Document:

exv10w15

Exhibit 10.15

DEED OF LEASE

COMMONWEALTH TOWER, L.P.,

a Delaware limited partnership

Landlord

and

CARLYLE INVESTMENT MANAGEMENT L.L.C.,

a Delaware limited liability company

Tenant

1300 Wilson Boulevard

Arlington, Virginia

January 10, 2011

 

 

TABLE OF CONTENTS

	 	 	 	 	 
	 	 	Page	 
	ARTICLE 1. BASIC LEASE PROVISIONS
	 	 	1	 
	ARTICLE 2. PREMISES, TERM, RENT
	 	 	9	 
	Section 2.1 Lease of Premises
	 	 	9	 
	Section 2.2 Commencement Date
	 	 	9	 
	Section 2.3 Payment of Rent
	 	 	10	 
	Section 2.4 Area of Premises and Building
	 	 	10	 
	Section 2.5 Access
	 	 	10	 
	Section 2.6 Deed of Lease/Landlord’s Agent for Service of Process
	 	 	10	 
	ARTICLE 3. USE AND OCCUPANCY
	 	 	10	 
	Section 3.1 Permitted Uses
	 	 	10	 
	Section 3.2 Parking Facility
	 	 	11	 
	ARTICLE 4. CONDITION OF THE PREMISES
	 	 	12	 
	Section 4.1 Condition
	 	 	12	 
	ARTICLE 5. ALTERATIONS
	 	 	12	 
	Section 5.1 Tenant’s Alterations
	 	 	12	 
	Section 5.2 Manner and Quality of Alterations
	 	 	14	 
	Section 5.3 Removal of Tenant’s Property
	 	 	14	 
	Section 5.4 Mechanic’s Liens
	 	 	15	 
	Section 5.5 Labor Relations
	 	 	15	 
	Section 5.6 Tenant’s Costs
	 	 	15	 
	Section 5.7 Tenant’s Equipment
	 	 	15	 
	Section 5.8 Legal Compliance
	 	 	15	 
	Section 5.9 Floor Load
	 	 	16	 
	ARTICLE 6. REPAIRS
	 	 	16	 
	Section 6.1 Landlord’s Repair and Maintenance
	 	 	16	 
	Section 6.2 Tenant’s Repair and Maintenance
	 	 	16	 
	Section 6.3 Restorative Work
	 	 	17	 
	ARTICLE 7. TAXES AND OPERATING EXPENSES
	 	 	17	 
	Section 7.1 Definitions
	 	 	17	 
	Section 7.2 Tenant’s Tax Payment
	 	 	20	 
	Section 7.3 Tenant’s Operating Payment
	 	 	22	 

i-

 

	 	 	 	 	 
	 	 	Page	 
	Section 7.4 Non-Waiver; Disputes
	 	 	23	 
	Section 7.5 Proration
	 	 	24	 
	Section 7.6 No Reduction in Rent
	 	 	24	 
	ARTICLE 8. REQUIREMENTS OF LAW
	 	 	24	 
	Section 8.1 Compliance with Requirements
	 	 	24	 
	Section 8.2 Fire and Life Safety
	 	 	25	 
	ARTICLE 9. SUBORDINATION
	 	 	25	 
	Section 9.1 Subordination and Attornment
	 	 	25	 
	Section 9.2 Mortgage or Superior Lease Defaults
	 	 	27	 
	Section 9.3 Tenant’s Termination Right
	 	 	27	 
	Section 9.4 Provisions
	 	 	28	 
	Section 9.5 Future Condominium Declaration
	 	 	28	 
	ARTICLE 10. SERVICES
	 	 	28	 
	Section 10.1 Electricity
	 	 	28	 
	Section 10.2 Excess Electricity
	 	 	28	 
	Section 10.3 Elevators
	 	 	29	 
	Section 10.4 Heating, Ventilation and Air Conditioning
	 	 	29	 
	Section 10.5 Supplemental Heating, Ventilation and Air Conditioning
	 	 	29	 
	Section 10.6 Overtime HVAC
	 	 	30	 
	Section 10.7 Cleaning
	 	 	30	 
	Section 10.8 Water
	 	 	30	 
	Section 10.9 Refuse Removal
	 	 	31	 
	Section 10.10 Directory and Suite Entry Signage
	 	 	31	 
	Section 10.11 Tenant Access to Premises
	 	 	31	 
	Section 10.12 Telecommunications
	 	 	31	 
	Section 10.13 Service Interruptions
	 	 	31	 
	Section 10.14 Service Additions and Omissions
	 	 	32	 
	Section 10.15 Fitness Center
	 	 	32	 
	ARTICLE 11. INSURANCE; PROPERTY LOSS OR DAMAGE
	 	 	33	 
	Section 11.1 Tenant’s Insurance
	 	 	33	 
	Section 11.2 Waiver of Subrogation
	 	 	34	 
	Section 11.3 Restoration
	 	 	35	 
	Section 11.4 Landlord’s Termination Right
	 	 	35	 
	Section 11.5 Tenant’s Termination Right
	 	 	36	 

- ii -

 

	 	 	 	 	 
	 	 	Page	 
	Section 11.6 Final 24 Months
	 	 	36	 
	Section 11.7 Landlord’s Liability
	 	 	36	 
	Section 11.8 Landlord’s Insurance
	 	 	37	 
	ARTICLE 12. EMINENT DOMAIN
	 	 	37	 
	Section 12.1 Taking
	 	 	37	 
	Section 12.2 Awards
	 	 	38	 
	Section 12.3 Temporary Taking
	 	 	38	 
	ARTICLE 13. ASSIGNMENT AND SUBLETTING
	 	 	39	 
	Section 13.1 Consent Requirements
	 	 	39	 
	Section 13.2 Tenant’s Notice
	 	 	39	 
	Section 13.3 Conditions to Assignment/Subletting
	 	 	40	 
	Section 13.4 Binding on Tenant; Indemnification of Landlord
	 	 	41	 
	Section 13.5 Tenant’s Failure to Complete
	 	 	42	 
	Section 13.6 Profits
	 	 	42	 
	Section 13.7 Transfers
	 	 	42	 
	Section 13.8 Assumption of Obligations
	 	 	43	 
	Section 13.9 Tenant’s Liability
	 	 	44	 
	Section 13.10 Listings in Building Directory
	 	 	44	 
	ARTICLE 14. ACCESS TO PREMISES
	 	 	44	 
	Section 14.1 Landlord’s Access
	 	 	44	 
	Section 14.2 Building Name
	 	 	45	 
	Section 14.3 Light and Air
	 	 	45	 
	ARTICLE 15. DEFAULT
	 	 	45	 
	Section 15.1 Tenant’s Defaults
	 	 	45	 
	Section 15.2 Landlord’s Remedies
	 	 	46	 
	Section 15.3 Landlord’s Damages
	 	 	47	 
	Section 15.4 Interest
	 	 	48	 
	Section 15.5 Other Rights of Landlord
	 	 	49	 
	Section 15.6 Default by Landlord
	 	 	49	 
	ARTICLE 16. LANDLORD’S RIGHT TO CURE; FEES AND EXPENSES
	 	 	51	 
	ARTICLE 17. NO REPRESENTATIONS BY LANDLORD; LANDLORD’S APPROVAL
	 	 	51	 
	Section 17.1 No Representations
	 	 	51	 
	Section 17.2 No Money Damages
	 	 	51	 
	Section 17.3 Reasonable Efforts
	 	 	52	 

- iii -

 

	 	 	 	 	 
	 	 	Page	 
	ARTICLE 18. END OF TERM
	 	 	52	 
	Section 18.1 Expiration
	 	 	52	 
	Section 18.2 Holdover Rent
	 	 	52	 
	ARTICLE 19. QUIET ENJOYMENT
	 	 	52	 
	ARTICLE 20. NO SURRENDER; NO WAIVER
	 	 	53	 
	Section 20.1 No Surrender or Release
	 	 	53	 
	Section 20.2 No Waiver
	 	 	53	 
	ARTICLE 21. WAIVER OF TRIAL BY JURY; COUNTERCLAIM
	 	 	53	 
	Section 21.1 Jury Trial Waiver
	 	 	53	 
	ARTICLE 22. NOTICES
	 	 	53	 
	ARTICLE 23. RULES AND REGULATIONS
	 	 	54	 
	ARTICLE 24. BROKER
	 	 	54	 
	ARTICLE 25. INDEMNITY
	 	 	54	 
	Section 25.1 Tenant’s Indemnity
	 	 	54	 
	Section 25.2 Landlord’s Indemnity
	 	 	55	 
	Section 25.3 Defense and Settlement
	 	 	55	 
	ARTICLE 26. MISCELLANEOUS
	 	 	56	 
	Section 26.1 Delivery
	 	 	56	 
	Section 26.2 Transfer of Real Property
	 	 	56	 
	Section 26.3 Limitation on Liability
	 	 	56	 
	Section 26.4 Rent
	 	 	56	 
	Section 26.5 Entire Document
	 	 	57	 
	Section 26.6 Governing Law
	 	 	57	 
	Section 26.7 Unenforceability
	 	 	57	 
	Section 26.8 Lease Disputes
	 	 	57	 
	Section 26.9 Landlord’s Agent
	 	 	57	 
	Section 26.10 Estoppel
	 	 	58	 
	Section 26.11 Certain Interpretational Rules
	 	 	58	 
	Section 26.12 Parties Bound
	 	 	59	 
	Section 26.13 Memorandum of Lease
	 	 	59	 
	Section 26.14 Counterparts
	 	 	59	 
	Section 26.15 Survival
	 	 	59	 
	Section 26.16 Inability to Perform
	 	 	59	 
	Section 26.17 Substitute Premises
	 	 	59	 

- iv -

 

	 	 	 	 	 
	 	 	Page	 
	Section 26.18 Lien for Payment of Rent
	 	 	59	 
	Section 26.19 Financial Statements
	 	 	60	 
	Section 26.20 Changes to Project
	 	 	60	 
	Section 26.21 Tax Status of Beneficial Owner
	 	 	60	 
	Section 26.22 Time is of the Essence
	 	 	61	 
	Section 26.23 OFAC
	 	 	61	 
	Section 26.24 Authority
	 	 	61	 
	ARTICLE 27. [INTENTIONALLY OMITTED]
	 	 	61	 
	ARTICLE 28. EXTENSION OPTION
	 	 	61	 
	Section 28.1 Extension Term
	 	 	61	 
	Section 28.2 Conditions to Exercise
	 	 	62	 
	Section 28.3 Extension Term Rent
	 	 	62	 
	Section 28.4 Procedure for Determining Fixed Rent
	 	 	63	 
	Section 28.5 Rent for Ancillary Space
	 	 	64	 
	ARTICLE 29. RIGHT OF OPPORTUNITY
	 	 	65	 
	Section 29.1 Right of Opportunity
	 	 	65	 
	Section 29.2 Conditions to Exercise
	 	 	66	 
	Section 29.3 Condition of ROFO Space
	 	 	66	 
	Section 29.4 ROFO Space Rent
	 	 	66	 
	Section 29.5 Procedure for Determining Fixed Rent
	 	 	66	 
	Section 29.6 Terms of Lease
	 	 	67	 
	Section 29.7 Term
	 	 	67	 
	Section 29.8 Recomputation
	 	 	68	 
	ARTICLE 30. ACCELERATION OPTION
	 	 	68	 
	Section 30.1 Acceleration Option
	 	 	68	 
	Section 30.2 Acceleration Notice
	 	 	68	 
	Section 30.3 Exercise of Acceleration Option
	 	 	68	 
	Section 30.4 Obligations
	 	 	68	 
	Section 30.5 No Revocation
	 	 	69	 
	Section 30.6 Conditions to Exercise
	 	 	69	 
	ARTICLE 31. STORAGE SPACE
	 	 	69	 
	Section 31.1 Storage Space
	 	 	69	 
	Section 31.2 Rent
	 	 	69	 
	Section 31.3 Storage Space Lease Terms
	 	 	69	 

