Document:

OFFICE LEASE AGREEMENT

 

EXHIBIT 10.9

WESTBROOK CORPORATE CENTER

WESTCHESTER, ILLINOIS

OFFICE LEASE AGREEMENT

BETWEEN

EOP-WESTBROOK CORPORATE CENTER, L.L.C., a Delaware limited liability company

(“LANDLORD”)

AND

ONLINE DATA CORP., a Delaware corporation

(“TENANT”)

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 	 	 
	I.
	 	Basic Lease Information	 	 	1	 
	II.
	 	Lease Grant	 	 	3	 
	III.
	 	Adjustment of Commencement Date; Possession	 	 	3	 
	IV.
	 	Rent	 	 	4	 
	V.
	 	Compliance with Laws; Use	 	 	4	 
	VI.
	 	Security Deposit	 	 	4	 
	VII.
	 	Services to be Furnished by Landlord	 	 	5	 
	VIII.
	 	Leasehold Improvements	 	 	5	 
	IX.
	 	Repairs and Alterations	 	 	6	 
	X.
	 	Use of Electrical Services by Tenant	 	 	7	 
	XI.
	 	Entry by Landlord	 	 	7	 
	XII.
	 	Assignment and Subletting	 	 	7	 
	XIII.
	 	Liens	 	 	8	 
	XIV.
	 	Indemnity and Waiver of Claims	 	 	9	 
	XV.
	 	Insurance	 	 	9	 
	XVI.
	 	Subrogation	 	 	10	 
	XVII.
	 	Casualty Damage	 	 	10	 
	XVIII.
	 	Condemnation	 	 	10	 
	XIX.
	 	Events of Default	 	 	11	 
	XX.
	 	Remedies	 	 	11	 
	XXI.
	 	Limitation of Liability	 	 	12	 
	XXII.
	 	No Waiver	 	 	12	 
	XXIII.
	 	Quiet Enjoyment	 	 	13	 
	XXIV.
	 	Relocation	 	 	13	 
	XXV.
	 	Holding Over	 	 	13	 
	XXVI.
	 	Subordination to Mortgages; Estoppel Certificate	 	 	13	 
	XXVII.
	 	Attorneys’ Fees	 	 	14	 
	XXVIII.
	 	Notice	 	 	14	 
	XXIX.
	 	Excepted Rights	 	 	14	 
	XXX.
	 	Surrender of Premises	 	 	14	 
	XXXI.
	 	Miscellaneous	 	 	14	 
	XXXII.
	 	Entire Agreement	 	 	16	 

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OFFICE LEASE AGREEMENT

     This Office Lease Agreement (the “Lease”) is made and entered into as of
the 19 day of July, 2002, by and between EOP-WESTBROOK CORPORATE CENTER, L.L.C.,
a Delaware limited liability company (“Landlord”) and
ONLINE DATA CORP., a
Delaware corporation (“Tenant”).

	I.	 	Basic Lease Information.

	A.	 	“Building” shall mean the 5 office buildings located at
Westbrook Corporate Center, Westchester, Illinois, and commonly known as
One Westbrook Corporate, Two Westbrook Corporate Center, Three Westbrook
Corporate Center, Four Westbrook Corporate Center and Five Westbrook
Corporate Center; and, at Landlord’s option, shall include any other building
constructed on the vacant land owned by Landlord adjacent to the existing office
buildings in the Property (as hereinafter defined).
	 
	B.	 	“Rentable Square Footage of the Building” is deemed to be
1,101,920 square feet; provided, however, that in the event Landlord constructs
another office building on the land which is part of the Property or elects to
operate the individual office buildings comprising the Building as separate
entities, the Rentable Square Footage of the Building and Tenant’s Pro Rata Share
shall be appropriately adjusted by Landlord.
	 
	C.	 	“Premises” shall mean the area shown on
Exhibit A to this
Lease. The Premises are located on floor two (2) and known as suite number 220
at Two Westbrook Corporate Center. The “Rentable Square Footage of the
Premises” is deemed to be 1,546 square feet. If the Premises include one or
more floors in their entirety, all corridors and restroom facilities located on
such full floor(s) shall be considered part of the Premises. Landlord and Tenant stipulate
and agree that the Rentable Square Footage of the Building and the Rentable
Square Footage of the Premises are correct and shall not be remeasured.
	 
	D.	 	“Base Rent”:

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Annual Rate	 	Annual	 	Monthly
	Period
	 	Per Square Foot
	 	Base Rent
	 	Base Rent

	Mths. 1-12
	 	$	26.25	 	 	$	40,582.56	 	 	$	3,381.88	*
	Mths. 13-24
	 	 	26.75	 	 	 	41,355.48	 	 	 	3,446.29	 
	Mths. 25-36
	 	 	27.25	 	 	 	42,128.52	 	 	 	3,510.71	 
	Mths. 37-48
	 	 	27.75	 	 	 	42,901.56	 	 	 	3,575.13	 
	Mths. 49-60
	 	 	28.25	 	 	 	43,674.48	 	 	 	3,639.54	 

	 	 	*Notwithstanding Paragraphs I.D above to the contrary, as long as
Tenant is not in default, Tenant shall be entitled to an abatement
of Base Rent in the amount of $3,381.88 per month for one (1) full
calendar month of the Lease Term, beginning with the first
(1st)
full calendar month (the “Base Rent Abatement Period”). The total
amount of Base Rent abated during the Base Rent Abatement Period
shall equal Three Thousand Three Hundred Eighty One and 88/100
Dollars ($3,381.88) (the “Abated Base Rent”). In the event Tenant
defaults at any time during the Lease Term, all Abated Base Rent
shall immediately become due and payable. The payment by Tenant of
the Abated Base Rent in the event of a default shall not limit or
affect any of Landlord’s other rights, pursuant to this Lease or at
law or in equity. During the Base Rent Abatement Period, only Base
Rent shall be abated, and all Additional Rent and other costs and
charges specified in this Lease shall remain as due and payable
pursuant to the provisions of this Lease.

	E.	 	“Term”: A period of sixty (60) months and zero (0)
days. The Term shall commence on March 1, 2002, (the
“Commencement Date”) and, unless

 

 

	 	 	terminated early in accordance with this Lease, end on February 28, 2007,
(the “Termination Date”). However, if Landlord is required to
Substantially Complete (defined in Section III.A) any Landlord Work
(defined in Section I.M.) prior to the Commencement Date under the terms
of a Work Letter (defined in Section I.M): (1) the date set forth in the
prior sentence as the “Commencement Date” shall instead be defined as the
“Target Commencement Date” by which date Landlord will use reasonable
efforts to Substantially Complete the Landlord Work; and (2) the actual
“Commencement Date” shall be the date on which the Landlord Work is
Substantially Complete, as determined by Section III.A. In such
circumstances, the Termination Date will instead be the last day of the
Term as determined based upon the actual Commencement Date. Landlord’s
failure to Substantially Complete the Landlord Work by the Target
Commencement Date shall not be a default by Landlord or otherwise render
Landlord liable for damages. Promptly after the determination of the
Commencement Date, Landlord and Tenant shall enter into a commencement
letter agreement in the form attached as Exhibit C.

	F.	 	Tenant allowance(s): Landlord shall provide the Landlord Work as set forth on
Exhibit D attached hereto.
	 
	G.	 	“Security Deposit”: $3,381.88.
	 
	H.	 	“Guarantor(s)”: None.
	 
	I.	 	“Broker(s)”: Ash Realty Brokerage, Inc..
	 
	J.	 	“Permitted Use”: General office use.
	 
	K.	 	“Notice Addresses”:

Tenant:
	 
	 	 	On and after the Commencement Date, notices shall be sent to Tenant at
the Premises. Prior to the Commencement Date, notices shall be sent to
Tenant at the following address:

	 	 	 
	Two Westbrook Corporate Center
	 	 
	Suite 200
	 	 
	Westchester, Illinois 60154
	 	 
	 
	 	 
	Phone #: 708-947-2711
	 	 
	 
	 	 
	Landlord:

	 	With a copy to:
	 
	 	 
	EOP-Westbrook Corporate Center,

	 	Equity Office Properties
	L.L.C.

	 	Two North Riverside Plaza
	c/o Equity Office Properties

	 	Suite 2200
	One Westbrook Corporate Center

	 	Chicago, Illinois 60606
	Suite 120

	 	Attention: Central Regional Counsel
	Westchester, Illinois 60154
	 	 
	Attention: Building Manager
	 	 

	 	 	Rent (defined in Article IV) is payable to the order of Equity Office
Properties at the following address:
	 
	 	 	Equity Office Properties

DBA Westbrook Corp Center

23501 Network Place

Chicago, IL 60673-1235
	 
	L.	 	“Business Day(s)” are Monday through Friday of each week, exclusive of
New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving
Day and Christmas Day (“Holidays”). Landlord may designate additional
Holidays, provided that the additional Holidays are commonly recognized
by other office buildings in the area where the Building is located.

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	M.	 	“Landlord Work” means the work, if any, that Landlord is
obligated to perform in the Premises pursuant to a separate work
letter agreement (the “Work Letter”), if any, attached as
Exhibit D.
If a Work Letter is not attached to this Lease or if an attached
Work Letter does not require Landlord to perform any work, the
occurrence of the Commencement Date shall not be conditioned upon
the performance of work by Landlord and, accordingly, Section III.A.
shall not be applicable to the determination of the Commencement
Date.
	 
	N. “Law(s)” means all applicable statutes, codes, ordinances,
orders, rules and regulations of any municipal or governmental
entity.
	 
	O.	 	“Normal Business Hours” for the Building shall mean 8:00
A.M. to 6:00 P.M. Mondays through Fridays and 8:00 A.M. to 1:00
P.M. on Saturdays, exclusive of Holidays.
	 
	P.	 	“Property” means the Building and the parcel(s) of land on
which it is located and, at Landlord’s discretion, the Building
garage and other improvements serving the Building, if any, and the
parcel(s) of land on which they are located.

	II.	 	Lease Grant.

     Landlord leases the Premises to Tenant and Tenant leases the Premises
from Landlord, together with the right in common with others to use any
portions of the Property that are designated by Landlord for the common use of
tenants and others, such as sidewalks, unreserved parking areas, common
corridors, elevator foyers, restrooms, vending areas and lobby areas (the
“Common Areas”).

	III.	 	Adjustment of Commencement Date; Possession.

	A.	 	The Landlord Work shall be deemed to be “Substantially
Complete” on the date that all Landlord Work has been performed, other than any
details of construction, mechanical adjustment or any other similar matter, the
noncompletion of which does not materially interfere with Tenant’s use of the
Premises. However, if Landlord is delayed in the performance of the Landlord
Work as a result of any Tenant Delay(s) (defined below), the Landlord Work shall
be deemed to be Substantially Complete on the date that Landlord could
reasonably have been expected to Substantially Complete the Landlord Work
absent any Tenant Delay. “Tenant Delay” means any act or omission of Tenant
or its agents, employees, vendors or contractors that actually delays the
Substantial Completion of the Landlord Work, including, without limitation: (1)
Tenant’s failure to furnish information or approvals within any time period
specified in this Lease, including the failure to prepare or approve preliminary or
final plans by any applicable due date; (2) Tenant’s selection of equipment or
materials that have long lead times after first being informed by Landlord that the
selection may result in a delay; (3) changes requested or made by
Tenant to previously approved plans and specifications; (4) performance of
work in the Premises by Tenant or Tenant’s contractor(s) during the performance
of the Landlord Work; or (5) if the performance of any portion of the
Landlord Work depends on the prior or simultaneous performance of work by Tenant,
a delay by Tenant or Tenant’s contractor(s) in the completion of such work.
	 
	B.	 	Subject to Landlord’s obligation, if any, to perform Landlord
Work and Landlord’s obligations under Section IX.B., the Premises are accepted by
Tenant in “as is” condition and configuration. By taking possession of the
Premises, Tenant agrees that the Premises are in good order and satisfactory
condition, and that there are no representations or warranties by Landlord regarding
the condition of the Premises or the Building. If Landlord is delayed delivering
possession of the Premises or any other space due to the holdover or unlawful
possession of such space by any party, Landlord shall use reasonable efforts to obtain
possession of the space. If Landlord is not required to Substantially Complete
Landlord Work before the Commencement Date, the Commencement Date shall be
postponed until the date Landlord delivers possession of the Premises to
Tenant free from occupancy by any party, and the Termination Date, at the option of
Landlord, may be postponed by an equal number of days. If Landlord is
required to Substantially Complete Landlord Work before the Commencement Date,
the Commencement Date and Termination Date shall be determined by
Section I.E.

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	C.	 	If Tenant takes possession of the Premises before the
Commencement Date, such possession shall be subject to the terms and
conditions of this Lease and Tenant shall pay Rent (defined in
Article IV) to Landlord for each day of possession before the
Commencement Date. However, except for the cost of services
requested by Tenant (e.g. freight elevator usage), Tenant shall not
be required to pay Rent for any days of possession before the
Commencement Date during which Tenant, with the approval of
Landlord, is in possession of the Premises for the sole purpose of
performing improvements or installing furniture, equipment or other
personal property.

	IV.	 	Rent.

     As consideration for this Lease, Tenant shall pay Landlord, without any
setoff or deduction, the total amount of Base Rent and Additional Rent due for
the Term. “Additional Rent” means all sums (exclusive of Base Rent) that Tenant
is required to pay Landlord. Additional Rent and Base Rent are sometimes
collectively referred to as “Rent”. Tenant shall pay and be liable for all
rental, sales and use taxes (but excluding income taxes), if any, imposed upon
or measured by Rent under applicable Law. Base Rent and recurring monthly
charges of Additional Rent shall be due and payable in advance on the first day
of each calendar month without notice or demand, provided that the installment
of Base Rent for the second full calendar month of the Term shall be payable
upon the execution of this Lease by Tenant. All other items of Rent shall be
due and payable by Tenant on or before 30 days after billing by Landlord. All
payments of Rent shall be by good and sufficient check or by other means (such
as automatic debit or electronic transfer) acceptable to Landlord. If Tenant
fails to pay any item or installment of Rent when due, Tenant shall pay
Landlord an administration fee equal to 5% of the past due Rent, provided that
Tenant shall be entitled to a grace period of 5 days for the first 2 late
payments of Rent in a given calendar year. If the Term commences on a day other
than the first day of a calendar month or terminates on a day other than the
last day of a calendar month, the monthly Base Rent for the month shall be
prorated based on the number of days in such calendar month. Landlord’s
acceptance of less than the correct amount of Rent shall be considered a
payment on account of the earliest Rent due. No endorsement or statement on a
check or letter accompanying a check or payment shall be considered an accord
and satisfaction, and either party may accept the check or payment without
prejudice to that party’s right to recover the balance or pursue other
available remedies. Tenant’s covenant to pay Rent is independent of every other
covenant in this Lease.

	V.	 	Compliance with Laws; Use.

     The Premises shall be used only for the Permitted Use and for no other
use whatsoever. Tenant shall not use or permit the use of the Premises for any
purpose which is illegal, dangerous to persons or property or which, in
Landlord’s reasonable opinion, unreasonably disturbs any other tenants of the
Building or interferes with the operation of the Building. Tenant shall comply
with all Laws, including the Americans with Disabilities Act, regarding the
operation of Tenant’s business and the use, condition, configuration and
occupancy of the Premises. Tenant, within 10 days after receipt, shall provide
Landlord with copies of any notices it receives regarding a violation or
alleged violation of any Laws. Tenant shall comply with the rules and
regulations of the Building attached as Exhibit B and such other reasonable
rules and regulations adopted by Landlord from time to time. Tenant shall also
cause its agents, contractors, subcontractors, employees, customers, and
subtenants to comply with all rules and regulations. Landlord shall not
knowingly discriminate against Tenant in Landlord’s enforcement of the rules
and regulations.

	VI.	 	Security Deposit.

     The Security Deposit shall be delivered to Landlord upon the execution of
this Lease by Tenant and shall be held by Landlord without liability for
interest (unless required by Law) as security for the performance of Tenant’s
obligations. The Security Deposit is not an advance payment of Rent or a
measure of Tenant’s liability for damages. Landlord may, from time to time,
without prejudice to any other remedy, use all or a portion of the Security
Deposit to satisfy past due Rent or to cure any uncured default by Tenant. If
Landlord uses the Security Deposit, Tenant shall on demand restore the
Security Deposit to its original amount. Landlord shall return any unapplied
portion of the Security Deposit to Tenant within 45 days after the later to
occur of: (1) the date Tenant surrenders possession of the Premises to
Landlord in accordance with this Lease; or (2) the Termination Date. If
Landlord transfers its interest in the Premises, Landlord may assign the
Security Deposit to the transferee and, following the assignment, Landlord
shall have no further liability for the return of the Security Deposit.
Landlord shall not be required to keep the Security Deposit separate from its
other accounts.

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	VII.	 	Services to be Furnished by Landlord.

	A.	 	Landlord agrees to furnish Tenant with the following
services: (1) Water service for use in the lavatories on each floor on which the Premises are
located; (2) Heat and air conditioning in season during Normal Business Hours,
at such temperatures and in such amounts as are standard for comparable
buildings or as required by governmental authority. Tenant, upon such advance
notice as is reasonably required by Landlord, shall have the right to receive
HVAC service during hours other than Normal Business Hours. Tenant shall pay
Landlord the standard charge for the additional service as reasonably determined
by Landlord from time to time; (3) Maintenance and repair of the Property as
described in Section IX.B.; (4) Janitor service on Business Days. If Tenant’s
use, floor covering or other improvements require special services in excess
of the standard services for the Building, Tenant shall pay the
additional cost attributable to the special services; (5) Elevator service; (6)
Electricity to the Premises for general office use, in accordance with and subject to
the terms and conditions in Article X; and (7) such other services as Landlord
reasonably determines are necessary or appropriate for the Property.
	 
	B.	 	Landlord’s failure to furnish, or any interruption or
termination of, services due to the application of Laws, the failure of any equipment, the performance of repairs,
improvements or alterations, or the occurrence of any event or cause beyond the
reasonable control of Landlord (a “Service Failure”) shall not render Landlord
liable to Tenant, constitute a constructive eviction of Tenant, give rise to an
abatement of Rent, nor relieve Tenant from the obligation to fulfill any covenant
or agreement. However, if the Premises, or a material portion of the Premises, is
made untenantable for a period in excess of 3 consecutive Business Days as a
result of the Service Failure, then Tenant, as its sole remedy, shall be entitled to
receive an abatement of Rent payable hereunder during the period beginning on
the 4th consecutive Business Day of the Service Failure and ending on the day
the service has been restored. If the entire Premises has not been rendered
untenantable by the Service Failure, the amount of abatement that Tenant is
entitled to receive shall be prorated based upon the percentage of the Premises
rendered untenantable and not used by Tenant. In no event, however, shall
Landlord be liable to Tenant for any loss or damage, including the theft of
Tenant’s Property (defined in Article XV), arising out of or in connection with the
failure of any security services, personnel or equipment.

	VIII.	 	Leasehold Improvements.

     All improvements to the Premises (collectively, “Leasehold Improvements”)
shall be owned by Landlord and shall remain upon the Premises without
compensation to Tenant. However, Landlord, by written notice to Tenant within
30 days prior to the Termination Date, may require Tenant to remove, at
Tenant’s expense: (1) Cable (defined in Section IX.A) installed by or for the
exclusive benefit of Tenant and located in the Premises or other portions of
the Building; and (2) any Leasehold Improvements that are performed by or for
the benefit of Tenant and, in Landlord’s reasonable judgment, are of a nature
that would require removal and repair costs that are materially in excess of
the removal and repair costs associated with standard office improvements
(collectively referred to as “Required Removables”). Without limitation, it is
agreed that Required Removables include internal stairways, raised floors,
personal baths and showers, vaults, rolling file systems and structural
alterations and modifications of any type. The Required Removables designated
by Landlord shall be removed by Tenant before the Termination Date, provided
that upon prior written notice to Landlord, Tenant may remain in the Premises
for up to 5 days after the Termination Date for the sole purpose of removing
the Required Removables. Tenant’s possession of the Premises shall be subject
to all of the terms and conditions of this Lease, including the obligation to
pay Rent on a per diem basis at the rate in effect for the last month of the
Term. Tenant shall repair damage caused by the installation or removal of
Required Removables. If Tenant fails to remove any Required Removables or
perform related repairs in a timely manner, Landlord, at Tenant’s expense, may
remove and dispose of the Required Removables and perform the required repairs.
Tenant, within 30 days after receipt of an invoice, shall reimburse Landlord
for the reasonable costs incurred by Landlord. Notwithstanding the foregoing,
Tenant, at the time it requests approval for a proposed Alteration (defined in
Section IX.C), may request in writing that Landlord advise Tenant whether the
Alteration or any portion of the Alteration will be designated as a Required
Removable. Within 10 days after receipt of Tenant’s request, Landlord shall
advise Tenant in writing as to which portions of the Alteration, if any, will
be considered to be Required Removables.

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	IX.	 	Repairs and Alterations.

