tenant’s
aggregate monthly rent and other charges payable to Tenant under and in
connection with such sublease (including without limitation any amounts paid
for leasehold improvements or on account of Tenant’s costs associated with such
Sublease) exceed the monthly rent and other charges payable hereunder with
respect to the space in question, Tenant shall pay to Landlord, as an
additional charge, one half the surplus of the amount of such excess on a
monthly basis net of reasonable transaction costs including but not limited to
brokerage commissions, legal fees, and architectural and engineering costs,
etc.. If the amount of rent and other charges payable under a sublease or the
comparable value given is not readily ascertainable, such amount may, at
Landlord’s option, be deemed to equal the fair market rent then obtainable for
the space in question.  Notwithstanding
any assignment or sublease, the original Tenant named herein shall remain
directly and primarily obligated under this Lease.  Subject to the provisions of paragraph (b) hereof,
Landlord hereby agrees that Tenant shall have the right to assign its interest
in this Lease or sublet all or part of the leased Premises without Landlord’s
consent, at any time and for 

 

 

any of the then remaining portions of the unexpired
term of this Lease to any parent, subsidiary, affiliate or any other entity in
connection with a merger, consolidation or acquisition of Tenant provided that
the assignee has a net worth of equal or greater value than Tenant.  Notwithstanding any such permitted assignment
or subletting, Tenant shall remain primarily and fully liable for the
obligations of Tenant hereunder, including, without limitations, the obligation
to pay Rent and other amounts provided for in this Lease.

 

(b)                                 Acceptance of
Rent.  If this Lease be assigned, or
if the Premises or any part thereof be sublet or occupied by anyone other than
the Tenant, whether or not in violation of the terms and conditions of this
Lease, the Landlord may, at any time and from time to time, collect rent and
other charges from the assignee, subtenant or occupant, and apply the net
amount collected to the rent and other charges herein reserved, but no such
assignment, subletting, occupancy, collection or modification of any provisions
of this Lease shall be deemed a waiver of this covenant, or the acceptance of
the assignee, subtenant or occupant as a tenant or a release of the Tenant from
the further performance of covenants on the part of the Tenant to be performed
hereunder.  Any consent by the Landlord
to a particular subletting or occupancy shall not in any way diminish the
prohibition stated in paragraph (a) or
the continuing liability of the original named Tenant.  No assignment or subletting hereunder shall
relieve the Tenant from its obligations hereunder, and the Tenant shall remain
fully and primarily liable therefor.  No
assignment or subletting shall expand the signage rights provided for by this
Lease.

 

(c)                                  In the event
Landlord consents to any assignment or subletting one half of any rent payable
to Tenant in excess of the Annual Fixed and Additional Rent (i.e.  Tax Increases and Operating Cost Increase
payable by Tenant under this Lease) shall be the sole property of Landlord,
payable as Additional Rent upon demand of Landlord; however, prior to
calculating the amount of such excess rent to be shared by Landlord and Tenant,
Tenant shall be entitled to net out (and retain) as amortized over the
remaining term of the Lease reasonable transaction costs.

 

7.                                      INDEMNITY
AND INSURANCE.

 

7.1                               TENANT’S
INDEMNITY.

 

To the maximum extent this
agreement may be made effective according to law, and except as otherwise
expressly provided in this Lease, the Tenant agrees to indemnify and save
harmless the Landlord from and against all claims, loss, or damage of whatever
nature to the extent (except to the extent that the same results from the gross
negligence or intentional misconduct of Landlord, or the Landlord Responsible
Parties (as hereinafter defined):  (i) arising
from any negligent act or omission relating to an express obligation under this
Lease or willful misconduct of any Tenant Responsible Party or any accident,
injury to or death of persons or loss of or damage to property whatsoever, in
each case occurring during the Term and thereafter, so long as the Tenant is in
occupancy of any part of the Premises, and in each case occurring in the
Premises, or (ii) arising from any accident, injury or damage occurring
outside the Premises but in or on the Property Common Areas, or any other areas
within the Buildings or on the Land, where such accident, injury or damage
results, from the Tenant’s use or occupancy of the Premises or from any act or
omission relating to an express obligation under this Lease on the 

 

 

part of any Tenant Responsible Party; provided that
the foregoing indemnity shall not include any cost or damage to the extent
arising from the negligence or willful misconduct of the Landlord or the
Landlord’s contractors, licensees, invitees, agents, servants or employees or
others for whom the Landlord is legally responsible (collectively, with the
Landlord, “Landlord Responsible Parties”).  This indemnity and hold harmless agreement
shall include indemnity against reasonable attorneys’ fees and all other costs,
expenses and liabilities incurred or in connection with any such claim or
proceeding brought thereon, and the defense thereof.

 

7.2                               LIABILITY
INSURANCE.

 

The Tenant agrees to
maintain in full force from the date upon which the Tenant first enters the
Premises for any reason, throughout the Term, and thereafter, so long as the
Tenant is in occupancy of any part of the Premises:

 

(a)                                  a policy of
comprehensive general liability insurance under which the Landlord (and the
Landlord’s managing agent and any holder of a mortgage on the Property of whom
the Tenant is notified in writing by the Landlord) are named as additional
insureds, and under which the insurer provides a contractual liability
endorsement insuring against all cost, expense and liability arising out of or
based upon any and all claims, accidents, injuries and damages described in Section 7.1, in the broadest form of such coverage from
time to time available at normal rates; and

 

(b)                                 workers’
compensation insurance as required by state law.

 

Each such policy shall be
noncancellable and nonamendable with respect to the Landlord, its managing
agent and such mortgagees, without thirty (30) days’ prior written notice to
the Landlord, its managing agent and such mortgagees and, at the election of
the Landlord, either a certificate of insurance or a duplicate original policy
shall be delivered to the Landlord prior to the Commencement Date or any entry
into the Premises by the Tenant prior to the Commencement Date, and in any
event, not less than thirty (30) days prior to expiration.  The minimum limits of liability of such
comprehensive general liability insurance shall be Three Million Dollars
($3,000,000.00) for combined bodily injury (or death) and damage to property
(per occurrence), or such higher amount as the Landlord reasonably may require
from time to time, taking into account amounts commonly carried by similar
tenants in similar buildings in the vicinity of the Property.  Such liability limits may be satisfied by
adding Tenant’s so-called “umbrella” liability coverage to its base general
liability insurance.  The Landlord shall
carry such liability insurance with respect to operations at the Property as
may from time to time reasonably be deemed prudent by the Landlord or required
by any mortgagee holding a first mortgage thereon.  All such insurance shall be written by
companies of recognized financial standing which are authorized to do an
insurance business in Massachusetts. 
Such insurance may be obtained by the Tenant by endorsement on its
blanket insurance policies. Every such policy shall contain, to the extent
obtainable at normal rates, an agreement by the insurer that any loss otherwise
payable thereunder shall be payable notwithstanding any act or negligence of
the Landlord, or the Tenant which might, absent such agreement, result in a
forfeiture of all or a part of such insurance payment and notwithstanding (i) the
occupation or use of the Premises for purposes more hazardous than permitted by
the terms of such policy, (ii) any foreclosure or other 

 

 

action or proceeding taken by any of the Landlord’s
mortgagees of which the Tenant has notice pursuant to any provision of any such
mortgagees’ mortgage upon the happening of an event of default, as defined
therein, or (iii) any change in title or ownership of the Property. The
Tenant shall deliver to the Landlord promptly after the execution and delivery
of this Lease the original or duplicate policies or certificates of the
insurance required to be carried by Tenant hereunder, and the Tenant shall,
within thirty (30) days prior to the expiration of any such insurance, deliver
other original or duplicate policies or other certificates of insurance
evidencing the renewal of such insurance. 
The Tenant shall not obtain or carry separate insurance concurrent in
form or contributing in the event of loss with that required hereunder unless
the Landlord is included therein as a named insured.  The Tenant shall promptly notify the Landlord
whenever any such separate insurance is obtained and shall deliver to the Landlord
the policy or policies or certificates evidencing the same.

 

Should the Tenant fail to
effect, maintain or renew any insurance provided for in this Section, or to pay
the premium therefor, or to deliver to the Landlord any of such policies or
certificates, then and in any of said events the Landlord, at its option, but
without obligation so to do, may, upon five (5) days notice to the Tenant
of its intention to do so, procure such insurance, and any sums expended to
procure such insurance shall be Additional Rent hereunder and shall be repaid
by the Tenant within five (5) days following the date on which the Tenant
receives notice that such expenditure has been made by the Landlord.

 

7.3                               TENANT’S
RISK.

 

The Tenant agrees to use and
occupy the Premises and to use such other portions of the Property as the
Tenant is herein given the right to use at the Tenant’s own risk.  The Landlord shall not be liable to the
Tenant, its employees, agents, invitees or contractors for any damage, injury,
loss, compensation, or claim (including, but not limited to, claims for the
interruption of or loss to the Tenant’s business) except to the extent that the
same arises from the gross negligence or intentional misconduct of the
Landlord, based on, arising out of or resulting from any cause whatsoever,
including, but not limited to, repairs to any portion of the Premises or the
Property, any fire, robbery, theft, mysterious disappearance and/or any other
crime or casualty, the actions of any other tenants of the Property or of any
other person or persons, or any leakage in any part or portion of the Premises
or the other Buildings, or from water, rain or snow that may leak into, or flow
from any part of the Premises or the other Buildings, or from drains, pipes or
plumbing fixtures in the Premises or the other Buildings.  Any goods, property or personal effects
stored or placed in or about the Premises shall be at the sole risk of the
Tenant, and neither the Landlord nor the Landlord’s insurers shall in any
manner be held responsible therefor, except to the extent that the same arises
from the gross negligence or intentional misconduct of Landlord.  Notwithstanding the foregoing, the Landlord
shall not be released from liability for any injury, loss, damages or liability
to the extent arising from any gross negligence or willful misconduct of the
Landlord Responsible Parties; provided, however, that in no event shall the
Landlord have any liability to the Tenant based on any loss with respect to or
interruption in the operation of the Tenant’s business, except and only to the
extent expressly so provided in this Lease. 
The Tenant shall carry “all-risk” property insurance on a “replacement
cost” basis, insuring the Tenant’s removable property and any alterations made
by the Tenant pursuant to Article 4,
to the extent that the same have not become the property of the Landlord.

 

 

7.4                               PROPERTY
INSURANCE.

 

The Landlord shall carry
such property insurance upon and with respect to the Premises (including the
improvements to be made to the Premises pursuant to Section 2.9 of this
Lease) and the Property Common Areas as may from time to time reasonably be
deemed prudent by the Landlord or required by any mortgagee holding a first
mortgage thereon, and in any event, an “all risk” property insurance policy (or
its equivalent from time to time), on a full replacement cost basis, subject to
a commercially reasonable deductible and exclusive of foundations, site
preparation and other nonrecurring construction costs.  The Landlord’s insurance pursuant to this Section 7.4 may be in the form of a blanket policy, so
long as it provides for an agreed amount with respect to the Premises and the
Property Common Areas.  The Tenant shall
carry property insurance upon and with respect to all of its tenant
improvements (other than, the tenant improvements to be made to the Premises
pursuant to Section 2.9 of this Lease, which shall be Landlord’s
responsibility to insure), fixtures, equipment and personal property located on
the Premises, insuring against loss by fire and other risks which are required
to be insured against by the Landlord.

 

7.5                               WAIVER
OF SUBROGATION.

 

Any insurance carried by
either party under this Lease with respect to the Buildings, the Land, the
Premises, parking facilities or any property therein or occurrences thereon
shall, without further request by either party, if it can be so written without
additional premium, or with an additional premium which the other party elects
to pay, include a clause or endorsement denying to the insurer rights of
subrogation against the other party to the extent rights have been waived by
the insured prior to occurrence of injury or loss.  Each party, notwithstanding any provisions of
this Lease to the contrary, hereby waives any rights of recovery against the
other for injury or loss, including, without limitation, injury or loss caused
by negligence of such other party, due to hazards covered by insurance
containing such clause or endorsement to the extent of the indemnification
received thereunder.

 

7.6                               INDEMNITY
PROCEDURAL PROVISIONS.

 

The following provisions
shall apply to the indemnities provided for by this Lease.  For purposes of this section, the party
obligated to provide an indemnity hereunder is referred to as the “Indemnitor”,
and the party benefited by the indemnity is referred to as the “Indemnified
Party.”

 

(a)                                  An Indemnitor
shall have no obligation of indemnity hereunder with respect to any claim,
suit, indemnity or proceeding hereunder unless a reasonably prompt written
notice is given to the Indemnitor by the Indemnified Party after the
Indemnified Party receives actual notice of the making of any claim or the
commencement of any suit, action or proceeding giving rise or potentially
giving rise to the liability of the Indemnitor hereunder (an “Indemnified Claim”).

 

(b)                                 The Indemnitor
shall be entitled to participate in, and assume sole control over, the defense
of any such Indemnified Claim with counsel at its own expense; provided,
however, that (i) the Indemnified Party shall be entitled to participate
in the defense and to employ counsel at its own expense to assist in such
defense; and (ii) the Indemnitor shall obtain 

 

 

the prior written approval of the Indemnified Party,
which shall not be unreasonably withheld or delayed, before entering into any
settlement or ceasing to defend against any such Indemnified Claim, if pursuant
to or as a result of such settlement or cessation, injunctive or other
equitable relief would be imposed against the Indemnified Party.  After written notice by the Indemnitor to the
Indemnified Party of the Indemnitor’s election to assume control of the defense
of any such Indemnified Claim pursuant to the terms hereof, the Indemnitor
shall not be liable to any Indemnified Party hereunder for any expenses
subsequently incurred by such Indemnified Party in connection with the defense
thereof other than reasonable costs of investigation, provided, however, that
if the Indemnitor fails to take reasonable steps necessary to defend diligently
such Indemnified Claim within twenty (20) calendar days after receiving written
notice from an Indemnified Party that such Indemnified Party believes that the
Indemnitor has failed to take such steps, such Indemnified Party may assume its
own defense, and the Indemnitor will be liable for all reasonable costs and expenses
paid or incurred in connection therewith. 
Without the prior written consent of the Indemnified Party, the
Indemnitor will not enter into a settlement of any Indemnified Claim that would
lead to liability or create any financial or other obligation on the part of
the Indemnified Party for which the Indemnified Party is not entitled to
indemnification hereunder.  If a firm
offer is made to settle an Indemnified Claim without leading to liability or
the creation of a financial or other obligation on the part of an Indemnified
Party, and the Indemnitor desires to accept and agree to such offer, the
Indemnitor will give written notice to such Indemnified Party to that
effect.  If such Indemnified Party fails
to consent to such firm offer within ten (10) calendar days after its
receipt of such notice, such Indemnified Party may continue to contest or
defend such Indemnified Claim and, in such event, the maximum liability of the
Indemnitor as to such Indemnified Claim will not exceed the amount of such
settlement offer, plus reasonable costs and expenses (not including expenses of
settlement) paid or incurred by such Indemnified Party through the end of such
ten (10) calendar day period.  In no
event shall any Indemnified Party settle any claim for which any Indemnified
Party seeks indemnification hereunder without the prior written consent of the
Indemnitor.

 

(c)                                  In any
proceeding involving the Indemnified Claim of any third party, the Indemnitor
and each Indemnified Party shall cooperate fully in the defense of any such
claim.  Without limiting the generality
of the foregoing, each Indemnified Party shall furnish the Indemnitor such
documentary or other evidence as is then in its possession as may be reasonably
requested by the Indemnitor for the purpose of defending any such Indemnified
Claim.

 

(d)                                 Any notices to
an Indemnified Party hereunder shall be given pursuant to the notices provision
hereof.

 

8.                                      CASUALTY
AND EMINENT DOMAIN.

 

8.1                               RESTORATION
FOLLOWING CASUALTIES.

 

If, during the Term, a
portion of the Premises or any of the Property Common Areas shall be damaged by
fire or other casualty (“Damaged Area”),
subject to the exceptions and limitations provided below, the Landlord shall
proceed promptly to exercise diligent efforts to restore the Damaged Area to
substantially the condition thereof at the time of such damage, but the
Landlord shall not be responsible for delay in the Landlord’s receipt of
insurance 

 

 

proceeds or any delay in such restoration which may
result from any External Cause.  Provided
that Landlord has complied with Section 7.4 hereof, the Landlord shall
have no obligation to expend in the reconstruction of the Damaged Area more
than the actual amount of the insurance proceeds actually received by the
Landlord with respect to the fire or other casualty plus the amount of any
deductible.  Any restoration of the
Damaged Area shall be altered to the extent necessary to comply with then
current laws and applicable codes. 
Further, the Landlord shall have no obligation to repair or restore any
tenant improvements made by the Tenant (other than the improvements made to the
Premises pursuant to Section 2.9 hereof and then only to the extent such
improvements are insured and that adequate insurance proceeds are released to
Landlord to pay for such repairs or restoration) or any of the Tenant’s trade
fixtures or personal property.

 

8.2                               TERMINATION
ELECTIONS.

 

In the event that (a) at
any time during the Term the Premises is damaged by fire or other casualty such
that the damage cannot be substantially restored within one hundred twenty
(120) days after the casualty, or (b) at any time during the last year of
the Term the Premises are damaged by fire or other casualty such that the
damage cannot be substantially restored within one hundred twenty (120) days
after the casualty (either such event, a “Substantial Casualty”),
Landlord shall have the right, at any time within thirty (30) days after the
casualty to terminate this Lease by giving written notice to the Tenant, and,
in addition, if the Landlord’s mortgagee or other lender refuses in the event
of a Substantial Casualty to make the insurance proceeds available to the
Landlord for repair and restoration, the Landlord shall have the right, at any
time within thirty (30) days after receiving notice from the mortgagee or other
lender of its refusal to release the insurance proceeds, but in no event later
than thirty (30) days following the casualty, to terminate this Lease by giving
written notice to the Tenant.

 

8.3                               CASUALTY
AT EXPIRATION OF LEASE.

 

Notwithstanding anything to
the contrary contained in this Lease, if the Premises shall be damaged by fire
or casualty in such a manner that the Premises cannot, in the ordinary course,
reasonably be expected to be repaired within sixty (60) days from the commencement
of repair work and such damage occurs within the last twelve (12) months of the
Term (as the same may have been extended prior to such fire or casualty),
either party shall have the right, by giving notice to the other not later than
forty-five (45) days after such damage, to terminate this Lease, whereupon this
Lease shall terminate as of the date of such notice.

 

8.4                               EMINENT
DOMAIN.

 

Except as hereinafter
provided, if the Premises, or such portion thereof (or the access thereto
unless comparable replacement access is provided) shall be taken by
condemnation or right of eminent domain as to materially impair (if
reconstructed to the maximum extent practicable in the circumstances) the
continued conduct of the Tenant’s business at the Premises, or the Property
Common Areas, or such portion thereof as to render the Premises inaccessible
such that the continued conduct of the Tenant’s business at the Premises is
materially impaired, and the Landlord has no reasonable means of remedying or
replacing said problem within one hundred eighty (180) days after the date of
such taking, the Tenant or Landlord shall have the right to terminate this
Lease by notice to the other of its desire to do so, 

 

 

provided that such notice is given not later than
forty-five (45) days after the effective date of such taking.  If so much of the Premises, or so much of the
Property Common Areas, shall be so taken that it would be appropriate to raze
the Premises, or due to the lack of sufficient proceeds from the eminent domain
taking not retained by any mortgagee, what may remain of the Premises and the
Property cannot be put into a condition such that the continued conduct of the
Tenant’s business is not materially impaired, then each of the Landlord and the
Tenant may terminate this Lease by giving notice to the other of its desire to
do so not later than forty five (45) days after the effective date of such
taking.

 

Should any part of the
Premises or the Property be so taken or condemned during the Term, and should
this Lease be not terminated in accordance with the foregoing provisions, the
Landlord agrees to use diligent efforts to put what may remain of the Premises
and the Property into proper condition for use and occupation as nearly like
the condition of the Premises and the Property prior to such taking as shall be
practicable, subject, however, to applicable laws and codes then in existence,
and so long as the proceeds actually received by the Landlord from the eminent
domain taking are sufficient therefor. 
In no event shall the Landlord be obligated to expend more than the
amount of proceeds from the eminent domain taking actually received by the
Landlord on such work.