- v -

 

	 	 	 	 	 
	 	 	Page	 
	Section 31.4 Condition of Storage Space
	 	 	69	 
	Section 31.5 Term of Lease for Storage Space
	 	 	69	 
	Section 31.6 Assignment
	 	 	70	 
	Section 31.7 Insurance
	 	 	70	 
	Section 31.8 Use of Storage Space
	 	 	70	 

- vi -

 

EXHIBITS

	 	 	 

	Exhibit A

	 	Floor Plan
	Exhibit A-1

	 	Land
	Exhibit B

	 	Definitions
	Exhibit C

	 	Work Agreement
	Exhibit D

	 	Cleaning Specifications
	Exhibit E

	 	Rules and Regulations
	Exhibit F

	 	Form of Letter of Credit
	Exhibit G

	 	[intentionally omitted]
	Exhibit H

	 	Base Building HVAC
	Exhibit I

	 	Storage Space
	Exhibit J

	 	Form of Confidentiality Agreement

- vii -

 

INDEX OF DEFINED TERMS

	 	 	 
	Term	 	Location
	Above Building Standard Installations

	 	Section 11.3
	Additional Rent

	 	Article 1
	Advance Rent

	 	Section 2.4
	Adverse Event

	 	Section 26.21
	Alterations

	 	Section 5.1
	Area of the Building

	 	Article 1
	Area of the Premises

	 	Article 1
	Assessed Valuation

	 	Section 7.1
	Bank

	 	Section 27.1
	Bankruptcy Code

	 	Section 27.1
	Base Building Systems

	 	Exhibit B
	Base Operating Expenses

	 	Section 7.1
	Base Rate

	 	Exhibit B
	Base Taxes

	 	Section 7.1
	Base Year

	 	Article 1
	Building

	 	Article 1
	Building Standard Installations

	 	Section 11.1
	Business Days

	 	Exhibit B
	Business Hours

	 	Exhibit B
	Calendar Year

	 	Section 7.1
	Code

	 	Section 26.21
	Commencement Date

	 	Article 1
	Common Areas

	 	Exhibit B
	Comparable Buildings

	 	Exhibit B
	Comparison Year

	 	Section 7.1
	Condominium Documents

	 	Section 9.5
	control

	 	Section 13.7
	Decorative Alterations

	 	Section 5.1
	Deficiency

	 	Exhibit B
	Effective Date

	 	Introductory Paragraph
	Electrical Equipment

	 	Section 10.2
	Equipment

	 	Section 5.7
	Event of Default

	 	Section 15.1
	Excess Electrical Usage

	 	Section 10.1
	Excluded Expenses

	 	Exhibit B
	Expense Estimate

	 	Section 7.3
	Expiration Date

	 	Article 1
	Fixed Rent

	 	Article 1
	Governmental Authority

	 	Exhibit B
	Guarantor

	 	Article 1
	Hazardous Materials

	 	Exhibit B
	Holidays

	 	Exhibit B
	HVAC

	 	Section 10.4
	HVAC System

	 	Exhibit B

- viii -

 

	 	 	 
	Term	 	Location
	Insured Parties

	 	Section 11.1
	Interest Rate

	 	Article 1
	Land

	 	Article 1
	Landlord

	 	Introductory Paragraph
	Landlord Party(ies)

	 	Exhibit B
	Landlord’s Address for Notices

	 	Article 1
	Landlord’s Address for Payment

	 	Article 1
	Landlord’ s Agent

	 	Article 1
	Landlord’s Contribution

	 	Article 1
	LC Expiration Date

	 	Section 27.1
	Lease

	 	Introductory Paragraph
	Lessor

	 	Exhibit B
	Losses

	 	Exhibit B
	Major Alterations

	 	Section 5.1
	Market Sub-Rent

	 	Section 13.3
	Mechanical Installations

	 	Section 10.4
	Meter

	 	Section 10.1
	Mortgage(s)

	 	Exhibit B
	Mortgagee(s)

	 	Exhibit B
	New Tenant

	 	Section 18.2
	OFAC

	 	Section 26.23
	Operating Expenses

	 	Section 7.1
	Operator

	 	Section 3.2
	Overtime Periods

	 	Section 10.6
	Ownership Interests

	 	Section 13.7
	Parking Allocation

	 	Article 1
	Parking Facility

	 	Article 1
	Partial Space

	 	Section 13.2
	Permitted Alterations

	 	Section 5.1
	Plans

	 	Section 5.1
	Permitted Uses

	 	Article 1
	Policies

	 	Section 11.1
	Premises

	 	Article 1
	Prohibited Use

	 	Exhibit B
	Project

	 	Article 1
	reasonable efforts

	 	Section 17.3
	Related Entity

	 	Section 13.7
	Rent

	 	Article 1
	Rent Commencement Date

	 	Article 1
	Requirements

	 	Exhibit B
	Restoration Notice

	 	Section 11.5
	Restoration Security

	 	Section 11.3
	Restorative Work

	 	Section 6.3
	Rules and Regulations

	 	Exhibit B
	Specialty Alterations

	 	Exhibit B
	State

	 	Exhibit B

- ix -

 

	 	 	 
	Term	 	Location
	Statement

	 	Section 7.1
	Substantial Completion

	 	Exhibit B
	Substitute Space

	 	Section 26.17
	Substitution Date

	 	Section 26.17
	Substitution Notice

	 	Section 26.17
	Superior Lease(s)

	 	Exhibit B
	Supplemental HVAC Units

	 	Section 10.5
	Swap Notice

	 	Section 2.1(b)
	Taking

	 	Section 12.1
	Tax Estimate

	 	Section 7.2
	Taxes

	 	Section 7.1
	Tenant

	 	Introductory Paragraph
	Tenant Delay(s)

	 	Exhibit B
	Tenant Fixtures

	 	Section 6.2
	Tenant Party(ies)

	 	Exhibit B
	Tenant’s Broker

	 	Article 1
	Tenant’s Restoration Payment

	 	Section 11.3
	Tenant’s Address for Notices

	 	Article 1
	Tenant’s Broker

	 	Article 1
	Tenant’s Operating Payment

	 	Section 7.3
	Tenant’s Property

	 	Exhibit B
	Tenant’s Proportionate Share

	 	Article 1
	Tenant’s Tax Payment

	 	Section 7.2
	Term

	 	Article 1
	Termination Notice

	 	Section 11.5
	Transaction Costs

	 	Section 13.6
	Transfer

	 	Section 26.2
	Transferee

	 	Section 13.3
	transfers

	 	Section 13.7
	Unavoidable Delays

	 	Exhibit B

- x -

 

DEED OF LEASE

     THIS DEED OF LEASE (this “Lease”) is made as of January 10th, 2011 (the “Effective Date”),
between COMMONWEALTH TOWER, L.P., a Delaware limited partnership (“Landlord”), and CARLYLE
INVESTMENT MANAGEMENT L.L.C., a Delaware limited liability company (“Tenant”).

     Landlord and Tenant hereby agree as follows:

ARTICLE 1

BASIC LEASE PROVISIONS

	 	 	 

	PREMISES

	 	If Landlord does not timely deliver the Swap Notice to
Tenant under Section 2.1(b), the twelfth (12th) (the
“Twelfth Floor Premises”), the thirteenth (13th) floor (the
“Thirteenth Floor Premises”) and the fourteenth (14th) floor
(the “Fourteenth Floor Premises”) of the Building and
storage space on the B-2 level (Unit B-200) of the Building,
all as more particularly shown on Exhibit A-Floor Plan
	 
	 	 
	 

	 	If Landlord timely delivers the Swap Notice to Tenant under
Section 2.1(b), the eleventh (11th) floor (the “Eleventh
Floor Premises”), the twelfth (12th) floor (the “Twelfth
Floor Premises”) and the thirteenth (13th) floor (the
“Thirteenth Floor Premises”) of the Building and storage
space on the B-2 level (Unit B-200) of the Building, all as
more particularly shown on Exhibit A-Floor Plan
	 
	 	 
	BUILDING

	 	The building, fixtures, equipment and other improvements and
appurtenances now located or hereafter erected, located or
placed upon the Land and commonly known as 1300 Wilson
Boulevard, Arlington, Virginia
	 
	 	 
	PARKING FACILITY

	 	The parking structure, fixtures and other improvements and
appurtenances now located or hereafter erected, located or
placed upon the Land
	 
	 	 
	LAND

	 	The real property described on Exhibit A-1-Land to this Lease
	 
	 	 
	PROJECT

	 	The Land, the Building, the Common Areas and the Parking
Facility
	 
	 	 
	COMMENCEMENT DATE

	 	With respect to an applicable floor of the Premises, the
earlier of (i) the Rent Commencement Date for such floor or
(ii) the date on which Tenant occupies such floor or any
portion thereof for the conduct of Tenant’s business

 

 

	 	 	 

	RENT COMMENCEMENT 

DATE

	 	If Landlord does not timely deliver the Swap Notice to
Tenant under Section 2.1(b):
	 
	 	 
	 

	 	Twelfth Floor Premises: July 1, 2012, subject to extension
on a day for day basis for each day of Landlord Delay or
Access Delay with respect to the Twelfth Floor Premises
	 
	 	 
	 

	 	Thirteenth Floor Premises: May 1, 2012, subject to extension
on a day for day basis for each day of Landlord Delay or
Access Delay with respect to the Thirteenth Floor Premises
	 
	 	 
	 

	 	Fourteenth Floor Premises: January 1, 2012, subject to
extension on a day for day basis for each day of Landlord
Delay or Access Delay with respect to the Fourteenth Floor
Premises
	 
	 	 
	 

	 	Storage Space: January 1, 2012
	 
	 	 
	 

	 	If Landlord timely delivers the Swap Notice to Tenant under
Section 2.1(b):
	 
	 	 
	 

	 	Eleventh Floor Premises: July 1, 2012, subject to extension
on a day for day basis for each day of Landlord Delay or
Access Delay with respect to the Eleventh Floor Premises
	 
	 	 
	 

	 	Twelfth Floor Premises: May 1, 2012, subject to extension on
a day for day basis for each day of Landlord Delay or Access
Delay with respect to the Twelfth Floor Premises
	 
	 	 
	 

	 	Thirteenth Floor Premises: January 1, 2012, subject to
extension on a day for day basis for each day of Landlord
Delay or Access Delay with respect to the Thirteenth Floor
Premises
	 
	 	 
	 

	 	Storage Space: January 1, 2012
	 
	 	 
	EXPIRATION DATE

	 	June 30, 2022, as such date might be extended or sooner
terminated as provided in this Lease
	 
	 	 
	TERM

	 	The period that begins on the Commencement Date and, unless
this Lease is sooner terminated, ends on the Expiration Date
	 