	A.	 	Tenant’s Repair Obligations. Tenant shall, at its sole cost
and expense, promptly perform all maintenance and repairs to the Premises that are not
Landlord’s express responsibility under this Lease, and shall keep the
Premises in good condition and repair, reasonable wear and tear excepted. Tenant’s
repair obligations include, without limitation, repairs to: (1) floor
covering; (2) interior partitions; (3) doors; (4) the interior side of demising walls; (5)
electronic, phone and data cabling and related equipment (collectively, “Cable”) that
is installed by or for the exclusive benefit of Tenant and located in the Premises
or other portions of the Building; (6) supplemental air conditioning units,
private showers and kitchens, including hot water heaters, plumbing, and similar
facilities serving Tenant exclusively; and (7) Alterations performed by contractors
retained by Tenant, including related HVAC balancing. All work shall be
performed in accordance with the rules and procedures described in Section IX.C.
below. If Tenant fails to make any repairs to the Premises for more than 15
days after notice from Landlord (although notice shall not be required if
there is an emergency), Landlord may make the repairs, and Tenant shall
pay the reasonable cost of the repairs to Landlord within 30 days after
receipt of an invoice, together with an administrative charge in an amount equal
to 10% of the cost of the repairs.
	 
	B.	 	Landlord’s Repair Obligations. Landlord shall keep and
maintain in good repair and working order and make repairs to and perform maintenance upon:
(1) structural elements of the Building; (2) mechanical (including
HVAC), electrical, plumbing and fire/life safety systems serving the Building in
general; (3) Common Areas; (4) the roof of the Building; (5) exterior windows of the
Building; and (6) elevators serving the Building. Landlord shall promptly
make repairs (considering the nature and urgency of the repair) for which
Landlord is responsible.
	 
	C.	 	Alterations. Tenant shall not make alterations, additions or
improvements to the Premises or install any Cable in the Premises or other portions of
the Building (collectively referred to as “Alterations”) without first obtaining
the written consent of Landlord in each instance, which consent shall not be
unreasonably withheld or delayed. However, Landlord’s consent shall not be required for
any Alteration that satisfies all of the following criteria (a “Cosmetic
Alteration”): (1) is of a cosmetic nature such as painting, wallpapering, hanging pictures
and installing carpeting; (2) is not visible from the exterior of the Premises or
Building; (3) will not affect the systems or structure of the Building; and (4) does
not require work to be performed inside the walls or above the ceiling of the
Premises. However, even though consent is not required, the performance of Cosmetic
Alterations shall be subject to all the other provisions of this Section IX.C.
Prior to starting work, Tenant shall furnish Landlord with plans and specifications
reasonably acceptable to Landlord; names of contractors reasonably acceptable
to Landlord (provided that Landlord may designate specific contractors with
respect to Building systems); copies of contracts; necessary permits and
approvals; evidence of contractor’s and subcontractor’s insurance in amounts
reasonably required by Landlord; and any security for performance that is
reasonably required by Landlord. Changes to the plans and specifications
must also be submitted to Landlord for its approval. Alterations shall be
constructed in a good and workmanlike manner using materials of a quality that is at
least equal to the quality designated by Landlord as the minimum standard for the
Building. Landlord may designate reasonable rules, regulations and procedures
for the performance of work in the Building and, to the extent reasonably
necessary to avoid disruption to the occupants of the Building, shall have the
right to designate the time when Alterations may be performed. Tenant shall reimburse
Landlord within 30 days after receipt of an invoice for sums paid by
Landlord for third party examination of Tenant’s plans for non-Cosmetic Alterations. In
addition, within 30 days after receipt of an invoice from Landlord, Tenant shall pay
Landlord a fee for Landlord’s oversight and coordination of any non-Cosmetic
Alterations equal to 10% of the cost of the non-Cosmetic Alterations. Upon
completion, Tenant shall furnish “as-built” plans (except for Cosmetic Alterations),
completion affidavits, full and final waivers of lien and receipted bills
covering all labor and materials. Tenant shall assure that the Alterations comply with
all insurance requirements and Laws. Landlord’s approval of an Alteration shall
not be a representation by Landlord that the Alteration complies with
applicable Laws or will be adequate for Tenant’s use.

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	X.	 	Use of Electrical Services by Tenant.

	A.	 	Electricity used by Tenant in the Premises shall, at
Landlord’s option, be paid for by Tenant either: (1) through inclusion in Base Rent (except as
provided in Section X.B. for excess usage); (2) by a separate charge payable by
Tenant to Landlord within 30 days after billing by Landlord; or (3) by
separate charge billed by the applicable utility company and payable directly by Tenant.
Electrical service to the Premises may be furnished by one or more companies
providing electrical generation, transmission and distribution services, and
the cost of electricity may consist of several different components or separate
charges for such services, such as generation, distribution and stranded cost
charges. Landlord shall have the exclusive right to select any company
providing electrical service to the Premises, to aggregate the electrical service for
the Property and Premises with other buildings, to purchase electricity through a
broker and/or buyers group and to change the providers and manner of purchasing
electricity. Landlord shall be entitled to receive a fee (if permitted by Law)
for the selection of utility companies and the negotiation and administration of
contracts for electricity, provided that the amount of such fee shall not exceed
50% of any savings obtained by Landlord.
	 
	B.	 	Tenant’s use of electrical service shall not exceed, either
in voltage, rated capacity, use beyond Normal Business Hours or overall load, that which Landlord
deems to be standard for the Building. If Tenant requests permission to
consume excess electrical service, Landlord may refuse to consent or may
condition consent upon conditions that Landlord reasonably elects (including,
without limitation, the installation of utility service upgrades, meters, submeters,
air handlers or cooling units), and the additional usage (to the extent permitted by
Law), installation and maintenance costs shall be paid by Tenant. Landlord shall
have the right to separately meter electrical usage for the Premises and to
measure electrical usage by survey or other commonly accepted methods.

	XI.	 	Entry by Landlord.

     Landlord, its agents, contractors and representatives may enter the
Premises to inspect or show the Premises, to clean and make repairs,
alterations or additions to the Premises, and to conduct or facilitate repairs,
alterations or additions to any portion of the Building, including other
tenants’ premises. Except in emergencies or to provide janitorial and other
Building services after Normal Business Hours, Landlord shall provide Tenant
with reasonable prior notice of entry into the Premises, which may be given
orally. If reasonably necessary for the protection and safety of Tenant and its
employees, Landlord shall have the right to temporarily close all or a portion
of the Premises to perform repairs, alterations and additions. However, except
in emergencies, Landlord will not close the Premises if the work can reasonably
be completed on weekends and after Normal Business Hours. Entry by Landlord
shall not constitute constructive eviction or entitle Tenant to an abatement or
reduction of Rent.

	XII.	 	Assignment and Subletting.

	A.	 	Except in connection with a Permitted Transfer (defined in
Section XII.E. below), Tenant shall not assign, sublease, transfer
or encumber any interest in this Lease or allow any third party to
use any portion of the Premises (collectively or individually, a
“Transfer”) without the prior written consent of Landlord, which
consent shall not be unreasonably withheld if Landlord does not
elect to exercise its termination rights under Section XII.B below.
Without limitation, it is agreed that Landlord’s consent shall not
be considered unreasonably withheld if: (1) the proposed
transferee’s financial condition does not meet the criteria
Landlord uses to select Building tenants having similar leasehold
obligations; (2) the proposed transferee’s business is not suitable
for the Building considering the business of the other tenants and
the Building’s prestige, or would result in a violation of another
tenant’s rights; (3) the proposed transferee is a governmental
agency or occupant of the Building; (4) Tenant is in default after
the expiration of the notice and cure periods in this Lease; or (5)
any portion of the Building or Premises would likely become subject
to additional or different Laws as a consequence of the proposed
Transfer. Tenant shall not be entitled to receive monetary damages
based upon a claim that Landlord unreasonably withheld its consent
to a proposed Transfer and Tenant’s sole remedy shall be an action
to enforce any such provision through specific performance or
declaratory judgment. Any attempted Transfer in violation of this
Article shall, at Landlord’s option, be void. Consent by Landlord
to one or more Transfer(s) shall not

7

 

	 	 	operate as a waiver of Landlord’s rights to approve any subsequent
Transfers. In no event shall any Transfer or Permitted Transfer
release or relieve Tenant from any obligation under this Lease.

	B.	 	As part of its request for Landlord’s consent to a Transfer,
Tenant shall provide Landlord with financial statements for the proposed transferee, a
complete copy of the proposed assignment, sublease and other contractual
documents and such other information as Landlord may reasonably request. Landlord
shall, by written notice to Tenant within 30 days of its receipt of the
required information and documentation, either: (1) consent to the Transfer by the
execution of a consent agreement in a form reasonably designated by Landlord or
reasonably refuse to consent to the Transfer in writing; or (2) exercise its
right to terminate this Lease with respect to the portion of the Premises that Tenant
is proposing to assign or sublet. Any such termination shall be effective on the
proposed effective date of the Transfer for which Tenant requested consent.
Tenant shall pay Landlord a review fee of $750.00 for Landlord’s review of any
Permitted Transfer or requested Transfer, provided if Landlord’s actual
reasonable costs and expenses (including reasonable attorney’s fees) exceed $750.00,
Tenant shall reimburse Landlord for its actual reasonable costs and
expenses in lieu of a fixed review fee.
	 
	C.	 	Tenant shall pay Landlord 50% of all rent and other
consideration which Tenant receives as a result of a Transfer that is in excess of the Rent
payable to Landlord for the portion of the Premises and Term covered by the
Transfer. Tenant shall pay Landlord for Landlord’s share of any excess within
30 days after Tenant’s receipt of such excess consideration. Tenant may deduct
from the excess all reasonable and customary expenses directly incurred by
Tenant attributable to the Transfer (other than Landlord’s review fee),
including brokerage fees, legal fees and construction costs. If Tenant is
in Monetary Default (defined in Section XIX.A. below), Landlord may require
that all sublease payments be made directly to Landlord, in which case Tenant shall
receive a credit against Rent in the amount of any payments received (less
Landlord’s share of any excess).
	 
	D.	 	Except as provided below with respect to a Permitted
Transfer, if Tenant is a corporation, limited liability company, partnership, or similar
entity, and if the entity which owns or controls a majority of the voting
 shares/rights at any time changes for any reason (including but not limited to a merger,
consolidation or reorganization), such change of ownership or control shall
constitute a Transfer. The foregoing shall not apply so long as Tenant is an entity whose
outstanding stock is listed on a recognized security exchange, or if at least
80% of its voting stock is owned by another entity, the voting stock of which is so
listed.
	 
	E.	 	Tenant may assign its entire interest under this Lease to a
successor to Tenant by purchase, merger, consolidation or reorganization without the
consent of Landlord, provided that all of the following conditions are
satisfied (a “Permitted Transfer”): (1) Tenant is not in default under this Lease; (2)
Tenant’s successor shall own all or substantially all of the assets of Tenant; (3)
Tenant’s successor shall have a net worth which is at least equal to the greater of
Tenant’s net worth at the date of this Lease or Tenant’s net worth as of the day prior
to the proposed purchase, merger, consolidation or reorganization; (4) the
Permitted Use does not allow the Premises to be used for retail purposes; and (5)
Tenant shall give Landlord written notice at least 30 days prior to the effective
date of the proposed purchase, merger, consolidation or reorganization. Tenant’s notice
to Landlord shall include information and documentation showing that each of
the above conditions has been satisfied. If requested by Landlord, Tenant’s
successor shall sign a commercially reasonable form of assumption agreement.

	XIII.	 	Liens.

     Tenant shall not permit mechanic’s or other liens to be placed upon the
Property, Premises or Tenant’s leasehold interest in connection with any work
or service done or purportedly done by or for benefit of Tenant. If a lien is
so placed, Tenant shall, within 10 days of notice from Landlord of the filing
of the lien, fully discharge the lien by settling the claim which resulted in
the lien or by bonding or insuring over the lien in the manner prescribed by
the applicable lien Law. If Tenant fails to discharge the lien, then, in
addition to any other right or remedy of Landlord, Landlord may bond or insure
over the lien or otherwise discharge the lien, Tenant shall reimburse Landlord
for any amount paid by Landlord to bond or insure over the lien

8

 

or discharge the lien, including, without limitation, reasonable attorneys’
fees (if and to the extent permitted by Law) within 30 days after receipt of
an invoice from Landlord.

	XIV.	 	Indemnity and Waiver of Claims.

	A.	 	Except to the extent caused by the negligence or willful
misconduct of Landlord or any Landlord Related Parties (defined below), Tenant shall
indemnify, defend and hold Landlord, its trustees, members, principals,
beneficiaries, partners, officers, directors, employees, Mortgagee(s) (defined in Article
XXVI) and agents (“Landlord Related Parties”) harmless against and from all
liabilities, obligations, damages, penalties, claims, actions, costs, charges and expenses,
including, without limitation, reasonable attorneys’ fees and other
professional fees (if and to the extent permitted by Law), which may be imposed upon,
incurred by or asserted against Landlord or any of the Landlord Related Parties
and arising out of or in connection with any damage or injury occurring in the
Premises or any acts or omissions (including violations of Law) of Tenant, the
Tenant Related Parties (defined below) or any of Tenant’s transferees, contractors
or licensees.
	 
	B.	 	Except to the extent caused by the negligence or willful
misconduct of Tenant or any Tenant Related Parties (defined below), Landlord shall
indemnify, defend and hold Tenant, its trustees, members, principals, beneficiaries,
partners, officers, directors, employees and agents (“Tenant Related
Parties”) harmless against and from all liabilities, obligations, damages, penalties,
claims, actions, costs, charges and expenses, including, without limitation,
reasonable attorneys’ fees and other professional fees (if and to the extent permitted by
Law), which may be imposed upon, incurred by or asserted against Tenant or any
of the Tenant Related Parties and arising out of or in connection with the
acts or omissions (including violations of Law) of Landlord, the Landlord
Related Parties or any of Landlord’s contractors.
	 
	C.	 	Landlord and the Landlord Related Parties shall not be liable
for, and Tenant waives, all claims for loss or damage to Tenant’s business or loss, theft or
damage to Tenant’s Property or the property of any person claiming by, through
or under Tenant resulting from: (1) wind or weather; (2) the failure of any
sprinkler, heating or air-conditioning equipment, any electric wiring or any gas,
water or steam pipes; (3) the backing up of any sewer pipe or downspout; (4) the
bursting, leaking or running of any tank, water closet, drain or other pipe; (5)
water, snow or ice upon or coming through the roof, skylight, stairs, doorways,
windows, walks or any other place upon or near the Building; (6) any act or
omission of any party other than Landlord or Landlord Related Parties; and (7)
any causes not reasonably within the control of Landlord. Tenant shall insure
itself against such losses under Article XV below.

	XV.	 	Insurance.

     Tenant shall carry and maintain the following insurance (“Tenant’s
Insurance”), at its sole cost and expense: (1) Commercial General Liability
Insurance applicable to the Premises and its appurtenances providing, on an
occurrence basis, a minimum combined single limit of $2,000,000.00; (2) All
Risk Property/Business Interruption Insurance, including flood and earthquake,
written at replacement cost value and with a replacement cost endorsement
covering all of Tenant’s trade fixtures, equipment, furniture and other
personal property within the Premises (“Tenant’s Property”); (3) Workers’
Compensation Insurance as required by the state in which the Premises is
located and in amounts as may be required by applicable statute; and (4)
Employers Liability Coverage of at least $1,000,000.00 per occurrence. Any
company writing any of Tenant’s Insurance shall have an A.M. Best rating of not
less than A-VIII. All Commercial General Liability Insurance policies shall
name Tenant as a named insured and Landlord (or any successor), Equity Office
Properties Trust, a Maryland real estate investment trust, EOP Operating
Limited Partnership, a Delaware limited partnership, and their respective
members, principals, beneficiaries, partners, officers, directors, employees,
and agents, and other designees of Landlord as the interest of such designees
shall appear, as additional insureds. All policies of Tenant’s Insurance shall
contain endorsements that the insurer(s) shall give Landlord and its designees
at least 30 days’ advance written notice of any change, cancellation,
termination or lapse of insurance. Tenant shall provide Landlord with a
certificate of insurance evidencing Tenant’s Insurance prior to the earlier to
occur of the Commencement Date or the date Tenant is provided with possession
of the Premises for any reason, and upon renewals at least 15 days prior to the
expiration of the insurance coverage. So long as the same is available at
commercially reasonable rates, Landlord shall maintain so called All Risk
property insurance on the Building at replacement cost value, as reasonably
estimated by

9

 

Landlord. Except as specifically provided to the contrary, the limits of
either party’s’ insurance shall not limit such party’s liability under this
Lease.

	XVI.	 	Subrogation.

     Notwithstanding anything in this Lease to the contrary, Landlord and
Tenant hereby waive and shall cause their respective insurance carriers to
waive any and all rights of recovery, claim, action or causes of action
against the other and their respective trustees, principals, beneficiaries,
partners, officers, directors, agents, and employees, for any loss or damage
that may occur to Landlord or Tenant or any party claiming by, through or
under Landlord or Tenant, as the case may be, with respect to Tenant’s
Property, the Building, the Premises, any additions or improvements to the
Building or Premises, or any contents thereof, including all rights of
recovery, claims, actions or causes of action arising out of the negligence of
Landlord or any Landlord Related Parties or the negligence of Tenant or any
Tenant Related Parties, which loss or damage is (or would have been, had the
insurance required by this Lease been carried) covered by insurance.

	XVII.	 	Casualty Damage.

	A.	 	If all or any part of the Premises is damaged by fire or
other casualty, Tenant shall immediately notify Landlord in writing. During any period of
time that all or a material portion of the Premises is rendered untenantable as a
result of a fire or other casualty, the Rent shall abate for the portion of the
Premises that is untenantable and not used by Tenant. Landlord shall have the right
to terminate this Lease if: (1) the Building shall be damaged so that, in
Landlord’s reasonable judgment, substantial alteration or reconstruction of the Building
shall be required (whether or not the Premises has been damaged); (2) Landlord is not
permitted by Law to rebuild the Building in substantially the same form as
existed before the fire or casualty; (3) the Premises have been materially damaged
and there is less than 2 years of the Term remaining on the date of the
casualty; (4) any Mortgagee requires that the insurance proceeds be applied to the
payment of the mortgage debt; or (5) a material uninsured loss to the Building
occurs. Landlord may exercise its right to terminate this Lease by notifying Tenant
in writing within 90 days after the date of the casualty. If Landlord does not
terminate this Lease, Landlord shall commence and proceed with reasonable diligence to
repair and restore the Building and the Leasehold Improvements (excluding any
Alterations that were performed by Tenant in violation of this Lease). However,
in no event shall Landlord be required to spend more than the insurance
proceeds received by Landlord. Landlord shall not be liable for any loss or damage to
Tenant’s Property or to the business of Tenant resulting in any way from the
fire or other casualty or from the repair and restoration of the damage. Landlord
and Tenant hereby waive the provisions of any Law relating to the matters
addressed in this Article, and agree that their respective rights for damage to or
destruction of the Premises shall be those specifically provided in this Lease.
	 
	B.	 	If all or any portion of the Premises shall be made
untenantable by fire or other casualty, Landlord shall, with reasonable promptness, cause an architect or
general contractor selected by Landlord to provide Landlord and Tenant with a
written estimate of the amount of time required to substantially complete the
repair and restoration of the Premises and make the Premises tenantable again,
using standard working methods (“Completion Estimate”). If the Completion
Estimate indicates that the Premises cannot be made tenantable within 270 days
from the date the repair and restoration is started, then regardless of anything in
Section XVII.A above to the contrary, either party shall have the right to terminate
this Lease by giving written notice to the other of such election within 10 days
after receipt of the Completion Estimate. Tenant, however, shall not have the
right to terminate this Lease if the fire or casualty was caused by the negligence
or intentional misconduct of Tenant, Tenant Related Parties or any of Tenant’s
transferees, contractors or licensees.

	XVIII.	 	Condemnation.

     Either party may terminate this Lease if the whole or any material part
of the Premises shall be taken or condemned for any public or quasipublic use
under Law, by eminent domain or private purchase in lieu thereof (a “Taking”).
Landlord shall also have the right to terminate this Lease if there is a
Taking of any portion of the Building or Property which would leave the
remainder of the Building unsuitable for use as an office building in a manner
comparable to the Building’s use prior to the Taking. In order to exercise its
right to terminate the Lease, Landlord

10

 

or Tenant, as the case may be, must provide written notice of termination to
the other within 45 days after the terminating party first receives notice of
the Taking. Any such termination shall be effective as of the date the physical
taking of the Premises or the portion of the Building or Property occurs. If
this Lease is not terminated, the Rentable Square Footage of the Building and
the Rentable Square Footage of the Premises shall, if applicable, be
appropriately adjusted. In addition, Rent for any portion of the Premises taken
or condemned shall be abated during the unexpired Term of this Lease effective
when the physical taking of the portion of the Premises occurs. All
compensation awarded for a Taking, or sale proceeds, shall be the property of
Landlord, any right to receive compensation or proceeds being expressly waived
by Tenant. However, Tenant may file a separate claim at its sole cost and
expense for Tenant’s Property and Tenant’s reasonable relocation expenses,
provided the filing of the claim does not diminish the award which would
otherwise be receivable by Landlord.