 

8.5                               RENT
AFTER CASUALTY OR TAKING.

 

If the Premises shall be
damaged by fire or other casualty or taking (and prior to any termination of
this Lease pursuant to this Article 8), the Annual Fixed Rent and
Additional Rent shall be justly and equitably abated and reduced according to
the nature and extent of the loss of use thereof suffered by the Tenant.  In the event of a taking which permanently
reduces the area of the Premises or the Property Common Areas, a just
proportion of the Annual Fixed Rent shall be abated for the remainder of the
Term, provided that if any such taking in excess of 20% of said areas occurs
which renders it unusable, Tenant shall have the right to terminate the Lease
with prior written notice to Landlord.

 

8.6                               TAKING
AWARD.

 

Except as otherwise provided
in this Section 8.6, the Landlord shall
have and hereby reserves and excepts, and the Tenant hereby grants and assigns
to the Landlord, all rights to recover for any damages to the Premises and/or
any other part of the Property, and the leasehold interest hereby created, and
to compensation accrued or hereafter to accrue by reason of any such taking, as
aforesaid, and by way of confirming the foregoing, subject to this Section 8.6, the Tenant hereby grants and assigns to
the Landlord, all rights to such damages or compensation.  Nothing contained herein shall be construed
to prevent the Tenant from prosecuting in any condemnation proceedings a claim
for relocation expenses, trade fixtures, equipment and other personal property
of the Tenant that is part of a separate award to the Tenant and which does not
diminish the award payable to the Landlord as a result of the taking.

 

9.                                    DEFAULT.

 

9.1                               TENANT’S
DEFAULT.

 

Each of the following shall
constitute an Event of Default:

 

 

(a)                                  Failure on the
part of the Tenant to pay the Annual Fixed Rent, Additional Rent or other
charges for which provision is made herein on or before the date on which the
same becomes due and payable, if such conditions continues for ten (10) days
after notice from Landlord to Tenant thereof.

 

(b)                                 Failure on the
part of the Tenant to perform or observe any other term or condition contained
in this Lease if the Tenant shall not cure such failure within thirty (30) days
after notice from the Landlord to the Tenant thereof, provided that in the case
of breaches of obligations under this Lease which are susceptible to cure but
cannot be cured within thirty (30) days through the exercise of due diligence,
so long as the Tenant commences such cure within thirty (30) days and the
Tenant diligently and continuously pursues such cure to completion, such breach
shall not be deemed to create an Event of Default;

 

(c)                                  The taking of
the estate hereby created on execution or by other process of law; or if the
Tenant shall make an assignment for the benefit of creditors or shall be
adjudicated insolvent, or shall file any petition or answer seeking any
reorganization, arrangement, composition, readjustment, liquidation,
dissolution or similar relief for itself under any present or future Federal,
State or other statute, law or regulation for the relief of debtors (other than
the appointment of any trustee, receiver or liquidator of the Tenant or of all
or any substantial part of its properties, or shall admit in writing its
inability to pay its debts generally as they become due; or the filing of a
voluntary petition by the Tenant, or the entry of an order for relief against
the Tenant, under Chapter 7, 11, or 13 of 11 U.S.C. §101 et seq., as
amended or replaced from time to time (the “Bankruptcy
Code”); or a petition shall be filed against the Tenant under any
law (other than the Bankruptcy Code) seeking any reorganization, arrangement,
composition readjustment, liquidation, dissolution, or similar relief under any
present or future Federal State or other statute, law or regulation and shall
remain undismissed or unstayed for an aggregate of ninety (90) days (whether or
not consecutive), or if any trustee, conservator receiver or liquidator of the
Tenant or of all or any substantial part of its properties shall be appointed
without the consent or acquiescence of the Tenant and such appointment shall
remain unvacated or unstayed for an aggregate of ninety (90) days (whether or
not consecutive).

 

If an Event of Default shall
occur, then, in any such case the Landlord lawfully may, immediately or at any
time thereafter, give notice to the Tenant specifying the Event of Default, and
this Lease shall come to an end on the date specified therein as fully and
completely as if such date were the date herein originally fixed for the
expiration of the Lease Term, and the Tenant will then quit and surrender the
Premises to the Landlord, but the Tenant shall remain liable as hereinafter
provided.

 

9.2                               DAMAGES.

 

In the event that this Lease
is terminated, at the Landlord’s election, the Tenant covenants to pay to the
Landlord forthwith on the Landlord’s demand as compensation, an amount (the “Lump Sum Payment”) equal to the excess, if any, of the
discounted present value (discounted at an annualized rate of three percent
(3%)) of the total rent reserved for the remainder of the Term over the then
discounted present fair rental value of the Premises for the remainder of the
Term.  In calculating the rent reserved,
there shall be included, in addition to the Annual Fixed

 

 

Rent and all Additional Rent, the value of all other
considerations agreed to be paid or performed by the Tenant over the remainder
of the Term. Without in anyway limiting the foregoing and in addition thereto,
at the Landlord’s election, the Tenant shall pay punctually to the Landlord all
the sums (“Periodic Payments”) and perform
all the obligations which the Tenant covenants in this Lease to pay and to
perform in the same manner and to the same extent and at the same time as if
this Lease had not been terminated.  In
calculating the amounts to be paid by the Tenant under the foregoing covenant,
the Tenant shall be credited with the amount of the Lump Sum Payment allocable
to the Specific Periodic Payment and the net proceeds of any rent obtained by
reletting the Premises, after deducting all the Landlord’s expenses in
connection with such reletting, including, without limitation, all repossession
costs, brokerage commissions, reasonable fees for legal services and expenses
of reasonably preparing the Premises for such reletting.  The Landlord may (i) relet the Premises,
or any part or parts thereof, for a term or terms which may, at the Landlord’s
option, exceed or be equal to or less than the period which would otherwise
have constituted the balance of the Term, and may grant such concessions and
free rent as the Landlord considers necessary to relet the same and (ii) make
such alterations, repairs and improvements in the Premises as the Landlord
considers necessary to relet the same. 
Landlord shall use reasonable efforts to mitigate its damages in the
event of a termination pursuant hereto.

 

9.3                               CUMULATIVE
RIGHTS.

 

The specific remedies to
which the Landlord may resort under the terms of this Lease are cumulative and
are not intended to be exclusive of any other remedies or means of redress to
which it may be lawfully entitled in case of any breach or threatened breach by
the Tenant of any provisions of this Lease. 
Nothing contained in this Lease shall limit or prejudice the right of
the Landlord to prove for and obtain in proceedings for bankruptcy, insolvency
or like proceedings by reason of the termination of this Lease, an amount equal
to the maximum allowed by any statute or rule of law in effect at the time
when, and governing the proceedings in which, the damages are to be proved,
whether or not the amount be greater, equal to, or less than the amount of the
loss or damages referred to above.

 

9.4                               LANDLORD’S
SELF-HELP.

 

If the Tenant shall at any
time default in the performance of any obligation under this Lease, the
Landlord shall have the right, but not the obligation, if Tenant fails to
commence curing the default within not less than ten (10) days’ written
notice from Landlord to the Tenant (except in case of emergency, in which case
no notice need be given), to perform such obligation, and the costs to the
Landlord thereof shall be payable by the Tenant to the Landlord upon demand as
Additional Rent.  The Landlord may
exercise its rights under this Section without waiving any other of its
rights or releasing the Tenant from any of its obligations under this Lease.

 

9.5                               ENFORCEMENT
EXPENSES.

 

Each party shall promptly
reimburse the other party for all costs and expenses, including without
limitation reasonable legal fees, incurred by the other party in enforcing its
remedies under this Lease following the other party’s failure to comply with
its obligations hereunder (in the case of the Tenant, whether or not such
failure constitutes an Event of Default 

 

 

on the part of the Tenant) together with interest at
the Interest Rate from the date paid by the enforcing party.

 

9.6                               LATE
CHARGES AND INTEREST ON OVERDUE PAYMENTS.

 

In the event that any
payment of Annual Fixed Rent or Additional Rent shall not be paid on the date
the same is due, regardless of whether the same constitutes an Event of
Default, there shall become due to the Landlord from the Tenant, as Additional
Rent and as compensation for the Landlord’s extra administrative costs in
investigating the circumstances of late rent, a late charge of seven and
one-half percent (7.5%) of the amount overdue. 
In addition, any Annual Fixed Rent and Additional Rent not paid within
five (5) days of when due shall bear interest from the date due to the
Landlord until paid at the variable rate (the “Default Interest
Rate”) equal to the higher of (i) the rate from time to time at
which interest accrues on amounts not paid when due under the terms of the
Landlord’s first mortgage financing for the Premises, as from time to time in
effect, and (ii) one hundred and fifty percent (150%) of the Interest
Rate, but in no event higher than the maximum rate permitted by law.

 

9.7                               CONSEQUENTIAL
DAMAGES.

 

Notwithstanding anything in
this Lease to the contrary, in no event shall either party be liable to the
other under this Lease for incidental, indirect, special or consequential
damages of any kind or nature regardless of the form of action through which
such damages are sought except in the event that Tenant holds over in the
Premises beyond the expiration or earlier termination of the Term.

 

10.                               ENVIRONMENTAL
MATTERS.

 

10.1                        TENANT’S
USE OF HAZARDOUS MATERIALS.

 

(a)                                  Tenant may use
chemicals such as lubricants, solvents and cleaning fluids of the kind and in
amounts and in the manner customarily found and used in conjunction with the
Permitted Use in order to conduct its business at the Premises and to maintain
and operate customary machinery located in the Premises in connection therewith
(all such chemicals being referred to herein as the “Permitted
Materials”).  Tenant shall not
use, store, handle, treat, transport, release or dispose of any other Hazardous
Materials on or about the Premises or the Property without Landlord’s prior
written consent, which Landlord may withhold or condition in Landlord’s sole
discretion.  Any handling, treatment,
transportation, storage, disposal or use of Hazardous Materials by the Tenant
in or about the Premises or the Property shall comply with all applicable
Environmental Laws.  The Tenant shall not
dispose of any Hazardous Materials on the Property, and shall not dispose of
Hazardous Materials in any trash receptacles or other facilities or areas on
the Property.  Neither the Premises, nor
any other part of the Property shall be used in any manner by the Tenant for
the storage of any Hazardous Materials, except for the temporary storage of the
Permitted Materials on the Premises, provided the Permitted Materials are
properly stored in a manner and location complying with all applicable
Environmental Laws.  The Tenant shall be
responsible for obtaining any required authorizations, licenses or permits and
paying any fees and providing any testing required by any governmental
authority in connection with the Permitted Materials.  No portion of the Premises or the Property
shall be 

 

 

used by the Tenant as a landfill or a dump.  The Tenant shall not install any underground
tanks of any type.  The Tenant shall not
bring any Hazardous Materials onto the Premises or the Property, except for the
Permitted Materials, and if so brought or found thereon, the Tenant, at its
sole cost and expense, shall immediately remove, properly dispose of, and
diligently undertake all required cleanup procedures with respect to the same
pursuant to all applicable Environmental Laws.

 

(b )                              The Landlord
and the Landlord’s representatives shall have the right, but not the
obligation, during normal business hours upon twenty four (24) hours prior
notice (except in the case of an emergency) to enter the Premises for the
purpose of inspecting the storage, use and disposal of Hazardous Materials and
to ensure compliance with all Environmental Laws.  Should it be determined, in the Landlord’s
reasonable opinion, that any Hazardous Materials are being improperly stored,
used or disposed of, the Tenant shall immediately take such corrective action,
as reasonably requested by the Landlord. 
Should the Tenant fail to commence such corrective action as promptly as
is reasonably possible, but in no event less than ten (10) business days
after receiving notice following the Tenant’s receipt of Landlord’s written
notice thereof (except that only notice as may be practical shall be required
in an emergency), the Landlord shall have the right to perform the corrective
action, and the Tenant shall reimburse Landlord upon demand as Additional Rent
for any and all costs associated with the corrective action.  If, at any time during or after the Term, the
Premises or any other part of the Property are deemed by a governmental agency
to be in violation of any Environmental Law as a result of the Tenant’s
Permitted Materials or any other Hazardous Materials produced, stored or
brought onto the Premises, or the Tenant’s use or occupancy of, or activity on
or about the Premises or the Property, then the Tenant shall diligently
institute and prosecute to completion remediation and cleanup procedures in
full compliance with all Environmental Laws.

 

(c )                               Tenant shall
give written notice to Landlord as soon as reasonably practicable of (i) any
communication received by Tenant from any governmental authority concerning
Hazardous Materials which relates to the Premises or the Property, and (ii) any
Environmental Condition of which Tenant is aware to the extent the
Environmental Condition is on the Premises, and of which Tenant has actual
knowledge to the extent the Environmental Condition is on the Property in a
location other than the Premises.  For
purposes hereof, “Environmental Condition”
shall mean any disposal, release or threat of release of Hazardous Materials
on, from or about the Premises or the Property or storage of Hazardous
Materials on the Property.  The Tenant
shall provide to the Landlord, as and when required by the Landlord (which may
be required by Landlord whenever it has reasonable cause to so require and,
otherwise, no more often than once in any twelve (12) month period), evidence
that the Tenant is using such Hazardous Materials in compliance with all
Environmental Laws, and the Tenant shall comply with reasonable safeguards
established by the Landlord for the Property Common Areas with respect to the
delivery and transportation of the Hazardous Materials to the Premises.

 

10.2                        TENANT’S
ENVIRONMENTAL INDEMNIFICATION.

 

The Tenant agrees to
indemnify, defend and hold harmless the Landlord and its’ shareholders,
officers, directors, employees, agents, successors and assigns (together, the “Landlord Indemnitees”), from and against any and all claims,
demands, liabilities, damages, 

 

 

losses, deficiencies, and expenses (including,
without limitation, reasonable legal, accounting, consulting, engineering, and
other expenses), which may be imposed upon, incurred by, or asserted against
any of the Landlord Indemnitees by any other party or parties (including,
without limitation, a governmental entity), arising out of, in connection with,
or relating to the subject matter of:

 

(a )                               any actual or
alleged Release or Threat of Release of any Hazardous Material at or from the
Premises in connection with the use and possession of the Premises by the
Tenant or any assignee or subtenant of the Tenant, or in connection with any
operations of the Tenant or any assignee or subtenant of the Tenant at the
Premises, including without limitation, a Release or Threat of Release of
Hazardous Material which was first located at the Premises and was subsequently
transported to another location; or

 

(b )                              any actual or
alleged violation of an Environmental Law in connection with the use and
possession of the Premises by the Tenant or any assignee or subtenant of the
Tenant, or with any operations of the Tenant or any assignee or subtenant of
the Tenant thereon.

 

The provisions of this Section shall
survive the expiration or earlier termination of the Term.

 

10.3                        LANDLORD’S
ENVIRONMENTAL INDEMNIFICATION.

 

The Landlord agrees to
indemnify, defend and hold harmless the Tenant and its shareholders, officers,
directors, employees, agents, successors and assigns (together, the ‘Tenant Indemnitees”) from and against any and all claims,
demands, liabilities, damages, losses, deficiencies and expenses (including
without limitation reasonable legal, accounting, consulting, engineering, and
other expenses), which may be imposed upon, incurred by, or asserted against
any of the Tenant Indemnitees by any other party or parties (including, without
limitation, a governmental entity), arising out of, in connection with, or
relating to the subject matter of:

 

(a)                                  any actual or
alleged Release or Threat of Release of any Hazardous Material at or from the
Property in connection with the use and/or possession of the Property by the
Landlord, and any predecessor, assignee or subtenant of the Landlord, or in
connection with any operations of the Landlord any predecessor, assignee or
subtenant of the Landlord), including without limitation, a Release or Threat
of Release of Hazardous Material which was first located at the Property and
was subsequently transported to another location; or

 

(b)                                 any actual or
alleged violation of an Environmental Law in connection with the use and/or
possession of the Property by the Landlord and any predecessor, assignee or
subtenant of the Landlord), or with any operations of the Landlord (and any
predecessor, assignee or subtenant of the Landlord) thereon.

 

The provisions of this Section shall
survive the expiration or earlier termination of the Term.

 

 

11.                             MORTGAGEES’
RIGHTS.

 

11.1                        SUBORDINATION,
NON-DISTURBANCE AND ATTORNMENT.

 

This Lease shall be subject
and subordinate to any future mortgage on the Property, provided that the
Tenant receives as part of such subordination an agreement of non-disturbance
and attornment from the holder in form and substance acceptable to any such
mortgagee.  The Tenant agrees on request
of the Landlord to execute, acknowledge and deliver from time to time any
reasonable documentation necessary to effectuate the provisions of this Section 11.1, and shall execute and return such
document within ten (10) days of receipt thereof the failure of which
shall constitute a default hereunder, upon the expiration often (10) days
after Landlord has given Tenant notice of such failure unless Tenant shall have
complied within said ten (10) days. 
Landlord shall exercise commercially reasonable efforts to obtain a
non-disturbance agreement from the then current mortgagee of the Property, if
any.  Any subordination requested from a
future mortgagee of the Premises must include a standard and customary form of
non-disturbance agreement for the benefit of Tenant.

 

11.2                        ESTOPPEL
CERTIFICATES.

 

The Tenant shall from time
to time, upon not less than ten (10) days’ prior written request by the
Landlord, execute, acknowledge and deliver to the Landlord a written
certification, with a true and correct copy of this Lease attached thereto, (i) that
this Lease is unmodified and in full force and effect (or, if there have been
any modifications, that the same is in full force and effect as modified and
stating the modifications); (ii) that the Tenant has no knowledge of any
defenses, offsets or counterclaims against its obligations to pay the Annual
Fixed Rent and Additional Rent and to perform its other covenants under this
Lease (or if there are any defenses, offsets, or counterclaims, setting them
forth in reasonable detail); (iii) that there are no known uncured
defaults of the Landlord or the Tenant under this Lease (or if there are known
defaults, setting them forth in reasonable detail); (iv) the dates to
which the Annual Fixed Rent, Additional Rent and other charges have been paid; (v) that
the Tenant has accepted and is in full possession of the Premises (to the
extent that the same is true); (vi) the Term, the Commencement Date, and
any other relevant dates, and that the Tenant has been in occupancy since the
Commencement Date and paying rent since the specified date; (vii) that,
except as set forth in this lease, no monetary or other considerations, including,
but not limited to, rental concessions, special tenant improvements or Landlord’s
assumption of prior lease obligations of Tenant have been granted to Tenant by
Landlord for entering into this Lease; (viii) the extent to which the
Tenant has exercised the options set forth in the Lease; and (ix) such
other matters with respect to the Tenant and this Lease as the Landlord may
request and as are customarily to be included in such certifications.  Failure by Tenant to comply with the terms of
this Section 11.2 shall constitute a default hereunder upon the expiration
of ten (10) days after Landlord has given Tenant notice of such failure
unless the Tenant shall have complied within said ten (10) days.  On the Commencement Date, either party shall,
at the request of the other, promptly execute, acknowledge and deliver to the
other a statement in writing that the Commencement Date has occurred.

 

 

12.                               MISCELLANEOUS.

 

12.1                        NOTICES.

 

Whenever any notice,
approval, consent, request, election, offer or acceptance is given or made
pursuant to this Lease, it shall be in writing. 
Communications and payments shall be addressed, if to the Landlord, at
both the Landlord’s Address and the Landlord’s Counsel Address for Notices as
set forth in Exhibit A or at such other
address as may have been specified by prior notice to the Tenant; and if to the
Tenant, at the Tenant’s Address for Notices, but in each case also at the
Tenant’s Counsel Address for Notices, or at such other place as may have been
specified by prior notice to the Landlord. 
Any communication so addressed shall be deemed duly given on the earlier
of (i) the date received or (ii) on the third business day following
the day of mailing if mailed by registered or certified mail, postage prepaid,
return receipt requested, or (iii) on the first business day following the
day sent, if sent by Federal Express or similar nationally recognized,
overnight commercial carrier requiring a return receipt, with all charges
prepaid.  If the Landlord by notice to
the Tenant at any time designates some other person to receive payments or
notices, all payments or notices thereafter by the Tenant shall be paid or
given to the agent designated until notice to the contrary is received by the
Tenant from the Landlord.