	 	 
	PERMITTED USES

	 	Executive and general offices and uses accessory or
incidental thereto
	 
	 	 
	BASE YEAR

	 	Calendar year 2011

- 2 -

 

	 	 	 

	TENANT’S 

PROPORTIONATE SHARE

	 	The percentage equal to a fraction, the numerator of which
is the Area of the Premises and the denominator of which is
the Area of the Building
	 
	 	 
	 

	 	If Landlord does not timely deliver the Swap Notice to
Tenant under Section 2.1(b), Tenant’s Proportionate Share
for the initial Premises shall be 19.720203%, subject to
adjustment as set forth in Section 2.4
	 
	 	 
	 

	 	If Landlord timely delivers the Swap Notice to Tenant under
Section 2.1(b), Tenant’s Proportionate Share for the initial
Premises shall be 19.79214%, subject to adjustment as set
forth in Section 2.4
	 
	 	 
	AREA OF THE BUILDING

	 	357,258 rentable square feet, subject to adjustment as set
forth in Section 2.4
	 
	 	 
	AREA OF THE PREMISES

	 	If Landlord does not timely deliver the Swap Notice to
Tenant under Section 2.1(b), 70,452 rentable square feet,
subject to adjustment as set forth in Section 2.4, with the
Twelfth Floor Premises containing 23,588 rentable square
feet, the Thirteenth Floor Premises containing 23,532
rentable square feet and the Fourteenth Floor Premises
containing 23,332 rentable square feet
	 
	 	 
	 

	 	If Landlord timely delivers the Swap Notice to Tenant under
Section 2.1(b), 70,709 rentable square feet, subject to
adjustment as set forth in Section 2.4, with the Eleventh
Floor Premises containing 23,589 rentable square feet, the
Twelfth Floor Premises containing 23,588 rentable square
feet and the Thirteenth Floor Premises containing 23,532
rentable square feet
	 
	 	 
	FIXED RENT

	 	Eleventh Floor Premises (If Landlord timely delivers the
Swap Notice to Tenant under Section 2.1(b)):

	 	 	 	 	 
	 	 	Fixed Rent per annum per square foot of Area
	Period	 	of the Eleventh Floor Premises
	July 1, 2012 — August 31, 2012
	 	$	52.00	 
	September 1, 2012 — August 31, 2013
	 	$	53.30	 
	September 1, 2013 — August 31, 2014
	 	$	54.63	 
	September 1, 2014 — August 31, 2015
	 	$	56.00	 

- 3 -

 

	 	 	 	 	 
	 	 	Fixed Rent per annum per square foot of Area
	Period	 	of the Eleventh Floor Premises
	September 1, 2015 — August 31, 2016
	 	$	57.40	 
	September 1, 2016 — August 31, 2017
	 	$	58.83	 
	September 1, 2017 — August 31, 2018
	 	$	60.30	 
	September 1, 2018 — August 31, 2019
	 	$	61.81	 
	September 1, 2019 — August 31, 2020
	 	$	63.36	 
	September 1, 2020 — August 31, 2021
	 	$	64.94	 
	September 1, 2021 — Expiration Date
	 	$	66.56	 

Twelfth Floor Premises:

	 	 	 	 	 
	 	 	Fixed Rent per annum per square foot of Area
	Period	 	of the Twelfth Floor Premises
	If Landlord does not timely deliver the
Swap Notice to Tenant under Section
2.1(b):
	 	 	 	 
	July 1, 2012 — August 31, 2012
	 	 	 	 
	If Landlord timely delivers the Swap Notice to Tenant under Section 2.1(b):
	 	$	52.00	 
	May 1, 2012 — August 31, 2012
	 	$	52.00	 
	September 1, 2012 — August 31, 2013
	 	$	53.30	 
	September 1, 2013 — August 31, 2014
	 	$	54.63	 
	September 1, 2014 — August 31, 2015
	 	$	56.00	 
	September 1, 2015 — August 31, 2016
	 	$	57.40	 
	September 1, 2016 — August 31, 2017
	 	$	58.83	 
	September 1, 2017 — August 31, 2018
	 	$	60.30	 
	September 1, 2018 — August 31, 2019
	 	$	61.81	 
	September 1, 2019 — August 31, 2020
	 	$	63.36	 
	September 1, 2020 — August 31, 2021
	 	$	64.94	 
	September 1, 2021 - Expiration Date
	 	$	66.56	 

- 4 -

 

Thirteenth Floor Premises:

	 	 	 	 	 
	 	 	Fixed Rent per annum per square foot of Area
	Period	 	of the Thirteenth Floor Premises
	If Landlord does not timely deliver
the Swap Notice to Tenant under
Section 2.1(b):
	 	 	 	 
	May 1, 2012 — August 31, 2012
	 	$	53.00	 
	If Landlord timely delivers the Swap
Notice to Tenant under Section 2.1(b):
	 	 	 	 
	January 1, 2012 — August 31, 2012
	 	$	53.00	 
	September 1, 2012 — August 31, 2013
	 	$	54.33	 
	September 1, 2013 — August 31, 2014
	 	$	55.68	 
	September 1, 2014 — August 31, 2015
	 	$	57.08	 
	September 1, 2015 — August 31, 2016
	 	$	58.50	 
	September 1, 2016 — August 31, 2017
	 	$	59.96	 
	September 1, 2017 — August 31, 2018
	 	$	61.46	 
	September 1, 2018 — August 31, 2019
	 	$	63.00	 
	September 1, 2019 — August 31, 2020
	 	$	64.58	 
	September 1, 2020 — August 31, 2021
	 	$	66.19	 
	September 1, 2021 — Expiration Date
	 	$	67.85	 

Fourteenth Floor Premises (If Landlord does not timely deliver the Swap Notice to Tenant
under Section 2.1(b)):

- 5 -

 

	 	 	 	 	 
	 	 	Fixed Rent per annum per square foot of Area
	Period	 	of the Fourteenth Floor Premises
	January 1, 2012 — August 31, 2012
	 	$	53.00	 
	September 1, 2012 — August 31, 2013
	 	$	54.33	 
	September 1, 2013 — August 31, 2014
	 	$	55.68	 
	September 1, 2014 — August 31, 2015
	 	$	57.08	 
	September 1, 2015 — August 31, 2016
	 	$	58.50	 
	September 1, 2016 — August 31, 2017
	 	$	59.96	 
	September 1, 2017 — August 31, 2018
	 	$	61.46	 
	September 1, 2018 — August 31, 2019
	 	$	63.00	 
	September 1, 2019 — August 31, 2020
	 	$	64.58	 
	September 1, 2020 — August 31, 2021
	 	$	66.19	 
	September 1, 2021 — Expiration Date
	 	$	67.85	 

	 	 	 

	ADDITIONAL RENT

	 	All sums other than Fixed Rent payable by Tenant to
Landlord under this Lease and any work letter, exhibits,
riders or other attachments hereto, including Tenant’s Tax
Payment, Tenant’s Operating Payment, late charges, overtime
or excess service charges, supplemental water charges,
damages, and interest and other costs related to Tenant’s
failure to perform any of its obligations under this Lease
	 
	 	 
	RENT

	 	Fixed Rent and Additional Rent, collectively
	 
	 	 
	INTEREST RATE

	 	The lesser of (i) four percent (4%) per annum above the
then current Base Rate, and (ii) the maximum rate permitted
by applicable law
	 
	 	 
	PARKING ALLOCATION

	 	1.5 parking contracts per 1,000 square feet of Area of the
Premises (with such number of parking contracts being
rounded to the nearest whole number) for use in the Parking
Facility
	 
	 	 
	TENANT’S ADDRESS

	 	Until Tenant commences business operations at the Premises:
	FOR NOTICES
	 	 
	 
	 	 
	 

	 	Carlyle Investment Management L.L.C.
	 

	 	1001 Pennsylvania Avenue, NW
	 

	 	Suite 220 South
	 

	 	Washington, DC 20004
	 

	 	Attn: Chief Administrative Officer
	 
	 	 
	 

	 	and

- 6 -

 

	 	 	 

	 

	 	Carlyle Investment Management L.L.C.
	 

	 	1001 Pennsylvania Avenue, NW
	 

	 	Suite 220 South
	 

	 	Washington, DC 20004
	 

	 	Attn: Controller
	 
	 	 
	 

	 	Copy to
	 
	 	 
	 

	 	Katten Muchin Rosenman LLP
	 

	 	2900 K Street, NW
	 

	 	North Tower — Suite 200
	 

	 	Washington, DC 20037
	 

	 	Attn: Bruce Kosub, Esq.
	 
	 	 
	TENANT’S ADDRESS
FOR NOTICES UNDER
EXHIBIT C — WORK
AGREEMENT

	 	Copy to

Same as above
	 
	 	 
	 

	 	Commonwealth Tower, L.P.
	 

	 	c/o Tishman Speyer Properties, L.P.
	 

	 	45 Rockefeller Plaza, 7th Floor
	 

	 	New York, New York 10111
	 

	 	Attn: Chief Financial Officer
	 
	 	 
	 

	 	Copies to:
	 
	 	 
	 

	 	Commonwealth Tower, L.P.
	 

	 	c/o Tishman Speyer Properties, L.P.
	 

	 	1875 Eye Street, NW, Suite 300
	 

	 	Washington, DC 20006
	 

	 	Attn: Regional Manager and Property Manager
	 
	 	 
	 

	 	and
	 
	 	 
	 

	 	Commonwealth Tower, L.P.
	 

	 	c/o Tishman Speyer Properties, L.P.
	 

	 	45 Rockefeller Plaza, 7th Floor
	 

	 	New York, New York 10111
	 

	 	Attn: Chief Legal Officer
	 
	 	 
	 

	 	and

- 7 -

 

	 	 	 

	LANDLORD’S ADDRESS
FOR NOTICES UNDER
EXHIBIT C — WORK
AGREEMENT

	 	Commonwealth Tower, L.P.

c/o Tishman Speyer

1875 Eye Street, NW, Suite 300

Washington, DC 20006

Attn: Rustom A. Cowasjee
	 
	 	 
	 

	 	Copies to:
	 
	 	 
	 

	 	Commonwealth Tower, L.P.
	 

	 	c/o Tishman Speyer
	 

	 	1875 Eye Street, NW, Suite 300
	 

	 	Washington, DC 20006
	 

	 	Attn: Cynthia H. Bowden
	 
	 	 
	 

	 	and:
	 
	 	 
	 

	 	Copies to:
	 
	 	 
	 

	 	Commonwealth Tower, L.P.
	 

	 	c/o Tishman Speyer
	 

	 	45 Rockefeller Plaza, 7th Floor
	 

	 	New York, New York 10111
	 

	 	Attn: Chief Legal Officer
	 
	 	 
	LANDLORD’S ADDRESS 

FOR PAYMENT

	 	Commonwealth Tower, L.P.