	XIX.	 	Events of Default.

     Tenant shall be considered to be in default of this Lease upon the
occurrence of any of the following events of default:

	A.	 	Tenant’s failure to pay when due all or any portion of the
Rent, if the failure continues for 3 days after written notice to Tenant (“Monetary
Default”).
	 
	B.	 	Tenant’s failure (other than a Monetary Default) to comply
with any term, provision or covenant of this Lease, if the failure is not cured
within 10 days after written notice to Tenant. However, if Tenant’s failure to comply
cannot reasonably be cured within 10 days, Tenant shall be allowed
additional time (not to exceed 60 days) as is reasonably necessary to cure the failure
so long as: (1) Tenant commences to cure the failure within 10 days, and (2) Tenant
diligently pursues a course of action that will cure the failure and bring
Tenant back into compliance with the Lease. However, if Tenant’s failure to comply
creates a hazardous condition, the failure must be cured immediately upon
notice to Tenant. In addition, if Landlord provides Tenant with notice of
Tenant’s failure to comply with any particular term, provision or covenant of the Lease
on 3 occasions during any 12 month period, Tenant’s subsequent violation
of such term, provision or covenant shall, at Landlord’s option, be an
incurable event of default by Tenant.
	 
	C.	 	Tenant or any Guarantor becomes insolvent, makes a transfer
in fraud of creditors or makes an assignment for the benefit of creditors, or
admits in writing its inability to pay its debts when due.
	 
	D.	 	The leasehold estate is taken by process or operation of Law.
	 
	E.	 	In the case of any ground floor or retail Tenant, Tenant does
not take possession of, or abandons or vacates all or any portion of the Premises.
	 
	F.	 	Tenant is in default beyond any notice and cure period under
any other lease or agreement with Landlord, including, without limitation, any lease or agreement for
parking.

	XX.	 	Remedies.

	A.	 	Upon any default, Landlord shall have the right without
notice or demand (except as provided in Article XIX) to pursue any
of its rights and remedies at Law or in equity, including any one
or more of the following remedies:

	1.	 	Terminate this Lease, in which case Tenant
shall immediately surrender the Premises to Landlord. If
Tenant fails to surrender the Premises, Landlord may, in
compliance with applicable Law and without prejudice to any
other right or remedy, enter upon and take possession of the
Premises and expel and remove Tenant, Tenant’s Property and
any party occupying all or any part of the Premises. Tenant
shall pay Landlord on demand the amount of all past due Rent
and other losses and damages which Landlord may suffer as a
result of Tenant’s default, whether by Landlord’s inability
to relet the Premises on satisfactory terms or otherwise,
including, without limitation, all Costs of Reletting
(defined below) and any deficiency that may arise from
reletting or the failure to relet the Premises. “Costs of
Reletting” shall include all costs and expenses incurred by
Landlord in reletting or attempting to relet the

11

 

	 	 	Premises, including, without limitation, reasonable legal
fees, brokerage commissions, the cost of alterations and the
value of other concessions or allowances granted to a new
tenant.
	 
	2.	 	Terminate Tenant’s right to possession of
the Premises and, in compliance with applicable Law, expel and remove Tenant,
Tenant’s Property and any parties occupying all or any part of the
Premises. Landlord may (but shall not be obligated to) relet all or any
part of the Premises, without notice to Tenant, for a term that may be
greater or less than the balance of the Term and on such conditions (which
may include concessions, free rent and alterations of the Premises) and
for such uses as Landlord in its absolute discretion shall determine.
Landlord may collect and receive all rents and other income from the
reletting. Tenant shall pay Landlord on demand all past due Rent, all Costs of
Reletting and any deficiency arising from the reletting or failure to
relet the Premises. Landlord shall not be responsible or liable for
the failure to relet all or any part of the Premises or for the failure to
collect any Rent. The re-entry or taking of possession of the Premises shall
not be construed as an election by Landlord to terminate this Lease
unless a written notice of termination is given to Tenant.
	 
	3.	 	In lieu of calculating damages under Sections
XX.A.1 or XX.A.2 above, Landlord may elect to receive as damages the sum of (a) all
Rent accrued through the date of termination of this Lease or
Tenant’s right to possession, and (b) an amount equal to the total Rent that
Tenant would have been required to pay for the remainder of the Term
discounted to present value at the Prime Rate (defined in Section XX.B.
below) then in effect, minus the then present fair rental value of the
Premises for the remainder of the Term, similarly discounted, after
deducting all anticipated Costs of Reletting.

	B.	 	Unless expressly provided in this Lease, the repossession or
re-entering of all or any part of the Premises shall not relieve
Tenant of its liabilities and obligations under the Lease. No right
or remedy of Landlord shall be exclusive of any other right or
remedy. Each right and remedy shall be cumulative and in addition to
any other right and remedy now or subsequently available to Landlord
at Law or in equity. If Landlord declares Tenant to be in default,
Landlord shall be entitled to receive interest on any unpaid item of
Rent at a rate equal to the Prime Rate plus 4%. For purposes hereof,
the “Prime Rate” shall be the per annum interest rate publicly
announced as its prime or base rate by a federally insured bank
selected by Landlord in the state in which the Building is located.
Forbearance by Landlord to enforce one or more remedies shall not
constitute a waiver of any default.

	XXI.	 	Limitation of Liability.

     NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, THE
LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) TO TENANT SHALL BE
LIMITED TO THE INTEREST OF LANDLORD IN THE PROPERTY. TENANT SHALL LOOK SOLELY
TO LANDLORD’S INTEREST IN THE PROPERTY FOR THE RECOVERY OF ANY JUDGMENT OR
AWARD AGAINST LANDLORD. NEITHER LANDLORD NOR ANY LANDLORD RELATED PARTY SHALL
BE PERSONALLY LIABLE FOR ANY JUDGMENT OR DEFICIENCY. BEFORE FILING SUIT FOR AN
ALLEGED DEFAULT BY LANDLORD, TENANT SHALL GIVE LANDLORD AND THE MORTGAGEE(S)
(DEFINED IN ARTICLE XXVI BELOW) WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES
(DEFINED IN ARTICLE XXVI BELOW) ON THE PROPERTY, BUILDING OR PREMISES, NOTICE
AND REASONABLE TIME TO CURE THE ALLEGED DEFAULT.

	XXII.	 	No Waiver.

     Either party’s failure to declare a default immediately upon its
occurrence, or delay in taking action for a default shall not constitute a
waiver of the default, nor shall it constitute an estoppel. Either party’s
failure to enforce its rights for a default shall not constitute a waiver of
its rights regarding any subsequent default. Receipt by Landlord of Tenant’s
keys to the Premises shall not constitute an acceptance or surrender of the
Premises.

12

 

	XXIII.	 	Quiet Enjoyment.

     Tenant shall, and may peacefully have, hold and enjoy the Premises,
subject to the terms of this Lease, provided Tenant pays the Rent and fully
performs all of its covenants and agreements. This covenant and all other
covenants of Landlord shall be binding upon Landlord and its successors only
during its or their respective periods of ownership of the Building, and shall
not be a personal covenant of Landlord or the Landlord Related Parties.

	XXIV.	 	Relocation.

     Landlord, at its expense, at any time before or during the Term, may
relocate Tenant from the Premises to reasonably comparable space (“Relocation
Space”) within the Building or adjacent buildings within the same project upon
60 days’ prior written notice to Tenant. So long as Tenant is subleasing the
adjacent Suite 200 consisting of approximately 8,092 rentable square feet from
another tenant of the Building, Landlord and Tenant understand and agree that
to be a ‘reasonably comparable space’ for purposes of this Section XXIV, the
Relocation Space must be reasonably comparable to the combined space
consisting of the Premises and such Suite 200 space. From and after the date
of the relocation, “Premises” shall refer to the Relocation Space into which
Tenant has been moved and the Base Rent shall be adjusted based on the
rentable square footage of the Relocation Space, except that Base Rent shall
be abated on 8,092 rentable square feet of the Relocation Space through the
earlier of 1) July 31, 2003, and 2) the date of the expiration of the term of
Tenant’s sublease for such Suite 200 space. Landlord shall pay Tenant’s
reasonable costs for moving Tenant’s furniture and equipment and printing and
distributing notices to Tenant’s customers of Tenant’s change of address and
one month’s supply of stationery showing the new address.

	XXV.	 	Holding Over.

     Except for any permitted occupancy by Tenant under Article VIII, if Tenant
fails to surrender the Premises at the expiration or earlier termination of
this Lease, occupancy of the Premises after the termination or expiration shall
be that of a tenancy at sufferance. Tenant’s occupancy of the Premises during
the holdover shall be subject to all the terms and provisions of this Lease and
Tenant shall pay an amount (on a per month basis without reduction for partial
months during the holdover) equal to 150% of the greater of: (1) the sum of the
Base Rent and Additional Rent due for the period immediately preceding the
holdover; or (2) the fair market gross rental for the Premises as reasonably
determined by Landlord. No holdover by Tenant or payment by Tenant after the
expiration or early termination of this Lease shall be construed to extend the
Term or prevent Landlord from immediate recovery of possession of the Premises
by summary proceedings or otherwise. In addition to the payment of the amounts
provided above, if Landlord is unable to deliver possession of the Premises to
a new tenant, or to perform improvements for a new tenant, as a result of
Tenant’s holdover and Tenant fails to vacate the Premises within 15 days after
Landlord notifies Tenant of Landlord’s inability to deliver possession, or
perform improvements, Tenant shall be liable to Landlord for all damages,
including, without limitation, consequential damages, that Landlord suffers
from the holdover.

	XXVI.	 	Subordination to Mortgages; Estoppel Certificate.

     Tenant accepts this Lease subject and subordinate to any mortgage(s),
deed(s) of trust, ground lease(s) or other lien(s) now or subsequently arising
upon the Premises, the Building or the Property, and to renewals,
modifications, refinancings and extensions thereof (collectively referred to as
a “Mortgage”). The party having the benefit of a Mortgage shall be referred to
as a “Mortgagee”. This clause shall be self-operative, but upon request from a
Mortgagee, Tenant shall execute a commercially reasonable subordination
agreement in favor of the Mortgagee. In lieu of having the Mortgage be superior
to this Lease, a Mortgagee shall have the right at any time to subordinate its
Mortgage to this Lease. If requested by a successor-in-interest to all or a
part of Landlord’s interest in the Lease, Tenant shall, without charge, attorn
to the successor-in-interest. Landlord and Tenant shall each, within 10 days
after receipt of a written request from the other, execute and deliver an
estoppel certificate to those parties as are reasonably requested by the other
(including a Mortgagee or prospective purchaser). The estoppel certificate
shall include a statement certifying that this Lease is unmodified (except as
identified in the estoppel certificate) and in full force and effect,
describing the dates to which Rent and other charges have been paid,
representing that, to such party’s actual knowledge, there is no default (or
stating the nature of the alleged default) and indicating other matters with
respect to the Lease that may reasonably be requested.

13

 

	XXVII.	 	Attorneys’ Fees.

     If either party institutes a suit against the other for violation of or
to enforce any covenant or condition of this Lease, or if either party
intervenes in any suit in which the other is a party to enforce or protect its
interest or rights, the prevailing party shall be entitled to all of its costs
and expenses, including, without limitation, reasonable attorneys’ fees.

	XXVIII.	 	Notice.

     If a demand, request, approval, consent or notice (collectively referred
to as a “notice”) shall or may be given to either party by the other, the
notice shall be in writing and delivered by hand or sent by registered or
certified mail with return receipt requested, or sent by overnight or same day
courier service at the party’s respective Notice Address(es) set forth in
Article I, except that if Tenant has vacated the Premises (or if the Notice
Address for Tenant is other than the Premises, and Tenant has vacated such
address) without providing Landlord a new Notice Address, Landlord may serve
notice in any manner described in this Article or in any other manner
permitted by Law. Each notice shall be deemed to have been received or given
on the earlier to occur of actual delivery or the date on which delivery is
refused, or, if Tenant has vacated the Premises or the other Notice Address of
Tenant without providing a new Notice Address, three (3) days after notice is
deposited in the U.S. mail or with a courier service in the manner described
above. Either party may, at any time, change its Notice Address by giving the
other party written notice of the new address in the manner described in this
Article.

	XXIX.	 	Excepted Rights.

     This Lease does not grant any rights to light or air over or about the
Building. Landlord excepts and reserves exclusively to itself the use of: (1)
roofs, (2) telephone, electrical and janitorial closets, (3) equipment rooms,
Building risers or similar areas that are used by Landlord for the provision
of Building services, (4) rights to the land and improvements below the floor
of the Premises, (5) the improvements and air rights above the Premises, (6)
the improvements and air rights outside the demising walls of the Premises,
and (7) the areas within the Premises used for the installation of utility
lines and other installations serving occupants of the Building. Landlord has
the right to change the Building’s name or address. Landlord also has the
right to make such other changes to the Property and Building as Landlord
deems appropriate, provided the changes do not materially affect Tenant’s
ability to use the Premises for the Permitted Use. Landlord shall also have
the right (but not the obligation) to temporarily close the Building if
Landlord reasonably determines that there is an imminent danger of significant
damage to the Building or of personal injury to Landlord’s employees or the
occupants of the Building. The circumstances under which Landlord may
temporarily close the Building shall include, without limitation, electrical
interruptions, hurricanes and civil disturbances. A closure of the Building
under such circumstances shall not constitute a constructive eviction nor
entitle Tenant to an abatement or reduction of Rent.

	XXX.	 	Surrender of Premises.

     At the expiration or earlier termination of this Lease or Tenant’s right
of possession, Tenant shall remove Tenant’s Property (defined in Article XV)
from the Premises, and quit and surrender the Premises to Landlord, broom
clean, and in good order, condition and repair, ordinary wear and tear
excepted. Tenant shall also be required to remove the Required Removables in
accordance with Article VIII. If Tenant fails to remove any of Tenant’s
Property within 2 days after the termination of this Lease or of Tenant’s right
to possession, Landlord, at Tenant’s sole cost and expense, shall be entitled
(but not obligated) to remove and store Tenant’s Property. Landlord shall not
be responsible for the value, preservation or safekeeping of Tenant’s Property.
Tenant shall pay Landlord, upon demand, the expenses and storage charges
incurred for Tenant’s Property. In addition, if Tenant fails to remove Tenant’s
Property from the Premises or storage, as the case may be, within 30 days after
written notice, Landlord may deem all or any part of Tenant’s Property to be
abandoned, and title to Tenant’s Property shall be deemed to be immediately
vested in Landlord.

	XXXI.	 	Miscellaneous.

	A.	 	This Lease and the rights and obligations of the parties
shall be interpreted, construed and enforced in accordance with the
Laws of the state in which the Building is located and Landlord and
Tenant hereby irrevocably consent to the jurisdiction and proper
venue of such state. If any term or provision of this Lease shall
to any extent be invalid or unenforceable, the remainder of this
Lease shall not be affected, and each provision of this Lease shall
be valid and enforced to the fullest extent permitted by Law. The
headings and titles to the Articles and

14

 

	 	 	Sections of this Lease are for convenience only and shall have no effect
on the interpretation of any part of the Lease.
	 
	B.	 	Tenant shall not record this Lease or any memorandum without Landlord’s
prior written consent.
	 
	C.	 	Landlord and Tenant hereby waive any right to trial by jury in any
proceeding based upon a breach of this Lease.
	 
	D.	 	Whenever a period of time is prescribed for the taking of an action by
Landlord or Tenant, the period of time for the performance of such action shall be
extended by the number of days that the performance is actually delayed due to
strikes, acts of God, shortages of labor or materials, war, civil disturbances and
other causes beyond the reasonable control of the performing party (“Force
Majeure”). However, events of Force Majeure shall not extend any period of time for
the payment of Rent or other sums payable by either party or any period of
time for the written exercise of an option or right by either party.
	 
	E.	 	Landlord shall have the right to transfer and assign, in whole or in
part, all of its rights and obligations under this Lease and in the Building and/or
Property referred to herein, and upon such transfer Landlord shall be released
from any further obligations hereunder, and Tenant agrees to look solely to the
successor in interest of Landlord for the performance of such obligations.
	 
	F.	 	Tenant represents that it has dealt directly with and only with the
Broker as a broker in connection with this Lease. Tenant shall indemnify and hold
Landlord and the Landlord Related Parties harmless from all claims of any other
brokers claiming to have represented Tenant in connection with this Lease.
Landlord agrees to indemnify and hold Tenant and the Tenant Related Parties
harmless from all claims of any brokers claiming to have represented Landlord in
connection with this Lease.
	 
	G.	 	Tenant covenants, warrants and represents that: (1) each individual
executing, attesting and/or delivering this Lease on behalf of Tenant is authorized
to do so on behalf of Tenant; (2) this Lease is binding upon Tenant; and (3)
Tenant is duly organized and legally existing in the state of its organization and is
qualified to do business in the state in which the Premises are located. If there is
more than one Tenant, or if Tenant is comprised of more than one party or entity,
the obligations imposed upon Tenant shall be joint and several obligations of
all the parties and entities. Notices, payments and agreements given or made by,
with or to any one person or entity shall be deemed to have been given or made
by, with and to all of them.
	 
	H.	 	Time is of the essence with respect to Tenant’s exercise of any
expansion, renewal or extension rights granted to Tenant. This Lease
shall create only the relationship of landlord and tenant between the
parties, and not a partnership, joint venture or any other relationship.
This Lease and the covenants and conditions in this Lease shall inure
only to the benefit of and be binding only upon Landlord and Tenant and
their permitted successors and assigns.
	 
	I.	 	The expiration of the Term, whether by lapse of time or otherwise, shall
not relieve either party of any obligations which accrued prior to or
which may continue to accrue after the expiration or early termination of
this Lease. Without limiting the scope of the prior sentence, it is agreed
that Tenant’s obligations under Articles IV, VIII, XIV, XX, XXV and XXX
shall survive the expiration or early termination of this Lease.
	 
	J.	 	Landlord has delivered a copy of this Lease to Tenant for Tenant’s
review only, and the delivery of it does not constitute an offer to
Tenant or an option. This Lease shall not be effective against any party
hereto until an original copy of this Lease has been signed by such
party.
	 
	K.	 	All understandings and agreements previously made between the parties
are superseded by this Lease, and neither party is relying upon any
warranty, statement or representation not contained in this Lease. This
Lease may be modified only by a written agreement signed by Landlord and
Tenant.

15

 

	L.	 	Tenant, within 15 days after request, shall provide
Landlord with a current financial statement and such other
information as Landlord may reasonably request in order to
create a “business profile” of Tenant and determine Tenant’s
ability to fulfill its obligations under this Lease.
Landlord, however, shall not require Tenant to provide such
information unless Landlord is requested to produce the
information in connection with a proposed financing or sale
of the Building. Upon written request by Tenant, Landlord
shall enter into a commercially reasonable confidentiality
agreement covering any confidential information that is
disclosed by Tenant.

	XXXII.	 	Entire Agreement.

     This Lease and the following exhibits and attachments constitute
the entire agreement between the parties and supersede all prior
agreements and understandings related to the Premises, including all
lease proposals, letters of intent and other documents: Exhibit A
(Outline and Location of Premises), Exhibit B (Rules and Regulations),
Exhibit C (Commencement Letter), Exhibit D (Work Letter Agreement) and
Exhibit E (Additional Provisions).

     Landlord and Tenant have executed this Lease as of the day and year first above written.

	 	 	 	 	 	 	 	 	 	 	 
	WITNESS/ATTEST:	 	LANDLORD: EOP-WESTBROOK CORPORATE	 	 
	 	 	 	 	CENTER L.L.C., a Delaware limited
	 	 	 	 	liability company
	/s/
	 	 	 	 	 	 	 	 	 	 
	

	 	 	 	 	 	 	 	 	 	 
	Name (print):	 	By:	 	EOP Operating Limited Partnership, a
	 	 	 	 	Delaware limited partnership, its
	 	 	 	 	sole member
	

	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	By:	 	Equity Office Properties Trust, a	 	 
	Name (print):	 	 	 	 	 	Maryland real estate investment	 	 
	

	 	 	 	 	 	trust, its managing general partner	 	 
	 	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	

	 	 	 	 	 	By:
	 	/s/ GEORGE KOHL	 	 
	

	 	 	 	 	 	 	 	
	 	 
	

	 	 	 	 	 	Name:
	 	GEORGE KOHL	 	 
	

	 	 	 	 	 	Title:
	 	VICE PRESIDENT LEASING	 	 

	 	 	 	 	 	 	 
	WITNESS/ATTEST:	 	TENANT: ONLINE DATA CORP., a Delaware corporation
	/s/ 	 	 	 	 
	
	 	 	 	 
	Name (print): 	 	By:	 	/s/ JOHN R. RANTE
	

	 	 	 	 	 	

	

	 	 	 	Name:
	 	JOHN R. RANTE
	

	 	 	 	Title:
	 	 PRESIDENT, CEO
	
	 	 	 	 
	Name (print):
	 	 	 	 	 	 
	

	
	 	 	 	 

16

 

EXHIBIT A

 PREMISES

     This Exhibit is attached to and made a part of the Lease and is entered
into by and between EOP-WESTBROOK CORPORATE CENTER, L.L.C., a Delaware limited
liability company (“Landlord”) and ONLINE DATE CORP., a Delaware corporation
(“Tenant”) for space in the Building located at Two Westbrook Corporate Center,
Westchester, Illinois.