 

12.2                        SUCCESSORS
AND LIMITATION ON LIABILITY OF THE LANDLORD.

 

The obligations of this
Lease shall run with the land, and this Lease shall be binding upon and inure
to the benefit of the parties hereto and their respective successors and
assigns, subject to the limitations on the Tenant’s rights set forth herein
above, and except that the Landlord and each successor landlord shall be liable
only for obligations accruing during the period of its ownership.  The obligations of the Landlord shall be binding
upon the assets of the Landlord consisting of its equity ownership of the
Property but not upon the Landlord personally or the other assets of the
Landlord, and neither the Tenant, nor anyone claiming by, under or through the
Tenant, shall be entitled to obtain any judgment creating personal liability on
the part of the Landlord or enforcing any obligations of the Landlord against
any assets of the Landlord other than its equity ownership of the Property.

 

12.3                        WAIVERS.

 

The failure of the Landlord
or the Tenant to seek redress for violation of, or to insist upon strict
performance of, any covenant or condition of this Lease, shall not be deemed a
waiver of such violation nor prevent a subsequent act, which would have
originally constituted a violation, from having all the force and effect of an
original violation.  The receipt by the
Landlord of Annual Fixed Rent or Additional Rent with knowledge of the breach
of any covenant of this Lease shall not be deemed a waiver of such breach.  No provision of this Lease shall be deemed to
have been waived by either party, unless such waiver be in writing signed by
such party.  No consent or waiver,
express or implied by either party to or of any breach of any agreement or duty
shall be construed as a waiver or consent to or of any other breach of the same
or any other agreement or duty.

 

 

12.4                        ACCEPTANCE
OF PARTIAL PAYMENTS OF RENT.

 

No acceptance by the
Landlord of a lesser sum than the Annual Fixed Rent and Additional Rent then
due shall be deemed to be other than a partial installment of such rent due,
nor shall any endorsement or statement on any check or any letter accompanying
any check or payment as rent be deemed an accord and satisfaction, and the
Landlord may accept such check or payment without prejudice to the Landlord’s
right to recover the balance of such installment or pursue any other remedy in
this Lease provided.  The delivery of
keys to any employee of the Landlord or to the Landlord’s agent or any employee
thereof shall not operate as a termination of this Lease or a surrender of the
Premises.

 

12.5                        INTERPRETATION
AND PARTIAL INVALIDITY.

 

If any term of this Lease,
or the application thereof to any person or circumstances, shall to any extent
be invalid or unenforceable, the remainder of this Lease, or the application of
such term to persons or circumstances other than those as to which it is
invalid or unenforceable, shall not be affected thereby, and each term of this
Lease shall be valid and enforceable to the fullest extent permitted by law.  The titles of the Articles and Sections are
for convenience only and not to be considered in construing this Lease.  This Lease contains all of the agreements of
the parties with respect to the subject matter thereof and supersedes all prior
dealings between them with respect to such subject matter.

 

12.6                        QUIET
ENJOYMENT.

 

So long as the Tenant pays
Annual Fixed Rent and Additional Rent, performs all other Tenant covenants of
this Lease and observes all conditions hereof, the Tenant shall peaceably and
quietly have, hold and enjoy the Premises free of any claims by, through or
under the Landlord, subject to Landlord’s right to terminate this Lease
pursuant to Article 8.  Tenant
acknowledges that Landlord has informed it that Landlord may expand the
building in which the Premises are located in accordance with Landlord’s
reservations set forth in Section 2.3 of this Lease, and Tenant hereby
accepts the fact that there may be noise and other disruptions incident to any
such construction.  Tenant hereby agrees
that such construction work and noise shall not be a default of this Lease so
long as the construction and noise do not materially interfere with Tenant’s
access to the Premises or materially impair Tenant’s use of the Premises.  Landlord will exercise reasonable efforts to
minimize any such disruptions; however, the exercise of such efforts shall not
include a requirement that the construction work take place at other than
regular business hours.

 

12.7                        BROKERAGE.

 

The Tenant and Landlord both
represent and warrant to the other that it has had no dealings with any broker
or agent in connection with this Lease other than Grubb & Ellis and
Richards Barry Joyce & Partners and each shall indemnify and hold the
other harmless from claims for any brokerage commission predicated upon prior
dealings with the Landlord or Tenant, respectively, by any broker other than
the brokers named in this Section. 
Landlord shall pay Grubb & Ellis and Richards Barry Joyce &
Partners a commission based on a separate letter agreement.

 

 

12.8                        SURRENDER
OF PREMISES AND HOLDING OVER.

 

The Tenant shall surrender
possession of the Premises on the last day of the Term and the Tenant waives
the right to any notice of termination or notice to quit.  The Tenant covenants that upon the expiration
or sooner termination of this Lease, it shall, without notice, deliver up and
surrender possession of the Premises in the same condition in which the Tenant
has agreed to keep the same during the continuance of this Lease and in
accordance with the terms hereof, reasonable wear and tear and damage by fire
or other casualty or as a consequence of the exercise of eminent domain
excepted, first removing therefrom all goods and effects of the Tenant and, to
the extent required or permitted under Section 4.2,
any leasehold improvements, and repairing all damage caused by such
removal.  Upon the expiration of this
Lease, or, if the Premises should be abandoned by the Tenant, at the time of
such expiration or abandonment, if the Tenant or the Tenant’s agents,
subtenants or any other person should leave any property of any kind or
character on or in the Premises, the fact of such leaving of property on or in
the Premises shall be conclusive evidence of intent by the Tenant, and
individuals and entities deriving their rights through the Tenant, to abandon
such property so left in or upon the Premises, and such leaving shall
constitute abandonment of the property. 
Landlord shall have the right and authority without notice to the Tenant
or anyone else, to remove and destroy, or to sell or authorize disposal of such
property, or any part thereof, without being in any way liable to the Tenant
therefor and the proceeds thereof shall belong to the Landlord as compensation
for the removal and disposition of such property.

 

If the Tenant fails to
surrender possession of the Premises upon the expiration or sooner termination
of this Lease, the Tenant shall pay to Landlord, as rent for any period after
the expiration or sooner termination of this Lease an amount equal to 150% the
Annual Fixed Rent and the Additional Rent required to be paid under this Lease
as of the expiration or termination of the Term.  Acceptance by the Landlord of such payments
shall not constitute a consent to a holdover hereunder or result in a renewal
or extension of the Tenant’s rights of occupancy.  Such payments shall be in addition to and
shall not affect or limit the Landlord’s right of re-entry, Landlord’s right to
collect such damages as may be available at law, or any other rights of the
Landlord under this Lease or as provided by law.

 

12.9                        EXHIBITS.

 

Exhibits A through Exhibit I attached to this
Lease are hereby incorporated in and made a part of this Lease.

 

12.10                 OPTION
TO EXTEND.

 

The Tenant herein is granted
the right to extend the Term hereof for one (1) five year term (the “Extended
Term”), provided, however, that the Tenant shall be in Good Standing and shall
meet all of the following conditions:

 

(a)                                  Tenant shall
have given written notice to Landlord of its intent to so extend prior to
twelve (12) months before the termination of the then current term.

 

 

(b)                                 Any extension
of the Term shall be under the same terms and conditions as the Original Term
or as specifically outlined as pertinent to any Extended Term.

 

(c)                                  The Tenant
herein shall not be in default (or beyond any applicable grace period therefor)
of any of the terms or conditions of this Lease, either at the time stipulated
for notice of intent to extend or at the commencement of the Extended Term.

 

(d)                                 Tenant shall
not have made more than one Late Payment of Rent or Additional Rent in any
twelve (12) month period during the Term immediately preceding the exercise of
Tenant’s option to extend.

 

Upon the Tenant’s giving such notice referred to in
(a), above, this Lease and the Term hereof shall be extended for the Extended
Term without the necessity of execution of any additional documents.  The Extended Term shall be upon all the
terms, conditions and provisions of this Lease, except that the Annual Fixed
Rent during the Extended Term shall be the fair market rental value (the “Fair
Rental Value”) of the Premises as of the commencement of such Extended Term,
determined by the Landlord in its sole discretion, taking into consideration
the then prevailing market rate for office space in the greater Boston,
Massachusetts “Metro West” Area (Waltham sub-market) comparable to the Premises
in terms of size of space, location of the Building, finish, building quality
and otherwise on the terms and conditions of this Lease, but in no event less
than the Annual Fixed Rent due during the last year of the initial Term and the
Tenant shall have no option to extend the Term for any further Extended Term
beyond the one provided for by this Section 12.10 Said Fair Rental Value
shall be determined by Landlord and Landlord shall notify Tenant of same within
180 days after Tenant’s exercise of the option to extend.  In the event Tenant rejects or is deemed to
reject Landlord’s estimate of the Fair Rental Value, then the Tenant’s option
to extend shall be deemed waived and this Lease shall terminate as of the Term
Expiration Date. In the event that Landlord markets the Premises for lease at
any time within 60 days after such waiver or rejection by Tenant, Landlord
shall initiate such marketing at the aforementioned Fair Rental Value. However,
Landlord shall not be required to accept an offer at Fair Rental Value if
Landlord, in its sole discretion, deems the proposed tenant unsuitable.
Furthermore, landlord shall have the right to thereafter reduce the asking
rental rate if it deems such appropriate in its sole discretion.  In no event shall the Annual Fixed Rent for
the Extended Term be any less than the aggregate of the Annual Fixed Rent and
the Additional Rent paid by Tenant in the last year of the previous Term.

 

12.11                 RELOCATION.

 

After the initial twelve
months of the Term, Landlord shall have the one-time right to relocate Tenant
into space within the Building. Landlord shall provide Tenant with nine (9) month’s
prior written notice of any such relocation. Location of the new premises must
be approved by the Tenant, which approval shall not to be unreasonably
withheld, conditioned or delayed. 
Landlord will be responsible for all relocation costs associated with
the relocation.  The new premises
designated by Landlord must provide Tenant with reasonably comparable size,
finish, quality, and window line to the Premises.  Additionally, Tenant’s Annual Fixed Rent 

 

 

(regardless of the size of the new premises) shall
not increase if larger, but the Annual Fixed Rent shall decrease if the new
premises is slightly smaller.

 

12.12                 NO
AGREEMENT UNTIL SIGNED.

 

The submission of this Lease
or a summary of some or all of its provisions for examination does not
constitute a reservation of or option for the Premises or an offer to lease and
no legal obligations shall arise with respect to the Premises or other matters
herein until this Lease is executed and delivered by Landlord and Tenant.

 

12.13                 FINANCIAL
INFORMATION.

 

Tenant will cooperate with
Landlord’s request that Tenant provide reasonable information about its own
financial status for the Landlord’s own benefit or the benefit of lenders,
prospective lenders of Landlord’s and prospective purchasers whenever Landlord
may so request.  Such information shall
include, but not be limited to financial statements, certified as true and
correct by an independent Certified Public Account.

 

12.14                 NOTICE.

 

Any and all notices or other
communications required or permitted by this Agreement to be served on or given
to any party hereto by any other party hereto shall be in writing and shall be
deemed duly served and given when personally delivered to the party to whom it
is directed, or in lieu of personal service, three (3) days after deposit
in the United States Mail, first class, certified, postage prepaid, or one day
after deposit with a reputable overnight courier, addressed to the respective
parties at the addresses set forth herein.

 

12.15                 INTENTIONALLY
OMITTED.

 

EXECUTED as an instrument under seal as of the day
and year first set forth above.

 

	
   

  	
  LANDLORD:

  
	
   

  	
  1440 MAIN STREET LLC

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/James F. Carlin

  
	
   

  	
   

  	
  Name: James F. Carlin

  
	
   

  	
   

  	
  Title: Member-Manager

  
	
   

  	
   

  
	
   

  	
  TENANT:

  
	
   

  	
  INTERNODED, INC.

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Custie Crampton

  
	
   

  	
   

  	
  Name:

  
	
   

  	
   

  	
  Title:  CTO

  

 

 

 

EXHIBIT A

 

Basic Lease Terms

 

	
  Annual Fixed Rent: 

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Lease
  Year 1:

  	
   

  	
  $21.00 per Rentable Square Foot, or $112,245.00,
  payable in equal monthly installments of $9,353.75 in accordance with the
  provisions hereof.

  
	
   

  	
   

  	
   

  
	
  Lease
  Year 2: 

  	
   

  	
  $26.00 per Rentable Square Foot, or $138,970.00,
  payable in equal monthly installments of $11,580.83 in accordance with the
  provisions hereof.

  
	
   

  	
   

  	
   

  
	
  Lease
  Year 3: 

  	
   

  	
  $28.00 per Rentable Square Foot, or $149,660.00,
  payable in equal monthly installments of $12,471.67 in accordance with the
  provisions hereof.

  
	
   

  	
   

  	
   

  
	
  Lease
  Year 4: 

  	
   

  	
  $30.00 per Rentable Square Foot, or $160,350.00,
  payable in equal monthly installments of $13,362.50 in accordance with the
  provisions hereof.

  
	
   

  	
   

  	
   

  
	
  Lease
  Year 5: 

  	
   

  	
  $31.00 per Rentable Square Foot, or $165,695.00,
  payable in equal monthly installments of $13,807.92 in accordance with the
  provisions hereof.

  
	
   

  	
   

  	
   

  
	
  Initial Term:

  	
   

  	
  Five years and three months commencing on the
  Commencement Date (as defined in Section 2.6
  of the Lease) and expiring on the last day of the calendar month in which the
  5th anniversary of the Commencement Date falls (unless sooner terminated
  pursuant to the Lease).

  
	
   

  	
   

  	
   

  
	
  Landlord’s 

  Address:

  	
   

  	
  1440 Main Street LLC 

  c/o Crosspoint Associates, Inc.  

  217 West Central Street 

  Natick, Massachusetts  01760 

  Attention:  John W. Hueber

  and James F. Carlin, III

  
	
   

  	
   

  	
   

  
	
  Landlord’s Counsel 

  Address for Notices:

  	
   

  	
  Kotin, Crabtree & Strong, LLP 

  One Bowdoin Square 

  Boston, Massachusetts  02114 

  Attn:  Dolph J. Vanderpol, Esquire

  
	
   

  	
   

  	
   

  
	
  Premises:

  	
   

  	
  A portion of the second floor of the Building
  located at 1440 Main Street, Waltham, Massachusetts, consisting of

  

 

 

	
   

  	
   

  	
  5,345 rentable square feet as shown on the floor
  plan attached as Exhibit D.

  
	
   

  	
   

  	
   

  
	
  Rentable Floor Area 

  of the Premises:

  	
   

  	
  5,345 rentable square feet 

  
	
   

  	
   

  	
   

  
	
  Permitted Uses:

  	
   

  	
  General office use

  
	
   

  	
   

  	
   

  
	
  Tenant’s 

  Address for Notices:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Tenant’s Counsel 

  Address for Notices:

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Landlord’s Broker:

  	
   

  	
  Grubb & Ellis Co.

  
	
   

  	
   

  	
   

  
	
  Tenant’s Broker:

  	
   

  	
  Richards Barry Joyce & Partners

  

 

 

EXHIBIT B

 

Legal Description of the
Land

 

 

EXHIBIT A

 

A certain parcel of land, together with all
buildings and improvements thereon, situated on Main Street in Waltham,
Middlesex County, Massachusetts being shown as Lot 1 on a plan entitled “Plan
of Land in Waltham, Mass.” dated February 12,1980 prepared by Norwood
Engineering Co., Civil Engineers and Land Surveyors, being Plan No. 544 of
1980, recorded with the Middlesex South District Registry of Deeds in Book
13969, Page 184 (hereinafter the “Plan”) and being bounded and described
according to said Plan as follows:

 

NORTHEASTERLY by said Main Street by two lines
measuring respectively 147.92 feet and 161.89 feet;

 

SOUTHEASTERLY by Lot 2 on said Plan, 205.90 feet;

 

SOUTHERLY by said Lot 2 on, 44.98 feet;

 

SOUTHEASTERLY by said Lot 2, 53.00 feet;

 

SOUTHWESTERLY by land marked on said Plan “Massachusetts
Broken Stone Company” by two lines measuring respectively 228.36 feet and
163.69 feet;

 

NORTHWESTERLY by land marked on said Plan “Sylcon
Realty Trust”, 78.94 feet;

 

NORTHEASTERLY by land marked on said Plan “James T.
and Edna H. Farter”, 20.00 feet; and

 

NORTHWESTERLY by said Falter land, 162.97 feet

 

Containing according to said plan 98,658 square feet
±

 

APPURTENANT RIGHTS:

 

Together with the right to use the 50’ Right of Way
for access and egress to and from Main Street and to access the parking on Lot
3, all as set forth in Relocation of Right of Way and Easement Agreement by and
among Double “S” Realty Co., Inc.; Massachusetts Broken Stone Company, and
The Massachusetts Medical Society, dated May 15, 1980, recorded in Book
13969, Page 186, and Agreement by and between Massachusetts Broken Stone
Company and The Massachusetts Medical Society, dated March 1,1982,
recorded in Book 14570, Page 305.

 

Together with the exclusive right to use 50 parking
spaces and non-exclusive right to use 9 parking spaces, the right to access
said parking spaces and the right to maintain a sign, all as set forth in the
Easement Agreement between Charles J. Schreiber, Jr., Trustee of 1440 Main
Street Associates Nominee Trust, and Harvey Industries, Inc., recorded in
Book 30978, Page 322.

 

 

EXHIBIT C

 

Site Plan

 

 

 

 

 

EXHIBIT D

 

Floor Plan

 

 

 

EXHIBIT E

 

RULES AND REGULATIONS

 

The following rules and regulations have been
established for the safety, comfort and general wellbeing of the tenants of the
Building as well as for the neat, orderly and attractive appearance and
maintenance of the Building.  They are
not intended to modify or vary the terms of your lease.

 

Tenant agrees to observe the rights reserved to
Landlord in the Lease and agrees, for itself, its employees, agents, clients,
customers, invites and guests, to comply with the following rules and
regulations and with such reasonable modifications thereof and additions
thereto as Landlord may make from time to time for the Building.

 

1.                                       Any sign,
lettering, curtain, picture, notice, or advertisement installed within Tenant’s
Building (including but not limited to Tenant Identification signs on doors to
the Building) which is visible outside of the Building shall be installed at
Tenant’s cost and in such manner, character and style as Landlord may approve
in writing.  No sign, lettering, picture,
notice or advertisement shall be placed on any outside window or in any
position so as to be visible from outside the Building or from any atrium
lobbies of the Building.

 

2.                                       Tenant shall
not use pictures or illustrations of the Building in advertising or other
publicity, without prior written consent of Landlord.

 

3.                                       Tenant, its
customers, invitees, licensees and guest shall not obstruct sidewalks,
entrances, passages, courts, corridors, vestibules, halls, elevators and
stairways in and about the Building. 
Tenant shall not place objects against glass partitions or doors or
windows or adjacent to any open common space which would be unsightly from the
Building corridors or from the exterior of the Building, and will promptly
remove the same upon notice from Landlord.

 

4.                                       Tenant shall
not make noises, cause disturbances, create vibrations, odors or noxious fumes
or use or operate any electrical or electronic devices or other devises that
emit sound waves or are dangerous to other tenants and occupants of the
Building or that would interfere with the operation of any device or equipment
or radio or television broadcasting or reception from or within the Building or
elsewhere, or with the operation of roads or highways in the vicinity of the
Building and shall not place or install any projections, antennae, aerials or
similar devices inside or outside of the Building.

 

5.                                       Tenant shall
not make any room-to-room canvass to solicit business from other tenants in the
Building and shall not exhibit, sell or offer to sell, use, rent or exchange
any item or services in or from the Building unless ordinarily embraced within
Tenant’s use of the Building as specified in its lease.

 

 

6.                                       Tenants shall
not waste electricity or water and agrees to cooperate fully with Landlord to
assure the most effective operation of the Building’s heating and air
conditioning and shall refrain from attempting to adjust any controls.  Tenant shall keep public corridor doors
closed.

 

7.                                       Landlord should
be notified at once of any trouble with heating, lighting or plumbing
fixtures.  Tenants must not leave windows
of leased premises open or unlocked and must not leave the doors of the
Building unlocked at night.

 

8.                                       No water and
wash closets shall be used for any purpose other than that for which it is
intended, and no sweepings, rubbish, rags, ashes or other substances shall be
thrown therein; any damage resulting from so doing shall be borne by the tenant
causing it.

 

9.                                       Door keys or
pass cards for doors in the Building will be furnished at commencement of the
Lease by Landlord.  Tenant shall not
affix additional locks on doors and shall purchase duplicate keys or pass cards
only from Landlord.  When the Lease is
terminated, Tenant shall return all keys to Landlord and will provide to
Landlord the means to opening any safes, cabinets or vaults left in the
Premises.