P.O. Box 905448

Charlotte, N.C. 28290-5448
	 
	 	 
	 

	 	or if by FedEx, UPS or other overnight delivery to:
	 
	 	 
	 

	 	JP Morgan Chase
	 

	 	806 Tyvola Road, Suite 108
	 

	 	Charlotte, N.C. 28217
	 

	 	Attn: Commonwealth Tower, L.P., Lockbox 905448
	 
	 	 
	TENANT’S BROKER

	 	CB Richard Ellis
	 
	 	 
	LANDLORD’S AGENT

	 	Tishman Speyer Properties, L.P. or any other person
designated at any time and from time to time by Landlord as
Landlord’s Agent and their successors and assigns
	 
	 	 
	LANDLORD’S 

CONTRIBUTION

	 	The product of $75.00 multiplied by the Area of the Premises
	 
	 	 
	GUARANTOR

	 	None

- 8 -

 

All capitalized terms used in this Lease without definition are defined in Exhibit B-Definitions or
in the other exhibits, riders, schedules or other attachments to this Lease.

ARTICLE 2

PREMISES, TERM, RENT

     Section 2.1 Lease of Premises.

          (a) Subject to the terms of this Lease, Landlord leases to Tenant and Tenant leases from
Landlord the Premises for the Term. In addition, Landlord grants to Tenant the right to use, on a
non-exclusive basis and in common with other tenants, the Common Areas. Landlord represents and
warrants to Tenant that Landlord owns fee simple title to the Project as of the Effective Date.

          (b) The Premises shall consist of the Twelfth Floor Premises, the Thirteenth Floor Premises
and the Fourteenth Floor Premises unless Landlord delivers written notice to Tenant (the “Swap
Notice”) on or before January 15, 2011 that Landlord has elected to change the Premises. If
Landlord timely delivers the Swap Notice, the Premises shall automatically consist of the Eleventh
Floor Premises, the Twelfth Floor Premises and the Thirteenth Floor Premises. Landlord will
deliver the Swap Notice to Tenant on or before January 15, 2011 if Landlord and a third-party have
not executed a letter of intent on or before January 15, 2011 for such third-party to lease the
Eleventh Floor Premises. If Landlord timely delivers the Swap Notice to Tenant, Landlord shall
reimburse Tenant for all design fees incurred by Tenant for the Fourteenth Floor Premises prior to
Tenant’s receipt of the Swap Notice, not to exceed $25,000, with such reimbursement to be made
within thirty (30) days after Landlord’s receipt from Tenant of invoices and any reasonably
requested supporting documentation.

     Section 2.2 Commencement Date.

          (a) From and after the Effective Date, the terms and provisions of this Lease shall be fully
binding on Landlord and Tenant, including prior to the occurrence of the Commencement Date.

          (b) Tenant shall take possession of the Premises upon the Commencement Date; provided,
however, that Landlord shall provide Tenant with access and use of the Premises (including, without
limitation, use of the common areas, elevators and utilities in accordance with the terms of the
Lease) prior to the Commencement Date for the purpose of completing the Tenant Improvements, on the
later of January 1, 2011 or the date on which this Lease is fully executed and delivered. There
shall be no postponement of the Commencement Date and/or the Rent Commencement Date due to any
delay which results from any Tenant Delay. Notwithstanding anything to the contrary set forth
herein, if Landlord fails to grant Tenant access and use of the Premises within sixty (60) days
after the Effective Date (“Access Delay”) through no fault of Tenant, the Rent Commencement Date
and the Expiration Date shall be extended one day for each day of Access Delay through the day
immediately preceding the date on which Landlord provides access and use of the Premises to Tenant.
Further, notwithstanding the above to the contrary, in the event Landlord has not provided access and use of the Premises to
Tenant

- 9 -

 

by June 1, 2011, Tenant shall be allowed to terminate this Lease and receive compensation
for Tenant’s architect and legal fees in connection with the Lease.

          (c) Once the Commencement Date has been determined by Landlord, Landlord shall notify Tenant
of the Commencement Date, the Rent Commencement Date, the Fixed Rent, the amount of Landlord’s
Contribution, Tenant’s Proportionate Share, the Area of the Premises, the Area of the Building and
the Expiration Date. Pending the delivery of any such notices, each of said items shall be as
specified in the Basic Lease Provisions. Landlord’s failure to deliver any of the foregoing
notices shall not affect the determination of any of such dates or amounts. If Tenant fails to
give Landlord written notice that Tenant contests Landlord’s determination of any information
contained in any commencement notice(s) within fifteen (15) days after Tenant receives such
commencement notice, Tenant shall be deemed to have accepted such determination(s).

     Section 2.3 Payment of Rent. Tenant shall pay to Landlord at Landlord’s Address for Payment, or at such other place as
Landlord shall designate in writing from time to time, without notice or demand, and except as may
be expressly set forth in this Lease, without any set-off, counterclaim, abatement or deduction
whatsoever, in lawful money of the United States (i) Fixed Rent in equal monthly installments, in
advance, on the first (1st) day of each month during the Term, beginning on the Rent Commencement
Date, and (ii) Additional Rent, at the times and in the manner set forth in this Lease.

     Section 2.4 Area of Premises and Building. Landlord and Tenant agree that the Area of the Premises and the Area of the Building set
forth in Article 1 shall be conclusive and binding on both parties regardless of any measurement of
the Premises and/or of the Building after the Effective Date.

     Section 2.5 Access. To the extent Landlord provides Tenant access to any portion of the Premises prior to the
Commencement Date, Tenant shall be bound by and comply with all of the terms of this Lease other
than the obligation to pay Fixed Rent, Tenant’s Tax Payment and Tenant’s Operating Payment or for
Tenant’s use of electricity.

     Section 2.6 Deed of Lease/Landlord’s Agent for Service of Process. For purposes of Section 55-2, Code of Virginia (1950), as amended, this Lease is and shall
be deemed to be a deed of lease. For purposes of Section 55-218.1, Code of Virginia (1950), as
amended, Landlord’s resident agent for service of process is: National Registered Agents, Inc., 526
King Street, Alexandria, Virginia 22314.

ARTICLE 3

USE AND OCCUPANCY; PARKING

     Section 3.1 Permitted Uses. Tenant shall not use or occupy the Premises for any purpose other than for the Permitted
Uses. Tenant shall not use or occupy or permit the use or occupancy of any part of the Premises in
a manner constituting a Prohibited Use. Tenant, at Tenant’s expense, shall procure and at all
times maintain and comply with the terms and conditions of all licenses and permits required for
the lawful conduct of the Permitted Uses in the Premises that are specific to Tenant.

- 10 -

 

     Section 3.2 Parking Facility.

          (a) Except as set forth in this Lease to the contrary, Landlord shall arrange for and cause
the Parking Allocation to be available to Tenant throughout the Term.

          (b) No later than sixty (60) days before the date on which Tenant intends to commence its
business operations at the Premises, Tenant shall notify Landlord in writing of Tenant’s desire to
obtain all or a specified number of the Parking Allocation and Tenant shall enter into parking
contracts with the Parking Facility tenant or operator (as applicable, the “Operator”). If Tenant
elects not to request monthly parking contracts for any portion of the Parking Allocation within
such sixty (60) day period, or if Tenant subsequently elects not to continuously maintain or cause
to be maintained any such parking contracts, Tenant shall nonetheless have the right to elect at
any later date(s) to utilize Tenant’s full Parking Allocation (or a portion thereof, if Tenant so
elects) by providing Landlord and the Operator with at least sixty (60) days prior written notice
of such election, which notice shall also state the number of additional contracts that Tenant
desires to utilize and the date(s) on which Tenant would like such contract(s) to commence (which
date(s) must be the first day of a calendar month). Landlord shall ensure that there shall at all
times be a sufficient number of parking spaces available up to the amount of Tenant’s Parking
Allocation upon Landlord’s receipt of the required notice as described above.

          (c) Landlord shall provide, or shall cause the Operator to provide, 24-hour, 7 days a week, 52
weeks a year access (except for during emergencies) to the Parking Facility for each of Tenant’s
parking contracts.

          (d) Tenant shall be directly responsible to the Operator for the payment of any and all fees
or charges due in connection with the unreserved parking contracts. The unreserved parking
contracts shall contain the same terms and conditions as are normally contained in such contracts
with other monthly unreserved parking customers at the Building, and the monthly rate to be paid by
Tenant shall be the prevailing monthly rate normally charged to other monthly unreserved parking
customers, said rate to increase and decrease as the prevailing monthly parking rate for such other
applicable monthly unreserved parking customers increases and decreases from time to time, but
shall not an increase more than once per calendar year.

          (e) Tenant acknowledges that Landlord or the Operator may temporarily relocate, or
specifically designate the location of, Tenant’s parking spaces from time to time as a result of an
emergency or casualty at the Building. Tenant agrees that it and its employees shall observe
reasonable safety precautions in the use of the Parking Facility and shall at all times abide by
all reasonable rules and regulations promulgated by Landlord or Operator governing the use of the
Parking Facility. Landlord does not assume any responsibility for any damage or loss to any
automobiles parked in the Parking Facility or to any personal property located therein, or for any
injury sustained by any person in or about the Parking Facility. Except in connection with a
permitted assignment of this Lease or a permitted sublease of the Premises or a portion thereof or
the use of parking by Tenant’s customers, clients, visitors, employees and other business invitees,
neither Tenant nor any Tenant employee nor any other party claiming by, through or under Tenant
shall assign, sublet, license or otherwise transfer or allow the use of any of Tenant’s parking
rights under this Lease.

- 11 -

 

          (f) Tenant’s parking rights shall be for non-reserved parking spaces; provided, however, two
(2) parking spaces of Tenant’s Parking Allocation shall be reserved parking spaces at no cost to
Tenant (except as Operating Expense pass-throughs as set forth in Article 7). Landlord reserves
the right to require that all or a portion of Tenant’s Parking Allocation be for tandem, stacked,
valet and such other parking arrangements as Landlord or the Operator shall from time to time deem
reasonably necessary for the Parking Facility.

          (g) If Landlord or Operator prevent Tenant from enjoying one or more of Tenant’s parking
rights (other than resulting from the occurrence of an Event of Default), (i) Tenant shall not be
required to pay the fee for the applicable parking permit(s) for such day for parking in the
Parking Facility; and (ii) Landlord shall make arrangements for alternative parking for Tenant at
another parking facility within reasonable proximity to the Building.

ARTICLE 4

CONDITION OF THE PREMISES

     Section 4.1 Condition. Subject to Landlord’s obligation to provide Landlord’s Contribution
and to perform the Slab Repair Work (both upon the terms set forth in this Lease), Tenant has
inspected the Premises and agrees (i) to accept possession of the Premises in “as is” condition as
of the Commencement Date; and (ii) that Landlord has no obligation to perform any work, supply any
materials, incur any expense or make any alterations or improvements to prepare the Premises for
Tenant’s occupancy. Tenant’s occupancy of any part of the Premises for the conduct of its ordinary
business shall be conclusive evidence, as against Tenant, that Tenant has accepted possession of
such part of the Premises in its then-current condition and that, at the time such possession was
taken, such part of the Premises and the Building were in good and satisfactory condition as
required by this Lease and the Work Agreement. The foregoing notwithstanding, Landlord represents
and warrants that as of the Commencement Date the Base Building Systems and Common Areas are in
good working condition and repair and are in material compliance with all Legal Requirements, but
if at any time during the Term it is determined that such Base Building Systems were not in good
working condition and repair on the Commencement Date, such systems shall be repaired or replaced
by Landlord as necessary at Landlord’s cost; and nothing contained herein is intended to relieve
Landlord of its obligations of maintenance and repair and replacement set forth elsewhere in this
Lease.

ARTICLE 5

ALTERATIONS

     Section 5.1 Tenant’s Alterations.