     

A-1

 

EXHIBIT B

BUILDING RULES AND REGULATIONS

     The following rules and regulations shall apply, where applicable, to the
Premises, the Building, the parking garage (if any), the Property and the
appurtenances. Capitalized terms have the same meaning as defined in the
Lease.

	1.	 	Sidewalks, doorways, vestibules, halls, stairways and other similar areas
shall not be obstructed by Tenant or used by Tenant for any purpose other than ingress
and egress to and from the Premises. No rubbish, litter, trash, or material shall be
placed, emptied, or thrown in those areas. At no time shall Tenant permit Tenant’s
employees to loiter in Common Areas or elsewhere about the Building or Property.
	 
	2.	 	Plumbing fixtures and appliances shall be used only for the purposes for
which designed, and no sweepings, rubbish, rags or other unsuitable material
shall be thrown or placed in the fixtures or appliances. Damage resulting to fixtures or
appliances by Tenant, its agents, employees or invitees, shall be paid for by Tenant,
and Landlord shall not be responsible for the damage.
	 
	3.	 	No signs, advertisements or notices shall be painted or affixed to
windows, doors or other parts of the Building, except those of such color, size, style and
in such places as are first approved in writing by Landlord. All tenant identification and
suite numbers at the entrance to the Premises shall be installed by Landlord, at Tenant’s
cost and expense, using the standard graphics for the Building. Except in
connection with the hanging of lightweight pictures and wall decorations, no nails, hooks or
screws shall be inserted into any part of the Premises or Building except by the Building
maintenance personnel.
	 
	4.	 	Landlord may provide and maintain in the first floor (main lobby) of the
Building an alphabetical directory board or other directory device listing tenants,
and no other directory shall be permitted unless previously consented to by Landlord
in writing.
	 
	5.	 	Tenant shall not place any lock(s) on any door in the Premises or
Building without Landlord’s prior written consent and Landlord shall have the right to
retain at all times and to use keys to all locks within and into the Premises. A reasonable
number of keys to the locks on the entry doors in the Premises shall be furnished by
Landlord to Tenant at Tenant’s cost, and Tenant shall not make any duplicate keys. All
keys shall be returned to Landlord at the expiration or early termination of this
Lease.
	 
	6.	 	All contractors, contractor’s representatives and installation
technicians performing work in the Building shall be subject to Landlord’s prior approval and shall
be required to comply with Landlord’s standard rules, regulations, policies and
procedures, which may be revised from time to time.
	 
	7.	 	Movement in or out of the Building of furniture or office equipment, or
dispatch or receipt by Tenant of merchandise or materials requiring the use of elevators,
stairways, lobby areas or loading dock areas, shall be restricted to hours designated by
Landlord. Tenant shall obtain Landlord’s prior approval by providing a detailed listing of
the activity. If approved by Landlord, the activity shall be under the supervision of
Landlord and performed in the manner required by Landlord. Tenant shall assume all
risk for damage to articles moved and injury to any persons resulting from the activity.
If equipment, property, or personnel of Landlord or of any other party is damaged or
injured as a result of or in connection with the activity, Tenant shall be solely liable for
any resulting damage or loss.
	 
	8.	 	Landlord shall have the right to approve the weight, size, or location of
heavy equipment or articles in and about the Premises. Damage to the Building by the
installation, maintenance, operation, existence or removal of property of Tenant shall
be repaired at Tenant’s sole expense.
	 
	9.	 	Corridor doors, when not in use, shall be kept closed.
	 
	10.	 	Tenant shall not: (1) make or permit any improper, objectionable or
unpleasant noises or odors in the Building, or otherwise interfere in any way with other
tenants or persons having business with them; (2) solicit business or distribute, or cause
to be distributed, in any portion of the Building, handbills, promotional materials or other
advertising; or (3)

B-1

 

	 	 	conduct or permit other activities in the Building that might, in
Landlord’s sole opinion, constitute a nuisance.
	 
	11.	 	No animals, except those assisting handicapped persons, shall be brought
into the Building or kept in or about the Premises.
	 
	12.	 	No inflammable, explosive or dangerous fluids or substances shall be used
or kept by Tenant in the Premises, Building or about the Property. Tenant shall
not, without Landlord’s prior written consent, use, store, install, spill, remove,
release or dispose of, within or about the Premises or any other portion of the Property, any
asbestos- containing materials or any solid, liquid or gaseous material now or
subsequently considered toxic or hazardous under the provisions of 42 U.S.C. Section
9601 et seq. or any other applicable environmental Law which may now or later be in
effect. Tenant shall comply with all Laws pertaining to and governing the use of these
materials by Tenant, and shall remain solely liable for the costs of abatement and
removal.
	 
	13.	 	Tenant shall not use or occupy the Premises in any manner or for any
purpose which might injure the reputation or impair the present or future value of the
Premises or the Building. Tenant shall not use, or permit any part of the Premises to be
used, for lodging, sleeping or for any illegal purpose.
	 
	14.	 	Tenant shall not take any action which would violate Landlord’s labor
contracts or which would cause a work stoppage, picketing, labor disruption or dispute, or
interfere with Landlord’s or any other tenant’s or occupant’s business or with the
rights and privileges of any person lawfully in the Building (“Labor Disruption”). Tenant shall
take the actions necessary to resolve the Labor Disruption, and shall have pickets removed
and, at the request of Landlord, immediately terminate any work in the Premises that
gave rise to the Labor Disruption, until Landlord gives its written consent for the
work to resume. Tenant shall have no claim for damages against Landlord or any of the
Landlord Related Parties, nor shall the date of the commencement of the Term be extended
as a result of the above actions.
	 
	15.	 	Tenant shall not install, operate or maintain in the Premises or in any
other area of the Building, electrical equipment that would overload the electrical system
beyond its capacity for proper, efficient and safe operation as determined solely by
Landlord. Tenant shall not furnish cooling or heating to the Premises, including,
without limitation, the use of electronic or gas heating devices, without Landlord’s prior
written consent. Tenant shall not use more than its proportionate share of telephone lines
and other telecommunication facilities available to service the Building.
	 
	16.	 	Tenant shall not operate or permit to be operated a coin or token
operated vending machine or similar device (including, without limitation, telephones,
lockers, toilets, scales, amusement devices and machines for sale of beverages, foods,
candy, cigarettes and other goods), except for machines for the exclusive use of
Tenant’s employees, and then only if the operation does not violate the lease of
any other tenant in the Building.
	 
	17.	 	Bicycles and other vehicles are not permitted inside the Building or on
the walkways outside the Building, except in areas designated by Landlord.
	 
	18.	 	Landlord may from time to time adopt systems and procedures for the
security and safety of the Building, its occupants, entry, use and contents. Tenant,
its agents, employees, contractors, guests and invitees shall comply with Landlord’s
systems and procedures.
	 
	19.	 	Landlord shall have the right to prohibit the use of the name of the
Building or any other publicity by Tenant that in Landlord’s sole opinion may impair the
reputation of the Building or its desirability. Upon written notice from Landlord, Tenant
shall refrain from and discontinue such publicity immediately.
	 
	20.	 	Tenant shall not canvass, solicit or peddle in or about the Building or the
Property.
	 
	21.	 	Neither Tenant nor its agents, employees, contractors, guests or invitees
shall smoke or permit smoking in the Common Areas, unless the Common Areas have been
declared a designated smoking area by Landlord, nor shall the above parties allow
smoke from the Premises to emanate into the Common Areas or any other part of the
Building. Landlord shall have the right to designate the Building (including the Premises)
as a non-smoking building.

B-2

 

	22.	 	Landlord shall have the right to designate and approve standard
window coverings for the Premises and to establish rules to assure that the Building presents
a uniform exterior appearance. Tenant shall ensure, to the extent reasonably
practicable, that window coverings are closed on windows in the Premises while they are
exposed to the direct rays of the sun.
	 
	23.	 	Deliveries to and from the Premises shall be made only at the times, in
the areas and through the entrances and exits designated by Landlord. Tenant shall
not make deliveries to or from the Premises in a manner that might interfere with
the use by any other tenant of its premises or of the Common Areas, any pedestrian use,
or any use which is inconsistent with good business practice.
	 
	24.	 	The work of cleaning personnel shall not be hindered by Tenant after 5:30
P.M., and cleaning work may be done at any time when the offices are vacant.
Windows, doors and fixtures may be cleaned at any time. Tenant shall provide adequate
waste and rubbish receptacles to prevent unreasonable hardship to the cleaning
service.

B-3

 

EXHIBIT C

     COMMENCEMENT LETTER

                
(EXAMPLE)

Date:

Tenant:

Address:

	 	Re:	Commencement Letter with respect to that certain Lease by and
between EOP-WESTBROOK CORPORATE CENTER, L.L.C., a Delaware limited
liability company, as Landlord, and ONLINE DATA CORP., a Delaware
corporation, as Tenant, for 1,546 rentable square feet on the second
floor of the Building located at Two Westbrook Corporate Center,
Westchester, Illinois.

	Dear 	
	:

     In accordance with the terms and conditions of the above referenced Lease,
Tenant accepts possession of the Premises and agrees:

	1.	 	The Commencement Date of the Lease is	
	.
	 
	 	 	
2. The Termination Date of the Lease is	
	.

     Please acknowledge your acceptance of possession and agreement to the
terms set forth above by signing all 3 counterparts of this Commencement Letter
in the space provided and returning 2 fully executed counterparts to my
attention.

Sincerely,

Property Manager

	 	 	 
	Agreed and Accepted:
	Tenant:

	 	ONLINE DATA CORP.
	By:
	 	 
	

	 	

	Name:
	 	 
	

	 	

	Title:
	 	 
	

	 	

	Date:
	 	 
	

	 	

C-1

 

EXHIBIT D

WORK LETTER

     This
Exhibit is attached to and made a part of the Lease by and between
EOP-WESTBROOK CORPORATE CENTER, L.L.C., a Delaware limited liability company
(“Landlord”) and ONLINE DATA CORP., a Delaware corporation (“Tenant”) for
space in the Building located at Two Westbrook Corporate Center.

As used in this Workletter, the “Premises” shall be deemed to mean the
Premises, as initially defined in the attached Lease.

	1.	 	Landlord shall perform improvements to the Premises in accordance with
the plans prepared by Whitney, Inc., dated February 14, 2002 (the “Plans”). The
improvements to be performed by Landlord in accordance with the Plans are hereinafter
referred to as the “Landlord Work.” It is agreed that construction of the Landlord Work is
intended to be “turnkey” and will be completed at Landlord’s sole cost and expense
(subject to the terms of Section 2 below) using Building Standard methods, materials and
finishes. Landlord shall enter into a direct contract for the Landlord Work with a
general contractor selected by Landlord. In addition, Landlord shall have the right to
select and/or approve of any subcontractors used in connection with the Landlord Work.
Landlord’s supervision or performance of any work for or on behalf of Tenant shall
not be deemed a representation by Landlord that such Plans or the revisions thereto
comply with applicable insurance requirements, building codes, ordinances, laws or
regulations, or that the improvements constructed in accordance with the Plans and any
revisions thereto will be adequate for Tenant’s use, it being agreed that Tenant
shall be responsible for all elements of the design of Tenant’s plans (including,
without limitation, compliance with law, functionality of design, the structural integrity of
the design, the configuration of the premises and the placement of Tenant’s furniture,
appliances and equipment).
	 
	2.	 	If Tenant shall request any revisions to the Plans, Landlord shall have
such revisions prepared at Tenant’s sole cost and expense and Tenant shall reimburse
Landlord for the cost of preparing any such revisions to the Plans, plus any applicable
state sales or use tax thereon, upon demand. Promptly upon completion of the revisions,
Landlord shall notify Tenant in writing of the increased cost in the Landlord Work, if
any, resulting from such revisions to the Plans. Tenant, within one Business Day, shall
notify Landlord in writing whether it desires to proceed with such revisions. In the
absence of such written authorization, Landlord shall have the option to continue work on the
Premises disregarding the requested revision. Tenant shall be responsible for any
Tenant Delay in completion of the Premises resulting from any revision to the Plans. If
such revisions result in an increase in the cost of Landlord Work, such increased costs,
plus any applicable state sales or use tax thereon, shall be payable by Tenant
upon demand. Notwithstanding anything herein to the contrary, all revisions to the
Plans shall be subject to the approval of Landlord.
	 
	3.	 	This Exhibit shall not be deemed applicable to any additional space added
to the Premises at any time or from time to time, whether by any options under
the Lease or otherwise, or to any portion of the original Premises or any additions to
the Premises in the event of a renewal or extension of the original Term of the Lease,
whether by any options under the Lease or otherwise, unless expressly so provided in the
Lease or any amendment or supplement to the Lease.

D-1

 

EXHIBIT E

ADDITIONAL PROVISIONS

     This Exhibit is attached to and made a part of the Lease and is entered
into by and between EOP-WESTBROOK CORPORATE CENTER, L.L.C., a Delaware limited
liability company (“Landlord”) and ONLINE DATA CORP., a Delaware corporation
(“Tenant”) for space in the Building located at Two Westbrook Corporate Center,
Westchester, Illinois.

	1.	 	Parking.

	A.	 	During the Lease Term, Tenant agrees to lease from Landlord
and Landlord agrees to lease to Tenant a total of one (1) space (collectively,
“the Spaces”) in the Building garage (“Garage”) for the use of Tenant and its
employees. No deductions or allowances shall be made for days when Tenant or any
of its employees does not utilize the parking facilities or for Tenant
utilizing less than all of the Spaces. Tenant shall not have the right to lease or
otherwise use more than the number of Spaces set forth above.
	 
	B.	 	During the initial Lease Term, Tenant shall pay Landlord, as
Additional Rent in accordance with Article IV of the Lease the sum of $zero (0) per
month, plus applicable tax thereon for each unreserved Space leased by Tenant
hereunder, as such rates may be adjusted from time to time to reflect the then
current rate for such parking.
	 
	C.	 	Except for particular spaces designated by Landlord for
specific parkers, all parking in the reserved parking areas of the Garage and surface
parking areas serving the Building shall be on a first-come, first-served basis.
Although some spaces in the Garage have been designated for specific parkers,
Tenant acknowledges that going forward, it is Landlord’s intent that the
Garage primarily be a reserved parking area but that individual stalls shall not be
assigned to parkers. The spaces leased hereunder shall be leased for parking in
reserved areas of the Garage and shall not be for specific Garage stalls.
	 
	D.	 	Landlord shall not be responsible for money, jewelry,
automobiles or other personal property lost in or stolen from the Garage or the surface
parking areas regardless of whether such loss or theft occurs when the Garage or
other areas therein are locked or otherwise secured. Except as caused by the
negligence or willful misconduct of Landlord and without limiting the terms of
the preceding sentence, Landlord shall not be liable for any loss, injury or
damage to persons using the Garage or the surface parking areas or automobiles or
other property therein, it being agreed that, to the fullest extent permitted by
law, the use of the Spaces shall be at the sole risk of Tenant and its employees.
	 
	E.	 	Landlord shall have the right from time to time to designate
the reserved parking areas for Spaces and to promulgate reasonable rules and regulations
regarding the Garage, the Spaces and the use thereof, including, but not
limited to, rules and regulations controlling the flow of traffic to and from various
parking areas, the angle and direction of parking and the like. Tenant shall
comply with and cause its employees to comply with all such rules and regulations
as well as all reasonable additions and amendments thereto.
	 
	F.	 	Tenant shall not store or permit its employees to store any
automobiles in the Garage or on the surface parking areas without the prior written
consent of Landlord. Except for emergency repairs, Tenant and its employees
shall not perform any work on any automobiles while located in the Garage or
on the Property. If it is necessary for Tenant or its employees to leave
an automobile in the Garage or on the surface parking areas overnight, Tenant shall
provide Landlord with prior notice thereof designating the license plate
number and model of such automobile.
	 
	G.	 	Landlord shall have the right to temporarily close the Garage
or certain areas therein in order to perform necessary repairs, maintenance and
improvements to the Garage or the surface parking areas, if any.
	 
	H.	 	Tenant shall not assign or sublease any of the Spaces without
the consent of Landlord. Landlord shall have the right to terminate this Parking
Agreement with respect to any Spaces that Tenant desires to sublet
or assign.

E-1

 

	I.	 	Landlord may elect to provide parking cards or keys
to control access to the Garage. In such event, Landlord shall
provide Tenant with one card or key for each Space that Tenant is
leasing hereunder, provided that Landlord shall have the right to
require Tenant or its employees to place a deposit on such access
cards or keys and to pay a fee for any lost or damaged cards or
keys.
	 
	J.	 	Landlord reserves the right from time to time, to
terminate Tenant’s right to all or any of the Spaces as follows: If
Landlord determines by survey that Tenant is not using any of the
Spaces on a consistent basis, Landlord shall notify Tenant that its
continued failure to use all the Spaces on a consistent basis shall
result in a reduction of the number of Spaces. If Tenant fails to
resume the use of all the Spaces within 30 days following Landlord’s
notice, Landlord may, by an additional written notice to Tenant,
reduce the Spaces based upon Landlord’s survey.
	 
	K.	 	Landlord hereby reserves the right to enter into a
management agreement or lease with an entity for the Garage (“Garage
Operator”). In such event, Tenant, upon request of Landlord, shall
enter into a parking agreement with the Garage Operator and pay the
Garage Operator the monthly charge established hereunder, and
Landlord shall have no liability for claims arising through acts or
omissions of the Garage Operator unless caused by Landlord’s
negligence or willful misconduct. It is understood and agreed that
the identity of the Garage Operator may change from time to time
during the Term. Tenant hereby consents to the assignment, from time
to time, of the initial or any successor Garage Operator’s interest
in the Garage to another Garage Operator.

	2.	 	Tenant Acceleration Option.

	A.	 	Tenant shall have the right to accelerate the Termination
Date (“Tenant Acceleration Option”) of the Lease from February 28, 2007 to July
31, 2003 (the “Accelerated Expiration Date”), if:

	1.	 	Tenant is not in default under the Lease at the
date Tenant provides Landlord with an Acceleration Notice (hereinafter defined),
and
	 
	2.	 	no part of the Premises is sublet for a term
extending past the Accelerated Expiration Date; and
	 
	3.	 	the Lease has not been assigned; and
	 
	4.	 	Landlord receives notice of acceleration (“Tenant
Acceleration Notice”) not less than two (2) full calendar months prior to the
Accelerated Expiration Date.

	B.	 	If Tenant exercises its Tenant Acceleration Option, Tenant,
simultaneously with delivery of the Tenant Acceleration Notice shall pay to Landlord
the sum of Twenty Five Thousand Dollars ($25,000.00) (the “Acceleration Fee”)
as a fee in connection with the acceleration of the Termination Date and not as
a penalty, provided that the Acceleration Fee shall be increased by an amount
equal to the unamortized portion of any concessions, commissions, allowances or
other expenses incurred by Landlord in connection with any additional
space leased by Tenant that is subject to Acceleration hereunder. Tenant shall
remain liable for all Base Rent, Additional Rent and other sums due under the Lease
up to and including the Accelerated Expiration Date even though billings for
such may occur subsequent to the Accelerated Expiration Date.
	 
	C.	 	If Tenant, subsequent to providing Landlord with a Tenant
Acceleration Notice, defaults in any of the provisions of this Lease (including, without
limitation, a failure to pay any installment of the Acceleration Fee due
hereunder), Landlord, at its option, may (i) declare Tenant’s exercise of the
Acceleration Option to be null and void, and any Acceleration Fee paid to Landlord shall be
returned to Tenant, after first applying such Acceleration Fee against any past
due Rent under the Lease, or (ii) continue to honor Tenant’s exercise of its
Tenant Acceleration Option, in which case, Tenant shall remain liable for
the payment of the Acceleration Fee and for all Base Rent, Additional Rent and
other sums due under the Lease up to and including the Accelerated Expiration Date
even

E-2

 

	 	 	though billings for such may occur subsequent to the Accelerated Expiration Date.

	3.	 	Landlord Acceleration Option. Landlord shall have the right to accelerate
the Termination Date (“Landlord Acceleration Option”) of the Lease from
February 28, 2007 to July 31, 2003 (the “Accelerated Expiration Date”), if
Tenant receives notice of acceleration (“Landlord Acceleration Notice”)
not less than six (6) full calendar months prior to the Accelerated
Expiration Date. Landlord shall not be required to pay any acceleration
fee to exercise this Landlord Acceleration Option.