 

10.                                 Tenant assumes
full responsibility for protecting its space from theft, robbery and pilferage,
which includes keeping doors locked and other means of entry to Premises closed
and secured.

 

11.                                 The weight and
position of all safes shall be subject to the approval of Landlord.

 

12.                                 Peddlers,
solicitors and beggars shall be reported to the office of the Building or as
Landlord otherwise requests.  No person
shall loiter in the halls, corridors, lavatories or basement areas.

 

13.                                 Tenant shall
not install, nor operate machinery or any mechanical devices of a nature not
directly related to Tenant’s ordinary use of the Building without the written
permission of Landlord.

 

14.                                 No wires for
telephone service, electric lights, messenger service or for any other purpose
shall be put in the premises without the consent of Landlord.

 

15.                                 No person or
contractor not employed by Landlord shall be used to perform window washing,
cleaning, decorating, repair of other work in the Building without consent from
Landlord.

 

16.                                 No glass in
doors or elsewhere through which light is admitted into any part of the
Building shall be covered, nor such light obstructed.

 

 

17.                                 Tenant may not
(without Landlord’s approval therefor, which approval will be signified on
Tenant Plans submitted pursuant to the Lease) and Tenant shall not permit or
suffer anyone to:

 

(a)                                  Cook in the
Building;

 

(b)                                 Place vending
or dispensing machines of any kind in or about the Building;

 

(c)                                  At any time
sell, purchase or give away or permit the sale, purchase or gift of food in any
form.

 

18.                                 Tenant shall
not:

 

(a)                                  Use the
Building for lodging, manufacturing, or for any immoral or illegal purposes.

 

(b)                                 Use the
Building to engage in the manufacture or sale of, or permit the use of, any
spirituous, fermented, intoxicating or alcoholic beverages on the Premises.

 

(c)                                  Use the
Building to engage in the manufacture or sale of, or permit the use of, any
illegal drugs on the Premises.

 

19.                                 In no event
shall any person bring into the Building flammables such as gasoline, kerosene,
naphtha and benzene, or explosives or firearms or any other article of
intrinsically dangerous nature.  If by
reason of the failure of Tenant to comply with the provisions of this
paragraph, any insurance premium payable by Landlord for all or any part of the
Building shall at any time be increased above normal insurance premiums for
insurance not covering the items aforesaid, Landlord shall require Tenant to
make immediate payment for the while of the increased insurance premium.

 

20.                                 Tenant shall
comply with all applicable federal, state and municipal laws, ordinances and
regulations and building rules, and shall not directly or indirectly make any
use of the Building which may be prohibited thereby or which shall be dangerous
to person property or shall increase the cost of insurance or require
additional insurance coverage.

 

21.                                 If Tenant
desires signal, communication, alarm or other utility or service connection
installed or changed, the same shall be made at the expense of Tenant, with
approval and under direction of the Landlord.

 

22.                                 Bicycles shall
not be permitted in the Building in other than Landlord-designated locations.

 

23.                                 Tenant shall
cooperate and participate in all security programs affecting the Building.

 

24.                                 In the event
Landlord allows one or more tenants in the Building to do any act prohibited
herein, Landlord shall not be precluded from denying any other tenant the right
to do any such act.

 

 

25.                                 Tenant or the
employees, agents, servants, visitors or licensees of Tenant shall not at
anytime place, leave or discard any rubbish, paper articles, or objects of any
kind whatsoever outside the doors of the Building or in the corridors or
passageways of the Building.  No animals
(except such animals used by the blind) or birds shall be brought or kept in or
about the Building.

 

26.                                 Tenant shall
not mark, paint, drill into or in any way deface any part of the Building or the
Building.  Nor boring, driving of nails
or screws, cutting or stringing of wires shall be permitted, except with prior
written consent of Landlord may direct. 
Tenant shall not install any resilient tile or similar floor covering in
the Building except with the prior approval of Landlord.  The use of cement or other similar adhesive
materials is expressly prohibited.

 

27.                                 Landlord shall
have the right to limit or control the number and format of listings on the
main Building directory.

 

28.                                 All freight, furniture,
etc., must be received and delivered through the entrances designated by
Landlord for deliveries unless otherwise authorized by Landlord, and an
appointment must be made with Landlord to move furniture into or from the
Building, but special arrangement must be made with Landlord for the moving of
all safes.

 

29.                                 Entry and
exiting to and from the Building and use of all roads, driveways and walkways
shall be subject to such traffic and use rules and regulations as Landlord
may promulgate and provide to Tenant from time to time.

 

30.                                 No vehicle is
to be left in the parking lot overnight or on weekends without the express
permission of the Landlord or its representative.  Tenant must contact Landlord’s representative
in advance when seeking permission to leave any vehicle in the parking lot
overnight or on weekends.  Any vehicle
parked overnight or on weekends without permission may be towed at Landlord’s
sole discretion and at the violator’s expense.

 

31.                                 Any “No Parking”
signs on the Property shall be strictly observed; offenders may be towed
without notice and at their expense.

 

32.                                 Tenant shall
not permit trucks, vans, trailers or automobiles to park, stand or otherwise
block or impair the access of adjacent tenants.

 

33.                                 Tenant will be
responsible for the cost of removal and disposal of unusually large or heavy
loads of rubbish such as obsolete files, wooden packing cases and the
like.  Tenant will also be responsible
for the coordination and cost of the removal of any and all hazardous materials
brought onto the site by the Tenant or produced as a byproduct of the Tenant’s
business.

 

 

34.                                 The Building
has been designated a “No Smoking” Building. 
Tenant, its employees, invitees and all other shall refrain from smoking
in the Premises and Common Areas of the Building.

 

35.                                 Any damage done
to the Building or Premises or person or property therein, in consequence of
any breach of any of the rules and regulations, shall be borne by the
Lessee.

 

36.                                 Landlord
reserves the right to make any such other and further rules and
regulations as in its judgment may from time to time be necessary for the
safety, care and cleanliness of the Premises and Building and for the
preservation of good order therein.

 

 

EXHIBIT F

 

Exclusions from Operating
Expenses

 

(1)                                  costs of
repairs or replacements to the extent reimbursed by insurance, other tenants of
the Property or other third parties or resulting from eminent domain takings to
the extent covered by the award;

 

(2)                                  Real Estate
Taxes on the Property, and any associated costs which have been previously
included in Operating Expenses (whether under the same or a different
category);

 

(3)                                  financing and
refinancing costs in respect of any mortgage or ground lease placed upon the
Property, including debt service, amortization, points and commissions in
connection therewith and rent or other charges payable under any ground or
underlying lease (including, without limitation, the Master Lease);

 

(4)                                  costs of
selling or syndicating any of Landlord’s interest in the Premises and/or the
Property;

 

(5)                                  brokerage fees
or commissions;

 

(6)                                  interest or
penalties for any delinquent payments by Landlord unless and to the extent
resulting from the Tenant’s failure to pay, when and as due, the Tenant’s
Operating Expenses or Taxes Allocable to the Premises (in which case the Tenant
shall be responsible for 100% of such interest or penalties);

 

(7)                                  the cost of
making leasehold improvements and decorations to any leasable space including,
without limitation, to prepare the same for occupancy by a tenant thereof, or
thereafter for the benefit of a particular tenant or tenants;

 

(8)                                  any
expenditures on account of Landlord’s acquisition of air or similar development
rights unless said development rights provide additional parking or amenities for
the benefit of all Tenants;

 

(9)                                  the cost of
capital improvements or replacements in excess of the amortization therefor on
a straight-line basis over the useful life of the item as determined by
Landlord in its reasonable discretion, together with interest on the
unamortized balance at Landlord’s actual borrowing rate on funds borrowed for
the purpose of constructing such capital improvements or replacements or at the
Interest Rate if there is no such borrowing;

 

(10)                            costs of
constructing additions to any existing buildings on the Property, or new
buildings on the Property, or otherwise further developing additional rentable
space on the Property;

 

(11)                            Landlord’s
depreciation of the Buildings or other improvements or amortization of personal
property or equipment, except as provided in clause (12) above;

 

 

(12)                            the cost of
providing any service to Tenant for which Landlord shall receive direct payment
from the Tenant, including, but not limited to utilities paid by Tenant;

 

(13)                            salaries of
executives or principals of Landlord; and

 

(14)                            cleaning and
janitorial services contracted by Landlord on behalf of Tenant, which shall be
billed separately and apart from operating expenses and paid for directly by
Tenant.

 

(15)                            the restoration
or repair of any casualty damage to be covered under the required insurance
coverage;

 

(16)                            repairs,
replacement or maintenance incurred as a result of the gross negligence of the
Landlord, its agents or employees or other Tenant’s of the Building.

 

 

EXHIBIT H

 

W9 Form

 

 

EXHIBIT G

 

Landlord’s Work

 

Landlord shall perform the following scope of work
at the Landlord’s sole cost and expense, which shall be limited to the
following:

 

Demolition

 

1)                                      Remove
approximately 840 sf of vinyl tile

2)                                      Remove
electrical outlets, switches and lights as necessary

3)                                      Remove
countertop around front conference room.

 

New Work

 

1)                                      Supply and
Install interior walls for three (3) offices and one (1) server/storage
room.

 

Doors & Glazing

 

1)                                      Supply and
Install five (5) new interior doors

2)                                      Supply and
Install three (3) sidelights

3)                                      Supply and
Install all necessary hardware

4)                                      Supply and
Install two (2) full view vision panels in double doors as indicated on
floor plan.

 

Acoustical Ceiling

 

1)                                      Rework existing
ceiling grid and tiles around new offices and storage/server room

 

Painting

 

1)                                      Supply and
Apply building-standard paint throughout the entire Premises

2)                                      Supply and
Apply building-standard stain and poly to five (5) interior doors

 

Flooring

 

1)                                      Install
building-standard carpet throughout the entire back area of the Premises
(currently the cafeteria)

2)                                      Supply and
Install new building-standard vinyl base throughout the entire back area of the
premises (currently the cafeteria)

 

Mechanical

 

1) Rework and Relocate sprinkler heads as indicated on floor plan

 

HVAC

 

1)                                      Supply and
Install Liebert HVAC system in data room

2)                                      Rework and
Relocate HVAC ductwork and diffusers as indicated on floor plan

3)                                      Supply and
Install new building-standard thermostats as needed

 

Plumbing

 

1)                                      Supply and
Install connections for ice and soda machines

2)                                      Supply and
Install new building-standard 10 gallon hot water heater

 

 

Electrical

 

3)                                      Supply and
Install six (6) workstation feeds

 

4)                                      Supply and
Install approximately thirty (30) duplex outlets as indicated on floor plan

 

5)                                      Supply and
Install approximately eight (8) building-standard single pole switches as
indicated on floor plan

 

6)                                      Supply and
Install approximately two (2) building-standard double pole switches as
indicated on floor plan

 

7)                                      Supply and
Install approximately six (6) workboxes with pull strings as indicated on
floor plan

 

8)                                      Supply and
Install two (2) new building-standard fire alarm horn/strobe units as
indicated on floor plan

 

9)                                      Supply and
Install approximately sixteen (16) new building-standard 2X2 parabolic light
fixtures as indicated on floor plan.

 

10)                                Supply and
Install approximately six (6) new building-standard emergency lights as
indicated on floor plan

 

 

EXHIBIT I

 

COMMENCEMENT CERTIFICATE

 

This agreement is made by and between  1440 Main Street LLC (“Landlord”) and
Internoded, Inc.  (“Tenant”).

 

WHEREAS, Landlord and Tenant have entered into a
Lease dated August               ,
2007 for Premises designated on Exhibit A attached to the Lease and
located at 1440 Main Street, Waltham, MA 02451.

 

WHEREAS, the Commencement Date as defined in Article 2
of the Lease, has occurred; and,

 

WHEREAS, pursuant to the Lease, Landlord and Tenant
desire to confirm various dates relating to the Lease.

 

NOW, THEREFORE, Landlord and Tenant agree and
acknowledge that the information set forth below is true and accurate.

 

Commencement Date:

 

Initial Term Expiration Date:

 

First Extension Term Exercise Date:

 

First Extension Term Commencement Date:

 

First Extension Term Expiration Date:

 

	
  Rentable Area of the Premises:

  	
   

  	
  5,345 square feet Tenant’s

  
	
   

  	
   

  	
   

  
	
  Tenant’s Proportionate Share:

  	
   

  	
  8.4 %

  

 

The execution of the Agreement shall not constitute
an exercise by Tenant of its option with respect to the Extension Term.

 

EXECUTED
as a sealed instrument on the date first set forth above.

 

	
  LANDLORD: 1440 MAIN STREET LLC

  	
   

  	
  TENANT: INTERNODED, INC.

  
	
   

  	
   

  	
   

  
	
  By:

  	
   

  	
   

  	
  By:

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Title:

  	
   

  	
   

  	
  Title:

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Date:

  	
   

  	
   

  	
  Date:Exhibit 10.30

 

AGREEMENT
OF LEASE

 

Between:                                               70
HUDSON STREET REALTY L.L.C.,

A New Jersey Limited Liability Company

	
   

  	
  (hereinafter called
  “Landlord”)

  

 

 

and

 

TANGOE
INC.

35
Executive Boulevard

Orange,
Connecticut 06477

	
   

  	
  (hereinafter called
  “Tenant”).

  

 

PREAMBLE

BASIC LEASE PROVISIONS AND
DEFINITIONS.

 

In addition to other terms
elsewhere defined in this Lease, the following terms whenever used in this
Lease should have only the meanings set forth in this section, unless such
meanings are expressly modified, limited or expanded elsewhere herein.

 

(1)  Date of Lease:  October 17, 2008

 

(2)  Exhibits:                            The following
Exhibits attached to this Lease are incorporated herein and made a part hereof:

 

Exhibit A:                                            Demised
Premises

Exhibit B:                                              Rules and
Regulations

Exhibit C:                                              Janitorial
Services

 

	
  (3)  Building:

  	
  70
  Hudson Street, Hoboken, New Jersey 07030

  
	
   

  	
   

  
	
  (4)  Premises or demised
  Premises:

  	
  Suite 5-A located on
  the Fifth Floor of the Building.

  
	
   

  	
   

  
	
  (5)  Land:

  	
  70
  Hudson Street, Hoboken, New Jersey

  
	
   

  	
   

  
	
  (6)  Term:

  	
  Three
  (3) Years and 13 days commencing October 18, 2008 thru the October 31, 2011.

  
	
   

  	
   

  	
   

  
	
  (7)  Fixed Rent:

  	
  Year
  1:

  	
  $56,000.00 per annum
  payable $4,666.66 per month; plus
  electrical energy charge of $4,400.00 per annum payable $366.66 per month for
  a total rent of $ 5,033.32;

  
	
   

  	
   

  	
   

  
	
   

  	
  Year
  2:

  	
  $60,000.00 per annum
  payable $5,000.00 per month plus
  electrical energy charge of $4,400.00 per annum payable $366.66 per month for
  a total rent of $ 5,366.66;

  

 

 

	
   

  	
  Year
  3:

  	
  $64,000,00 per annum
  payable $5,333.33 per month plus
  electrical energy charge of $4,400.00 per annum payable $366.66 per month for
  a total rent of $ 5,699.99.

  
	
   

  	
   

  
	
  (8) 
  Tenant’s Rentable Area:

  	
  approximately
  1600 Rentable Square Feet

  
	
   

  	
   

  
	
  (9) 
  Tenant’s Percentage:

  	
  4.21
  %

  
	
   

  	
   

  
	
  (10) 
  Base Year:

  	
  2008

  
	
   

  	
   

  
	
  (11)
  Electric Energy Charge:

  	
  As
  provided. (See Fixed Rent)

  
	
   

  	
   

  
	
  (12)
  Security:

  	
  Three
  (3) Months Rent ($15,099.96)

  
	
   

  	
   

  
	
  (13)
  Occupancy Date:

  	
  October 18,
  2008

  
	
   

  	
   

  
	
  (14)
  Commencement Date:

  	
  October 18,
  2008

  
	
   

  	
   

  
	
  (15)
  Termination Date:

  	
  October 31,
  2011

  
	
   

  	
   

  
	
  (16)
  Permitted Use:

  	
  General
  Business Office

  
	
   

  	
   

  
	
  (17)
  Tenant’s Address:

  	
  70
  Hudson Street, Suite 5A, Hoboken, NJ 07030 (After Occupancy Date for all
  Notice Purposes under this Lease)

  
	
   

  	
   

  
	
  (18)
  Landlord’s Address:

  	
  P.O. BOX
  587 Hoboken, New Jersey 07030

  
	
   

  	
   

  
	
  (19)
  Broker:

  	
  NONE

  
	
   

  	
   

  
	
  (20) Due Upon
  Lease Execution:

  	
  $20,133.28: One Month’s
  Rent ($5,033.32) and Three Month’s
  Security ($15,099.96) by Bank
  Check Only.

  

 

1. DEMISED OF PREMISES. Landlord
does hereby lease and demise to Tenant and Tenant does hereby hire and take
from Landlord, upon and subject to the covenants, agreements, terms, provisions
and conditions of this Lease, the Premises for the term.

 

2. TERM. The term
shall commence on the Commencement Date (subject to Article 6 hereof) and
shall end on the Termination Date or on such other date as the term may expire
or be terminated pursuant to the provisions of this Lease or pursuant to law.

 

3. RENT

 

(a) The fixed rent
shall be payable in equal monthly installments in advance on the first day of
each and every calendar month during the term commencing on the Commencement
Date (except that Tenant shall pay the first monthly installment on the
execution hereof; plus such additional rent and other charges as shall become
due and payable hereunder, which additional 

 

 

rent
and other charges shall be payable as hereinafter provided; all of which shall
be paid to Landlord’s address, or at such other place or to such other person
as Landlord may designate, in lawful money of the United States of America,
Fixed rent, additional rent and other charges hereunder are sometimes
collectively referred to herein as “Rent”.

 

(b) Tenant does hereby
covenant and agree to pay the rent herein reserved as and when the same shall
become due and payable, without demand therefore and without any set-off or deduction
whatsoever, and to keep and perform, and permit no violation of, each and every
one of the covenants, agreements, terms, provisions and conditions herein
contained on the part and on behalf of Tenant to be kept and performed.

 

(c) Landlord reserves
the right to require Tenant to pay as additional rent hereunder, a “late charge”
equal to ten (10%) percent of the monthly payment, on all payments of rent
hereunder which are made more than five (5) days after the due date
thereof. In the event Tenant fails or refuses to pay rent hereunder and
Landlord institutes suit for the collection of same or for possession. Tenant
agrees to reimburse Landlord, as additional rent hereunder; for all reasonable
expenses incurred by Landlord in connection therewith, including, but not
limited to, reasonable attorney’s fees. In the event of a suit for collection,
the Landlord shall be entitled to interest at the rate of sixteen (16%) percent
provided, however, in no event shall the interest rate exceed the maximum
permitted by law.

 

(d) Whenever in this
Lease Tenant is required to pay additional rent or other charges to Landlord,
Landlord shall have all remedies for the collection thereof that it may have
for the nonpayment of fixed rent hereunder.

 

(e) If, by reason of any
of the provisions of this Lease, The obligation of Tenant to commence the
payment of rent under this Lease shall be on any day other than the first day
of a calendar month, the rent or such calendar month shall be prorated based
upon one’ thirtieth (1/30th) thereof per diem.

 

4. FIXED RENT ADJUSTMENT

 

4.1 TAX ADJUSTMENT. (a) As
used in, and for the purposes of this Article: (i) “taxes” shall mean real
estate taxes and assessments, special or otherwise, levied upon or with respect
to the Building and the Land, imposed by Federal, State or local governments
(but shall not include income, franchise, capital stock, estate or inheritance
taxes or taxes based on receipts of rentals, unless the same shall be in
substitution for or in lieu of real estate tax or assessment).

 

(ii) “Tax base” shall
mean the taxes for the base year 2008,

 

(iii) “Tax year” shall
mean each calendar year in which occurs any part of their term.