          (a) Tenant shall be permitted to make Decorative Alterations without Landlord’s consent.
Tenant shall be permitted to make Permitted Alterations with Landlord’s prior consent, which
consent shall not be unreasonably withheld, conditioned or delayed. Tenant shall not make any
Major Alterations without the prior written consent of Landlord, which consent may be withheld in
Landlord’s sole discretion.

     “Alterations” means any alterations or additions in or about the Premises (including the
initial Tenant Improvements).

- 12 -

 

     “Decorative Alterations” means minor decorative or cosmetic Permitted Alterations that do not
require the issuance of any permit, such as painting or the installation of wall coverings or floor
coverings.

     “Permitted Alterations” means Alterations that do not consist solely of Decorative Alterations
and that (i) are non-structural, (ii) do not materially and adversely affect any Base Building
Systems, (iii) affect only the Premises and are not visible from outside of the Premises, and (iv)
do not affect the certificate of occupancy issued for the Building or the Premises.

     “Major Alterations” means Alterations that are neither Decorative Alterations nor Permitted
Alterations.

          (b) Prior to making any Alterations (other than Decorative Alterations), Tenant, at Tenant’s
expense, shall (i) submit to Landlord for its approval, detailed plans and specifications (“Plans”)
of each proposed Alteration, and with respect to any Alteration affecting any Base Building System,
evidence that the Alteration has been designed by, or reviewed and approved by, Landlord’s
designated engineer for the affected Base Building System, (ii) obtain all permits, approvals and
certificates required by any Governmental Authorities, (iii) furnish to Landlord duplicate original
policies or certificates of worker’s compensation (covering all persons to be employed by Tenant,
and Tenant’s contractors and subcontractors in connection with such Alteration) and commercial
general liability (including property damage coverage) insurance and Builder’s Risk coverage (as
described in Article 11) all in such form, with such companies, for such periods and in such
amounts as Landlord may reasonably require and naming Landlord, Landlord’s Agent, any Lessor and
any Mortgagee as additional insureds. Within ten (10) days after Landlord’s receipt of the Plans,
Landlord shall endeavor to notify Tenant in writing as to whether Landlord approves or disapproves
such Plans. If Landlord fails to approve or disapprove such Plans within such ten (10) day period,
then Tenant shall have the right to deliver to Landlord a second (2nd) request for approval of the
Plans, which request must state in all capital letters in 12 point font and bold print “SECOND AND
FINAL REQUEST-LANDLORD HAS THREE (3) BUSINESS DAYS TO RESPOND” at the top of the first page of the
request (the “Second Alteration Approval Request”). If Landlord fails within three (3) Business
Days of Tenant’s delivery of a Second Alteration Approval Request to notify Tenant in writing
whether Landlord approves or disapproves such Plans, then such Plans shall be deemed approved by
Landlord. If Landlord disapproves any Plans, Landlord will provide reasonably detailed grounds for
such disapproval, except that Landlord shall not be required to state any grounds for disapproving
any Major Alterations other than identifying the basis for Landlord’s determination that such
Alteration is a Major Alteration. Tenant shall give Landlord not less than two (2) Business Days’
notice prior to performing any Decorative Alteration, which notice shall contain a description of
such Decorative Alteration. The Plans submission and approval provisions set forth in this Section
shall not apply to the initial Tenant Improvements to be made at the Premises pursuant to Exhibit
C-Work Agreement.

          (c) Tenant, at Tenant’s expense, shall, as and when required, promptly obtain certificates of
partial and final approval of such Alterations required by any Governmental Authority and shall
furnish Landlord with copies thereof, together with “as-built” drawings for such Alterations (other
than Decorative Alterations) prepared on an AutoCAD Computer Assisted Drafting and Design System
{or such other system or medium as Landlord may

- 13 -

 

reasonably require), using naming conventions issued by the American Institute of Architects
in June, 1990 (or such other naming conventions as Landlord may reasonably accept) and magnetic
computer media of such record drawings and specifications translated in DWG format or another
format acceptable to Landlord. This Section 5.1(c) shall not apply to the initial Tenant
Improvements to be made at the Premises pursuant to Exhibit C-Work Agreement.

     Section 5.2 Manner and Quality of Alterations. All Alterations shall be performed (a) in a
good and workmanlike manner and free from material defects, (b) except in connection with
Decorative Alterations (for which no Plans will be required), substantially in accordance with the
Plans, and by contractors reasonably approved by Landlord, and (c) in compliance with all
Requirements, the teams of this Lease and all construction procedures and regulations then
reasonably prescribed by Landlord. All materials and equipment shall be of first quality and at
least equal to the applicable standards for the Building then reasonably established by Landlord,
and no such materials or equipment (other than Tenant’s Property) shall be subject to any lien or
other encumbrance.

     Section 5.3 Removal of Tenant’s Property. On or before the Expiration Date, Tenant, at
Tenant’s expense, shall remove Tenant’s Property from the Premises. Unless otherwise directed by
Landlord, on or before the Expiration Date, Tenant, at Tenant’s expense, shall (i) remove all
Specialty Alterations (as defined in Exhibit B-Definitions) and close up any slab penetrations at
the Premises; and (ii) remove all other Alterations (other than Decorative Alterations). The
foregoing notwithstanding, Tenant shall only be required to remove Specialty Alterations and/or
other Alterations if at the time that Tenant submits its plans for such Specialty Alterations
and/or other Alterations, at Tenant’s written request, Landlord provides written notification to
Tenant that Tenant will be required to remove such Specialty Alterations and/or Alterations on or
before the Expiration Date. Tenant, at Tenant’s expense, shall repair and restore in a good and
workmanlike manner any damage to the Premises and/or the Building caused by Tenant’s removal of
Tenant’s Property and any Alterations. If Tenant fails to so remove any of Tenant’s Property
and/or any Alterations that Tenant is required to remove, the same shall be deemed abandoned and
Landlord may remove and dispose of same, and repair and restore any damage caused thereby, at
Tenant’s expense, and without accountability to Tenant. All Alterations that Landlord does not
require Tenant to remove as aforesaid shall become Landlord’s property upon the expiration or
earlier termination of this Lease. The foregoing notwithstanding, Tenant shall have no obligation
(i) if Landlord does not timely deliver the Swap Notice to Tenant under Section 2.1(b), to
reinstall the internal staircase between the fourteenth (14th) and fifteenth (15th) floors (i.e.,
the Slab Repair Work stairwell if Landlord does not timely deliver the Swap Notice to Tenant under
Section 2.1(b)); (ii) if Landlord timely delivers the Swap Notice to Tenant under Section 2.1(b),
to reinstall the internal staircase between the thirteenth (13th) and fourteenth (14th) floors
(i.e., the Slab. Repair Work stairwell if Landlord timely delivers the Swap Notice to Tenant under
Section 2.1(b)); (iii) to close up any slab and/or stairwell penetrations or to remove any
stairwells (whether now or hereafter created or installed) at the Premises, (iv) to remove any
cables or wiring, (v) to remove any raised computer floors, and (vi) to remove any Supplemental
HVAC Units and related equipment on any floor of the Premises so long as Tenant does not leave more
than two (2) such Supplemental HVAC Units on any floor of the Premises, upon the expiration or
earlier termination of this Lease.

- 14 -

 

     Section 5.4 Mechanic’s Liens. Tenant, at Tenant’s expense, shall discharge any lien or
charge recorded or filed against the Project in connection with any work done or claimed to have
been done by or on behalf of, or materials furnished or claimed to have been furnished to, Tenant,
within twenty-five (25) days after Tenant’s receipt of notice thereof by payment, filing the bond
required by law or otherwise in accordance with law.

     Section 5.5 Labor Relations. [intentionally omitted].

     Section 5.6 Tenant’s Costs. Tenant shall pay promptly to Landlord, upon demand, for (a) all
reasonable and documented out-of-pocket, third-party costs incurred by Landlord in connection with
the review of any Alterations plans, and (b) the time reasonably spent by Landlord’s personnel to
operate elevators or otherwise to facilitate Tenant’s Alterations, which time shall be charged at
the hourly rate that Landlord normally charges for such personnel’s services. If Tenant’s
Alterations (exclusive of any Decorative Alterations) cost more than $50,000, Tenant shall pay to
Landlord, upon demand, an administrative fee in an amount equal to one percent (1%) of the total
cost of such Alterations. At Landlord’s request, Tenant shall deliver to Landlord reasonable
supporting documentation evidencing the hard and soft costs incurred by Tenant in designing and
constructing any Alterations. This Section 5.6 shall not apply to the initial Tenant Improvements
to be made at the Premises pursuant to Exhibit C-Work Agreement.

     Section 5.7 Tenant’s Equipment. Tenant shall provide notice to Landlord prior to moving any
heavy machinery, heavy equipment, freight, bulky matter or fixtures (collectively, “Equipment”)
into or out of the Building and shall pay to Landlord any reasonable costs actually incurred by
Landlord in connection therewith. If such Equipment requires special handling, Tenant agrees (a)
to employ only persons holding all necessary licenses to perform such work, (b) all work performed
in connection therewith shall comply with all applicable Requirements and (c) such work shall be
done only during hours reasonably designated by Landlord. The foregoing notwithstanding, Landlord
will not charge any fee under this Section 5.7 in connection with Tenant’s installation of normal
office equipment in the Premises (including, without limitation, Supplemental HVAC Units,
photocopiers and conference room tables) in connection with the initial Tenant Improvements to be
made at the Premises pursuant to Exhibit C-Work Agreement provided that such equipment reasonably
can and is transported to the Premises via the Building freight elevator (and not, for example, by
way of a rooftop hoist that involves the removal of a Premises window).

     Section 5.8 Legal Compliance. The approval of Alteration Plans, or consent by Landlord to
the making of any Alterations, does not constitute Landlord’s representation that such Alteration
Plans or Alterations comply with any Requirements. Landlord shall not be liable to Tenant or any
other party in connection with Landlord’s approval of any Alteration Plans, or Landlord’s consent
to Tenant’s performing any Alterations. If any Alterations made by or on behalf of Tenant, require
Landlord to make any alterations or improvements to any part of the Building in order to comply
with any Requirements, Tenant shall pay all reasonable costs and expenses actually incurred by
Landlord, without markup, in connection with such alterations or improvements.

- 15 -

 

     Section 5.9 Floor Load. Tenant shall not place a load upon any floor of the Premises that
exceeds eighty (80) pounds per square foot “live-load” or twenty (20) pounds per square foot
“dead-load” without Landlords prior written consent, which consent shall not to be unreasonably
withheld, conditioned or delayed. Landlord reserves the right to reasonably designate in
consultation with a licensed structural engineer (if reasonably necessary) the position of all
Equipment which Tenant wishes to place within the Premises, and to place reasonable limitations on
the weight thereof.