E-3OFFICE LEASE AGREEMENT

 

EXHIBIT 10.10

WESTBROOK CORPORATE CENTER

WESTCHESTER, ILLINOIS

OFFICE LEASE AGREEMENT

BETWEEN

EOP-WESTBROOK CORPORATE CENTER, L.L.C., a Delaware limited liability company

(“LANDLORD”)

AND

ONLINE DATA CORP., a Delaware corporation

(“TENANT”)

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 
	I.
	 	Basic Lease Information	 	 	1	 
	II.
	 	Lease Grant	 	 	3	 
	III.
	 	Adjustment of Commencement Date; Possession	 	 	3	 
	IV.
	 	Rent	 	 	3	 
	V.
	 	Compliance with Laws; Use	 	 	4	 
	VI.
	 	Security Deposit	 	 	4	 
	VII.
	 	Services to be Furnished by Landlord	 	 	4	 
	VIII.
	 	Leasehold Improvements	 	 	5	 
	IX.
	 	Repairs and Alterations	 	 	5	 
	X.
	 	Use of Electrical Services by Tenant	 	 	6	 
	XI.
	 	Entry by Landlord	 	 	7	 
	XII.
	 	Assignment and Subletting	 	 	7	 
	XIII.
	 	Liens	 	 	8	 
	XIV.
	 	Indemnity and Waiver of Claims	 	 	8	 
	XV.
	 	Insurance	 	 	9	 
	XVI.
	 	Subrogation 	 	 	9	 
	XVII.
	 	Casualty Damage	 	 	10	 
	XVIII.
	 	Condemnation 	 	 	10	 
	XIX.
	 	Events of Default	 	 	11	 
	XX.
	 	Remedies	 	 	11	 
	XXI.
	 	Limitation of Liability	 	 	12	 
	XXII.
	 	No Waiver	 	 	12	 
	XXIII.
	 	Quiet Enjoyment	 	 	12	 
	XXIV.
	 	Relocation	 	 	12	 
	XXV.
	 	Holding Over	 	 	13	 
	XXVI.
	 	Subordination to Mortgages; Estoppel Certificate	 	 	13	 
	XXVII.
	 	Attorneys ’Fees	 	 	13	 
	XXVIII.
	 	Notice	 	 	13	 
	XXIX.
	 	Excepted Rights	 	 	14	 
	XXX.
	 	Surrender of Premises	 	 	14	 
	XXXI.
	 	Miscellaneous	 	 	14	 
	XXXII.
	 	Entire Agreement	 	 	15	 

i

 

OFFICE LEASE AGREEMENT

     This Office Lease Agreement (the “Lease”) is made and entered into as of
the 27 day of December 2002, by and between EOP-WESTBROOK CORPORATE CENTER,
L.L.C, a Delaware limited liability company (“Landlord”) and ONLINE DATA
CORP., a Delaware corporation (“Tenant”).

I. Basic Lease Information.

	A.	 	“Building” shall mean the 5 office buildings located at
Westbrook Corporate Center, Westchester, Illinois, and commonly
known as One Westbrook Corporate, Two Westbrook Corporate Center,
Three Westbrook Corporate Center, Four Westbrook Corporate Center
and Five Westbrook Corporate Center; and, at Landlord’s option,
shall include any other building constructed on the vacant land
owned by Landlord adjacent to the existing office buildings in the
Property (as hereinafter defined).
	 
	B.	 	“Rentable Square Footage of the Building” is deemed to be
1,101,920 square feet; provided, however, that in the event Landlord
constructs another office building on the land which is part of the
Property or elects to operate the individual office buildings
comprising the Building as separate entities, the Rentable Square
Footage of the Building and Tenant’s Pro Rata Share shall be
appropriately adjusted by Landlord.
	 
	C.	 	“Premises” shall mean the area shown on Exhibit A to this
Lease. The Premises are located on floor two (2) and known as
suite number 240 at Two Westbrook Corporate Center. The “Rentable
Square Footage of the Premises” is deemed to be 4,407 square feet.
If the Premises include one or more floors in their entirety, all
corridors and restroom facilities located on such full flood(s)
shall be considered part of the Premises. Landlord and Tenant
stipulate and agree that the Rentable Square Footage of the Building
and the Rentable Square Footage of the Premises are correct and
shall not be remeasured.
	 
	D.	 	“Base Rent”;

	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	Annual Rate	 	Annual	 	Monthly
	Period
	 	Per Square Foot
	 	Base Rent
	 	Base Rent

	Mths. 1-12
	 	$	25.50	 	 	$	112,378.56	 	 	$	9,364.88	 
	Mths. 13-24
	 	$	26.00	 	 	$	114,582.00	 	 	$	9,548.50	 
	Mths. 25-36
	 	$	26.50	 	 	$	116,785.56	 	 	$	9,732.13	 
	Mths. 37-48
	 	$	27.00	 	 	$	118,989.00	 	 	$	9,915.75	 
	Mths. 49-60
	 	$	27.50	 	 	$	121,192.56	 	 	$	10,099.38	 

	E.	 	“Term”: A period of 60 months and 0 days. The Term shall
commence on January 1, 2003, (the “Commencement Date”) and, unless
terminated early in accordance with this Lease, end on December 31,
2007, (the “Termination Date”). However, if Landlord is required to
Substantially Complete (defined in Section III.A) any Landlord Work
(defined in Section I.M.) prior to the Commencement Date under the
terms of a Work Letter (defined in Section I.M): (1) the date set
forth in the prior sentence as the “Commencement Date” shall instead
be defined as the “Target Commencement Date” by which date Landlord
will use reasonable efforts to Substantially Complete the Landlord
Work; and (2) the actual “Commencement Date” shall be the date on
which the Landlord Work is Substantially Complete, as determined by
Section III.A. In such circumstances, the Termination Date will
instead be the last day of the Term as determined based upon the
actual Commencement Date. Landlord’s failure to Substantially
Complete the Landlord Work by the Target Commencement Date shall not
be a default by Landlord or otherwise render Landlord liable for
damages. Promptly after the determination of the Commencement Date,
Landlord and Tenant shall enter into a commencement letter agreement
in the form attached as Exhibit C.

 

 

	F.	 	Tenant allowance(s): $88,140.00 as set forth in Exhibit D attached hereto.
	 
	G.	 	“Security Deposit”: $9,364.88
	 
	H.	 	“Guarantor(s)”: None
	 
	I.	 	“Broker(s)”: Ash Realty Brokerage, Inc.
	 
	J.	 	“Permitted Use”: General Office Use.
	 
	K.	 	“Notice Addresses”:
	 
	 	 	Tenant:
	 
	 	 	On and after the Commencement Date, notices shall be sent to Tenant at
the Premises. Prior to the Commencement Date, notices shall be sent to
Tenant at the following address:
	 
	 	 	Two Westbrook Corporate Center

Suite 220

Westchester, Illinois 60154
	 
	 	 	Phone #708-947-2711
	 
	 	 	Fax#: 800-787-4751

	 	 	 
	Landlord:

	 	With a copy to:
	 
	 	 
	EOP-Westbrook Corporate Center,

	 	Equity Office Properties
	L.L.C.

	 	Two North Riverside Plaza
	c/o Equity Office Properties

	 	Suite 2200
	One Westbrook Corporate Center

	 	Chicago, Illinois 60606
	Suite 120

	 	Attention: Chicago Region Counsel
	Westchester, Illinois 60154
	 	 
	Attention: Building Manager
	 	 

	 	 	Rent (defined in Article IV) is payable to the order of Equity Office
Properties at the following address:
	 
	 	 	Equity Office Properties
 DBA
Westbrook Corp Center

Department # 10960 – (Lease ID)

23501 Network Place

Chicago, IL 60673
	 
	L.	 	“Business Day(s)” are Monday through Friday of each week, exclusive of
New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving
Day and Christmas Day (“Holidays”). Landlord may designate additional
Holidays, provided that the additional Holidays are commonly recognized
by other office buildings in the area where the Building is located.
	 
	M.	 	“Landlord Work” means the work, if any, that Landlord is obligated to
perform in the Premises pursuant to a separate work letter agreement (the
“Work Letter”), if any, attached as Exhibit D. If a Work Letter is not
attached to this Lease or if an attached Work Letter does not require
Landlord to perform any work, the occurrence of the Commencement Date
shall not be conditioned upon the performance of work by Landlord and,
accordingly, Section III.A. shall not be applicable to the determination
of the Commencement Date.
	 
	N.	 	“Law(s)” means all applicable statutes, codes, ordinances, orders, rules
and regulations of any municipal or governmental entity.
	 
	O.	 	“Normal Business Hours” for the Building shall mean 8:00 A.M. to 6:00
P.M. Mondays through Fridays and 8:00 A.M. to 1:00 P.M. on Saturdays,
exclusive of Holidays.
	 
	P.	 	“Property” means the Building and the parcel(s) of land on which it is
located and, at Landlord’s discretion, the Building garage and other
improvements serving the Building, if any. and the parcel(s) of land on
which they are located.

2

 

II. Lease Grant

     Landlord leases the Premises to Tenant and Tenant leases the Premises
from Landlord, together with the right in common with others to use any
portions of the Property that are designated by Landlord for the common use of
tenants and others, such as sidewalks, unreserved parking areas, common
corridors, elevator foyers, restrooms, vending areas and lobby areas (the
“Common Areas”).

III. Adjustment of Commencement Date; Possession.

	A.	 	The Landlord Work shall be deemed to be “Substantially
Complete” on the date that, in Landlord’s Architects reasonable
opinion, all Landlord Work has been performed, other than any
details of construction, mechanical adjustment or any other similar
matter, the noncompletion of which does not materially interfere
with Tenant’s use of the Premises. However, if Landlord is
delayed in the performance of the Landlord Work as a result of any
Tenant Delay(s) (defined below), the Landlord Work shall be deemed
to be Substantially Complete on the date that Landlord could
reasonably have been expected to Substantially Complete the Landlord
Work absent any Tenant Delay. “Tenant Delay” means any act or
omission of Tenant or its agents, employees, vendors or contractors
that actually delays the Substantial Completion of the Landlord
Work, including, without limitation: (1) Tenant’s failure to furnish
information or approvals within any time period specified in this
Lease, including the failure to prepare or approve preliminary or
final plans by any applicable-due date; (2) Tenant’s selection of
equipment or materials that have long lead times after first being
informed by Landlord that the selection may result in a delay; (3)
changes requested or made by Tenant to previously approved plans and
specifications; (4) performance of work in the Premises by Tenant or
Tenant’s contractor(s) during the performance of the Landlord Work;
or (5) if the performance of any portion of the Landlord Work
depends on the prior or simultaneous performance of work by Tenant,
a delay by Tenant or Tenant’s contractor(s) in the completion of such
work.
	 
	B.	 	Subject to Landlord’s obligation, if any, to perform Landlord
Work and Landlord’s obligations under Section IX.B., the Premises
are accepted by Tenant in “as is” condition and configuration. By
taking possession of the Premises, Tenant agrees that the Premises
are in good order and satisfactory condition, and that there are no
representations or warranties by Landlord regarding the condition of
the Premises or the Building. If Landlord is delayed delivering
possession of the Premises or any other space due to the holdover or
unlawful possession of such space by any party, Landlord shall use
reasonable efforts to obtain possession of the space. If Landlord
is not required to Substantially Complete Landlord Work before the
Commencement Date, the Commencement Date shall be postponed until
the date Landlord delivers possession of the Premises to Tenant free
from occupancy by any party, and the Termination Date, at the option
of Landlord, may be postponed by an equal number of days. If
Landlord is required to Substantially Complete Landlord Work before
the Commencement Date, the Commencement Date and Termination Date
shall be determined by Section I.E.
	 
	C.	 	If Tenant takes possession of the Premises before the
Commencement Date, such possession shall be subject to the terms and
conditions of this Lease and Tenant shall pay Rent (defined in
Article IV) to Landlord for each day of possession before the
Commencement Date. However, except for the cost of services
requested by Tenant (e.g. freight elevator usage), Tenant shall not
be required to pay Rent for any days of possession before the
Commencement Date during which Tenant, with the approval of
Landlord, is in possession of the Premises for the sole purpose of
performing improvements or installing furniture, equipment or other
personal property.

IV. Rent.

     As consideration for this Lease, Tenant shall pay Landlord, without any
setoff or deduction, the total amount of Base Rent and Additional Rent due for
the Term. “Additional Rent” means all sums (exclusive of Base Rent) that Tenant
is required to pay Landlord. Additional Rent and Base Rent are sometimes
collectively referred to as “Rent”. Tenant shall pay and be liable for all
rental, sales and use taxes (but excluding income taxes), if any, imposed upon
or measured by Rent under applicable Law. Base Rent and recurring monthly
charges of Additional Rent shall be due and payable in advance on the first day
of each

3

 

calendar month without notice or demand, provided that the installment of Base
Rent for the first full calendar month of the Term shall be payable upon the
execution of this Lease by Tenant. All other items of Rent shall be due and
payable by Tenant on or before 30 days after billing by Landlord. All payments
of Rent shall be by good and sufficient check or by other means (such as
automatic debit or electronic transfer) acceptable to Landlord. If Tenant
fails to pay any item or installment of Rent when due, Tenant shall pay
Landlord an administration fee equal to 5% of the past due Rent, provided that
Tenant shall be entitled to a grace period of 5 days for the first 2 late
payments of Rent in a given calendar year. If the Term commences on a day
other than the first day of a calendar month or terminates on a day other than
the last day of a calendar month, the monthly Base Rent for the month shall be
prorated based on the number of days in such calendar month. Landlord’s
acceptance of less than the correct amount of Rent shall be considered a
payment on account of the earliest Rent due. No endorsement or statement on a
check or letter accompanying a check or payment shall be considered an accord
and satisfaction, and either party may accept the check or payment without
prejudice to that party’s right to recover the balance or pursue other
available remedies. Tenant’s covenant to pay Rent is independent of every
other covenant in this Lease.

V. Compliance with Laws; Use.

     The Premises shall be used only for the Permitted Use and for no other
use whatsoever. Tenant shall not use or permit the use of the Premises for any
purpose which is illegal, dangerous to persons or property or which, in
Landlord’s reasonable opinion, unreasonably disturbs any other tenants of the
Building or interferes with the operation of the Building. Tenant shall comply
with all Laws, including the Americans with Disabilities Act; regarding the
operation of Tenant’s business and the use, condition, configuration and
occupancy of the Premises. Tenant, within 10 days after receipt, shall provide
Landlord with copies of any notices it receives regarding a violation or
alleged violation of any Laws. Tenant shall comply with the rules and
regulations of the Building attached as Exhibit B and such other reasonable
rules and regulations adopted by Landlord from time to time. Tenant shall also
cause its agents, contractors, subcontractors, employees, customers, and
subtenants to comply with all rules and regulations. Landlord shall not
knowingly discriminate against Tenant in Landlord’s enforcement of the rules
and regulations.

VI. Security Deposit.

     The Security Deposit shall be delivered to Landlord upon the execution of
this Lease by Tenant and shall be held by Landlord without liability for
interest (unless required by Law) as security for the performance of Tenant’s
obligations. The Security Deposit is not an advance payment of Rent or a
measure of Tenant’s liability for damages. Landlord may, from time to time,
without prejudice to any other remedy, use all or a portion of the Security
Deposit to satisfy past due Rent or to cure any uncured default by Tenant. If
Landlord uses the Security Deposit, Tenant shall on demand restore the
Security Deposit to its original amount. Landlord shall return any unapplied
portion of the Security Deposit to Tenant within 45 days after the later to
occur of: (1) the date Tenant surrenders possession of the Premises to
Landlord in accordance with this Lease; or (2) the Termination Date. If
Landlord transfers its interest in the Premises, Landlord may assign the
Security Deposit to the transferee and, following the assignment, Landlord
shall have no further liability for the return of the Security Deposit.
Landlord shall not be required to keep the Security Deposit separate from its
other accounts.

VII. Services to be Furnished by Landlord.

	A.	 	Landlord agrees to furnish Tenant with the following
services: (1) Water service for use in the lavatories on each floor
on which the Premises are located; (2) Heat and air conditioning in
season during Normal Business Hours, at such temperatures and in
such amounts as are standard for comparable buildings or as required
by governmental authority. Tenant, upon such advance notice as is
reasonably required by Landlord, shall have the right to receive
HVAC service during hours other than Normal Business Hours. Tenant
shall pay Landlord the standard charge for the additional service as
reasonably determined by Landlord from time to time; (3) Maintenance
and repair of the Property as described in Section IX.B.; (4)
Janitor service on Business Days. If Tenant’s use, floor covering or
other improvements require special services in excess of the
standard services for the Building, Tenant shall pay the additional
cost attributable to the special services; (5) Elevator service; (6)
Electricity to the Premises for general office use, in accordance
with and subject to the terms and conditions in Article X; and (7)
such other services as Landlord reasonably determines are necessary
or appropriate for the Property.

4

 

	B.	 	Landlord’s failure to furnish, or any interruption or
termination of, services due to the application of Laws, the failure
of any equipment, the performance of repairs, improvements or
alterations, or the occurrence of any event or cause beyond the
reasonable control of Landlord (a “Service Failure”) shall not
render Landlord liable to Tenant, constitute a constructive eviction
of Tenant, give rise to an abatement of Rent, nor relieve Tenant
from the obligation to fulfill any covenant or agreement. However,
if the Premises, or a material portion of the Premises, is made
untenantable for a period in excess of 3 consecutive Business Days
as a result of the Service Failure, then Tenant, as its sole remedy,
shall be entitled to receive an abatement of Rent payable hereunder
during the period beginning on the 4th consecutive Business Day of
the Service Failure and ending on the day the service has been
restored. If the entire Premises has not been rendered untenantable
by the Service Failure, the amount of abatement that Tenant is
entitled to receive shall be prorated based upon the percentage of
the Premises rendered untenantable and not used by Tenant. In no
event, however, shall Landlord be liable to Tenant for any loss or
damage, including the theft of Tenant’s Property (defined in Article
XV), arising out of or in connection with the failure of any
security services, personnel or equipment.

VIII. Leasehold Improvements.

     All improvements to the Premises (collectively, “Leasehold Improvements”)
shall be owned by Landlord and shall remain upon the Premises without
compensation to Tenant. However, Landlord, by written notice to Tenant within
30 days prior to the Termination Date, may require Tenant to remove, at
Tenant’s expense: (1) Cable (defined in Section IX.A) installed by or for the
exclusive benefit of Tenant and located in the Premises or other portions of
the Building; and (2) any Leasehold Improvements that are performed by or for
the benefit of Tenant and, in Landlord’s reasonable judgment, are of a nature
that would require removal and repair costs that are materially in excess of
the removal and repair costs associated with standard office improvements
(collectively referred to as “Required Removables”). Without limitation, it is
agreed that Required Removables include internal stairways, raised floors,
personal baths and showers, vaults, rolling file systems and structural
alterations and modifications of any type. The Required Removables designated
by Landlord shall be removed by Tenant before the Termination Date, provided
that upon prior written notice to Landlord, Tenant may remain in the Premises
for up to 5 days after the Termination Date for the sole purpose of removing
the Required Removables. Tenant’s possession of the Premises shall be subject
to all of the terms and conditions of this Lease, including the obligation to
pay Rent on a per diem basis at the rate in effect for the last month of the
Term. Tenant shall repair damage caused by the installation or removal of
Required Removables. If Tenant fails to remove any Required Removables or
perform related repairs in a timely manner, Landlord, at Tenant’s expense, may
remove and dispose of the Required Removables and perform the required
repairs. Tenant, within 30 days after receipt of an invoice, shall reimburse
Landlord for the reasonable costs incurred by Landlord. Notwithstanding the
foregoing, Tenant, at the time it requests approval for a proposed Alteration
(defined in Section IX.C), may request in writing that Landlord advise Tenant
whether the Alteration or any portion of the Alteration will be designated as
a Required Removable. Within 10 days after receipt of Tenant’s request,
Landlord shall advise Tenant in writing as to which portions of the
Alteration, if any, will be considered to be Required Removables.

IX. Repairs and Alterations.

	A.	 	Tenant’s Repair Obligations. Tenant shall, at its sole cost
and expense, promptly perform all maintenance and repairs to the
Premises that are not Landlord’s express responsibility under this
Lease, and shall keep the Premises in good condition and repair,
reasonable wear and tear excepted. Tenant’s repair obligations
include, without limitation, repairs to: (1) floor covering; (2)
interior partitions; (3) doors; (4) the interior side of demising
walls; (5) electronic, phone and data cabling and related equipment
(collectively, “Cable”) that is installed by or for the exclusive
benefit of Tenant and located in the Premises or other portions of
the Building; (6) supplemental air conditioning units, private
showers and kitchens, including hot water heaters, plumbing, and
similar facilities serving Tenant exclusively; and (7) Alterations
performed by contractors retained by Tenant, including related HVAC
balancing. All work shall be performed in accordance with the rules
and procedures described in Section IX.C. below. If Tenant falls to
make any repairs to the Premises for more than 15 days after notice
from Landlord (although notice shall not be required if there is an
emergency), Landlord may make the repairs, and Tenant shall pay the
reasonable cost of the repairs to Landlord within 30 days after
receipt of an

5

 

	 	 	invoice, together with an administrative charge in an amount
equal to 10% of the cost of the repairs.
	 
	B.	 	Landlord’s Repair Obligations. Landlord shall keep and maintain
in good repair and working order and make repairs to and perform
maintenance upon: (1) structural elements of the Building; (2)
mechanical (including HVAC), electrical, plumbing and fire/life
safety systems serving the Building in general; (3) Common Areas; (4)
the roof of the Building; (5) exterior windows of the Building; and
(6) elevators serving the Building. Landlord shall
promptly make repairs (considering the nature and urgency of the
repair) for which Landlord is responsible.
	 