 

(b) Included
in the Fixed Rent, Tenant is paying Tenant’s proportionate share of 4.21% (“Proportionate
Share”) of the taxes assessed and due against the Premises which are currently
estimated at $ 94,828.00. As soon as practicable after
each tax year, Landlord will furnish Tenant a statement setting forth the increases in taxes, if any, for the next tax year. Tenant’s Proportionate Share of such increase in taxes (“Tenant’s
Projected Share of Increase”) shall be divided by twelve (12) and
payable monthly by Tenant to Landlord as 

 

 

additional
rent commencing with the first month of the Calendar year subsequent to the
prior tax year. At the end of each tax year in which the Tenant has paid a “Tenant’s
Projected Share of Increase” the Landlord shall furnish, as soon as practical,
a statement showing “Tenant’s Actual Share of Increase” for said tax year, If
the statement furnished by Landlord shall indicate that’ “Tenant’s Projected
Share of Increase” exceeded “Tenant’s Actual Share of Increase” the Landlord
shall forthwith pay the amount of excess directly to Tenant concurrently with
the notice. If such statement furnished by Landlord to Tenant hereunder shall
indicate that the “Tenant’s Actual Share of Increase” is more than “Tenant’s
Projected Share of Increase” the Tenant shall forthwith pay the amount of such
deficiency to Landlord as additional rent. The within paragraph applies to “Taxes”.

 

(c) If prior to the
receipt by Tenant of a comparative statement from Landlord pursuant to
sub-paragraphs (b) above, Tenant has paid any tax Increase with respect to
the tax year for which that a comparative statement was submitted, then
appropriate credits and/or adjustments shall be made to reflect the expenses
which Tenant may have previously paid in whole or in part or may then be
paying.

 

5. SECURITY. Tenant
will deposit the Security with Landlord as security for the faithful
performance and observance by Tenant of the terms, provisions and conditions of
this Lease. It is agreed that in the event Tenant defaults in respect of any of
the terms, provisions and conditions of this Lease, including, but not limited
to, the payment of rent, Landlord may use, apply or retain the whole or any
part of the Security to the extent required for the payment of any rent as to
which Tenant is in default or for any sum which Landlord may expend or may be
required to expend by reason of Tenant’s default in respect of any of the
terms, covenants and conditions of this Lease, including, but not limited to,
any damages or deficiency accrued before or after summary proceedings or other
re-entry by Landlord. To the extent that Landlord, during the term hereof, so
uses, applies or retains all or any part of the Security, Tenant shall, on
demand, promptly restore the Security to its original amount. The Security
(less any portions thereof used, applied or retained by Landlord in accordance
with the provisions of this Article 5) shall be returned to Tenant after
the termination date (or after such other date when the term may expire or be
terminated, with out the fault of Tenant, pursuant to the provisions of this
Lease or pursuant to law) and after delivery of entire possession of the
Premises to Landlord in accordance with the provisions of this Lease. In the
event of a sale or leasing of the Land and Building, Landlord shall have the
right to transfer the Security to the vendee or lessee and Landlord shall
thereupon be released by Tenant from all liability for the return of such
Security, and Tenant agrees to look to the new Landlord solely for the return
of said Security. It is agreed that the provisions hereof shall apply to every such
transfer or assignment made of the Security. Tenant further covenants that it
will not assign or encumber or attempt to assign or encumber the Security and
that neither Landlord nor its successors and assigns shall be bound by any such
assignment, encumbrance, attempted assignment or attempted encumbrance.

 

6. COMPLETION AND
POSSESSION

 

(a) Except for painting
of the Premises by Landlord (color: 
white), the Premises shall be conclusively deemed ready for Tenant’s
possession and Tenant accepts the Premises in its “as-is” condition without
relying upon any representation made on the part of the Landlord as to the
condition thereof.

 

 

(b) Landlord shall not
be responsible for any delay in the delivery of possession of the Demised
Premises beyond its reasonable control.

 

7. USE OF PREMISES.

 

(a) The Premises shall
be used and occupied only for the permitted use described in the Preamble to
this Lease and for no other use or purpose. Tenant shall not use or permit the
use of the Premises or any part thereof in any way which would violate any
certificate of occupancy for the Building or Premises, or any of the covenants,
agreements, terms, provisions and conditions of this Lease or for any unlawful
purposes or in any unlawful manner and Tenant shall not suffer or permit the
Premises or any part thereof to be used in any manner or anything to be done
therein or suffer or permit anything to be brought into or kept in the Premises
which, in the reasonable judgment of Landlord, shall in any way impair or
interfere with any of the Building services or the proper and economic heating,
cleaning, air conditioning or other servicing of the Building or the Premises,
or impair or interfere with the use of the other areas of the Building by, or
occasion discomfort, inconvenience or annoyance to, any of the other tenants or
occupants of the Building.

 

(b) If any governmental
license or permit (other than the Certificate of occupancy required to be
obtained by Landlord pursuant to Article 6 hereof) shall be required for
the proper and lawful conduct of Tenant’s business or other activity carried on
in the Premises, and if the failure to secure such license or permit would, in
any way, affect Landlord, Tenant, at Tenant’s expense, shall duly procure and
thereafter maintain such license or permit and submit the same to inspection by
Landlord. Tenant, at Tenant’s expense, shall, at all times, comply with the
terms and conditions of each such license or permit.

 

(c) If by reason of
failure of Tenant to comply with the provisions of this Lease, including but,
not limited to the manner in which Tenant uses or occupies the Premises, the
insurance rates shall at commencement of the term or at any time thereafter be
higher than it otherwise would be, then Tenant shall reimburse Landlord, as
additional rent hereunder, for that part of all insurance premiums thereafter
paid or incurred by Landlord, which shall have been charged because of such
failure or use by Tenant, and Tenant shall make such reimbursement upon the
first day of the month following the billing to Tenant of such additional cost
by Landlord.

 

8. REPAIRS, REPLACEMENTS, ALTERATIONS.

 

(a) Tenant shall take
good care of the demised Premises and the fixtures and appurtenances therein.
Tenant shall make, at its own expense, all repairs and replacements required to
keep the demised Premises and fixtures in good working order and condition
ordinary wear and tear excepted and except for (i) structural repairs, (ii) repairs
required to be made by Landlord pursuant to Article 13 hereof, and (iii) such
repairs as may be required of Landlord in furnishing the services specified in Article 10
hereof. Tenant shall maintain, at its own expense, all light bulbs, fluorescent
tubes, and lighting fixtures in the demised Premises, including all component
parts such as starters, ballasts and lenses or grills.

 

 

All repairs made by Tenant
shall be at least equal in quality to the original work. Tenant shall not make
any installations, alterations, additions or improvements in or to the demised
Premises without first obtaining Landlord’s written consent thereto, which
consent shall not be unreasonably withheld or delayed and shall make the same
and all repairs only between such hours and by such contractors or mechanics as
may be supplied or approved by Landlord. Notwithstanding the foregoing Tenant
may make installations, alterations of improvements of a non-material and
non-structural nature without Landlord’s prior consent. All alterations,
decorations, installations, additions or improvements upon the demised Premises
made by either party (including but not limited to paneling, partitions,
railings, and the like), except Tenant’s movable fixtures and furniture, shall
be the property of Landlord and shall remain upon, and be surrendered with,
said Premises, as a part thereof, at the end of said term or renewal term, as
the case may be.

 

(b) If, because of any
acts or omission of Tenant or anyone claiming through or under Tenant, any
mechanic’s or other lien or order for the payment of money shall be filed
against the demised Premises, the Land and Building, or against Landlord
(whether or not such lien or order is valid or enforceable as such), Tenant
shall, at Tenant’s own cost and expense, cause the same to cancelled and
discharged of record within twenty (20) days after the date of filing thereof,
and shall also indemnify and save harmless Landlord from and against any and
all costs, expenses, claims, losses or damages, including reasonable counsel
fees, resulting therefrom or by reason thereof.

 

(c) In the event Tenant
makes repairs, replacements or alterations in or to the demised Premises, any
contractors or subcontractors employed by Tenant shall employ only such labor
as will not result in jurisdictional disputes with any labor unions or strikes against
or involving the Landlord or the Building. Tenant will inform Landlord, in
writing, of the names of contractors and/or subcontractors Tenant proposes
using to do work in its behalf within the Building at least seven (7) days
prior to the beginning of any permitted work. Landlord reserves the right to
reject and all of the proposed contractors and/or subcontractors. In the event
of any strikes or dispute, Tenant will cause any persons involved in such work
to leave the demised Premises immediately after receipt of notice from Landlord
demanding the same.

 

9. TENANT COVENANTS. Tenant
covenants and agrees that Tenant will:

 

(a) Faithfully observe
and comply with the Rules and Regulations set forth on
Exhibit B hereto and such additional reasonable Rules and
Regulations as Landlord hereafter at any time or from time to time may make and
may communicate in writing to Tenant, which in the judgment of Landlord, shall
be necessary or desirable for the reputation, safety, care or appearance of the
Land and Building, or the equipment thereof, or the comfort of tenants or
others in the Building; provided, however, that (i) in the case of any
conflict between the provisions of this Lease and any such Rules and
Regulations, the provisions of this Lease shall control, (ii) nothing
contained in this Lease shall be construed to impose upon Landlord any duty or
obligation to enforce the Rules and Regulations or the terms, covenants or
conditions in any other lease as against any other tenant, and (iii) Landlord
shall not be liable to Tenant for any violation of the Rules and
Regulations by any other tenant, its servants, employees, agents, visitors,
invitees, subtenants or licensees.

 

 

(b) Permit Landlord and
any mortgagee of the Building and the Land or of the interest of Landlord
therein and any lessor under any ground or underlying lease, and their
representatives, to enter the Premises at all reasonable hours and upon
reasonable notice,, for the purpose of inspection, or of making repairs,
replacements or improvements in or to the Premises or the Building or
equipment, or of complying with any laws, orders and requirements of
governmental or other authority or of exercising any right reserved to Landlord
by this Lease. (including the right during the progress of such repairs,
replacements or improvements or while performing work and furnishing materials
in connection with the compliance with any such laws, order or requirements to
keep and store within the Premises all necessary materials, tools and
equipment) provided that any such storage shall be in a manner which minimizes
the disruption of the Tenant’s business activities. Nothing herein contained,
however, shall be deemed or construed to impose upon Landlord or any mortgagee
of Landlord’s interest in the Land and/or Building, any obligation,
responsibility or liability whatsoever for the care, supervision or repair of
the Premises or Building or any partss thereof other than as herein provided.

 

(c) Make no claim
against Landlord for any injury or damage to Tenant or to any other person for
any damage to, or loss (by theft or otherwise) of, or loss of use of, any
property of Ten ant or of any other person.

 

(d) Not bring or keep
in the Premises any property other than such as might normally be brought upon
or left in the Premises as an incident to tile reasonable use of the Premises
for the purpose herein specified.

 

(e) Not violate, or
permit the violation of: any reasonable conditions imposed by Landlord’s
insurance carriers, and or do anything to permit anything to be done, or keep
anything or permit anything to be kept, in the Premises, which would increase
the insurance rates on the Building or the property therein, or which would
result in insurance companies of good standing refusing to insure the Building
or any such property in amounts and against risks as reasonably determined by
Landlord.

 

(f) Permit Landlord,
during business hours within the three (3) month period next preceding the
termination date with respect to all or any part of the Premises, to show the
same to prospective new Tenants.

 

(g) Quit and surrender
the Premises at the expiration or earlier termination of the term broom clean
and in as good condition as ordinary wear and reasonable use will permit,
except for repairs caused by fire or their casualty, (except that Tenant’s
removable fixtures and furniture shall remain Tenant’s property, and Tenant
shall remove the same). Tenant’s obligations to observe and perform this
covenant shall survive the said expiration or earlier termination of this
Lease.

 

(h) At any time and
from time to time upon not less than ten (10) days’ prior notice by
Landlord to Tenant, execute, acknowledge and deliver to Landlord, or to anyone
Landlord shall designate, a statement of Tenant (or if Tenant is a corporation,
an appropriate officer of Tenant) in writing certifying that this Lease is
unmodified and in full force and effect (or if there have been modifications,
that the same is in full force and effect as modified and stating the
modifications), and the dates to which rent has been paid in advance, if any,
and stating whether 

 

 

or
not, to the best knowledge of the signer of such certificate Landlord is in
default in performance of any covenant, agreement, term, provision or condition
contained in this Lease and, if so, specifying each such default of which the
signer may have knowledge; it beillg intended that any such statement delivered
pursuant hereto may be relied upon by any mortgagee, or any prospective
purchaser, lessee, mollgagee, or assignee of any mortgage, of tile Building
and/or tile Land or of Landlord’s interest therein.

 

(i) Indemnify and save
harmless Landlord against and from any and all claims by or on behalf of any
person or persons, firm or firms, corporations, arising from the conduct or
management of or from any work or thing whatsoever done by or on behalf of
Tenant in or about the demised Premises as well as from the use and occupancy
of the Premises by Tenant, and further indemnify and save Landlord harmless
against and from any and all claims arising from any breach or default on the
part of Ten ant in the performance of any covenant or agreement on the part of
Tenant to be performed pursuant to the terms of this Lease, or arising from any
act or negligence of Tenant, or any of its agents, contractors; servants,
employees or licensees, and from and against all costs, counsel fees, expenses
and liabilities incurred in or about any such claim or action or proceeding
brought thereon; and in case any action or proceeding be brought against
Landlord by reason of any such claim, Tenant upon notice from Landlord,
covenants to resist or defend at Tenant’s expense such action or proceeding by
counsel reasonably satisfactory to Landlord.

 

(j) Not place this
Lease on record without the prior written consent of Landlord. At the request
of Landlord, Tenant will execute a memorandum of lease for recording purposes
containing references to such provisions of this Lease as Landlord, in its sole
discretion, shall deem necessary.

 

(k) During the term
hereof; maintain and deliver to Landlord public liability and property damage
insurance policy (or certificates thereof) with respect to the Premises, in
which Landlord, Tenant and Landlord’s mortgagee and/or ground lessor, if
required, shall be named as additional insureds, for a minimum of: One Million
($1,000,000.00) Dollars combined single limit for coverage purposes only, and
with no obligation on the part of Landlord, Landlord’s mortgagee and/or ground
lessor to pay premiums. Such policy or policies shall be reasonably
satisfactory to Landlord with provision for at least ten (10) days’ notice
to Landlord of cancellation and shall include a cross liability endorsement. At
least ten (10) days before the expiration of any such policy, Tenant shall
supply Landlord with a substitute therefor with evidence of payment of the
premiums thereof If such premiums shall not be so paid and/or the policies
therefor shall not be so delivered, then Landlord may procure and/or pay for
the same and the amounts so paid by Landlord shall be added to the installment
of rent becoming due on the first of the next succeeding month and shall be
collected as additional rent hereunder.

 

10. LANDLORD’S SERVICES.
Provided Tenant is not in default under any of the covenants, terms, conditions
or provisions of this Lease beyond the applicable grace period provided herein,
Landlord shall furnish the following services:

 

(a) Air cooling during “Business
Hours” on “Business Days” (as those terms are hereinafter defined) when, in the
reasonable judgment of Landlord, it may be required for the comfortable
occupancy of the demised Premises. At other times during Business Days and 

 

 

similar
hours, Landlord shall provide ventilation for the demised Premises. Tenant at
all times agrees to cooperate fully with Landlord and to abide by all
regulations and requirements which Landlord may reasonably prescribe for the
proper functioning and protection of its heating, air conditioning and
ventilation systems. Landlord shall have free access to any and all mechanical
installations of Landlord, including but not limited to air conditioning, fans,
ventilating and machine rooms and electrical closets; and Tenant agrees that
there shall be no construction of partitions or other obstructions which might
interfere with Landlord’s full access thereto, or interfere with the moving of
Landlord’s equipment to and from the enclosures containing said installations.
Tenant agrees that Tenant, its agents, employees or contractors shall not at
any time enter the said enclosures or tamper with, adjust, touch or otherwise
in any manner affect Lessor’s said mechanical installations.

 

(b) Elevators:

 

(c) Heat, when and as
required by law, on Business Days during Business Hours.

 

(d) Janitorial Services

 

(e) Cold and hot water
at standard building temperatures to all lavatories, public or private, for
ordinary drinking, cleaning, sanitary and lavatory purposes.

 

(f)    (i) Electric current.

 

(ii) Tenant shall make no substantial alterations or additions to
the electric equipment and/or appliances utilized as at the time of the most
recent survey by Landlord’s electrical consultant without first obtaining the
written consent of Landlord. If any additional or substituted equipment and/or
appliances are installed, or Tenant increases the use of electrical current in
the demised Premises, the Landlord may require an updated survey to be made and
Tenant shall reimburse Landlord, as additional rent, for the reasonable fees
and expenses of the electrical consultant.

 

(iii) Landlord shall not in any way be responsible or liable to
Tenant at any time for any loss, damage or expense resulting from any change in
the quantity or character of the electric service or for its being no longer
suitable for Tenant’s requirements or from any cessation or interruption of the
supply or current, nor shall any such loss, damage or expense, or non supply of
electric service or current in any way affect the terms of this Lease.

 

(iv) Tenant covenants and agrees that at all times its use of
electric current shall never exceed, the capacity provided_by Landlord. Tenant
shall make no changes, alterations, additions substitutions (“changes”) to any
risers, conduits, meters, panel boxes, switch gear, wiring, any other part of
the electric service without the express prior written consent of Landlord. Any
changes requested by Tenant shall be sent in writing to Landlord, and it: in
the sole judgement of Landlord, such changes will not cause or create a
dangerous or hazardous condition or damage or injury to the Building, or entail
excessive or unreasonable alterations or repairs, or interfere with or disturb
other tenants or occupants and/or the service then or thereafter to be supplied
to tenants or occupants, Landlord will, at sole cost and expense of Tenant,
make such changes. 

 

 

Tenant covenants and agrees to pay Landlord for such costs and
expenses, as additional rent hereunder, upon the rendition of a bill indicating
the amount due therefore.

 

(v) Landlord reserves the right to terminate the furnishing of
electricity to the demised Premises at any time, upon not less than sixty (60)
days written notice to the tenant, in which event, Tenant may make application
directly to the utility company servicing the Building for the
Tenant’s entire separate supply of electric current, and Landlord shall permit
its wires and conduits, to the extent available and safely capable, to be used
for such purpose. Any meters, risers or other equipment or connections
necessary to enable Tenant to obtain electric current directly from such
utility company shall be installed at Landlord’s sole cost and expense
incompliance with all applicable laws, ordinances and regulations and
requirements of insurance companies and fire underwriters. No alterations,
modifications or changes shall be made by the Tenant to any meters, risers or
other equipment or connections in the Building or interfere with the use
enjoyment, occupancy or possession of the Building by Landlord and its other
tenants. Rigid conduit only, or such other type as may be specified by
Landlord, will be allowed. The Landlord, upon the expiration of the time set
forth in the aforesaid notice to the Tenant, may discontinue furnishing the
electric current, in which later event, the Tenant’s liability for the Electric
Energy Charge provided for in this Lease shall terminate as of the date of
discontinuance of the supplying of electric current, but this Lease shall
otherwise remain in full force and effect. Unless required by law, however,
Landlord shall not discontinue furnishing electricity to the demised Premises
until after Tenant shall have made arrangements to obtain its electricity
directly from the utility company supplying the Building unless Tenant shall
have Failed to act with due diligence in making such arrangements.

 

(g) Electrical
lighting, cleaning and maintenance of the common areas of the Building and
Land.

 

(h) (i) Tenant
acknowledges that Landlord is required to furnish electricity, elevators,
water, air conditioning, heat, ventilation, building maintenance and other
facilities and services (herein collectively referred to as “building services”)
only during Business Hours {as hereinafter defined). If Tenant uses the
Premises outside Business Hours (herein after referred to as “extra hours”),
Landlord shall provide building services to Tenant provided that (I) Tenant
pays to Landlord, as additional rent, a special charge (hereinafter referred to
as “extra hours charge”), (2) Tenant’s request for the same shall be
received by Landlord prior to 2:00 P,M. on the day on which extra hours service
is required after Business Hours on weekdays, prior to 2:00 P ,M. on the
preceding business day for any required extra hours service before Business
Hours on weekdays, prior to 2:00 P.M. of the prior Business Day if extra
hours service is required before or after Business Hours on a Saturday, Sunday
or holiday.

 

(ii) The
extra hours charge shall be a standard hourly rate which Landlord shall
determine and may adjust from time to time, based upon the actual cost of
providing and maintaining building services and electric current for a minimum
four (4) hour period.