ARTICLE 6

REPAIRS

     Section 6.1 Landlord’s Repair and Maintenance. Landlord shall operate, maintain and, except
as provided in Section 6.2 hereof, make all necessary repairs (both structural and nonstructural)
to (i) the Base Building Systems, (ii) the Common Areas, in conformance with standards applicable
to Comparable Buildings, (iii) the structural and exterior components of the Building including,
without limitation, the exterior (e.g., walls {excluding interior surface drywall and related
studs) and windows) of the Building, all slabs and slab penetrations {including any damage or
defects in the Slab Repair Work), the common corridor surface of demising walls, exterior doors and
windows, load bearing elements, foundations, Common Area stairways, roof and roof membrane, (iv)
Tenant’s signage located within the Common Areas, (v) elevators, Common Area elevator lobbies and
Building standard restrooms, (vi) subject to Section 11.2(b) and except to the extent caused by
Tenant, any damage to the Premises, Tenant Improvements or other Alterations resulting from leaks
from the Base Building Systems (including, without limitation, leaks from the roof or exterior
walls), and (vi) non-Specialty Alteration lightbulbs, lamps and ballasts located in the Premises
and in the Common Areas and, to the extent applicable in accordance with Article 7 below, the cost
of such repairs, maintenance and replacements will be included in Operating Expenses. Landlord
shall make all repairs with due diligence and due care in a good and workmanlike manner and in
compliance with all applicable Requirements.

     Section 6.2 Tenant’s Repair and Maintenance. Tenant shall promptly, at Tenant’s expense and
in compliance with Article 5, make all nonstructural repairs to the Premises and all repairs to the
fixtures, plate glass (excluding the exterior windows), Specialty Alterations, equipment and
appurtenances located within or exclusively serving the Premises including all electrical and
plumbing systems from the point of connection to the Base Building System and all supplemental
heating, ventilation and air conditioning systems exclusively serving the Premises or, if this
Lease expressly provides that the Premises will be served by the HVAC System, any alterations or
improvements to the HVAC System made or caused to be made by Tenant (collectively, “Tenant
Fixtures”) as and when needed to preserve the Premises in good working order and condition, except
for reasonable wear and tear, leaks from Base Building Systems (including, without limitation,
leaks from the roof or exterior walls), damage by casualty or condemnation, and damage for which
Tenant is not responsible (e.g., damage caused by the actions or omissions of another tenant,
Landlord, or their respective invitees). Subject to Section 11.2(b), all damage to the Building or
to any portion thereof or to any Tenant Fixtures requiring structural or nonstructural repair
caused by or resulting from any negligent act or omission, or improper conduct of a Tenant Party or
the moving of Tenant’s Property or Equipment into, within or out of the Premises by a Tenant Party,
shall be repaired at Tenant’s

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expense by Tenant or by Landlord in accordance with the allocation of repair responsibilities
set forth in Article 11. All Tenant repairs shall be of good quality utilizing new construction
materials and in compliance with Article 5.

     Section 6.3 Restorative Work. Landlord reserves the right to make all changes, alterations,
additions, improvements, repairs or replacements to the Building and Base Building Systems,
including changing the arrangement or location of entrances or passageways, doors and doorways,
corridors, elevators, stairs, toilets or other Common Areas (collectively, “Restorative Work”), as
Landlord reasonably deems necessary or desirable, and to take all materials into the Premises
required for the performance of such Restorative Work, provided that (a) the level of any Building
service shall not decrease in any material respect from the level required of Landlord in this
Lease as a result thereof (other than temporary changes in the level of such services during the
performance of any such Restorative Work) and (b) Tenant is not deprived of reasonable access to
the Premises or the Parking Facility. Landlord shall use reasonable efforts to minimize
interference with Tenant’s use and occupancy of the Premises during the performance of such
Restorative Work. Except as set forth in Section 10.13 and Section 15.6 hereof and any other
applicable provision set forth in this Lease, there shall be no Rent abatement or allowance to
Tenant for a diminution of rental value, no actual or constructive eviction of Tenant, in whole or
in part, no relief from any of Tenant’s other obligations under this Lease, and no liability on the
part of Landlord by reason of inconvenience, annoyance or injury to business arising from Landlord,
Tenant or others performing, or failing to perform, any Restorative Work.

ARTICLE 7

TAXES AND OPERATING EXPENSES

     Section 7.1 Definitions.

          (a) “Assessed Valuation” shall mean the amount for which the Project is assessed by any
applicable Governmental Authority for the purpose of imposition of Taxes.

          (b) “Base Operating Expenses” shall mean the Operating Expenses for the Base Year.

          (c) “Base Taxes” shall mean the Taxes payable on account of the Base Year.

          (d) “Calendar Year” shall mean each calendar year, all or any portion of which falls during
the Term.

          (e) “Comparison Year” shall mean any Calendar Year commencing subsequent to the Base Year.

          (f) “Operating Expenses” shall mean the aggregate of all reasonable costs and expenses paid or
incurred by or on behalf of Landlord in connection with the ownership, operation, repair and
maintenance of the Project, including, but not limited to, the following:

               (i) any capital improvement made after the Base Year if such capital improvement either (A) is
reasonably intended to result in a reduction in Operating Expenses

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(e.g., a labor-saving improvement) provided the amount included in Operating Expenses in any
Comparison Year shall not exceed an amount equal to the savings reasonably determined or
anticipated by Landlord to result from the installation and operation of such improvement, and/or
(B) is made during any Comparison Year to comply with Requirements, exclusive of any costs incurred
to remedy any Requirements violation existing on or prior to the Commencement Date. Such capital
improvements shall be amortized (with interest at the Base Rate) on a straight-line basis over such
period as Landlord shall reasonably determine, and the amount included in Operating Expenses in any
Comparison Year shall be equal to the annual amortized amount;

               (ii) costs of maintaining and operating (including the reasonable rental value thereof, but
not for more than 1,500 square feet of rentable area) the management and engineering offices, if
any, for the Building;

               (iii) costs incurred by Landlord in establishing, equipping, maintaining, repairing and
operating (including the reasonable rental value thereof) any Building amenities or services
intended by Landlord for the general benefit of tenants of the Building such as any concierge
service (whether located at the Building or made available to Building tenants from an off-site
location) and to the extent such Building amenities or services are made available to Building
tenants from an off-site location, such costs shall be proportionately shared among the applicable
buildings (including the Building) based upon the rentable square footages of the applicable
buildings (including the Building);

               (iv) costs of maintaining the sidewalks, landscaping and other improvements adjacent to the
Project including, without limitation, costs of cleaning, removing snow and spreading salt; feeding
trees; removing trash from tree boxes; and adding mulch to tree boxes;

               (v) electricity costs other than Premises Electricity and the equivalent of Premises
Electricity provided to any other tenanted space at the Building;

               (vi) water and other utility costs;

               (vii) costs of all insurance (including any terrorism insurance) maintained by Landlord in
connection with the Project and/or Landlord’s equipment, fixtures and personal property used in
connection therewith; and

               (viii) a property management fee in the amount of three percent (3%) of gross rents and
revenues received by Landlord from the Project (including, without limitation, Operating Expense
and Tax pass-throughs and reimbursements) and all items reimbursable to the Building property
manager pursuant to any management contract for the Building.

     Except as might be expressly set forth in this Lease to the contrary, Operating Expenses shall
be calculated in accordance with customary practices employed by other comparable owners of
Comparable Buildings. Landlord shall not seek or be entitled to capture more than 100% of the
actual amount incurred by Landlord for Operating Expenses. Operating Expenses shall not include
any Excluded Expenses. Landlord shall at all times use reasonable efforts to operate the Building
in an efficient and cost effective manner consistent with the operation of Comparable Buildings.

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     If during all or part of the Base Year or any Comparison Year, Landlord does not furnish any
particular item of work or service to a particular leasable portion of the Building and the cost of
such item would constitute an Operating Expense and the cost would vary with the Building’s
occupancy level or if any tenant of the Building does not normally use a specific Building area or
improvement (e.g., a first (1st) floor retail tenant with an exterior premises entrance door does
not normally use the Building’s passenger elevators), then, for purposes of computing Operating
Expenses for such period, the amount included in Operating Expenses for such period shall be
increased by an amount equal to the costs that Landlord reasonably determines would have been
incurred during such period if Landlord had furnished such item of work or service to such portion
of the Building or if all tenants of the Building had normally used such Building area or
improvement; provided, however, if the result of such computation would be for Landlord to be
reimbursed for such expenditures in excess of the expenses actually incurred by Landlord for such
items, then the foregoing amount shall be reduced by such excess.

     In determining the amount of Operating Expenses for the Base Year or any Comparison Year, if
less than ninety-five percent (95%) of the Building rentable area is occupied by tenants at any
time during the Base Year or any such Comparison Year, then Operating Expenses which vary with
occupancy (but not with respect to any Operating Expenses that do not vary with the occupancy level
of the Building) shall be determined for the Base Year or such Comparison Year to be an amount
equal to the like expenses which would normally be expected to be incurred had such occupancy been
ninety-five percent (95%) throughout the Base Year or such Comparison Year; provided, however, if
the result of such computation would be to have Landlord’s expenditure, recoveries for such items
exceed the actual cost of such items, then the foregoing amount shall be reduced by such excess.
Notwithstanding the foregoing to the contrary, in the event the Building’s occupancy is ninety-five
percent (95%) or greater, none of the foregoing adjustments to Operating Expenses referenced in
this paragraph shall be made.

     To the extent that the Building shares facilities and/or services with other buildings,
Operating Expenses shall include the portion of all costs, expenses and disbursements relating, to
such shared facilities and services as Landlord reasonably allocates to the Building provided that
if such expenses were incurred solely at or in connection with the Building, such expenses would
otherwise constitute Operating Expenses hereunder. For example, if the property management office
for the Building were located in another office building containing the same rentable area as the
Building and such management office also serves as the property management office for such other
building, Operating Expenses for the Building would include Landlord’s reasonable allocation to the
Building of the cost of maintaining and operating (including the reasonable rental value thereof,
but not for more than the rentable area permitted above) the management offices at such other
building.

          (g) “Statement” shall mean a statement setting forth in reasonable detail a comparison of as
applicable, either (i) the Base Taxes and the Taxes for an applicable Comparison Year, together
with the amount of Tenant’s Tax Payment for such Comparison Year, or (ii) the Base Operating
Expenses and the Operating Expenses payable for any Comparison Year, together with the amount of
Tenant’s Operating Payment for such Comparison Year.

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          (h) “Taxes” shall mean (i) all real estate taxes, assessments, sewer and water rents, Business
Improvement District assessments and charges and all other governmental levies, impositions or
charges, whether general, special, ordinary, extraordinary, foreseen or unforeseen, which may be
assessed, levied or imposed upon all or any part of the Project or in connection with the use
thereof (including any transit, personal property, sales, rental, use, or occupancy taxes and other
taxes and assessments), and (ii) all expenses (including reasonable attorneys’ fees and
disbursements and experts’ and other witnesses’ fees) incurred in contesting any of the foregoing
or the Assessed Valuation of the Project (but such expenses will not be included in Base Taxes if
incurred during the Base Year).. Taxes shall not include (x) interest or penalties incurred by
Landlord as a result of Landlord’s late payment of Taxes, (y) franchise, transfer, gift,
inheritance, estate, succession, excise, corporations, capital stock, net or excess profits taxes
or income taxes imposed upon Landlord or Landlord’s income and revenues, or (z) deed transfer,
transfer of economic interests or recordation taxes. For purposes hereof, “Taxes” for any Calendar
Year shall be deemed to be the Taxes which are assessed, levied or imposed for such Calendar Year
regardless of when due or paid. If any Taxes are assessed on a fiscal year (rather than a Calendar
Year), Landlord shall have the right to equitably allocate, such Taxes on a Calendar Year basis.
If Landlord elects to pay any assessment in annual installments, then (i) such assessment shall be
deemed to have been so divided and to be payable in the maximum number of installments permitted by
law, and (ii) there shall be deemed included in Taxes for each Comparison Year the installments of
such assessment becoming payable during such Comparison Year, together with interest payable during
such Comparison Year on such installments and on all installments thereafter becoming due as
provided by law, all as if such assessment had been so divided. If at any time the methods of
taxation prevailing on the Effective Date shall be altered so that in lieu of or as an addition to
the whole or any part of Taxes, there shall be assessed, levied or imposed (1) a tax, assessment,
levy, imposition or charge based on the income or rents received from the Project whether or not
wholly or partially as a capital levy or otherwise, (2) a tax, assessment, levy, imposition or
charge measured by or based in whole or in part upon all or any part of the Project and imposed
upon Landlord, (3) a license fee measured by the rents, or (4) any other tax, assessment, levy,
imposition, charge or license fee however described or imposed, including business improvement
district impositions and business, professional and occupational license fees, then all such taxes,
assessments, levies, impositions, charges or license fees or the part thereof so measured or based
shall be deemed to be Taxes.