	C.	 	Alterations. Tenant shall not make alterations, additions or
improvements to the Premises or install any Cable in the Premises or
other portions of the Building (collectively referred to as
“Alterations”) without first obtaining the written consent of
Landlord in each instance, which consent shall not be unreasonably
withheld or delayed. However, Landlord’s consent shall not be
required for any Alteration that satisfies all of the following
criteria (a “Cosmetic Alteration”): (1) is of a cosmetic nature
such as painting, wallpapering, hanging pictures and installing
carpeting; (2) is not visible from the exterior of the Premises or
Building; (3) will not affect the systems or structure of the
Building; and (4) does not require work to be performed inside the
walls or above the celling of the Premises. However, even though
consent is not required, the performance of Cosmetic Alterations
shall be subject to all the other provisions of this Section IX.C.
Prior to starting work, Tenant shall furnish Landlord with plans and
specifications reasonably acceptable to Landlord; names of
contractors reasonably acceptable to Landlord (provided that Landlord
may designate specific contractors with respect to Building systems);
copies of contracts; necessary permits and approvals; evidence of
contractor’s and subcontractor’s insurance in amounts reasonably
required by Landlord; and any security for performance that is
reasonably required by Landlord. Changes to the plans and
specifications must also be submitted to Landlord for its approval.
Alterations shall be constructed in a good and workmanlike manner
using materials of a quality that is at least equal to the
quality designated by Landlord as the minimum standard for the
Building. Landlord may designate reasonable rules, regulations and
procedures for the performance of work in the Building and, to the
extent reasonably necessary to avoid disruption to the occupants of
the Building, shall have the right to designate the time when
Alterations may be performed. Tenant shall reimburse Landlord within
30 days after receipt of an invoice for sums paid by Landlord for
third party examination of Tenant’s plans for non-Cosmetic
Alterations. In addition, within 30 days after receipt of an invoice
from Landlord, Tenant shall pay Landlord a fee for Landlord’s
oversight and coordination of any non-Cosmetic Alterations equal
to 10% of the cost of the non-Cosmetic Alterations. Upon
completion, Tenant shall furnish “as-built” plans (except for
Cosmetic Alterations), completion affidavits, full and final
waivers of lien and receipted bills covering all labor and
materials. Tenant shall assure that the Alterations comply with
all insurance requirements and Laws. Landlord’s approval of an
Alteration shall not be a representation by Landlord that the
Alteration complies with applicable Laws or will be adequate for
Tenant’s use.

X. Use of Electrical Services by Tenant.

	A.	 	Electricity used by Tenant in the Premises shall, at
Landlord’s option, be paid for by Tenant either: (1) through
inclusion in Base Rent (except as provided in Section X.B. for
excess usage); (2) by a separate charge payable by Tenant to
Landlord within 30 days after billing by Landlord; or (3) by
separate charge billed by the applicable utility company and
payable directly by Tenant. Electrical service to the Premises may
be furnished by one or more companies providing electrical
generation, transmission and distribution services, and the cost
of electricity may consist of several different components or
separate charges for such services, such as generation,
distribution and stranded cost charges. Landlord shall have the
exclusive right to select any company providing electrical service
to the Premises, to aggregate the electrical service for the
Property and Premises with other buildings, to purchase
electricity through a broker and/or buyers group and to change the
providers and manner of purchasing electricity. Landlord shall be
entitled to receive a fee (if permitted by Law) for the selection
of utility companies and the negotiation and administration of
contracts for

6

 

	 	 	electricity, provided that the amount of such fee shall not exceed
50% of any savings obtained by Landlord.
	 
	B.	 	Tenant’s use of electrical service shall not exceed, either
in voltage, rated capacity, use beyond Normal Business Hours or
overall load, , 4 watts per square foot, which Landlord deems to be
standard for the Building. If Tenant requests permission to consume
excess electrical service, Landlord may refuse to consent or may
condition consent upon conditions that Landlord reasonably elects
(including, without limitation, the installation of utility service
upgrades, meters, submeters, air handlers or cooling units), and
the additional usage (to the extent permitted by Law), installation
and maintenance costs shall be paid by Tenant. Landlord shall have
the right to separately meter electrical usage for the Premises and
to measure electrical usage by survey or other commonly accepted
methods.

XI. Entry by Landlord.

     Landlord, its agents, contractors and representatives may enter the
Premises to inspect or show the Premises, to clean and make repairs,
alterations or additions to the Premises, and to conduct or facilitate
repairs, alterations or additions to any portion of the Building, including
other tenants’ premises. Except in emergencies or to provide janitorial and
other Building services after Normal Business Hours, Landlord shall provide
Tenant with reasonable prior notice of entry into the Premises, which may be
given orally. If reasonably necessary for the protection and safety of Tenant
and its employees, Landlord shall have the right to temporarily close all or a
portion of the Premises to perform repairs, alterations and additions.
However, except in emergencies, Landlord will not close the Premises if the
work can reasonably be completed on weekends and after Normal Business Hours.
Entry by Landlord shall not constitute constructive eviction or entitle Tenant
to an abatement or reduction of Rent.

XII. Assignment and Subletting.

	A.	 	Except in connection with a Permitted Transfer (defined in
Section XII.E. below), Tenant shall not assign, sublease, transfer
or encumber any interest in this Lease or allow any third party to
use any portion of the Premises (collectively or individually, a
“Transfer”) without the prior written consent of Landlord, which
consent shall not be unreasonably withheld if Landlord does not
elect to exercise its termination rights under Section XII.B below.
Without limitation, it is agreed that Landlord’s consent shall not
be considered unreasonably withheld if: (1) the proposed
transferee’s financial condition does not meet the criteria Landlord
uses to select Building tenants having similar leasehold
obligations; (2) the proposed transferee’s business is not suitable
for the Building considering the business of the other tenants and
the Building’s prestige, or would result in a violation of another
tenant’s rights; (3) the proposed transferee is a governmental
agency or occupant of the Building; (4) Tenant is in default after
the expiration of the notice and cure periods in this Lease; or (5)
any portion of the Building or Premises would likely become subject
to additional or different Laws as a consequence of the proposed
Transfer. Tenant shall not be entitled to receive monetary damages
based upon a claim that Landlord unreasonably withheld its consent
to a proposed Transfer and Tenant’s sole remedy shall be an action
to enforce any such provision through specific performance or
declaratory judgment. Any attempted Transfer in violation of this
Article shall, at Landlord’s option, be void. Consent by Landlord
to one or more Transfers) shall not operate as a waiver of
Landlord’s rights to approve any subsequent Transfers. In no event
shall any Transfer or Permitted Transfer release or relieve Tenant
from any obligation under this Lease.
	 
	B.	 	As part of its request for Landlord’s consent to a Transfer,
Tenant shall provide Landlord with financial statements for the
proposed transferee, a complete copy of the proposed assignment,
sublease and other contractual documents and such other information
as Landlord may reasonably request. Landlord shall, by written
notice to Tenant within 30 days of its receipt of the required
information and documentation, either: (1) consent to the Transfer
by the execution of a consent agreement in a form reasonably
designated by Landlord or reasonably refuse to consent to the
Transfer in writing; or (2) exercise its right to terminate this
Lease with respect to the portion of the Premises that Tenant is
proposing to assign or sublet. Any such termination shall be
effective on the proposed effective date of the Transfer for which
Tenant requested consent. Tenant shall pay Landlord a review fee of
$500.00 for Landlord’s review of any Permitted

7

 

	 	 	Transfer or requested Transfer, provided if Landlord’s actual
reasonable costs and expenses (including reasonable attorney’s
fees) exceed $500.00, Tenant shall reimburse Landlord for its
actual reasonable costs and expenses in lieu of a fixed review fee.
	 
	C.	 	Tenant shall pay Landlord 50% of all rent and other
consideration which Tenant receives as a result of a Transfer that is
in excess of the Rent payable to Landlord for the portion of the
Premises and Term covered by the Transfer. Tenant shall pay Landlord
for Landlord’s share of any excess within 30 days after Tenant’s
receipt of such excess consideration. Tenant may deduct from the
excess all reasonable and customary expenses directly incurred by
Tenant attributable to the Transfer (other than Landlord’s review
fee), including brokerage fees, legal fees and construction costs.
If Tenant is in Monetary Default (defined in Section XIX.A. below),
Landlord may require that all sublease payments be made directly to
Landlord, in which case Tenant shall receive a credit against Rent in
the amount of any payments received (less Landlord’s share of any
excess).
	 
	D.	 	Except as provided below with respect to a Permitted Transfer,
if Tenant is a corporation, limited liability company, partnership,
or similar entity, and if the entity which owns or controls a
majority of the voting shares/rights at any time changes for any
reason (including but not limited to a merger, consolidation or
reorganization), such change of ownership or control shall constitute
a Transfer. The foregoing shall not apply so long as Tenant is an
entity whose outstanding stock is listed on a recognized security
exchange, or if at least 80% of its voting stock is owned by another
entity, the voting stock of which is so listed.
	 
	E.	 	Tenant may assign its entire interest under this Lease to a
successor to Tenant by purchase, merger, consolidation or
reorganization without the consent of Landlord, provided that all of
the following conditions are satisfied (a “Permitted Transfer”): (1)
Tenant is not in default under this Lease; (2) Tenant’s successor
shall own all or substantially all of the assets of Tenant; (3)
Tenant’s successor shall have a net worth which is at least equal to
the greater of Tenant’s net worth at the date of this Lease or
Tenant’s net worth as of the day prior to the proposed purchase,
merger, consolidation or reorganization; (4) the Permitted Use does
not allow the Premises to be used for retail purposes; and (5) Tenant
shall give Landlord written notice at least 30 days prior to the
effective date of the proposed purchase, merger, consolidation or
reorganization. Tenant’s notice to Landlord shall include information
and documentation showing that each of the above conditions has been
satisfied. If requested by Landlord, Tenant’s successor shall sign a
commercially reasonable form of assumption agreement.

XIII. Liens.

     Tenant shall not permit mechanic’s or other liens to be placed upon the
Property, Premises or Tenant’s leasehold interest in connection with any work
or service done or purportedly done by or for benefit of Tenant. If a lien is
so placed, Tenant shall, within 10 days of notice from Landlord of the filing
of the lien, fully discharge the lien by settling the claim which resulted in
the lien or by bonding or insuring over the lien in the manner prescribed by
the applicable lien Law. If Tenant fails to discharge the lien, then, in
addition to any other right or remedy of Landlord, Landlord may bond or insure
over the lien or otherwise discharge the lien. Tenant shall reimburse Landlord
for any amount paid by Landlord to bond or insure over the lien or discharge
the lien, including, without limitation, reasonable attorneys’ fees (if and to
the extent permitted by Law) within 30 days after receipt of an invoice from
Landlord.

XIV. Indemnity and Waiver of Claims.

	A.	 	Except to the extent caused by the negligence or willful
misconduct of Landlord or any Landlord Related Parties (defined
below), Tenant shall indemnify, defend and hold Landlord, its
trustees, members, principals, beneficiaries, partners, officers,
directors, employees, Mortgagee(s) (defined in Article XXVI) and
agents (“Landlord Related Parties”) harmless against and from all
liabilities, obligations, damages, penalties, claims, actions,
costs, charges and expenses, including, without limitation,
reasonable attorneys’ fees and other professional fees (if and to
the extent permitted by Law), which may be imposed upon, incurred by
or asserted against Landlord or any of the Landlord Related Parties
and arising out of or in connection with any damage or injury
occurring in the Premises or any

8

 

	 	 	acts or omissions (including violations of Law) of Tenant, the
Tenant Related Parties (defined below) or any of Tenant’s
transferees, contractors or licensees.
	 
	B.	 	Except to the extent caused by the negligence or willful
misconduct of Tenant or any Tenant Related Parties (defined below),
Landlord shall indemnify, defend and hold Tenant, its trustees,
members, principals, beneficiaries, partners, officers, directors,
employees and agents (“Tenant Related Parties”) harmless against and
from all liabilities, obligations, damages, penalties, claims,
actions, costs, charges and expenses, including, without limitation,
reasonable attorneys’ fees and other professional fees (if and to the
extent permitted by Law), which may be imposed upon, incurred by or
asserted against Tenant or any of the Tenant Related Parties and
arising out of or in connection with the acts or omissions (including
violations of Law) of Landlord, the Landlord Related Parties or any
of Landlord’s contractors.
	 
	C.	 	Landlord and the Landlord Related Parties shall not be liable
for, and Tenant waives, all claims for loss or damage to Tenant’s
business or loss, theft or damage to Tenant’s Property or the
property of any person claiming by, through or under Tenant resulting
from: (1) wind or weather; (2) the failure of any sprinkler,
heating or air-conditioning equipment, any electric wiring or any
gas, water or steam pipes; (3) the backing up of any sewer pipe or
downspout; (4) the bursting, leaking or running of any tank, water
closet, drain or other pipe; (5) water, snow or ice upon or coming
through the roof, skylight, stairs, doorways, windows, walks or any
other place upon or near the Building; (6) any act or omission of any
party other than Landlord or Landlord Related Parties; and (7) any
causes not reasonably within the control of Landlord. Tenant shall
insure itself against such losses under Article XV below.

XV. Insurance.

     Tenant shall carry and maintain the following insurance (“Tenant’s
Insurance”), at its sole cost and expense: (1) Commercial General Liability
Insurance applicable to the Premises and its appurtenances providing, on an
occurrence basis, a minimum combined single limit of $2,000,000.00; (2) All
Risk Property/Business Interruption Insurance, including flood and earthquake,
written at replacement cost value and with a replacement cost endorsement
covering all of Tenant’s trade fixtures, equipment, furniture and other
personal property within the Premises (Tenant’s Property”); (3) Workers’
Compensation Insurance as required by the state in which the Premises is
located and in amounts as may be required by applicable statute; and (4)
Employers Liability Coverage of at least $1,000,000.00 per occurrence. Any
company writing any of Tenant’s Insurance shall have an A.M. Best rating of
not less than A-VIII. All Commercial General Liability Insurance policies
shall name Tenant as a named insured and Landlord (or any successor), Equity
Office Properties Trust, a Maryland real estate investment trust, EOP
Operating Limited Partnership, a Delaware limited partnership, and their
respective members, principals, beneficiaries, partners, officers, directors,
employees, and agents, and other designees of Landlord as the interest of such
designees shall appear, as additional insureds. All policies of Tenant’s
Insurance shall contain endorsements that the insurers) shall give Landlord
and its designees at least 30 days’ advance written notice of any change,
cancellation, termination or lapse of insurance. Tenant shall provide Landlord
with a certificate of insurance evidencing Tenant’s Insurance prior to the
earlier to occur of the Commencement Date or the date Tenant is provided with
possession of the Premises for any reason, and upon renewals at least 15 days
prior to the expiration of the insurance coverage. So long as the same is
available at commercially reasonable rates, Landlord shall maintain so called
All Risk property insurance on the Building at replacement cost value, as
reasonably estimated by Landlord. Except as specifically provided to the
contrary, the limits of either party’s’ insurance shall not limit such party’s
liability under this Lease.

XVI. Subrogation.

     Notwithstanding anything in this Lease to the contrary, Landlord and
Tenant hereby waive and shall cause their respective insurance carriers to
waive any and all rights of recovery, claim, action or causes of action against
the other and their respective trustees, principals, beneficiaries, partners,
officers, directors, agents, and employees, for any loss or damage that may
occur to Landlord or Tenant or any party claiming by, through or under Landlord
or Tenant, as the case may be, with respect to Tenant’s Property, the Building,
the Premises, any additions or improvements to the Building or Premises, or any
contents thereof, including all rights of recovery, claims, actions or causes
of action arising out of the negligence of Landlord or any Landlord Related
Parties or the negligence of Tenant or any Tenant Related Parties, which loss

9

 

or damage is (or would have been, had the insurance required by this Lease
been carried) covered by insurance.

XVII. Casualty Damage.

	A.	 	If all or any part of the Premises is damaged by fire or
other casualty, Tenant shall immediately notify Landlord in writing.
During any period of time that all or a material portion of the
Premises is rendered untenantable as a result of a fire or other
casualty, the Rent shall abate for the portion of the Premises that
is untenantable and not used by Tenant. Landlord shall have the
right to terminate this Lease if: (1) the Building shall be damaged
so that, in Landlord’s reasonable judgment, substantial alteration
or reconstruction of the Building shall be required (whether or not
the Premises has been damaged); (2) Landlord is not permitted by Law
to rebuild the Building in substantially the same form as existed
before the fire or casualty; (3) the Premises have been materially
damaged and there is less than 2 years of the Term remaining on the
date of the casualty; (4) any Mortgagee requires that the insurance
proceeds be applied to the payment of the mortgage debt; or (5) a
material uninsured loss to the Building occurs. Landlord may
exercise its right to terminate this Lease by notifying Tenant in
writing within 90 days after the date of the casualty. If Landlord
does not terminate this Lease, Landlord shall commence and proceed
with reasonable diligence to repair and restore the Building and the
Leasehold Improvements (excluding any Alterations that were
performed by Tenant in violation of this Lease). However, in no
event shall Landlord be required to spend more than the insurance
proceeds received by Landlord. Landlord shall not be liable for any
loss or damage to Tenant’s Property or to the business of Tenant
resulting in any way from the fire or other casualty or from the
repair and restoration of the damage. Landlord and Tenant hereby
waive the provisions of any Law relating to the matters addressed in
this Article, and agree that their respective rights for damage to
or destruction of the Premises shall be those specifically provided
in this Lease.
	 
	B.	 	If all or any portion of the Premises shall be made
untenantable by fire or other casualty, Landlord shall, with
reasonable promptness, cause an architect or general contractor
selected by Landlord to provide Landlord and Tenant with a written
estimate of the amount of time required to substantially complete
the repair and restoration of the Premises and make the Premises
tenantable again, using standard working methods (“Completion
Estimate”). If the Completion Estimate indicates that the Premises
cannot be made tenantable within 270 days from the date the repair
and restoration is started, then regardless of anything in Section
XVII.A above to the contrary, either party shall have the right to
terminate this Lease by giving written notice to the other of such
election within 10 days after receipt of the Completion Estimate.
Tenant, however, shall not have the right to terminate this Lease if
the fire or casualty was caused by the negligence or intentional
misconduct of Tenant, Tenant Related Parties or any of Tenant’s
transferees, contractors or licensees.

XVIII. Condemnation.

     Either party may terminate this Lease if the whole or any material part of
the Premises shall be taken or condemned for any public or quasipublic use
under Law, by eminent domain or private purchase in lieu thereof (a “Taking”).
Landlord shall also have the right to terminate this Lease if there is a Taking
of any portion of the Building or Property which would leave the remainder of
the Building unsuitable for use as an office building in a manner comparable to
the Building’s use prior to the Taking. In order to exercise its right to
terminate the Lease, Landlord or Tenant, as the case may be, must provide
written notice of termination to the other within 45 days after the terminating
party first receives notice of the Taking. Any such termination shall be
effective as of the date the physical taking of the Premises or the portion of
the Building or Property occurs. If this Lease is not terminated, the Rentable
Square Footage of the Building and the Rentable Square Footage of the Premises
shall, if applicable, be appropriately adjusted. In addition, Rent for any
portion of the Premises taken or condemned shall be abated during the unexpired
Term of this Lease effective when the physical taking of the portion of the
Premises occurs. All compensation awarded for a Taking, or sale proceeds, shall
be the property of Landlord, any right to receive compensation or proceeds
being expressly waived by Tenant. However, Tenant may file a separate claim at
its sole cost and expense for Tenant’s Property and Tenant’s reasonable
relocation expenses, provided the filing of the claim does not diminish the
award which would otherwise be receivable by Landlord.

10

 

XIX. Events of Default.

     Tenant shall be considered to be in default of this Lease upon the
occurrence of any of the following events of default:

	A.	 	Tenant’s failure to pay when due all or any portion of the
Rent, if the failure continues for 5 days after written notice to
Tenant (“Monetary Default”).
	 
	B.	 	Tenant’s failure (other than a Monetary Default) to comply
with any term, provision or covenant of this Lease, if the failure
is not cured within 10 days after written notice to Tenant.
However, if Tenant’s failure to comply cannot reasonably be cured
within 10 days, Tenant shall be allowed additional time (not to
exceed 90 days) as is reasonably necessary to cure the failure so
long as: (1) Tenant commences to cure the failure within 10 days,
and (2) Tenant diligently pursues a course of action that will cure
the failure and bring Tenant back into compliance with the Lease.
However, if Tenant’s failure to comply creates a hazardous
condition, the failure must be cured immediately upon notice to
Tenant. In addition, if Landlord provides Tenant with notice of
Tenant’s failure to comply with any particular term, provision or
covenant of the Lease on 3 occasions during any 12 month period,
Tenant’s subsequent violation of such term, provision or covenant
shall, at Landlord’s option, be an incurable event of default by
Tenant.
	 