 

(i) The
term “Business Days” as used in this Lease shall mean Monday to Friday,
inclusive from 8:00 A.M. to 6:00 P.M., excluding all days observed by
the State or Federal governments (herein called “holidays”). Tenant shall,
however, have access to the Premises 24 hours a day, 7 days a week, but
Landlord shall not be required to furnish building services 

 

 

during other than Business Hours on Business Days unless Tenant has
requested the same in accordance with sub-section (h) (i) above.

 

(j) The
term “Business Hours”, as used in this Lease, shall mean 8:00 A.M. to 6:00 P.M.,
subject to Landlord’s reasonable security and access requirements to the
Building.

 

(k) Landlord
reserves the right, without being liable to Tenant and without abatement or
diminution in rent, to suspend, delay or stop any of the building, services to
be furnished and provided by Landlord under this Lease whenever necessary by
reason of fire, storm, explosion, strike lockout, labor dispute, casualty of
accident, lack or failure of sources of supply of labor or fuel (or inability
in the exercise of reasonable diligence to obtain any required fuel), acts of
God or the public enemy, riots, interferences by civil or military authorities
in compliance with the laws of the United States of America or with the laws,
orders or regulations of any governmental authority, or by reason or any other
cause beyond Landlord’s control, or for emergency, or for inspection, cleaning,
repairs, replacements, alterations, improvements or renewals which in Landlord’s
reasonable judgement are desirable or necessary to be made. Landlord agrees,
however, to use its best efforts and to act with all due diligence to restore
or have restored any services which may be suspended, delayed or stopped
pursuant to this sub-paragraph (k).

 

11. ASSIGNMENT, SUBLETTING. ETC.

 

(a) Tenant, for itself:
its heirs, executors, administrators, successors and assigns, expressly
covenants that it shall not assign, mortgage or encumber this Lease, nor
underlet, or suffer or permit the demised Premises or any part thereof to be
used by others, without the prior written consent of Landlord in each instance
which consent will not be unreasonable withheld provided any assignee or
subtenant financial and credit condition is acceptable to Landlord. If this
Lease be assigned, or if the demised Premises or any part thereof be underlet
or occupied by anyone other than Tenant, Landlord may, after default be Tenant,
collect rent from the assignee, undertenant or occupant and apply the net
amount collected to the rent herein reserved, but no such assignment,
underletting, occupancy or collection shall be deemed a waiver of this
covenant, or the acceptance of the assignee, undertenant or occupant as Tenant,
or a release of Tenant from the further performance by Tenant, or a release of
Tenant from the further performance by Tenant of all covenants on the part of
Ten ant herein contained. The consent by Landlord to an assignment or
underletting shall not in any way be construed to relieve Tenant from obtaining
the express consent in writing of Landlord to any further assignment or
underletting, nor shall the same release or discharge Tenant from any
liability, past, present or future, under this Lease, and Tenant shall continue
fully liable in all respects hereunder.

 

(b) In the event Tenant
assigns this Lease, as permitted by this Article II, such assignment shall
not be deemed effective or binding on Landlord unless there is delivered to
Landlord within five (5) days of the execution of such assignment, a
duplicate, executed copy of such assignment and a duplicate, executed copy of
an agreement on the part of the assignee, satisfactory to Landlord, to the
effect that the assignee agrees to and shall assume all of the obligations on
the part of Ten ant to be kept, observed and performed pursuant to this Lease.
Consent by Landlord to any assignment or sublease shall not, nor shall it be
deemed to, relieve or release the assigning Tenant from liability for the full
and faithful performance of all the terms, covenants, provisions and conditions
required to be performed under this Lease by “Tenant” for the remainder of the 

 

 

term.
No oral or verbal assignment, or sublease or receipt by Landlord of any payment
of rental or other amounts, or acceptance by Landlord of performance of Ten ant’s
obligations hereunder by any purported assignee or sublessee, shall be deemed a
waiver of any obligation of Ten ant hereunder.

 

(c) Tenant shall
reimburse Landlord for the actual, reasonable attorney’s fees incurred by
Landlord in connection with the review of any requested consent for subletting
or assignment, and for the preparation or review of any documents or
instruments pertaining to the same.

 

12. LANDLORD’S RIGHTS. Witout
abatement or diminution in rent, Landlord reserves and shall have the following
additional rights:

 

(a) To change the
street address and/or the name of the Building and/or the arrangement and/or
location of entrances, passageways, doors, doorways, corridors, elevators,
stairs, toilets or other public parts of the Building without liability to
Tenant, provided that Tenant’s use and enjoyment of the Premises are not
adversely affected thereby.

 

(b) To approve in
writing all signs and all sources furnishing sign painting and lettering,
drinking water, towels and toilet supplies or other like services used in the
demised Premises and to approve all sources furnishing cleaning services,
painting, repairing and maintenance, which approvals shall not be unreasonably
withheld or delayed.

 

(c) To enter the
demised Premises at all reasonable times (i) for the making of such
inspections, alterations, improvements and repairs, as Landlord may deem
reasonably necessary or desirable, (ii) for any purpose whatsoever
relating to the safety, protection or preservation of the demised Premises or
of the Building, and (iii) to take material into and upon said Premises. If
a representative of Ten ant shall not be personally present to open and permit
an entry into the Premises at any time when an entry shall be reasonably
necessary or permissible hereunder, Landlord or its agents may enter by a
master key or may, in cases of emergency, forcibly enter the same without
rendering Landlord or its agents liable therefor (provided that, during such
entry, reasonable care shall be accorded to avoid damage or injury to Tenant’s
property), and without in any manner affecting the obligations and covenants of
this Lease. Without incurring any liability to Tenant, Landlord may permit
access to the Premises and open the same, whether or not Tenant shall be
present, upon demand of any receiver, trustee, assignee to the benefit of
creditors, sheriff, marshal or court officer entitled to, or reasonably
purporting to be entitled to, such access for the purpose of taking possession
of, or removing, Tenant’s property or for any other lawful purpose (but this
provision and any action by Landlord hereunder shall not be deemed a
recognition by Landlord that the person or official making such demand has any
right or interest in or to this Lease, or in or to the Premises), or upon
demand of any representative of the fire, police building, sanitation or other
department of the city, state or federal governments.

 

(d) At any time or
times Landlord, either voluntarily or pursuant to governmental requirement may,
at Landlord’s own expense, make repairs, alterations or improvements in or to
the Building or any part thereof and during alterations, may close entrances,
doors, windows, corridors, elevators or other facilities, provided that such
acts shall not unreasonably interfere with Tenant’s use and occupancy of the
Premises.

 

 

13. DAMAGE BY FIRE OR OTHER
CASUALTY. If the Premises shall be damaged by fire or other casualty not
arising from the fault or negligence of Tenant or its servants, agents,
employees, invitees or licensees:

 

(a) Except as otherwise
provided in subsection (b) hereof; the damage shall be repaired by and at
the expense of Landlord and the rent and additional rent until such repairs
shall be made shall be equitably abated according to the part of the Premises
which is usable by Tenant. Landlord agrees, at its expense, to repair promptly
any damage to the Premises, except that Tenant agrees to repair or replace its
own furniture, furnishings and equipment. No penalty shall accrue to an
Excusable Delay.

 

(b) If the Premises are
totally damaged or are rendered wholly untenantable by fire or other casualty,
or if Landlord’s architect certifies that it cannot be repaired within ninety
(90) days of the casualty or if Landlord shall decide to demolish the Building
or to rebuild it, then Landlord shall, within ninety (90) days after such fire
or other casualty, give Tenant a notice of such decision, and thereupon the
term shall expire ten (10) days after such notice is given, and Tenant
shall vacate the Premises and surrender the same to Landlord.

 

(c) If Landlord fails
to complete the repair and restoration of the Premises within six (6) months
from the date of the casualty (subject to Excusable Delays) then Tenant shall
have the right to cancel and terminate this Lease upon the delivery of a notice
to Landlord delivered within fifteen (15) days after the expiration of the
aforesaid six (6) month period.

 

(d) Landlord agrees
that it shall diligently pursue all repair and restoration work required on its
part to be completed hereunder.

 

14. CONDEMNATION. (a) In
the event that any part of the Premises or the whole of the Land and Building
shall be lawfully condemned or taken in any manner for any public or
quasi-public use, this Lease and the term and estate hereby granted shall
forthwith cease and terminate as of the date of vesting of title. In the event
that a part of the Land or Building shall be so condemned or taken, then
Landlord (whether or not the Premises be affected) may, at Landlord’s option,
terminate this Lease and the term and estate hereby granted as of the date of
such vesting of title by notifying Tenant in writing of such termination within
sixty (60) days following the date on which Landlord shall have received notice
of vesting of title. If Landlord does not so elect to terminate this Lease, as
aforesaid, this Lease shall be and remain unaffected by such condemnation or
taking, and the rent payable hereunder shall not be abated. In the event that
only a part of the Building shall be so condemned or taken and this Lease and
the term and estate hereby granted are not terminated as hereinbefore provided,
Landlord will, with reasonable diligence and at its expense, restore the
remaining portion of the Building as nearly as practicable to the same
condition as it was in prior to such condemnation or taking, any and all rent
payable hereunder shall not be abated. In the event that only a part of the
Building shall be so condemned or taken and this Lease and the term and estate
hereby granted are not terminated as hereinbefore provided, Landlord will, with
reasonable diligence and at its expense, restore the remaining portion of the
Building as nearly as practicable to the same condition as it was in prior to
such condemnation or taking, provided, however, (i) if such partial
condemnation renders the Premises unusable to Tenant, Tenant shall have the
right to terminate this Lease on immediately by written notice after receipt of
Landlord’s notice, and (ii) if Tenant elects not to terminate the 

 

 

Lease
as set forth in (i) above, the rent shall be prorated in order to reflect
the part of the Premises that was condemned.

 

(b) In the event of
their termination in any of the cases hereinbefore provided, this Lease and the
term and estate hereby granted shall expire as of the date of such termination
with the same effect as if that were the termination date of this Lease, and
the fixed and additional rent payable hereunder shall be apportioned as of such
date.

 

(c) In the event of any
condemnation or taking hereinbefore mentioned of all or a part of the Land and
Building (including the Premises), Landlord (or the mortgagee of any interest
in the Land and/or the Building, if pursuant to law, mortgagee is entitled to
receive all or a portion of the condemnation award), shall be entitled receive
the entire award in the condemnation proceeding, including any award made for
the value of the estate vested by this Lease in Tenant, and Tenant hereby
expressly assigns to Landlord or to the mortgagee, as provided above any and
all right, title and interest of Ten ant now or hereafter arising in or to any
such award or any part thereof. Tenant shall not be entitled to receive any
part of such award from Landlord, the mortgagee, or the condemning authority,
except that Tenant shall have the right to assert a claim against the
condemning authority for the value of movable fixtures and equipment installed
and paid for by Tenant and for relocation expenses.

 

(d) It is expressly
understood and agreed that the provisions of this Article 14 shall not be
applicable to any condemnation or taking for governmental occupancy for a
limited period.

 

15. COMPLIANCE WITH LAWS.
Tenant, at Tenant’s expense, shall comply with all laws and ordinances, and
all rules, orders and regulations of all governmental authorities and of all
insurance bodies, at any time duly issued or in force, applicable to the
Premises or any part thereof or to Tenant’s use thereof: except that Tenant
shall not hereby be under any obligation to comply with any law, ordinance,
order or regulation requiring any structural alteration of or in connection
with the Premises, unless such alteration is required by reason of a condition
which has been created by, or at the insistence of Tenant, or is attributable
to the manner of use to which Tenant puts the Premises, or is required by
reason of a breach of any of Tenant’s covenants and agreements hereunder. Where
any structural alteration of or in connection with the Premises if required by
any such law, ordinance, rule, order or regulation, and, by reason or the
express exception hereinabove contained, Tenant is not under any obligation to
make such alteration, then Landlord shall have the option of making such
alteration, and paying the cost thereof. If Landlord fails to reasonably remedy
any such damage or condition and the damage or defect was not caused by Tenant,
the damage or defect may be remedied by Tenant after five (5) days notice
to Landlord (except in an emergency) and the actual cost incurred by Tenant
thereof shall be deducted from the following month’s rent.

 

16. DAMAGE TO PROPERTY.

 

(a) Tenant shall give
to Landlord prompt written notice of any damage to, or defective condition in,
any part or appurtenance of the Building’s sanitary, electrical, heating, air
conditioning or other similar or dissimilar systems serving, located in, or
passing through, the Premises, and the damage or defective condition shall be
remedied. by Landlord with reasonable diligence, but if such damage or
defective condition was caused by, or resulted from the use by, 

 

 

Tenant
or by employees, licensees or invitees of Tenant, the cost of the remedy
thereof shall be paid by Tenant, as additional rent, upon the rendition of a
bill indicating the amount due therefor. If Landlord fails to
remedy any damage or defective condition that it is obligated to remedy under
this Lease (and such damage or defective condition was not caused by Tenant)
within thirty (30) days after receipt of Tenant’s notice therefor (subject to
the notice provision for emergency repairs set forth below) and thereafter
diligently pursue such repairs or remedies to completion, Tenant, after written
notice to Landlord, may cause such repairs to the Premises provided same are
performed in a first class manner and do not void any warranties on the
Building or equipment and thereafter bill Landlord the cost thereof, which bill
will be accompanied by the itemized bill of the contractor(s) who made
such repair. In the event such repairs are bona fide
emergency repairs (i.e. imminent peril to persons or property) such notice
shall be such amount of time as is reasonable in the circumstances, and
Landlord shall promptly respond or Tenant may, after written notice to Landlord
cause such emergency repairs to be made pursuant to the requirements set forth
herein; provided, however, in no event shall the cost of emergency repairs
exceed $5,000.00 without Landlord’s prior written approval. In the event
Landlord fails to pay the amounts due Tenant under this provision for any such
work performed in the Leased Premises as provided for herein within fifteen
(15) days after receipt of Tenant’s bill therefore (unless Landlord is in good
faith contesting the amounts contained in such bill and has given Tenant notice
of such good faith contest), Tenant may with notice to Landlord that it has
elected to do so, offset the amount due for such payment against its next
monthly payment Rent.

 

(b) All personal
property belonging to Tenant, its servants, employees, suppliers, consignors,
customers, licensees, located in or about the Building or demised Premises
shall be there at the sole risk of Tenant and neither Landlord nor Landlord’s
agents shall be liable for the theft, loss or misappropriation thereof nor for
any damage or injury thereto, nor shall Landlord be considered the voluntary or
involuntary bailee of such personal property, nor for damage or injury to
Tenant or any of its officers, agents or employees or to any other persons or
to any other property caused by fire, explosion, water, rain, snow, frost,
steam, gas, electricity, heat or cold, dampness, falling plaster, sewers or
sewage odors, noise, leaks from any part of said Building or the root; the
bursting or leaking of pipes, plumbing, electrical wiring and equipment and
fixtures of all kinds, or by any act or neglect of other tenants or occupants
or occupants of the Building or of any other person.

 

(c) All damage or
injury to the Premises or to its fixtures, appurtenances and equipment or to
the Building, its fixtures, appurtences or equipment caused by Tenant’s moving
property in or out of the Building or by installation or removal of furniture,
fixtures or other property or from any cause of any kind or nature whatsoever
of which Tenant its servants, employees, agents, visitors or licensees shall be
the cause, shall be repaired, restored and replaced promptly by Tenant at its
sole cost and expense, in quality and class at least equal to the original work
or installations, and to the satisfaction of Landlord. If Tenant fails to make
such repairs, restorations or replacements, the same may be made by Landlord
for the account of Tenant and the cost thereof shall be collectible as
additional rent or otherwise after rendition of a bill or statement and payable
within thirty days after receipt.

 

 

17. SUBORDINATION.

 

(a) This Lease is
subject and subordinate in all respects to all ground leases and/or underlying
leases now or hereafter covering the Land and to all mortgages which may now or
hereafter be placed on or affect such leases and/or the Land, Buildings,
improvements, or any part thereof and/or Landlord’s interest therein, and to each
advance made and/or hereafter to be made under any such mortgages, and to all
renewals, modifications, consolidations, replacements and extensions thereof
and all substitutions of and for such ground leases and/or underlying leases
and/or mortgages. This subparagraph (a) shall be self-operative and no
further instrument of subordination shall be required. In confirmation of such
subordination, Tenant shall execute and deliver promptly any instrument that
Landlord and/or any mortgagee and/or the lessor under any ground or underlying
lease and/or their respective successors in interest may request.

 

(b) Tenant agrees, at
the election and upon demand of any owner of the Land, or of any mortgagee in
possession thereof, or of any holder of a leasehold hereafter affecting the
Land, to attorn, from time to time, to any such owner, mortgagee or holder,
upon the terms and conditions set forth herein for the remainder of the term of
this Lease. The foregoing provisions shall inure to the benefit of any such
owner, mortgagee or holder, shall apply to the tenancy of Tenant
notwithstanding that this Lease may terminate upon the termination of any such
leasehold estate, and shall be self- operative upon any such demand, without
requiring any further instrument to give effect to said provisions. Tenant,
however, upon demand of any such owner, mortgagee, or holder, agrees to
execute, from time to time, an instrument in confirmation of the foregoing
provisions, satisfactory to such owner, mortgagee, or holder, in which Tenant
shall acknowledge such attornment and shall be the same as those set forth
herein and shall apply for the remainder of the term of this Lease. Nothing
contained in this subparagraph (b) shall be construed to impair any right,
privilege or option of any such owner, mortgagee or holder. Landlord represents
that there is no ground lease for the Building and that the mortgage
encumbering the Building is in good standing and no event of default exists
thereunder.

 

(c) Tenant agrees that,
in the event that the interest of the Landlord becomes vested in the holder of
any mortgage or in any ground lessor, or anyone claiming by, through or under
either of then, then such holder shall not be:

 

(i) liable for any act
or omission of any prior landlord (including Landlord herein); or

 

(ii) subject to any
offsets or defenses which Tenant may have against any prior landlord (including
Landlord herein).

 

(d) No alteration or
modification of any provision hereof, nor any cancellation or surrender of this
Lease shall be valid or binding as against any holder of any mortgage unless
the same shall have been approved in writing by such holder, or unless specific
provision therefor is set forth in this Lease.

 

(e) Tenant agrees that
upon the request of Landlord, Tenant will execute, acknowledge and deliver such
document or instrument as may be requested by the holder of any mortgage on the
Landlord’s interest in the Land and/or Building confirming or agreeing that
this Lease is 

 

 

assigned
to such mortgagee as collateral security for such mortgage and agreeing to
abide by such assignment, provided that a copy of such assignment has in fact
been delivered to Tenant.

 

18. NOTICES. Any
notice, consent, approval, request or demand hereunder by either party to the
other party shall be in writing and shall be deemed to have been duly given if
sent by registered or certified mail with return receipt requested, postage
prepaid, addressed to Landlord at Landlord’s address and to Tenant at Tenant’s
address, or if the address of such other party for such notices, consents,
approvals, requests or demands shall have been duly changed as hereinafter
provided, if mailed, as aforesaid, to such other party at such changed address.
Either party may at any time change the address for such notices, consents,
approvals, requests or demands by delivering or mailing, as aforesaid, to the
other party a notice stating the change and setting forth the changed address.
If the term “Tenant” as used in this Lease refers to more than one person, any
notice, consent, approval, request or demand given as aforesaid to anyone of
such persons shall be deemed to have been duly given to Tenant. All bills,
statements and building communications from Landlord to Tenant may be served by
ordinary mail or otherwise delivered to Tenant or left at Premises. For the
purpose hereof; the term “building communications’’ shall be deemed to be any
notices not specifically referred to in this Lease which relate to the
operation or maintenance of the Building, including amendments to the Rules and
Regulations, and is given to all or substantially all of the tenants in the
Building. The time of rendition of any bill, statement or building
communication and of giving of any other notice, consent, approval, request or
demand shall be deemed to be the time when the same is delivered to Tenant,
left at the Premises, or deposited in a U.S. Postal Service facility, postage
prepaid, as the case may be.