     Section 7.2 Tenant’s Tax Payment.

          (a) If the Taxes payable for any Comparison Year exceed the Base Taxes, Tenant shall pay to
Landlord Tenant’s Proportionate Share of such excess (“Tenant’s Tax Payment”). Notwithstanding the
foregoing, Tenant shall have no obligation to pay Tenant’s Tax Payment until the earlier of (a) the
first (1st) yearly anniversary of the date Tenant (or any party claiming by, through or under
Tenant) occupies any part of the Premises for the conduct of Tenant’s (or such other party’s)
business, or (b) September 1, 2012. For each Comparison Year, Landlord shall furnish to Tenant a
written statement setting forth Landlord’s reasonable estimate of Tenant’s Tax Payment for such
Comparison Year (the “Tax Estimate”). Tenant shall pay to Landlord on the first (1st)
day of each month during such Comparison Year an amount equal to 1/12 of the Tax Estimate for such
Comparison Year. If Landlord furnishes a Tax Estimate for a Comparison Year subsequent to the
commencement thereof, then (i) until the first (1st) day of the

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month following the month in which the Tax Estimate is furnished to Tenant, Tenant shall pay
to Landlord on the first (1st) day of each month an amount equal to the monthly sum
payable by Tenant to Landlord under this Section during the last month of the preceding Comparison
Year, (ii) promptly after the Tax Estimate is furnished to Tenant or together therewith, Landlord
shall give notice to Tenant stating whether the installments of Tenant’s Tax Estimate previously
made for such Comparison Year were greater or less than the installments of Tenant’s Tax Estimate
to be made for such Comparison Year in accordance with the Tax Estimate, and (x) if there shall be
a deficiency, Tenant shall pay the amount thereof within fifteen (15) Business Days after demand
therefor, or (y) if there shall have been an overpayment, Landlord shall credit the amount thereof
against subsequent payments of Rent due hereunder, and (iii) on the first (1st) day of
the month following the month in which the Tax Estimate is furnished to Tenant, and on the first
(1st) day of each month thereafter throughout the remainder of such Comparison Year,
Tenant shall pay to Landlord an amount equal to 1/12 of the Tax Estimate.

          (b) As soon as reasonably practicable after Landlord has determined the Taxes for a Comparison
Year, Landlord shall furnish to Tenant a Statement for such Comparison Year. If the Statement
shows that the sums paid by Tenant under Section 7.2(a) exceeded the actual amount of Tenant’s Tax
Payment for such Comparison Year, Landlord shall credit the amount of such excess against
subsequent payments of Rent due hereunder or, if the Term has expired, Landlord shall promptly pay
within fifteen (15) Business Days after receipt of such Statement such amount to Tenant (net of any
sums then owed by Tenant to Landlord). If the Statement for such Comparison Year shows that the
sums so paid by Tenant were less than Tenant’s Tax Payment for such Comparison Year, Tenant shall
pay the amount of such deficiency within fifteen (15) Business Days after delivery of the Statement
to Tenant.

          (c) Only Landlord may institute proceedings to reduce the Assessed Valuation of the Project
and the filings of any such proceeding by Tenant without Landlord’s consent shall constitute an
Event of Default. If the Taxes payable for the Base Year are reduced, the Base Taxes shall be
correspondingly revised, the Additional Rent previously paid or payable on account of Tenant’s Tax
Payment hereunder for all Comparison Years shall be recomputed on the basis of such reduction, and
Tenant shall pay to Landlord within fifteen (15) Business Days after being billed therefor, any
deficiency between the amount of such Additional Rent previously computed and paid by Tenant to
Landlord, and the amount due as a result of such recomputations. If Landlord receives a refund of
Taxes for any Comparison Year, Landlord shall credit against subsequent payments of Rent due
hereunder, an amount equal to Tenant’s. Proportionate Share of the refund, net of any expenses
incurred by Landlord in achieving such refund, which amount shall not exceed Tenant’s Tax Payment
paid for such Comparison Year or, if the Term has expired, Landlord shall promptly pay within
fifteen (15) Business Days after receipt of such refund of Taxes such amount to Tenant (net of any
sums then owed by Tenant to Landlord). Landlord shall not be obligated to file any application or
institute any proceeding seeking a reduction in Taxes or the Assessed Valuation. If Landlord
secures an abatement or refund of any Taxes for any Comparison Year, Tenant shall receive Tenant’s
Proportionate Share of the amount of such abatement or refund (net of reasonable costs incurred not
passed through as Operating Expenses) as a credit to be applied by Landlord against the next
monthly rental payment(s) (unless no further Rent is due by Tenant hereunder and then Landlord
shall pay Tenant’s Proportionate Share of the amount of any abatement or refund to Tenant within
fifteen (15) Business Days of Landlord’s receipt of any such abatement or refund), and any expenses

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incurred by Landlord in connection with obtaining such reduction shall be included in
Operating Expenses.

          (d) Tenant shall be responsible for any applicable occupancy or rent tax now in effect or
hereafter enacted and, if such tax is payable by Landlord, Tenant shall promptly pay such amounts
to Landlord, upon Landlord’s demand.

          (e) Tenant shall be obligated to make Tenant’s Tax Payment regardless of whether Tenant may be
exempt from the payment of any Taxes as the result of any reduction, abatement or exemption from
Taxes granted or agreed to by any Governmental Authority, or by reason of Tenant’s diplomatic or
other tax-exempt status.

     Section 7.3 Tenant’s Operating Payment.

          (a) If the Operating Expenses payable for any Comparison Year exceed the Base Operating
Expenses, Tenant shall pay to Landlord Tenant’s Proportionate Share of such excess (“Tenant’s
Operating Payment”). Notwithstanding the foregoing, Tenant shall have no obligation to pay
Tenant’s Operating Payment until the earlier of (a) the first (1st) yearly anniversary
of the date Tenant (or any party claiming by, through or under Tenant) occupies any part of the
Premises for the conduct of Tenant’s (or such other party’s) business, or (b) September 1, 2012.
For each Comparison Year, Landlord shall furnish to Tenant a written statement setting forth
Landlord’s reasonable estimate of Tenant’s Operating Payment for such Comparison Year (the “Expense
Estimate”). Tenant shall pay to Landlord on the first (1st) day of each month during
such Comparison Year an amount equal to 1/12 of the Expense Estimate. If Landlord furnishes an
Expense Estimate for a Comparison Year subsequent to the commencement thereof, then (i) until the
first (1st) day of the month following the month in which the Expense Estimate is
furnished to Tenant, Tenant shall pay to Landlord on the first (1st) day of each month
an amount equal to the monthly sum payable by Tenant to Landlord under this Section during the last
month of the preceding Comparison Year, (ii) promptly after the Expense Estimate is furnished to
Tenant or together therewith, Landlord shall give notice to Tenant stating whether the installments
of Tenant’s Operating Payment previously made for such Comparison Year were greater or less than
the installments, of Tenant’s Operating Payment to be made for such Comparison Year in accordance
with the Expense Estimate, and (x) if there shall be a deficiency, Tenant shall pay the amount
thereof within ten (10) Business Days after demand therefor, or (y) if there shall have been an
overpayment, Landlord shall credit the amount thereof against subsequent payments of Rent due
hereunder, and (iii) on the first (1st) day of the month following the month in which
the Expense Estimate is furnished to Tenant, and on the first (1st) day of each month
thereafter throughout the remainder of such Comparison Year, Tenant shall pay to Landlord an amount
equal to 1/12 of Tenant’s Operating Payment shown on the Expense Estimate.

          (b) On or before May 1st of each Comparison Year, Landlord shall furnish to Tenant a Statement
for the immediately preceding Comparison Year. If the Statement shows that the sums paid by Tenant
under Section 7.3(a) exceeded the actual amount of Tenant’s Operating Payment for such Comparison
Year, Landlord shall credit the amount of such excess against subsequent payments of Rent due
hereunder or, if the Term has expired, Landlord shall promptly pay such amount to Tenant (net of
any sums then owed by Tenant to Landlord). If the

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Statement shows that the sums so paid by Tenant were less than Tenant’s Operating Payment for
such Comparison Year, Tenant shall pay the amount of such deficiency within ten (10) Business Days
after Tenant’s receipt of the Statement.

     Section 7.4 Non-Waiver; Disputes.

          (a) Landlord’s failure to render any Statement on a timely basis with respect to any
Comparison Year shall not prejudice Landlord’s right to thereafter render a Statement with respect
to such Comparison Year or any subsequent Comparison Year, nor shall the rendering of a Statement
prejudice Landlord’s right to thereafter render a corrected Statement for that Comparison Year;
provided that in all events Landlord shall provide a Statement to Tenant no later than eighteen
(18) months after the end of the Calendar Year for which such Statement is rendered. The foregoing
notwithstanding, there shall be no limit on the time during which Landlord must provide Tenant with
written notice of a supplemental invoice with respect to any Contested Cost; provided, however,
that Landlord shall use commercially reasonable efforts to diligently pursue the resolution of any
such Contested Cost. A “Contested Cost” means any Operating Expenses, Taxes and charges for Excess
Electrical Usage: (i) that Landlord contests during such eighteen (18) month period and/or (ii) for
which Landlord did not receive an invoice prior to the expiration of such eighteen (18) month
period.