	C.	 	Tenant or any Guarantor becomes insolvent, makes, a transfer
in fraud of creditors or makes an assignment for the benefit of
creditors, or admits in writing its inability to pay its debts when
due.
	 
	D.	 	The leasehold estate is taken by process or operation of Law.
	 
	E.	 	In the case of any ground floor or retail Tenant, Tenant does
not take possession of, or abandons or vacates all or any portion of
the Premises.
	 
	F.	 	Tenant is in default beyond any notice and cure period under
any other lease or agreement with Landlord, including, without
limitation, any lease or agreement for parking.

XX. Remedies.

	A.	 	Upon any default, Landlord shall have the right without
notice or demand (except as provided in Article XIX) to pursue any
of its rights and remedies at Law or in equity, Including any one
or more of the following remedies:

	1.	 	Terminate this Lease, in which case Tenant shall
immediately surrender the Premises to Landlord. If Tenant
fails to surrender the Premises, Landlord may, in compliance
with applicable Law and without prejudice to any other right
or remedy, enter upon and take possession of the Premises and
expel and remove Tenant, Tenant’s Property and any party
occupying all or any part of the Premises. Tenant shall pay
Landlord on demand the amount of all past due Rent and other
losses and damages which Landlord may suffer as a result of
Tenant’s default, whether by Landlord’s inability to relet the
Premises on satisfactory terms or otherwise, including,
without limitation, all Costs of Reletting (defined below) and
any deficiency that may arise from reletting or the failure to
relet the Premises. “Costs of Reletting” shall include all
costs and expenses incurred by Landlord in reletting or
attempting to relet the Premises, including, without
limitation, reasonable legal fees, brokerage commissions, the
cost of alterations and the value of other concessions or
allowances granted to a new tenant.
	 
	2.	 	Terminate Tenant’s right to possession of the
Premises and, in compliance with applicable Law, expel and
remove Tenant, Tenant’s Property and any parties occupying all
or any part of the Premises. Landlord may (but shall not be
obligated to) relet all or any part of the Premises, without
notice to Tenant, for a term that may be greater or less than
the balance of the Term and on such conditions (which may
include concessions, free rent and alterations of the
Premises) and for such uses as Landlord in its absolute
discretion shall determine. Landlord may collect and receive
all rents and other income from the reletting. Tenant

11

 

	 	 	shall pay Landlord on demand all past due Rent, all Costs of
Reletting and any deficiency arising from the reletting or
failure to relet the Premises. Landlord shall not be
responsible or liable for the failure to relet all or any
part of the Premises or for the failure to collect any Rent.
The re-entry or taking of possession of the Premises shall
not be construed as an election by Landlord to terminate
this Lease unless a written notice of termination is given
to Tenant.
	 
	3.	 	In lieu of calculating damages under Sections
XX.A.1 or XX.A.2 above, Landlord may elect to receive as
damages the sum of (a) all Rent accrued through the date of
termination of this Lease or Tenant’s right to possession,
and (b) an amount equal to the total Rent that Tenant would
have been required to pay for the remainder of the Term
discounted to present value at the Prime Rate (defined in
Section XX.B. below) then in effect, minus the then present
fair rental value of the Premises for the remainder of the
Term, similarly discounted, after deducting all anticipated
Costs of Reletting.

	B.	 	Unless expressly provided in this Lease, the repossession or
re-entering of all or any part of the Premises shall not relieve
Tenant of its liabilities and obligations under the Lease. No right
or remedy of Landlord shall be exclusive of any other right or
remedy. Each right and remedy shall be cumulative and in addition
to any other right and remedy now or subsequently available to
Landlord at Law or in equity. If Landlord declares Tenant to be in
default, Landlord shall be entitled to receive interest on any
unpaid item of Rent at a rate equal to the Prime Rate plus 4%. For
purposes hereof, the “Prime Rate“ shall be the per annum interest
rate publicly announced as its prime or base rate by a federally
insured bank selected by Landlord in the state in which the
Building is located. Forbearance by Landlord to enforce one or more
remedies shall not constitute a waiver of any default.

XXI. Limitation of Liability.

     NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE, THE
LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) TO TENANT SHALL BE
LIMITED TO THE INTEREST OF LANDLORD IN THE PROPERTY. TENANT SHALL LOOK SOLELY
TO LANDLORD’S INTEREST IN THE PROPERTY FOR THE RECOVERY OF ANY JUDGMENT OR
AWARD AGAINST LANDLORD. NEITHER LANDLORD NOR ANY LANDLORD RELATED PARTY SHALL
BE PERSONALLY LIABLE FOR ANY JUDGMENT OR DEFICIENCY. BEFORE FILING SUIT FOR AN
ALLEGED DEFAULT BY LANDLORD, TENANT SHALL GIVE LANDLORD AND THE MORTGAGEE(S)
(DEFINED IN ARTICLE XXVI BELOW) WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES
(DEFINED IN ARTICLE XXVI BELOW) ON THE PROPERTY, BUILDING OR PREMISES, NOTICE
AND REASONABLE TIME TO CURE THE ALLEGED DEFAULT.

XXII. No Waiver.

     Either party’s failure to declare a default immediately upon its
occurrence, or delay in taking action for a default shall not constitute a
waiver of the default, nor shall it constitute an estoppel. Either party’s
failure to enforce its rights for a default shall not constitute a waiver of
its rights regarding any subsequent default. Receipt by Landlord of Tenant’s
keys to the Premises shall not constitute an acceptance or surrender of the
Premises.

XXIII. Quiet Enjoyment.

     Tenant shall, and may peacefully have, hold and enjoy the Premises,
subject to the terms of this Lease, provided Tenant pays the Rent and fully
performs all of its covenants and agreements. This covenant and all other
covenants of Landlord shall be binding upon Landlord and its successors only
during its or their respective periods of ownership of the Building, and shall
not be a personal covenant of Landlord or the Landlord Related Parties.

XXIV. Relocation.

     Landlord, at its expense, at any time before or during the Term, may
relocate Tenant from the Premises to reasonably comparable space (“Relocation
Space”) within the Building or adjacent buildings within the same project upon
60 days’ prior written notice to Tenant. So long as Tenant is subleasing the
adjacent Suite 200 consisting of approximately 8,092 rentable square feet from
another tenant of the Building and is leasing the adjacent Suite 220 consisting

12

 

of approximately 1,546 rentable square feet in the Building from Landlord,
Landlord and Tenant understand and agree that to be a “reasonably comparable
space” for purposes of this Section
XXIV. the Relocation Space must be reasonably comparable to the combined space
consisting of the Premises and Suite 200 and Suite 220. From and after the
date of the relocation, “Premises” shall refer to the Relocation Space into
which Tenant has been moved and the Base Rent shall be adjusted based on the
rentable square footage of the Relocation Space except that Base Rent shall be
abated on 8,092 rentable square feet of the Relocation Space through the
earlier of 1) July 31, 2003, or 2) the date of the expiration of the term of
Tenant’s sublease for the Suite 200 space. Landlord shall pay Tenant’s
reasonable costs for moving Tenant’s furniture and equipment and printing and
distributing notices to Tenant’s customers of Tenant’s change of address and
one month’s supply of stationery showing the new address.

XXV. Holding Over.

     Except for any permitted occupancy by Tenant under Article VIII, if
Tenant fails to surrender the Premises at the expiration or earlier
termination of this Lease, occupancy of the Premises after the termination or
expiration shall be that of a tenancy at sufferance. Tenant’s occupancy of the
Premises during the holdover shall be subject to all the terms and provisions
of this Lease and Tenant shall pay an amount (on a per month basis without
reduction for partial months during the holdover) equal to 150% of the greater
of: (1) the sum of the Base Rent and Additional Rent due for the period
immediately preceding the holdover; or (2) the fair market gross rental for
the Premises as reasonably determined by Landlord. No holdover by Tenant or
payment by Tenant after the expiration or early termination of this Lease
shall be construed to extend the Term or prevent Landlord from immediate
recovery of possession of the Premises by summary proceedings or otherwise. In
addition to the payment of the amounts provided above, if Landlord is unable
to deliver possession of the Premises to a new tenant, or to perform
improvements for a new tenant, as a result of Tenant’s holdover and Tenant
fails to vacate the Premises within 15 days after Landlord notifies Tenant of
Landlord’s inability to deliver possession, or perform improvements, Tenant
shall be liable to Landlord for all damages, including, without limitation,
consequential damages, that Landlord suffers from the holdover.

XXVI. Subordination to Mortgages; Estoppel Certificate.

     Tenant accepts this Lease subject and subordinate to any mortgage(s),
deed(s) of trust, ground lease(s) or other lien(s) now or subsequently arising
upon the Premises, the Building or the Property, and to renewals,
modifications, refinancings and extensions thereof (collectively referred to
as a “Mortgage”). The party having the benefit of a Mortgage shall be referred
to as a “Mortgagee”. This clause shall be self-operative, but upon request
from a Mortgagee, Tenant shall execute a commercially reasonable subordination
agreement in favor of the Mortgagee. In lieu of having the Mortgage be
superior to this Lease, a Mortgagee shall have the right at any time to
subordinate its Mortgage to this Lease. If requested by a
successor-in-interest to all or a part of Landlord’s interest in the Lease,
Tenant shall, without charge, attorn to the successor-in-interest. Landlord
and Tenant shall each, within 10 days after receipt of a written request from
the other, execute and deliver an estoppel certificate to those parties as are
reasonably requested by the other (including a Mortgagee or prospective
purchaser). The estoppel certificate shall include a statement certifying that
this Lease is unmodified (except as identified in the estoppel certificate)
and in full force and effect, describing the dates to which Rent and other
charges have been paid, representing that, to such party’s actual knowledge,
there is no default (or stating the nature of the alleged default) and
indicating other matters with respect to the Lease that may reasonably be
requested.

XXVII. Attorneys’ Fees.

     If either party institutes a suit against the other for violation of or
to enforce any covenant or condition of this Lease, or if either party
intervenes in any suit in which the other is a party to enforce or protect its
interest or rights, the prevailing party shall be entitled to all of its costs
and expenses, including, without limitation, reasonable attorneys’ fees.

XXVIII. Notice.

     If a demand, request, approval, consent or notice (collectively referred
to as a “notice”) shall or may be given to either party by the other, the
notice shall be in writing and delivered by hand or sent by registered or
certified mail with return receipt requested, or sent by overnight or same day
courier service at the party’s respective Notice Address(es) set forth in
Article I, except that If Tenant has vacated the Premises (or if the Notice
Address for Tenant is other than the Premises, and Tenant has vacated such
address) without providing Landlord a new Notice Address, Landlord may serve
notice in any manner described in this Article or in any other manner permitted
by Law. Each notice shall be deemed to have been received or given on the

13

 

earlier to occur of actual delivery or the date on which delivery is refused,
or, if Tenant has vacated the Premises or the other Notice Address of Tenant
without providing a new Notice Address, three (3) days after notice is
deposited in the U.S. mail or with a courier service in the manner described
above. Either party may, at any time, change its Notice Address by giving the
other party written notice of the new address in the manner described in this
Article.

XXIX. Excepted Rights.

     This Lease does not grant any rights to light or air over or about the
Building. Landlord excepts and reserves exclusively to itself the use of: (1)
roofs, (2) telephone, electrical and janitorial closets, (3) equipment rooms,
Building risers or similar areas that are used by Landlord for the provision
of Building services, (4) rights to the land and improvements below the floor
of the Premises, (5) the improvements and air rights above the Premises, (6)
the improvements and air rights outside the demising walls of the Premises,
and (7) the areas within the Premises used for the installation of utility
lines and other installations serving occupants of the Building. Landlord has
the right to change the Building’s name or address. Landlord also has the
right to make such other changes to the Property and Building as Landlord
deems appropriate, provided the changes do not materially affect Tenant’s
ability to use the Premises for the Permitted Use. Landlord shall also have
the right (but not the obligation) to temporarily close the Building if
Landlord reasonably determines that there is an imminent danger of significant
damage to the Building or of personal injury to Landlord’s employees or the
occupants of the Building. The circumstances under which Landlord may
temporarily close the Building shall include, without limitation, electrical
interruptions, hurricanes and civil disturbances. A closure of the Building
under such circumstances shall not constitute a constructive eviction nor
entitle Tenant to an abatement or reduction of Rent.

XXX.Surrender of Premises.

     At the expiration or earlier termination of this Lease or Tenant’s right
of possession, Tenant shall remove Tenant’s Property (defined in Article XV)
from the Premises, and quit and surrender the Premises to Landlord, broom
clean, and in good order, condition and repair, ordinary wear and tear
excepted. Tenant shall also be required to remove the Required Removables in
accordance with Article VIII. If Tenant fails to remove any of Tenant’s
Property within 2 days after the termination of this Lease or of Tenant’s
right to possession, Landlord, at Tenant’s sole cost and expense, shall be
entitled (but not obligated) to remove and store Tenant’s Property. Landlord
shall not be responsible for the value, preservation or safekeeping of
Tenant’s Property. Tenant shall pay Landlord, upon demand, the expenses and
storage charges incurred for Tenant’s Property. In addition, if Tenant fails
to remove Tenant’s Property from the Premises or storage, as the case may be,
within 30 days after written notice, Landlord may deem all or any part of
Tenant’s Property to be abandoned, and title to Tenant’s Property shall be
deemed to be immediately vested in Landlord.

XXXI. Miscellaneous.

	A.	 	This Lease and the rights and obligations of the parties
shall be interpreted, construed and enforced in accordance with the
Laws of the state in which the Building is located and Landlord and
Tenant hereby irrevocably consent to the jurisdiction and proper
venue of such state. If any term or provision of this Lease shall to
any extent be invalid or unenforceable, the remainder of this Lease
shall not be affected, and each provision of this Lease shall be
valid and enforced to the fullest extent permitted by Law. The
headings and titles to the Articles and Sections of this Lease are
for convenience only and shall have no effect on the interpretation
of any part of the Lease.
	 
	B.	 	Tenant shall not record this Lease or any memorandum without
Landlord’s prior written consent.
	 
	C.	 	Landlord and Tenant hereby waive any right to trial by jury
in any proceeding based upon a breach of this Lease.
	 
	D.	 	Whenever a period of time is prescribed for the taking of an
action by Landlord or Tenant, the period of time for the performance
of such action shall be extended by the number of days that the
performance is actually delayed due to strikes, acts of God,
shortages of labor or materials, war, civil disturbances and other
causes beyond the reasonable control of the performing party (“Force
Majeure”). However, events of Force Majeure shall not extend any
period of time for the payment of Rent or other sums payable by
either party or any period of time for the written exercise of an
option or right by either party.

14

 

	E.	 	Landlord shall have the right to transfer and assign, in whole
or in part, all of its rights and obligations under this Lease and in
the Building and/or Property referred to herein, and upon such
transfer Landlord shall be released from any further obligations
hereunder, and Tenant agrees to look solely to the successor in
interest of Landlord for the performance of such obligations.
	 
	F.	 	Tenant represents that it has dealt directly with and only with
the Broker as a broker in connection with this Lease. Tenant shall
indemnify and hold Landlord and the Landlord Related Parties harmless
from all claims of any other brokers claiming to have represented
Tenant in connection with this Lease. Landlord agrees to indemnify
and hold Tenant and the Tenant Related Parties harmless from all
claims of any brokers claiming to have represented Landlord in
connection with this Lease.
	 
	G.	 	Tenant covenants, warrants and represents that: (1) each
individual executing, attesting and/or delivering this Lease on
behalf of Tenant is authorized to do so on behalf of Tenant; (2) this
Lease is binding upon Tenant; and (3) Tenant is duly organized and
legally existing in the state of its organization and is qualified to
do business in the state in which the Premises are located. If there
is more than one Tenant, or if Tenant is comprised of more than one
party or entity, the obligations imposed upon Tenant shall be joint
and several obligations of all the parties and entities. Notices,
payments and agreements given or made by, with or to any one person
or entity shall be deemed to have been given or made by, with and to
all of them.
	 
	H.	 	Time is of the essence with respect to Tenant’s exercise of
any expansion, renewal or extension rights granted to Tenant. This
Lease shall create only the relationship of landlord and tenant
between the parties, and not a partnership, joint venture or any
other relationship. This Lease and the covenants and conditions in
this Lease shall inure only to the benefit of and be binding only
upon Landlord and Tenant and their permitted successors and
assigns.
	 
	I.	 	The expiration of the Term, whether by lapse of time or
otherwise, shall not relieve either party of any obligations which
accrued prior to or which may continue to accrue after the
expiration or early termination of this Lease. Without limiting the
scope of the prior sentence, it is agreed that Tenant’s obligations
under Articles IV, VIII, XIV, XX, XXV and XXX shall survive the
expiration or early termination of this Lease.
	 
	J.	 	Landlord has delivered a copy of this Lease to Tenant for
Tenant’s review only, and the delivery of it does not constitute an
offer to Tenant or an option. This Lease shall not be effective
against any party hereto until an original copy of this Lease has
been signed by such party.
	 
	K.	 	All understandings and agreements previously made between
the parties are superseded by this Lease, and neither party is
relying upon any warranty, statement or representation not
contained in this Lease. This Lease may be modified only by a
written agreement signed by Landlord and Tenant.
	 
	L.	 	Tenant, within 15 days after request, shall provide Landlord
with a current financial statement and such other information as
Landlord may reasonably request in order to create a “business
profile” of Tenant and determine Tenant’s ability to fulfill its
obligations under this Lease. Landlord, however, shall not require
Tenant to provide such information unless Landlord is requested to
produce the information in connection with a proposed financing or
sale of the Building. Upon written request by Tenant, Landlord shall
enter into a commercially reasonable confidentiality agreement
covering any confidential information that is disclosed by Tenant.

XXXII. Entire Agreement.

     This Lease and the following exhibits and attachments constitute the
entire agreement between the parties and supersede all prior agreements and
understandings related to the Premises, including all lease proposals, letters
of intent and other documents: Exhibit A (Outline and Location of Premises),
Exhibit B (Rules and Regulations), Exhibit C (Commencement Letter), Exhibit D
(Work Letter Agreement), and Exhibit E (Additional Provisions).

15

 

     Landlord and Tenant have executed this Lease as of the day and year first
above written.

	 	 	 	 	 	 	 
	WITNESS/ATTEST:	 	LANDLORD: EOP-WESTBROOK CORPORATE
	 	 	 	 	CENTER L.L.C., a Delaware limited

liability company
	 
	 	 	 	 	 	 
	Name(print):

	 	By:	 	EOP Operating Limited
Partnership, a Delaware limited partnership, its sole member

	 	 	 	 	 
	 	 	By:
	 	Equity Office Properties Trust, a
	Name(print): 

	 	 	 	Maryland real estate investment
trust,

its general partner

	 

	

	 	By:
	 	/s/ George Kohl
	

	 	 	 	

	

	 	Name:
	 	GEORGE KOHL
	

	 	Title:
	 	VICE PRESIDENT LEASING

	 	 	 	 	 	 	 
	WITNESS/ATTEST:	 	TENANT: ONLINE DATA CORP.,
	 	 	 	 	 	 	a Delaware corporation
	 
	 	 	 	 	 	 
	Name(print): 

	 	By:	 	/s/ John Rante
	

	 	 	 	Name
	 	JOHN RANTE
	

	 	 	 	Title:
	 	PRESIDENT
	 	 	 	 	 	 	 
	Name(print): 

	 	 	 	 

16

 

EXHIBIT A

PREMISES

     This Exhibit is attached to and made a part of the Lease and is entered
into by and between EOP-WESTBROOK CORPORATE CENTER, L.L.C., a Delaware limited
liability company (“Landlord”) and ONLINE DATA CORP., a Delaware corporation
(“Tenant”) for space in the Building located at Two Westbrook Corporate Center,
Westchester, Illinois.

A-1

 

EXHIBIT B

BUILDING RULES AND REGULATIONS

     The following rules and regulations shall apply, where applicable, to the
Premises, the Building, the parking garage (if any), the Property and the
appurtenances. Capitalized terms have the same meaning as defined in the
Lease.

	1.	 	Sidewalks, doorways, vestibules, halls, stairways and other similar areas
shall not be obstructed by Tenant or used by Tenant for any purpose other
than ingress and egress to and from the Premises. No rubbish, litter,
trash, or material shall be placed, emptied, or thrown in those areas. At
no time shall Tenant permit Tenant’s employees to loiter in Common Areas
or elsewhere about the Building or Property.
	 
	2.	 	Plumbing fixtures and appliances shall be used only for the purposes for
which designed, and no sweepings, rubbish, rags or other unsuitable
material shall be thrown or placed in the fixtures or appliances. Damage
resulting to fixtures or appliances by Tenant, its agents, employees or
invitees, shall be paid for by Tenant, and Landlord shall not be
responsible for the damage.
	 
	3.	 	No signs, advertisements or notices shall be painted or affixed to
windows, doors or other parts of the Building, except those of such color,
size, style and in such places as are first approved in writing by
Landlord. All tenant identification and suite numbers at the entrance to
the Premises shall be installed by Landlord, at Tenant’s cost and expense,
using the standard graphics for the Building. Except in connection with
the hanging of lightweight pictures and wall decorations, no nails, hooks
or screws shall be inserted into any part of the Premises or Building
except by the Building maintenance personnel.
	 