 

19. CONDITIONS OF
LIMITATION. This Lease and the term and estate hereby granted are subject to
the limitation that if prior to or during the term of this Lease:

 

(a) Tenant shall make
assignment of its property for the benefit of creditors or shall file a
voluntary petition under any bankruptcy or insolvency law shall be filed
against Tenant and such involuntary petition is not dismissed within sixty (60)
days after the filing thereof,

 

(b) a petition is filed
by or against Tenant under the reorganization provisions of the United States
Bankruptcy Act or under the provisions of any law of like import, unless such
petition under said reorganization provisions be one filed against Tenant which
is dismissed within sixty (60) days after its filing,

 

(c) Tenant shall file a
petition under the arrangement provisions of the United States Bankruptcy Act
or under the provisions of any law of like import,

 

(d) a permanent
receiver, trustee or liquidator shall be appointed for Tenant or of or for the
property of Ten ant, and such receiver, trustee or liquidator shall not have
been discharged within sixty (60) days from the date of his appointment,

 

(e) Tenant shall
default in the payment of any rent payable hereunder by Tenant to Landlord on
any date upon which the same becomes due, and such default shall continue for
ten (10) days after Landlord shall have given to Tenant a written notice
specifying such default,

 

 

(t) Tenant shall
default in the due keeping, observing or performance of any covenant,
agreement, term, provision or condition of this Lease on the part of Ten ant to
be kept, observed or performed, and if such default shall continue and shall
not be remedied by Tenant within Thirty (30) days after Landlord shall have
given to Tenant a written notice specifying the same,

 

(g) Any event shall
occur or any contingency shall arise whereby this Lease or the estate hereby
granted or the unexpired balance of the term hereof would, by operation of law
or otherwise, devolve upon or pass to any person, firm, association or
corporation other than Tenant except as expressly permitted under Article 11
hereof; or whenever Tenant shall desert or abandon the Premises or the same
shall become vacant (whether the keys be surrendered or not and whether the
rent be paid or not), or

 

(h) Any other lease
held by Tenant from Landlord shall expire and terminate (whether or not the
term thereof shall then have commenced) as a result of the default by Tenant
hereunder, then in any of said cases, Landlord may give to Tenant a notice of
intention to end the term of this Lease at the expiration of five (5) days
from date of the giving of such notice, and, in the event such notice is given,
this Lease and the tern) and estate hereby granted (whether or not the term
shall theretofore have commenced) shall expire and terminate upon the
expiration of the term of this Lease, but Tenant shall remain liable for
damages as provided in Article 21 hereof If the term “Tenant”, as used in
this Lease, refers to more than one person, then, as used in subparagraphs (a),
(b), (c), (d) and (g) of this Article 19 said term shall be
deemed to include all of such persons or anyone of them; if any of the obligations
of Tenant under this Lease is guaranteed the term “Tenant”, as used in said
subparagraphs, shall be deemed to include also the guarantor or, if there be
more than one guarantor, all or anyone of them; and if this Lease shall have
been assigned, the term “Tenant”, as used in said subparagraphs, shall be
deemed to include the assignee and the assignor or either of them under any
such assignment unless Landlord shall, in connection with such assignment,
release the assignor from any further liability under this Lease, in which
event the term “Tenant”, as used in said subparagraphs, shall not include the
assignor so released.

 

If an Event of Default shall
occur, Landlord at any time thereafter, may at its option give written notice
to Tenant stating that this Lease and the term hereby demised shall expire and
terminate on the date specified in such notice, and upon said date, this Lease,
and the term hereby demised and all rights of Ten ant under this Lease shall
expire and terminate as if that date were the date herein definitively fixed
for the termination of the term of this Lease and Tenant shall quit and
surrender the Premises but Tenant shall remain liable as herein provided.

 

19.1 CHRONIC VIOLATIONS
CLAUSE.  The Lease shall be subject
to the following provision:

 

Notwithstanding anything in
the Lease or this Lease to the contrary, and without limiting Landlord’s other
rights and remedies provided for in this Lease or at law or equity, if Tenant
is in material default under any covenant, condition, or agreement of this
Lease more than three (3) times within any twelve (12)-month period,
irrespective of whether or not such default is cured, Landlord, at its sole
election and in its sole and absolute discretion, may do one or more of the
following:

 

 

(1) Increase
Security Deposit. If such default is a payment default, increase the
Security Deposit by an amount that Landlord determines, in its sole and
absolute discretion, is necessary to protect its interests; provided that such
amount does not exceed four (4) months of the then applicable monthly
Rent. Such increase shall be paid by Tenant immediately upon demand by
Landlord;

 

(2) Charge Violation
Fee. Charge a fee, on the third occurrence of Tenant’s material violation
of such covenant, condition, or agreement and each time thereafter, as
Additional Rent, of $250.00. Such fee shall increase by 15% percent with each
additional violation of this lease;

 

(3) Require
Automatic Transfers. If such default concerns overdue Annual or Monthly
Base Rent, Additional Rent, or any other charges owing under the Lease as
extended, require Tenant to pay all Monthly Base Rent, Additional Rent, and
other charges due under this Lease by automatic bank transfer to Landlord’s
designated account.

 

(4) Declare Event of
Default. Declare an Event of Default as defined in this Paragraph 19.

 

20. RENRTY BY LANDLORD.

 

(a) If Tenant shall
default in the payment of any rent payable hereunder by Tenant to Landlord on
any date upon which the same becomes due, and if such default shall continue
for five (5) days after Landlord shall have given to Tenant a written
notice specifying such default, or if this Lease shall expire and terminate as
in Article 19 provided, Landlord or Landlord’s agents and servants may
immediately or at any time thereafter re-enter into or upon the Premises, or
any part thereof, either by summary dispossess proceedings or by any suitable
action or proceeding at law, and may repossess the same, and may remove any
persons therefrom, to as and of its first estate and interest therein. The
words “re-enter”, “re-entry, and “re-entered” as used in this Lease are not
restricted to their technical legal meanings. In the event of any termination
of this Lease under the provisions of Article 19, or in the event that
Landlord shall re-enter the Premises under the provisions of law, Tenant shall
thereupon pay to Landlord the rent payable hereunder by Tenant to Landlord up
to the time of such termination of this Lease, or of such recovery of
possession of the Premises by Landlord, as the case may be, and shall also pay
to Landlord damages as []rovided in Article 21.

 

21. DAMAGES. (a) In
the event of any termination of this Lease under the provisions of Article 19
or in the event that Landlord shall re-enter the Premises under the provisions
of Article 20 or in the event of the termination of this Lease (or of
re-entry) by or under any summary dispossess or other proceeding or action or
any provision of law, Tenant will pay to Landlord as damages:

 

(i) a sum which at the
time of such termination of this Lease or at the time of any such re-entry by
Landlord, as the case may be, represents the excess, if any, of (1) the
aggregate of all rent which would have been payable hereunder by Tenant had
this Lease not so terminated for the period commencing with such earlier
termination of this Lease or the date of any such 

 

 

re-entry,
as the case may be, and ending with the date hereinbefore set for the
expiration of the full term hereby granted, over (2) the aggregate of all
rent of the Premises for the same period based upon the then local market
rental value of the Premises, provided, however, that if Landlord shall re-let
all or any part of the Premises for all or any part of said period, Landlord
shall credit Tenant with the net rents received by Landlord from such
re-letting, such net rents to be determined by first deducting from the gross
rents as and when received by Landlord from such re-letting, including altering
and preparing the Premises for new tenants, brokers’ commissions and all other
similar or dissimilar expenses properly chargeable against the Premises and the
rental therefrom in connection with such re-letting, it being understood that
any such re-letting may be for a period equal to or shorter or longer than the
remaining term of this Lease; provided, further that (1) in no event shall
Tenant be entitled in any suit for the collection of damages pursuant to this
subsection (2) to a credit in respect of any net rents from a re-letting
except to the extent that such net rents are actually received by Landlord
prior to the commencement of such suit, and (3) if the Premises or any
part thereof should be re-let in combination with other space, then proper
apportionment on a square-foot-area basis shall be made of the rent received
from such re-letting and of the expenses of re-letting.

 

(b) For the purpose of
subparagraph (a) of this Article 21, the amount of additional fixed
rent which would have been payable by Tenant under Article 4 hereof for
each lease year and/or tax year (as those terms are herein defined) ending
after such termination of this Lease or such re-entry shall be deemed to be an
amount equal to the amount of such additional fixed rent payable by Tenant for
the lease year and/or tax year (as the case may be) ending immediately
preceding such termination of this Lease or such re-entry. Suit or suits for
the recovery of such damages, or any installments thereof: may be brought by
Landlord from time to time at its election, and nothing contained herein shall
be deemed to require Landlord to postpone suit until the date when the term of
this Lease would have expired if it had not been terminated under the
provisions of Article 19, or under any provision of law, or had Landlord
not re-entered the Premises.

 

(c) Nothing herein
contained shall be construed as limiting or precluding the recovery by Landlord
against Tenant of any sums or damages to which, in addition to the damages
particularly provided above, Landlord may lawfully be entitled by reason of any
default hereunder on the part of Tenant.

 

22. WAIVER OF TRIAL BY
JURY. It is mutually agreed by and between Landlord and Tenant that, except
in the case of any action, proceeding or counterclaim brought by either of the
parties against the other for personal injury or property damage, the
respective parties hereto shall and they hereby do waive trial by jury in any
action, proceeding or counterclaim brought by either of the parties hereto
against the other on any matters whatsoever arising out of or in any way
connected with this Lease. .

 

23. LEASE CONTAINS ALL
AGREEMENTS. This Lease contains all of the covenants, agreements, terms,
provisions and conditions relating to the leasing of the Premises hereunder,
and Landlord has not made and is not making, and Tenant, in executing and
delivering this Lease is not relying upon, any warranties, representations,
promises, or statements, except to the extent that the same may expressly be
set forth in this Lease.

 

 

24. NO WAIVERS. (a) No
receipt of money by Landlord from Tenant with knowledge of the breach of any
covenant or agreement of this Lease, or after the termination hereof: or after
the service of any notice, or after the commencement of any suit, or after
final judgment for possession of the demised Premises, shall be deemed a waiver
of such breach, nor shall it reinstate, continue or extend the term of this
Lease or affect any such notice, demand or suit.

 

(b) No delay on the
part of Landlord or Tenant in exercising any right, power or privileges
hereunder or to seek redress for violation of or to insist upon strict
performance of any covenant or condition of this Lease, or of any of the Rules and
Regulations, shall operate as a waiver thereof nor shall any single or partial
exercise thereof or the exercise of any other right, power or privilege.

 

(c) No act done or
thing said by Landlord or Landlord’s agents shall constitute a cancellation,
termination or modification of or surrender under this Lease, or a waiver of
any covenant, condition or provision hereof, nor relieve Tenant of Tenant’s
obligation to pay the rent hereunder. Any acceptance of surrender, waiver or
release by Landlord and any cancellation or, modification, or termination of
this Lease must be in writing signed by Landlord, by its duly authorized
representative. The delivery of keys to any employee or agent of Landlord shall
not operate as a surrender or as a termination of this Lease, and no such
employee or agent shall have any power to accept such keys prior to the
termination of this Lease.

 

(d) Tenant hereby
expressly waives service of any notice of Landlord’s intention to re-enter.
Tenant hereby further waives any and all rights to recover or regain possession
of the demised Premises or to reinstate or to redeem the Lease as permitted or
provided by or under any statute, law or decision now or hereafter in force and
effect.

 

(e) No failure by
Landlord to enforce any of the Rules and Regulations against Tenant and/or
any other tenant or occupant of the Building shall be deemed a waiver thereof.
No provision of this Lease shall be deemed waived by Landlord unless such
waiver be in writing signed by Landlord.

 

(f) No payment by
Tenant or receipt by Landlord of a lesser amount than the rent herein
stipulated and reserved shall be deemed to be other than on account of the
earliest stipulated rent then due and payable, nor shall any endorsement or
statement on any check or payment be deemed an accord and satisfaction, and
Landlord may accept the same without prejudice to Landlord’s right to recover
any balance due or to pursue any other remedy in this Lease provided.

 

25. PARTIES BOUND.
The covenants, agreements, terms, provisions and conditions of this Lease shall
bind and benefit the respective successors, assigns, and legal representatives
of the parties hereto with the same effect as if mentioned in each instance
where a party hereto is named or referred to, except that no violation of the
provisions of Article 11 hereof shall operate to vest any rights in any
successor, assignee or legal representative of Tenant and that the provisions
of this Article 25 shall not be construed as modifying the conditions of
limitation contained in Article 19 hereof It is understood and agreed,
however, that the covenants and obligations on the part of Landlord under this
Lease shall not be binding upon Landlords herein named with respect to any
period subsequent to the transfer of its interest in the Building, that in the
event of such transfer said covenants and obligations shall thereafter be
binding upon each 

 

 

transferee of such interest of Landlord
herein named, but only with respect to the period ending with a subsequent
transfer of such interest, and that a lease of the entire interest shall be
deemed a transfer within the meaning of this Article 25.

 

26. CURING TENANT’S
DEFAULTS. If Tenant shall default in the performance of any covenant,
agreement, term, provision or condition herein contained, Landlord, without
thereby waiving such default may perform the same for the account and at the
expense of Ten ant, without notice in the case of emergency and in any other
case if such default continues after the expiration of the applicable grace
period provided for in Article 19 of this Lease or if an emergency exists,
bills for any expense incurred by Landlord in connection with any such
performance by Landlord for the account of Tenant, and bill for all costs,
expenses and disbursements of every kind and nature whatsoever, including, but
not limited to, reasonable counsel fees, involved  in collecting or endeavoring to collect the
rent or any part thereof or enforcing or endeavoring to enforce any rights
against Tenant, under or in connection with this Lease, or pursuant to law,
including (without being limited to) any such cost, expense and disbursement
involved in instituting and prosecuting summary proceedings, as well as bills
for any material, labor or services provided, furnished or rendered, or caused
to be provided, furnished or rendered, by Landlord to Tenant including (without
being limited to) electric lamps and other equipment, construction work done
for the account of Tenant, as well as for any charges for any additional
building services incurred under Article 10 hereof and any charges for
other similar or dissimilar services incurred under this Lease, may be sent by
Landlord to Tenant monthly, or immediately, at Landlord’s option, and shall be
due and payable in accordance with the terms of said bills, and if not paid
when due, the amounts thereof shall immediately become due and payable as
additional rent under this Lease.

 

27. MISCELLANEOUS.

 

(a) If in connection
with obtaining financing for the Building, a bank, insurance company or other
recognized institutional lender shall request reasonable modifications in this
Lease as a condition to such financing, Tenant will not unreasonably withhold,
delay or defer its consent thereto, provided that such modifications do not
increase the obligations of Tenant hereunder. In addition thereto, Tenant shall
furnish to any mortgagee or proposed mortgagee of the Building, copies of
Tenant’s latest financial statements duly certified by an independent certified
public accountant, or if no such certified statement is available, then such
statements shall be certified by the president of Tenant.

 

(b) Tenant shall not be
entitled to exercise any right of termination or other option granted to it by
this Lease at any time when Tenant is in default in the performance or
observance of any of the covenants, agreements, terms, provisions or conditions
on its part to be performed or observed beyond the applicable grace period
provided in this Lease.

 

(c) Tenant shall not
sublet, take by assignment, or otherwise occupy any space in the Building other
than the Premises hereby demised, except with the prior written consent of
Landlord in each instance which consent will not be unreasonable withheld
provided any assignee or subtenant financial and credit condition is acceptable
to Landlord.

 

 

(d) The laws of the
State of New Jersey shall govern the validity, performance and enforcement oft1us
Lease. The invalidity or unenforceability of any provision hereof shall not
affect or impair any other provisions.

 

(e) Whenever a neutral
singular pronoun refers to Tenant, same shall be deemed to refer to Tenant if
Tenant be an individual, a corporation, a partnership, or two or more
individuals or corporations.

 

(f) The term “Landlord”
as listed in this Lease shall mean the owner of the Building, and if such
Building be sold or transferred, the seller or assignor shall be entirely
relieved of all Covenants and obligations under this Lease subsequent to such
sale or transfer and it shall be deemed, without further agreement between the
parties hereto and their successors, that the purchaser on such sale has
assumed and agreed to carry out all Covenants and obligations of Landlord
arising on and after such sale or transfer,

 

(g) The term “offices”,
wherever used in this Lease shall not be construed to mean Premises used as a
store or stores, or permit the use of the Premises for the sale, display, or
auction at anytime, of goods, wares, or merchandise of any kind, or as a
restaurant, banking facility, shop, booth, bootblack or other stand, barber
shop, beauty parlor, or for manufacturing or for any similar use,

 

(h) The words, “herein”,
“hereof’, “hereafter”, and words of similar import refer to this Lease as a
whole and not to any particular section or subdivision thereof.

 

(i) In all cases where
Landlord’s consent or approval is required under this Lease, Landlord covenants
and agrees that such covenant or approval shall not be unreasonably withheld or
delayed at such times as Tenant is not in default in the performance of any of
its obligations under this Lease beyond the applicable grace period provided
herein,

 

28. INABILITY TO PERFORM.
Except as set forth in Section 16(a), this Lease and the obligations
of Tenant to pay rent hereunder and perform all of the other covenants,
agreements, terms, provisions and conditions hereunder on the part of Tenant to
be performed shall in no way be affected, impaired or excused because Landlord
is unable to fulfill any of its obligations under this Lease or is unable to
supply or is delayed in supplying any service expressly or impliedly to be
supplied or is unable to make or is delayed in making repairs, replacements,
additions, alterations or decorations or is unable to supply or is delayed in
supplying any equipment or fixtures if Landlord is prevented or delayed from so
doing by reason of strikes or labor troubles or any other similar or dissimilar
cause whatsoever beyond Landlord’s control, including, but not limited to,
governmental preemption in connection with a national emergency or by reason of
any rule, order or regulation of any department or subdivision thereof of any
governmental agency or by reason of the conditions of supply and demand which
have been or are affected by war or other emergency, or by reason of any fire
or other casualty or act of God.

 

29. ABANDONED PERSONAL
PROPERTY. Any personal property (other than any fixture, equipment,
improvement, installation or appurtenance of the character referred to III Article 8
hereof), which shall remain in the Premises or any part thereof more than 10
business days after the expiration or termination of the term of this Lease
shall be deemed to have been 

 

 

abandoned,
and either may be retained by Landlord as its propelly or may be disposed of in
such manner as Landlord may see fit; provided, however, that notwithstanding
the foregoing, Tenant will, upon request of Landlord made not later than ten (10) days
after the expiration or termination of the term hereof, promptly remove from
the Building any such personal property at Tenant’s own cost and expense. If
such personal property or any part thereof shall be sold by Landlord, Landlord
may receive and retain the proceeds of such sale as Landlord’s property,

 

30. EXCULPATION. Notwithstanding
anything to the contrary set forth in his Lease, it is specifically understood
and agreed by Tenant that there shall be absolutely no personal liability on
the part of Landlord or on the part of the partners of Landlord with respect to
any of the terms, covenants and conditions of this Lease, and Tenant shall look
solely to the equity, if any, of Landlord in the Land and Building for the
satisfaction of each and every remedy of Ten ant in the event of any breach by
Landlord of any of the terms, covenants and conditions of this Lease to be
performed by Landlord; such exculpation of personal liability to be absolute
and without any exception whatsoever.

 

31. ARTICLE HEADING. The
Article headings of this Lease are for convenience only and are not to be
considered in construing the same.

 

32. QUIET ENJOYMENT.
Landlord covenants that if, so long as Tenant is not in default beyond the
applicable grace period provided herein with respect to the performance of the
terms and conditions on its part to be performed under this Lease, Tenant shall
quietly enjoy the  Premises without
hindrance or molestation by Landlord or by any other person lawfully claiming
the same, subject to the covenants, agreements, terms, provisions and
conditions of this Lease and to any ground leases and/or underlying lease
and/or mortgages, extensions, renewals, modifications, alterations and
substitutions thereof: to which this Lease is now and may hereafter be subject
and subordinate, as hereinbefore set forth.

 

33. CONSENT OF LANDLORD. As
used in this Lease Agreement, the term “consent of Landlord” shall mean such
consent which is in the sole discretion of the Landlord. In any event, the
Landlord shall not be liable for damages to the Tenant or any third parties for
the withholding of any such consent.

 

34. RELOCATION OF TENANT.
During the term of this Lease Term, Landlord shall have the right to substitute
for the Demised Premises other space in the Building such other space
hereinafter called the “Substitute Premises by written notice given to Tenant
not later than Thirty (30) days prior to the date set forth in said notice as
the date (the “Substitution Date”) on or before which Tenant must surrender the
Demised Premises. Said Substitute Premises shall have a rentable area not less
than 95% of the rentable space of the Demised Premises and similar. The
substitute space shall be for the balance of the term and upon all the terms
and conditions of this Lease except that if the new premises contains less
square feet, (however new premises shall not be less than 95% of original
space) the rental shall be proportionately reduced, in the Building of
substantially similar size and layout described in such In the event of any
such relocation, Landlord at Its expense shall prepare and decorate the space
in which Tenant is to be relocated so as to substantially similar in layout and
decoration to the Demised Premises (with such changes as Tenant reasonably may
request, provided they do not increase the cost or time within which the space
can be prepared for Lessee’s occupancy) and move Lessee’s furniture, 

 

 

fixtures,
and equipment to such space. Provided Tenant is not then in default under any
of the terms or conditions of this Lease, Landlord shall reimburse Tenant for
any reasonable expenses, documented to Landlord’s reasonable satisfaction,
incurred in moving from the replaced premises to the Substitute Premises. No
rights granted in his Lease to Tenant, including the right of peaceful
possession and quiet enjoyment, will be deemed breached or interfered with by
reason of Landlord’s exercise of the relocation right reserve herein.

 

35.   HISTORIC
DESIGNATION. Tenant expressly acknowledges that the Historic Designation of
the building, 70 Hudson Street, Hoboken, New Jersey and agrees to comply with
any and all federal, state and municipal ordinances and regulations governing
tenants use and occupancy of the Leased Premises.

 

36. ENVIRONMENTAL
REPRESENTATIONS. Tenant hereby represents and warrants to Landlord that:

 

(a) Subject to (b) below,
no Hazardous Substances have been, or will be, generated, stored, located,
treated, discharged, handled, refined, spilled, released or disposed of on, or
by any occupant of: the Demised Premises.

 

(b) Without Landlord’s
prior written consent, which may be granted or withheld in Landlord’s sole
discretion, Tenant shall make or permit no use of the Demised Premises that
would:

 

(i) Involve
an industrial establishment having a Standard Industrial Classification code
number that would subject the Building to ECRA; or

 

(ii) Involve
the generation, storage, treatment, discharge, handling, refining, release or
disposal of any Hazardous Substances, except for properly stored safe cleaning
and maintenance agents for general office purposes in reasonable amounts for
standard maintenance uses or as specifically permitted in advance in writing by
Landlord in its reasonable discretion.

 

37. BROKER. The
parties acknowledge that no broker was involved in this transaction. However,
should any other broker claim a commission on account of this lease as a result
of the actions of either party, such party shall indemnify and hold the other
party harmless against such a claim, Landlord shall pay any commission which is
due to Broker.

 

38. MOVING IN/OUT OF
BUILDING:  Tenant must coordinate in
advance with the Landlord the dates and times for moving in and out of the
Building. Tenant must place and use all protective materials and padding in the
Elevators when moving any furniture, possessions and equipment in and out of
the Building. Tenant shall be fully and solely responsible for any damages to
the elevators or Building when moving in and out of the Building. This
provision shall survive the expiration or termination of this Lease.

 

39. PERSONAL GUARANTY.
INTENTIONALLY DELETED.

 

40. HOLDING OVER. If
the Tenant retains possession of the demised Premises or any part thereof after
the termination of the term by lapse of time or otherwise, without prior
written 

 

 

approval
of Landlord, the Tenant shall pay the Landlord all damages, consequential as
well as direct, sustained by reason of the Tenant’s retention of possession. If
the Tenant remains in possession of the demised Premises, or any part thereof
after the termination of the term by lapse of time or otherwise, such holding
over shall, at the election of the Landlord expressed in a written notice to
the Tenant and not otherwise, constitute an extension of this Lease on a
month-to-month basis at double the monthly rental set forth in Article 3,
together with additional rent and other charges as provided herein. The
provisions of this Article 40 do not exclude the Landlord’s rights of
re-entry or any other right hereunder.

 

41. INTERRUPTION OF
SERVICE. No damages, compensation or claim shall be payable by Landlord,
and this Lease and the obligations of Tenant to perform all of its covenants
and agreements hereunder shall in no way be affected, impaired, reduced, or
excused, in the event that there shall be an interruption, curtailment, or
suspension of the Building’s HVAC, utility, sanitary, elevator, water,
telecommunications, security (including equipment, devices, and personnel), or
other Building systems serving the Premises or any other services to the area,
Building or Premises (an “Interruption of Service”), by reason of:

 

(i)                         any Casualty; A “casualty”
which for purposes of this SECTION shall include fire, storms, bad
weather, hurricane, earthquake and other acts of nature, act of war, terrorism;
bio-terrorism, including the release or threatened release of an airborne agent
or other contaminant that is adversely affecting the Building or its occupants
(hereinafter “Casualty”)

(ii)                      an accident;

(iii)                   criminal acts

(iv)                  an emergency or;

(v)                     any other causes of any kind
whatsoever that are beyond the control of Landlord, including, but not limited
to:

 

(A)                              Lack of access
to the Building or the Premises (which shall include, but not be limited to,
the lack of access to the Building or the Premises when it or they are
structurally sound but inaccessible due to evacuation of the surrounding area
or damage to nearby structures or public areas);

(B)                                Any cause
outside the Building;

(C)                                Reduced air
quality or other contaminants within the Building that would adversely affect
the Building or its occupants (including, but not limited to, the presence of
biological or other airborne agents within the Building or the Premises);

(D)                               Disruption of
mail and deliveries to the Building or the Premises resulting from a Casualty;

(E)                                 Disruption of
telephone and telecommunications service to the Building or the Premises
resulting from a Casualty; or

(F)                                 Blockages of
any windows, doors, or walkways to the Building or the Premises resulting from
a Casualty.

 

 

(a)  The occurrence of
an Interruption of Service pursuant to Paragraph (a) hereof shall not:

 

(i)                                     constitute an
actual or constructive eviction of Tenant, in whole or in part;

(ii)                                  Entitle Tenant
to any abatement or diminution of Rent, Additional Rent, or any other costs due
from Tenant pursuant to this Lease;

(iii)                               Relieve or
release Tenant from any of its obligations under this Lease; or

(iv)                              Entitle Tenant
to terminate this Lease.

 

 

IN WITNESS WHEREOF, Landlord and Tenant have
executed or caused to be executed, these presents, as of the date first
hereinabove set forth.

 

Signed, Sealed and Delivered

 

	
   

  	
  LANDLORD:

  
	
   

  	
   

  
	
   

  	
  70
  HUDSON STREET REALTY L.L.C.,

  
	
   

  	
  a
  New Jersey Limited Liability Company

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
  /s/
  [Illegible]

  
	
   

  	
   

  
	
   

  	
  Title:

  	
  Managing
  Member

  
	
   

  	
   

  	
   

  
	
   

  	
  Dated:

  	
  10-17-08

  
	
   

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  TENANT:

  
	
   

  	
   

  
	
   

  	
  TANGOE,
  INC.

  
	
   

  	
   

  	
   

  
	
   

  	
  By

  	
  /s/ Gary R. Marino

  
	
   

  	
  (Authorized
  office)

  
	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Printed
  name:

  	
  Gary R. Marino

  
	
   

  	
   

  
	
   

  	
  Title:

  	
  CFO

  
	
   

  	
   

  
	
   

  	
  Dated:

  	
  10-16-08

  
									

 

 

EXHIBIT A

Demised Premises

 

70 Hudson Street Suite 5A-Fifth
Floor, Hoboken, New Jersey in the building on the premises described as
follows:

 

BEGINNING at a point in the westerly line of Hudson
Street distant southerly along the same 169.0 feet from the corner formed by
the intersection of the westerly line of Hudson Street and the southerly line
of Newark Street and thence running

 

1. North 76 degrees 56 minutes West, 103.92 feet to
a point in the easterly line of Court Street; thence

 

2. South 13 degrees 04 minutes West and along the
easterly line of Court Street, 55.0 feet to a point; thence

 

3. South 76 degrees 56 minutes East, 103.92 feet to
a point in the westerly line of Hudson Street; thence

 

4. North 13 degrees 04 minutes East and along the
westerly line of Hudson Street, 55.0 feet to the point or place of BEGINNING.

 

BEING known as Lot 24, Block 210.1 on the Tax Map of
the City of Hoboken, County of Hudson and State of New Jersey and more commonly
known as 68-70 Hudson Street.

 

 

EXHIBIT B

RULES AND REGULATIONS

 

70 HUDSON STREET

HOBOKEN, NEW JERSEY

 

1.                                       The public and
common sidewalks, entrances, passages, courts, elevators, vestibules,
stairways, corridors, or halls shall not be obstructed, or encumbered by any
Tenant or used by any purpose other than ingress and egress to and from the
premises.

 

2.                                       No awnings or
other projection shall be attached to the outside walls of the Building. No
window covering shall be allowed except as permitted by Landlord. All
electrical fixtures hung in offices or spaces along the perimeter of the
premises must be of a quality, type, design and bulb color approved by
Landlord.

 

3.                                       No sign,
advertisement, notice or any other lettering shall be exhibited, inscribed,
painted or affixed by any Tenant on any window or part of the outside or inside
of the premises or Building without prior written consent of the Landlord. In
the event of the violation of the foregoing by any Tenant, Landlord may remove
same without any liability, and may charge the expense incurred by such removal
to the Tenant or Tenants violating this rule. Interior signs on doors and
directory tablet shall be inscribed, painted or affixed for each Tenant by the
Landlord at the expense of such Tenant, and shall be of a size, color and style
acceptable to the Landlord.

 

4.                                       The sashes,
sash doors, skylights, windows and doors that reflect or admit light and air
into the halls, passage ways or other public places in the Building shell not
be covered or obstructed by any Tenant, nor shall any bottles, parcels or other
articles be placed on the windowsills.

 

5.                                       The water and
wash closets and other plumbing fixtures shall not be used for any purposes
other than those for which they were constructed, and no sweepings, rubbish,
rags or other substances shall be thrown therein. All damages resulting from
any misuse of the fixtures shall be borne by the Tenant who, or whose servants,
employees, agents, visitors or licensees, shall have caused the same.

 

6.                                       No Tenant shall
mark, paint, drill into, or in any way deface any part of the premises or the
building of which they form a part. No boring, cutting or stringing of wires
shall be permitted except with the prior written consent of the Landlord, and
as the Landlord may direct. No Tenant shall lay linoleum, or other similar
floor covering, so that the same shall come in direct contact with the floor of
the premises, and if linoleum, rug or other similar floor covering is desired
to be used, an interlining of builder’s deadening felt shall be first affixed
to the floor, by paste or other material, soluble in water, the use of cement
or other similar adhesive material being expressly prohibited.

 

7.                                       No space in the
Building shall be used for manufacturing, for the storage of merchandise, or
for the sale of merchandise, goods or property of any kind at auction.

 

 

8.                                       No Tenant shall
make, or permit to be made, any unseemly or disturbing noises or disturb or
interfere with other occupants of the Building or those having business with
them whether by the use of any musical instrument, radio, television per se,
talking machine, unmusical noises, whistling, singing, or in any other way. No
Tenant shall throw anything out of the doors, windows or skylights or down the
passageways.

 

9.                                       No additional
locks or bolts of any kind shall be placed upon any of the doors or windows by
any Tenant, nor shall any changes be made in existing locks or the mechanism
thereof unless Landlord is provided with a key and said key conforms to
Landlord’s master key. Each Tenant must, upon the termination of his tenancy,
restore to the Landlord all keys of stores, offices and toilet rooms, either
furnished to or otherwise procured by Tenant, and in the event of loss of any
keys so furnished, such Tenant shall pay to Landlord the cost thereof.

 

10.                                 All removals,
or the carrying in or out of any safes, freight, furniture or bulky matter of
any description must take place during the hours which the Landlord or its
agents may reasonably designate from time to time. The Landlord reserves the
right to inspect all safes, freight or other bulky articles to be brought into
the Building and to exclude from the Building all sages, freight or other bulky
articles which violate any of these Rules and Regulations or the Lease
which there Rules and Regulations are a part of.

 

11.                                 No Tenant shall
occupy or permit any portion of the premises demised to him to be occupied in
violation of the Municipal Code or any other Governmental Statute, Ordinance or
Regulation.

 

12.                                 The Landlord
reserves the right to exclude from the Building between the hours of 6:00 P.M.
and 8:00 A.M. on Monday to Friday, inclusive and between the hours of 1:00 p.m.
on Saturday and 8:00 A.M. on the following Monday, as well as on legal
holidays, all persons who do not present a pass to the Building signed by the
Landlord. The Landlord will furnish passes to persons for whom any Tenant
request same in writing. Each Tenant shall be responsible for all persons for
whom it requests such pass and shall be liable to the Landlord for all acts of
such persons. This paragraph shall not apply to Tenant’s access onto Hudson
Street.

 

13.                                 Canvassing,
soliciting and peddling in the Building prohibited and each Tenant shall
cooperate to prevent the same.

 

14.                                 There shall not
be used in any space, or in the public halls of any Building, either by Tenant
or by jobbers or others in the delivery or receipt of merchandise, any hand
trucks, except those equipped with rubber tires and side guards.

 

15.                                 Tenant shall
not use or permit the premises to be used for any unlawful or illegal business
or purpose of lodging.

 

16.                                 Tenant shall
not illegally sell or store for resale upon
the premises any spirituous, malt or liquor or any narcotic drugs and shall not
exhibit, sell or offer for sale on the premises or 

 

 

the
Building anything whatsoever except such as are essentially connected with the
stated use of the premises.

 

17.                                 Tenant shall
not do or permit to be done any act or thing upon the premises which will
invalidate or be in conflict with any fire insurance policies or increase the
rate of fire insurance covering the building on which the premises form a part
and shall not do or permit to be done any act or thing upon the premises which
shall or might subject Landlord to any liability or responsibility for injury
to any person or persons or to property by means of any business or operation
being carried on in the premises or for any other reason. In no event shall any
explosives or flammable materials be taken into or retained in the premises.

 

18.                                 Tenant shall
not place or permit to be placed any vending machines in the premises, except
with the prior written consent of Landlord in each instance.

 

19.                                 MOVING IN/OUT
OF BUILDING: Tenant must coordinate in advance with the Landlord the dates and
times for moving in and out of the Building. Tenant must place and use all
protective materials and padding in the Elevators when moving any furniture,
possessions and equipment in and out of the Building. Tenant shall be fully and
solely responsible for any damages to the elevators or Building when moving in
and out of the Building. This provision shall survive the expiration or
termination of this Lease.

 

 

EXHIBIT C

 

JANITORIAL SERVICES

 

Nightly Services — Monday thru Friday:

 

1.                                       Empty and clean
ash trays.

 

2.                                       Empty waste
baskets.

 

3.                                       Clean cigarette
urns.

 

4.                                       Remove trash to
areas designated.

 

5.                                       Wipe drinking
fountains.

 

6.                                       Sweep floors.

 

7.                                       Dust desks and
tables.

 

8.                                       Dust desk
accessories not of material value and replace in proper place.

 

9.                                       Dust cabinets,
files, chairs and window sills.

 

10.                                 Vacuum carpets.

 

 

FIRST
MODIFICATION OF AGREEMENT OF LEASE

 

THIS
FIRST MODIFCATION OF AGREEMENT OF LEASE is made and entered this           
day of January 2009, by and between 70 HUDSON PLACE REALTY, L.L.C., a New Jersey Limited
Liability Company., at P.O. Box 587 Hoboken, New Jersey 07030 (the “Landlord”)
and TANGOE INC., having an office
at 70 Hudson Place, Suite 5-A, Hoboken, New Jersey 07030 (the “Tenant”)

 

W I T N E S S E T H

 

WHEREAS,  Landlord owns certain land and premises in the City of
Hoboken, County of Hudson and State of New Jersey, which lands and premises are
known as 70 Hudson Street Hoboken, New Jersey, upon winch there is erected and
commercial building (the “Building”) and;

 

WHEREAS,  Landlord and Tenant entered into an
Agreement of Lease dated October 17, 2008 (collectively the “Lease”)
pursuant to which Tenant has leased in the Building certain office space on the
5th floor known as Suite 5-A as described in
the Lease (the “Existing Premises”); and

 

WHEREAS, the Tenant desires to relocate its
offices to a larger office space on the 5th floor of the Building known as Suite 5-B
the “Relocation Premises”); and

 

NOW
THEREFORE,  in consideration of the New Premises and other good and valuable
consideration, the sufficiency of which is hereby acknowledged by Tenant and
Guarantor, the parties hereto agree to extend the Lease in accordance with this
Extension of Agreement of Lease as follows:

 

1.                                      Recitals. The above recitals are true and correct and the
Lease is in full force and effect.

 

2.                                      The Lease.  The Lease contains
all of the understandings and agreements between Tenant and Landlord and except
as otherwise stated herein, the Lease has not been previously amended or
modified.  Tenant acknowledges that the
Lease is binding upon and enforceable against Tenant in accordance with its
terms. Tenant has not assigned, pledged or encumbered the Lease and no part of
the Premises has been sublet. Tenant further acknowledges that as of the date
of this Agreement, Landlord has performed all its obligations under the Lease and
with respect to the Existing Premises including but not limited to all repairs
and maintenance with respect thereto and Tenant has no existing credit, offset
or defense against (a) the obligation to pay the Rent or Additional rent
under the Lease or (b) the enforcement of any other term or condition of
the Lease.

 

3.                                      Relocation Premises: The Lease is hereby amended to reflect
that commencing February 1, 2009, the words “Premises” or “Demised
Premises” under the Lease shall be replaced with and refer to “Suite 5-B”.
Tenant agrees to vacate the Existing Premises, together with the removal of its
furniture and equipment, on or before February 1, 2009 and shall leave the
Existing Premises in good clean condition. Tenant shall be responsible for all
Rent and other charges that are due with respect to the Existing Premises under
the Lease through and including the date it vacates the Existing Premises.

 

4.                                      Term: The Lease is hereby amended to reflect that the word
“Term” of the Lease is amended to be three (3) years commencing February 1,
2009 and ending January 31, 2012.

 

 

5.                                      Fixed Rent: The Lease is hereby amended to reflect that the
Fixed Rent commencing February 1, 2009 for the Relocation Premises shall
be as follows:

 

	
  Year 1:
  2/1/2009-1/31/2010:

  	
  $76,800.00 per annum payable $6,400.00
  per month; plus electrical energy charge of $8,250.00 per annum payable
  $687.50 per month for a total monthly rent of $ 7,087.50; then

  
	
   

  	
   

  
	
  Year 2:
  2/1/2010-1/31/2011:

  	
  $84,000.00 per annum payable $7,000.00
  per month; plus electrical energy charge of $8,250.00 per annum payable
  $687.50 per month for a total monthly rent of $ 7,687.50;
  then

  
	
   

  	
   

  
	
  Year 3:
  2/1/2011-1/31/2012:

  	
  $90,000.00 per annum payable $7,500.00
  per month; plus electrical energy charge of $8,250.00 per annum payable $687.50
  per month for a total monthly rent of $8,187.50;

  

 

The term electrical
energy charge shall mean all electrical and gas charges as applicable to the
Relocation Premises under the Lease..

 

6.                                      Rent Security:  Tenant’s existing Rent Security held by
Landlord under the Lease applicable to the Existing Premises shall be
applicable, as of February 1, 2009 to the Relocation Premises.

 

7.                                      Lease Terms.  The parties further agree that (a) except
as otherwise modified or supplemented herein, the parties hereto ratify and
confirm each and every provision of the Lease and agree that the same shall be
applicable to the Relocation Premises; and (b) this First Modification of
Agreement of Lease shall be binding upon the parties hereto, their heirs,
personal representatives, successor and assigns.

 

IN
WITNESS WHEREOF, the parties hereto have set their hands and seal the day and year first
above written.

 

 

	
  LANDLORD:

  	
   

  	
  TENANT:

  
	
   

  	
   

  	
   

  
	
  70 HUDSON STREET REALTY, L.L.C

  	
   

  	
  TANGOE, INC.

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  By: 

  	
  /s/ Mario P. Fini

  	
   

  	
  /s/  Gary
  R. Martino

  
	
   

  	
  Authorized Officer

  	
   

  	
  Authorized Officer

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Printed Name: 

  	
  Mario P. Fini

  	
   

  	
  Printed Name: 

  	
  /s/ Gary R. Martino

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Title:  

  	
  Managing Member

  	
   

  	
  Title:  

  	
  CFO

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  DATE: 

  	
  1/20/09

  	
   

  	
  Date:

  	
  1/20/09

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00172-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00172-of-00352.parquet"}]]