	4.	 	Landlord may provide and maintain in the first floor (main lobby) of the
Building an alphabetical directory board or other directory device listing
tenants, and no other directory shall be permitted unless previously
consented to by Landlord in writing.
	 
	5.	 	Tenant shall not place any lock(s) on any door in the Premises or
Building without Landlord’s prior written consent and Landlord shall have
the right to retain at all times and to use keys to all locks within and
into the Premises. A reasonable number of keys to the locks on the entry
doors in the Premises shall be furnished by Landlord to Tenant at Tenant’s
cost, and Tenant shall not make any duplicate keys. All keys shall be
returned to Landlord at the expiration or early termination of this Lease.
	 
	6.	 	All contractors, contractor’s representatives and installation
technicians performing work in the Building shall be subject to Landlord’s
prior approval and shall be required to comply with Landlord’s standard
rules, regulations, policies and procedures, which may be revised from
time to time.
	 
	7.	 	Movement in or out of the Building of furniture or office equipment, or
dispatch or receipt by Tenant of merchandise or materials requiring the
use of elevators, stairways, lobby areas or loading dock areas, shall be
restricted to hours designated by Landlord. Tenant shall obtain Landlord’s
prior approval by providing a detailed listing of the activity. If
approved by Landlord, the activity shall be under the supervision of
Landlord and performed in the manner required by Landlord. Tenant shall
assume all risk for damage to articles moved and injury to any persons
resulting from the activity. If equipment, property, or personnel of
Landlord or of any other party is damaged or injured as a result of or in
connection with the activity, Tenant shall be solely liable for any
resulting damage or loss.
	 
	8.	 	Landlord shall have the right to approve the weight, size, or location of
heavy equipment or articles in and about the Premises. Damage to the
Building by the installation, maintenance, operation, existence or removal
of property of Tenant shall be repaired at Tenant’s sole expense.
	 
	9.	 	Corridor doors, when not in use, shall be kept closed.
	 
	10.	 	Tenant shall not: (1) make or permit any improper, objectionable or
unpleasant noises or odors in the Building, or otherwise interfere in any
way with other tenants or persons having business with them; (2) solicit
business or distribute, or cause to be distributed, in any portion of the
Building, handbills, promotional materials or other advertising; or (3)

B-1

 

	 	 	conduct or permit other activities in the Building that might, in
Landlord’s sole opinion, constitute a nuisance.
	 
	11.	 	No animals, except those assisting handicapped persons, shall be brought
into the Building or kept in or about the Premises.
	 
	12.	 	No inflammable, explosive or dangerous fluids or substances shall be used
or kept by Tenant in the Premises, Building or about the Property.
Tenant shall not, without Landlord’s prior written consent, use, store,
install, spill, remove, release or dispose of, within or about the
Premises or any other portion of the Property, any asbestos- containing
materials or any solid, liquid or gaseous material now or subsequently
considered toxic or hazardous under the provisions of 42 U.S.C. Section
9601 et seq. or any other applicable environmental Law which may now or
later be in effect. Tenant shall comply with all Laws pertaining to and
governing the use of these materials by Tenant, and shall remain solely
liable for the costs of abatement and removal.
	 
	13.	 	Tenant shall not use or occupy the Premises in any manner or for any
purpose which might injure the reputation or impair the present or future
value of the Premises or the Building. Tenant shall not use, or permit any
part of the Premises to be used, for lodging, sleeping or for any illegal
purpose.
	 
	14.	 	Tenant shall not take any action which would violate Landlord’s labor
contracts or which would cause a work stoppage, picketing, labor
disruption or dispute, or interfere with Landlord’s or any other tenant’s
or occupant’s business or with the rights and privileges of any person
lawfully in the Building (“Labor Disruption”). Tenant shall take the
actions necessary to resolve the Labor Disruption, and shall have pickets
removed and, at the request of Landlord, immediately terminate any work in
the Premises that gave rise to the Labor Disruption, until Landlord gives
its written consent for the work to resume. Tenant shall have no claim for
damages against Landlord or any of the Landlord Related Parties, nor shall
the date of the commencement of the Term be extended as a result of the
above actions.
	 
	15.	 	Tenant shall not install, operate or maintain in the Premises or in any
other area of the Building, electrical equipment that would overload the
electrical system beyond its capacity for proper, efficient and safe
operation as determined solely by Landlord. Tenant shall not furnish
cooling or heating to the Premises, including, without limitation, the use
of electronic or gas heating devices, without Landlord’s prior written
consent. Tenant shall not use more than its proportionate share of
telephone lines and other telecommunication facilities available to
service the Building.
	 
	16.	 	Tenant shall not operate or permit to be operated a coin or token
operated vending machine or similar device (including, without limitation,
telephones, lockers, toilets, scales, amusement devices and machines for
sale of beverages, foods, candy, cigarettes and other goods), except for
machines for the exclusive use of Tenant’s employees, and then only if the
operation does not violate the lease of any other tenant in the Building.
	 
	17.	 	Bicycles and other vehicles are not permitted inside the Building or on
the walkways outside the Building, except in areas designated by Landlord.
	 
	18.	 	Landlord may from time to time adopt systems and procedures for the
security and safety of the Building, its occupants, entry, use and
contents. Tenant, its agents, employees, contractors, guests and
invitees shall comply with Landlord’s systems and procedures.
	 
	19.	 	Landlord shall have the right to prohibit the use of the name of the
Building or any other publicity by Tenant that in Landlord’s sole opinion
may impair the reputation of the Building or its desirability. Upon
written notice from Landlord, Tenant shall refrain from and discontinue
such publicity immediately.
	 
	20.	 	Tenant shall not canvass, solicit or peddle in or about the Building or the
Property.
	 
	21.	 	Neither Tenant nor its agents, employees, contractors, guests or invitees
shall smoke or permit smoking in the Common Areas, unless the Common Areas
have been declared a designated smoking area by Landlord, nor shall the
above parties allow smoke from the Premises to emanate into the Common
Areas or any other part of the Building. Landlord shall have the right to
designate the Building (including the Premises) as a non-smoking building.

B-2

 

	22.	 	Landlord shall have the right to designate and approve standard window
coverings for the Premises and to establish rules to assure that the
Building presents a uniform exterior appearance. Tenant shall ensure, to
the extent reasonably practicable, that window coverings are closed on
windows in the Premises while they are exposed to the direct rays of the
sun,
	 
	23.	 	Deliveries to and from the Premises shall be made only at the times, in
the areas and through the entrances and exits designated by Landlord.
Tenant shall not make deliveries to or from the Premises in a manner that
might interfere with the use by any other tenant of its premises or of the
Common Areas, any pedestrian use, or any use which is inconsistent with
good business practice.
	 
	24.	 	The work of cleaning personnel shall not be hindered by Tenant after 5:30
p.m., and cleaning work may be done at any time when the offices are
vacant. Windows, doors and fixtures may be cleaned at any time. Tenant
shall provide adequate waste and rubbish receptacles to prevent
unreasonable hardship to the cleaning service.

B-3

 

EXHIBIT C

COMMENCEMENT LETTER

(EXAMPLE)

Date:

Tenant:

Address:

	Re:	 	Commencement Letter with respect to that certain Lease by
and between EOP-WESTBROOK CORPORATE CENTER, L.L.C., a Delaware
limited liability company, as Landlord, and ONLINE DATA CORP., a
Delaware corporation, as Tenant, for 4,407 rentable square feet on
the 2nd floor of the Building located at Two Westbrook Corporate
Center, Westchester, Illinois.

Dear                         :

     In accordance with the terms and conditions of the above referenced
Lease, Tenant accepts possession of the Premises and agrees:

	1.	 	The Commencement Date of the Lease is                         ;
	 
	2.	 	The Termination Date of the Lease is                         .

     Please acknowledge your acceptance of possession and agreement to the
terms set forth above by signing all 3 counterparts of this Commencement Letter
in the space provided and returning 2 fully executed counterparts to my
attention.

Sincerely,

Property Manager

Agreed and Accepted:

	 	 	 	 	 
	 

	 	Tenant:
	 	ONLINE DATA CORP.
	 

	 	By:
	 	

	 

	 	Name:
	 	

	 

	 	Title:
	 	

	 

	 	Date:
	 	

C-1

 

EXHIBIT D

WORK LETTER

     This Exhibit is attached to and made a part of the Lease by and between
EOP-WESTBROOK CORPORATE CENTER, L.L.C., a Delaware limited liability company
(“Landlord”) and ONLINE DATA CORP., a Delaware corporation (“Tenant”) for
space in the Building located at Two Westbrook Corporate Center.

As used in this Workletter, the “Premises” shall be deemed to mean the
Premises, as initially defined in the attached Lease.

	1.	 	This Work Letter shall set forth the obligations of Landlord and Tenant
with respect to the improvements to be performed in the Premises for
Tenant’s use. All improvements described in this Work Letter to be
constructed in and upon the Premises by Landlord are hereinafter referred
to as the “Landlord Work.” It is agreed that construction of the Landlord
Work will be completed at Tenant’s sole cost and expense, subject to the
Allowance (as defined below). Landlord shall enter into a direct contract
for the Landlord Work with a general contractor selected by Landlord. In
addition, Landlord shall have the right to select and/or approve of any
subcontractors used in connection with the Landlord Work.
	 
	2.	 	Tenant shall be solely responsible for the timely preparation and
submission to Landlord of the final architectural, electrical and
mechanical construction drawings, plans and specifications (called
“Plans”) necessary to construct the Landlord Work, which plans shall be
subject to approval by Landlord and Landlord’s architect and engineers and
shall comply with their requirements to avoid aesthetic or other conflicts
with the design and function of the balance of the Building. Tenant shall
be responsible for all elements of the design of Tenant’s plans
(including, without limitation, compliance with law, functionality of
design, the structural integrity of the design, the configuration of the
Premises and the placement of Tenant’s furniture, appliances and
equipment), and Landlord’s approval of Tenant’s plans shall in no event
relieve Tenant of the responsibility for such design. If requested by
Tenant, Landlord’s architect will prepare the Plans necessary for such
construction at Tenant’s cost. Whether or not the layout and Plans are
prepared with the help (in whole or in part) of Landlord’s architect,
Tenant agrees to remain solely responsible for the timely preparation and
submission of the Plans and for all elements of the design of such Plans
and for all costs related thereto. Tenant has assured itself by direct
communication with the architect and engineers (Landlord’s or its own, as
the case may be) that the final approved Plans can be delivered to
Landlord on or before December 10, 2002, (the “Plans Due Date”), provided
that Tenant promptly furnishes complete information concerning its
requirements to said architect and engineers as and when requested by
them. Tenant covenants and agrees to cause said final, approved Plans to
be delivered to Landlord on or before said Plans Due Date and to devote
such time as may be necessary in consultation with said architect and
engineers to enable them to complete and submit the Plans within the
required time limit. Time is of the essence in respect of preparation and
submission of Plans by Tenant. If the Plans are not fully completed and
approved by the Plans Due Date, Tenant shall be responsible for one day of
Tenant Delay (as defined in the Lease to which this Exhibit is attached)
for each day during the period beginning on the day following the Plans
Due Date and ending on the date completed Plans are approved. (The word
“architect” as used in this Exhibit shall include an interior designer or
space planner.)
	 
	3.	 	If Landlord’s estimate and/or the actual cost of construction shall
exceed the Allowance, Landlord, prior to commencing any construction of
Landlord Work, shall submit to Tenant a written estimate setting forth the
anticipated cost of the Landlord Work, including but not limited to labor
and materials, contractor’s fees and permit fees. Within 3 Business Days
thereafter, Tenant shall either notify Landlord in writing of its approval
of the cost estimate, or specify its objections thereto and any desired
changes to the proposed Landlord Work. If Tenant notifies Landlord of
such objections and desired changes, Tenant shall work with Landlord to
reach a mutually acceptable alternative cost estimate.
	 
	4.	 	If Landlord’s estimate and/or the actual cost of construction shall
exceed the Allowance, if any (such amounts exceeding the Allowance being
herein referred to as the “Excess Costs”), Tenant shall pay to Landlord
such Excess Costs, plus any applicable state sales or use tax thereon,
upon demand. The statements of costs submitted to Landlord by Landlord’s
contractors shall be conclusive for purposes of determining the actual
cost of

D-1

 

	 	 	the items described therein. The amounts payable by Tenant hereunder
constitute Rent payable pursuant to the Lease, and the failure to timely
pay same constitutes an event of default under the Lease.
	 
	5.	 	If Tenant shall request any change, addition or alteration in any of the
Plans after approval by Landlord, Landlord shall have such revisions to
the drawings prepared, and Tenant shall reimburse Landlord for the cost
thereof, plus any applicable state sales or use tax thereon, upon demand.
Promptly upon completion of the revisions, Landlord shall notify Tenant
in writing of the increased cost which will be chargeable to Tenant by
reason of such change, addition or deletion. Tenant, within one Business
Day, shall notify Landlord in writing whether it desires to proceed with
such change, addition or deletion. In the absence of such written
authorization, Landlord shall have the option to continue work on the
Premises disregarding the requested change, addition or alteration, or
Landlord may elect to discontinue work on the Premises until it receives
notice of Tenant’s decision, in which event Tenant shall be responsible
for any Tenant Delay in completion of the Premises resulting therefrom.
If such revisions result in a higher estimate of the cost of construction
and/or higher actual construction costs which exceed the Allowance, such
increased estimate or costs shall be deemed Excess Costs pursuant to
Paragraph 4 hereof and Tenant shall pay such Excess Costs, plus any
applicable state sales or use tax thereon, upon demand.
	 
	6.	 	Following approval of the Plans and the payment by Tenant of the required
portion of the Excess Costs, if any, Landlord shall cause the Landlord
Work to be constructed substantially in accordance with the approved
Plans. Landlord shall notify Tenant of substantial completion of the
Landlord Work.
	 
	7.	 	Landlord, provided Tenant is not in default, agrees to provide Tenant
with an allowance (the “Allowance”) in an amount not to exceed $88,140.00
(i.e., $20.00 per rentable square foot of the Premises) to be applied
toward the cost of the Landlord Work in the Premises. If the Allowance
shall not be sufficient to complete the Landlord Work, Tenant shall pay
the Excess Costs, plus any applicable state sales or use tax thereon, as
prescribed in Paragraph 4 above. In the event the Allowance exceeds the
cost of Landlord Work, Tenant shall have the right to apply up to
$8,814.00 [i.e. $2.00 per rentable square foot of the Premises] (the “FFE
Allowance”) toward the cost of furniture, fixtures and equipment in
connection with Tenant’s improvements in the Premises. The FFE Allowance
shall be paid to Tenant within thirty (30) days following receipt by
Landlord of (1) receipted bills for furniture, fixtures and equipment; or,
if applicable, full and final waivers of lien. The FFE Allowance shall be
disbursed in the amount reflected on the receipted bills or lien waivers
meeting the requirements above. Any portion of the Allowance which exceeds
the cost of the Landlord Work or is in excess of the FFE Allowance or is
otherwise remaining after February 28, 2003, shall accrue to the sole
benefit of Landlord, it being agreed that Tenant shall not be entitled to
any credit, offset, abatement or payment with respect thereto. Landlord
shall be entitled to deduct from the Allowance a construction management
fee for Landlord’s oversight of the Landlord Work in an amount equal to 5%
of the total cost of the Landlord Work.
	 
	8.	 	This Exhibit shall not be deemed applicable to any additional space added
to the Premises at any time or from time to time, whether by any options
under the Lease or otherwise, or to any portion of the original Premises
or any additions to the Premises in the event of a renewal or extension of
the original Term of the Lease, whether by any options under the Lease or
otherwise, unless expressly so provided in the Lease or any amendment or
supplement to the Lease.

D-2

 

EXHIBIT E

ADDITIONAL PROVISIONS

     This Exhibit is attached to and made a part of the Lease and is
entered into by and between EOP-WESTBROOK CORPORATE CENTER, L.L.C., a
Delaware limited liability company (“Landlord”) and ONLINE DATA CORP.,
a Delaware corporation (“Tenant”) for space in the Building located at
Two Westbrook Corporate Center, Westchester, Illinois.

	I.	 	Parking.

	A.	 	During the Lease Term, Tenant agrees to lease from
Landlord and Landlord agrees to lease to Tenant 1) fourteen
(14) unreserved surface area parking spaces, 2) two (2)
unassigned, reserved area parking spaces in the Executive
Parking Structure (the “EPS”) (collectively, “the Spaces”)
for the use of Tenant and its employees. No deductions or
allowances shall be made for days when Tenant or any of its
employees does not utilize the parking facilities or for
Tenant utilizing less than all of the Spaces. Tenant shall
not have the right to lease or otherwise use more than the
number of Spaces set forth above.
	 
	B.	 	During the initial Lease Term, Tenant shall pay
Landlord, as Additional Rent in accordance with Article IV
of the Lease, 1) the sum of $(zero) per month plus
applicable tax thereon, if any, for each unreserved surface
area parking space leased by Tenant hereunder; plus, 2) the
sum of $(zero) per month plus applicable tax thereon, if
any, for each unassigned, reserved area parking space in the
EPS leased by Tenant hereunder, all as such rates may be
adjusted from time to time to reflect the then current rate
for such parking.
	 
	C.	 	Except for particular spaces designated by
Landlord for specific parkers, all parking in the reserved
parking areas of the EPS and surface parking areas serving
the Building shall be on a first-come, first-served basis.
Although some spaces in the EPS have been designated for
specific parkers, Tenant acknowledges that going forward,
it is Landlord’s intent that the EPS primarily be a reserved
parking area but that individual stalls shall not be
assigned to parkers. The spaces leased hereunder shall be
leased for parking in reserved areas of the EPS and shall
not be for specific EPS stalls.
	 
	D.	 	Landlord shall not be responsible for money, jewelry,
automobiles or other personal property lost in or stolen from the
EPS or the surface parking areas regardless of whether such loss
or theft occurs when the EPS or other areas therein are locked or
otherwise secured. Except as caused by the negligence or
willful misconduct of Landlord and without limiting the terms of
the preceding sentence, Landlord shall not be liable for any
loss, injury or damage to persons using the EPS or the surface
parking areas or automobiles or other property therein, it being
agreed that, to the fullest extent permitted by law, the use of
the Spaces shall be at the sole risk of Tenant and its employees.
	 
	E.	 	Landlord shall have the right from time to time to
designate the reserved parking areas for Spaces and to promulgate
reasonable rules and regulations regarding the EPS, the Spaces
and the use thereof, including, but not limited to, rules and
regulations controlling the flow of traffic to and from various
parking areas, the angle and direction of parking and the like.
Tenant shall comply with and cause its employees to comply with
all such rules and regulations as well as all reasonable
additions and amendments thereto.
	 
	F.	 	Tenant shall not store or permit its employees to store
any automobiles in the EPS or on the surface parking areas
without the prior written consent of Landlord. Except for
emergency repairs, Tenant and its employees shall not perform any
work on any automobiles while located in the EPS or on the
Property. If it is necessary for Tenant or its employees to leave
an automobile in the EPS or on the surface parking areas
overnight, Tenant shall provide Landlord with prior notice
thereof designating the license plate number and model of such
automobile.
	 
	G.	 	Landlord shall have the right to temporarily close the
EPS or certain areas therein in order to perform necessary
repairs, maintenance and improvements to the EPS or the surface
parking areas, if any.

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	H.	 	Tenant shall not assign or sublease any of the Spaces without the
consent of Landlord. Landlord shall have the right to terminate this
Parking Agreement with respect to any Spaces that Tenant desires to
sublet or assign.
	 
	I.	 	Landlord may elect to provide parking cards or keys to control access to
the EPS. In such event, Landlord shall provide Tenant with one card or
key for each Space that Tenant is leasing hereunder, provided that
Landlord shall have the right to require Tenant or its employees to place
a deposit on such access cards or keys and to pay a fee for any lost or
damaged cards or keys.
	 
	J.	 	Landlord reserves the right from time to time, to terminate Tenant’s
right to all or any of the Spaces as follows: If Landlord determines by
survey that Tenant is not using any of the Spaces on a consistent basis,
Landlord shall notify Tenant that its continued failure to use all the
Spaces on a consistent basis shall result in a reduction of the number of
Spaces. If Tenant fails to resume the use of all the Spaces within 30
days following Landlord’s notice, Landlord may, by an additional written
notice to Tenant, reduce the Spaces based upon Landlord’s survey.
	 
	K.	 	Landlord hereby reserves the right to enter into a management agreement
or lease with an entity for the EPS (“EPS Operator”). In such event,
Tenant, upon request of Landlord, shall enter into a parking agreement
with the EPS Operator and pay the EPS Operator the monthly charge
established hereunder, and Landlord shall have no liability for claims
arising through acts or omissions of the EPS Operator unless caused by
Landlord’s negligence or willful misconduct. It is understood and agreed
that the identity of the EPS Operator may change from time to time during
the Term. Tenant hereby consents to the assignment, from time to time, of
the initial or any successor EPS Operator’s interest in the EPS to another
EPS Operator.

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