          (b) Each Statement sent to Tenant shall be conclusively binding upon Tenant unless (i) Tenant
pays to Landlord when due the amount set forth in such Statement, without prejudice to Tenant’s
right to dispute such Statement, and (ii) within ninety (90) days after such Statement is sent,
Tenant sends a notice to Landlord requesting a review of Landlord’s books and records applicable to
such Statement, in which case Tenant and its accountants shall have the right to review Landlord’s
books and records applicable to such Statement; provided, however, that if an error in excess of
four percent (4%) is found to exist with respect to a particular Operating Expense category, then
with regard to such expense category Tenant shall also have the ability to review and dispute such
expense categories in the Statements issued for the then one (1) preceding Calendar Year (but not
for any Calendar Year preceding such one (1) Calendar Year regardless of the results of the review
of such Statement). With respect to each Statement, Landlord will maintain its applicable books
and records for a period of at least three (3) years after such Statement is delivered to Tenant
and thereafter during the pendency of any review thereof by Tenant pursuant to the terms of this
Lease. Tenant agrees that Tenant will not employ, in connection with any dispute under this Lease
with respect to a Statement, any person or entity who is to be compensated in whole or in part, on
a contingency fee basis. If Tenant timely objects to a Statement and the parties do not resolve
any dispute as to the correctness of such Statement within thirty (30) days following such notice
of objection, either party may refer the issues raised to a nationally recognized public accounting
firm selected by Landlord and reasonably acceptable to Tenant, and the decision of such accountants
shall be conclusively binding upon Landlord and Tenant. In connection therewith, Tenant, such
accountants and all other persons to whom Tenant gives any of the information obtained in
connection with such review shall execute and deliver to Landlord a confidentiality agreement, in
form and substance reasonably satisfactory to Landlord, whereby such parties agree not to disclose
to any third party any of the information obtained in connection with such review. Tenant shall
pay the fees and expenses relating to such procedure, unless such accountants determine that
Landlord overstated Operating Expenses by more than four percent (4%) for such Comparison Year, in
which case

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Landlord shall pay such fees and expenses of the accounting firm selected by Landlord and
Tenant as set forth above, and shall pay the reasonable fees and expenses of Tenant’s accountants,
within thirty (30) days following the decision of such accounting firm after receipt of written
request.

     Section 7.5 Proration. Tenant’s Tax Payment and Tenant’s Operating Payment for the
applicable Calendar Year shall be apportioned on the basis of the number of days in the year from
the date on which Tenant first becomes obligated to make such payments until December 31st of such
calendar year. If the Expiration Date occurs on a date other than December 31st, Tenant’s Tax
Payment and Tenant’s Operating Payment for the Calendar Year in which such Expiration Date occurs
shall be apportioned on the basis of the number of days in the period from January 1st to the
Expiration Date. Upon the expiration or earlier termination of this Lease, any Additional Rent
under this Article shall be adjusted or paid within thirty (30) days after submission of the
Statement for the last Calendar Year.

     Section 7.6 No Reduction in Rent. If Operating Expenses or Taxes for any Comparison Year are
less than the Base Operating Expenses or the Base Taxes (as applicable), such occurrence shall not
entitle Tenant to a refund or any other payment nor shall it result in a reduction in the Rent
payable under this Lease.

ARTICLE 8

REQUIREMENTS OF LAW

     Section 8.1 Compliance with Requirements.

          (a) Subject to the provisions of Section 6.2 regarding repairs, Tenant, at Tenant’s expense,
shall comply with all Requirements applicable to the Premises; provided, however, that Tenant shall
not be obligated to comply with any Requirements requiring any structural alterations to the
Building or any alterations to the Base Building Systems unless the application of such
Requirements arises from (i) the specific manner and nature of Tenant’s use or occupancy of the
Premises, as distinct from general office use, (ii) Alterations made by Tenant, or (iii) a breach
by Tenant of any provisions of this Lease. Any such repairs or alterations shall be made at
Tenant’s expense (1) by Tenant in compliance with Article 5 if such repairs or alterations are
nonstructural and do not affect any Base Building System, or (2) by Landlord if such repairs or
alterations are structural or affect any Base Building System. If Tenant obtains knowledge of any
failure to comply with any Requirements applicable to the Premises, Tenant shall give Landlord
prompt notice thereof.

          (b) Tenant shall not cause or permit (i) any Hazardous Materials to be brought onto the
Project by any Tenant Party, (ii) the storage or use of Hazardous Materials by a Tenant Party in
any manner other than in full compliance with any Requirements, or (iii) the escape, disposal or
release of any Hazardous Materials within or in the vicinity of the Building by any Tenant Party.
Nothing herein shall be deemed to prevent Tenant’s use of any Hazardous Materials customarily used
in the ordinary course of office work or in the construction of leasehold improvements, but only
during the period of Tenant’s performance of the initial Tenant Improvements and any Alterations;
provided that, in either such case, such use is in accordance with all Requirements. Tenant shall
be responsible, at Tenant’s expense, for all matters directly

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or indirectly based on, or arising or resulting from the presence of Hazardous Materials at
the Project which is caused or permitted by a Tenant Party. Tenant shall provide to Landlord
copies of all communications received by Tenant with respect to any Requirements relating to
Hazardous Materials, and/or any claims made in connection therewith. Landlord or its agents may
perform environmental inspections of the Premises at any time upon reasonable prior notice (or
without notice if Landlord believes an emergency exists).

          (c) Landlord shall comply with (or cause to be complied with) all Requirements applicable to
the Project which are not the obligation of Tenant as expressly set forth herein and which are not
the obligation of any other tenant of the Building (except to the extent such non-compliance by
such other tenants materially and adversely affects Tenant or its rights under this Lease).

          (d) Tenant shall not cause or permit (to the extent within Tenant’s control and obligations
under the terms of the Lease) any action or condition that would (i) invalidate or conflict with
Landlord’s insurance policies, (ii) violate applicable rules, regulations and guidelines of the
Fire Department or be inconsistent with the recommendations of any of the issuers of such policies
or any other authority having jurisdiction over the Building, (iii) cause an increase in the
premiums of fire insurance for the Building over that payable with respect to Comparable Buildings,
or (iv) result in Landlord’s insurance companies’ refusing to insure the Building or any property
therein in amounts and against risks as reasonably determined by Landlord. If fire insurance
premiums increase as a result of Tenant’s failure to comply with the provisions of this Section,
Tenant shall promptly cure such failure and shall reimburse Landlord for the increased fire
insurance premiums paid by Landlord as a result of such failure by Tenant.

     Section 8.2 Fire and Life Safety. Any modifications to the Building fire alarm and life
safety systems required by Tenant or completed as part of any Alterations shall be at Tenant’s
expense, subject to the application of Landlord’s Contribution pursuant to the terms of the Exhibit
C-Work Agreement. If the Fire Insurance Rating Organization or any Governmental Authority or any
of Landlord’s insurers requires or recommends any modifications and/or alterations be made or any
additional equipment be supplied in connection with the sprinkler system or fire alarm and
life-safety system serving the Building by reason of Tenant’s use of the Premises or any portion
thereof for purposes other than for the Permitted Use, any Alterations performed by Tenant or the
location of the partitions, Tenant’s Property, or other contents of the Premises, Landlord (to the
extent outside of the Premises) or Tenant (to the extent within the Premises) shall make such
modifications and/or Alterations, and supply such additional equipment, in either case at Tenant’s
expense.

ARTICLE 9

SUBORDINATION

     Section 9.1 Subordination and Attornment.

          (a) This Lease is subject and subordinate to all Mortgages and Superior Leases, and, at the
request of any Mortgagee or Lessor, Tenant shall attorn to such Mortgagee or Lessor, its successors
in interest or any purchaser in a foreclosure sale. Landlord shall use commercially reasonable
efforts to deliver to Tenant a subordination, nondisturbance and

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attornment agreement from Landlord’s current and all future Mortgagees and Lessors on each
such Mortgagee’s or Lessor’s standard form (an “SNDA”), which form shall be in a commercially
reasonable form and which form shall be modified to address any Lease-specific provisions as such
Mortgagee or Lessor might reasonably require; provided, however, with respect to any future
Mortgagee(s), such subordination shall not be effective until a commercially reasonable SNDA
modified as set forth above has been executed by the Mortgagee and delivered to Tenant. If
Landlord fails to deliver to Tenant an SNDA from Landlord’s current Mortgagee within thirty (30)
days after the Effective Date (the “SNDA Period”), Tenant, as Tenant’s sole remedy, shall have the
right to terminate this Lease during the fifteen (15) day period immediately following the SNDA
Period by delivering written notice to Landlord of such termination. If Tenant fails to terminate
this Lease during such fifteen (15) day period, then Landlord’s obligation to obtain an SNDA from
Landlord’s current Mortgagee as set forth herein shall be deemed null and void and Landlord shall
have no further obligation to obtain an SNDA from Landlord’s current Mortgagee. Landlord
represents to Tenant that there is no Superior Lease as of the Effective Date.

          (b) If a Lessor or Mortgagee or any purchaser at a foreclosure sale under the Mortgage, any
transferee which acquires the Project by deed in lieu of foreclosure, and the successors and
assigns of such purchaser(s) shall succeed to the rights of Landlord under this Lease, then at the
request of the successor landlord and upon such successor landlord’s written agreement to accept
Tenant’s attornment and to recognize Tenant’s interest under this Lease, Tenant shall be deemed to
have attorned to and recognized such successor landlord as Landlord under this Lease. The
provisions of this Section are self-operative and require no further instruments to give effect
hereto; provided, however, that Tenant shall promptly execute and deliver any instrument that such
successor landlord may reasonably request (i) evidencing such attornment, (ii) setting forth the
terms and conditions of Tenant’s tenancy, and (iii) containing such other terms and conditions as
may be required by such Mortgagee or Lessor, provided such terms and conditions do not increase the
Rent, materially increase Tenant’s obligations or materially and adversely affect Tenant’s rights
under this Lease. Upon such attornment this Lease shall continue in full force and effect as a
direct lease between such successor landlord and Tenant upon all of the terms, conditions and
covenants set forth in this Lease except that such successor landlord shall not be:

               (i) liable for any act or omission of Landlord (except to the extent such act or omission
continues beyond the date when such successor landlord succeeds to Landlord’s interest and Tenant
gives notice of such act or omission);

               (ii) subject to any then existing monetary claim or counterclaim which Tenant may have against
Landlord (except with respect to any unfunded amounts due and payable as part of Landlord’s
Contribution); provided, however, that Tenant shall retain any right to offset or abate its rental
obligations to the extent previously exercised and/or available to Tenant under the terms of this
Lease;

               (iii) bound by any prepayment of more than one month’s Rent to any prior landlord;

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               (iv) bound by any obligation to make any payment to Tenant which was required to be made prior
to the time such successor landlord succeeded to Landlord’s interest (except with respect to any
unfunded amounts due and payable as part of Landlord’s Contribution); provided, however, that
Tenant shall retain any right to offset or abate its rental obligations to the extent previously
exercised and/or available to Tenant under the terms of this Lease;

               (v) bound by any obligation to perform any work or to make improvements to the Premises except
for (x) repairs and maintenance required to be made by Landlord under this Lease, and (y) repairs
to the Premises as a result of damage by fire or other casualty or a partial condemnation pursuant
to the provisions of this Lease, but with respect to repairs referenced in clause (y) only to the
extent that such repairs can reasonably be made from the net proceeds of any insurance or
condemnation awards, respectively, actually made available to such successor landlord; provided,
however, that Tenant shall retain any right to offset or abate its rental obligations to the extent
previously exercised and/or available to Tenant under the terms of this Lease;

               (vi) bound by any modification, amendment, or renewal of this Lease made without successor
landlord’s consent (but only to the extent such consent was required under the terms of the
Mortgage and Tenant was notified in writing as to the existence of such Mortgage); or

               (vii) liable for the repayment of any security deposit or surrender of any letter of credit,
unless and until such security deposit actually is paid or such letter of credit is actually
delivered to such successor landlord.

          (c) Tenant shall from time to time within ten (10) days of request from Landlord execute and
deliver any documents or instruments that may be reasonably required by any Mortgagee or Lessor to
confirm any subordination.

          (d) The foregoing notwithstanding, if a Lessor or Mortgagee or any other person or entity
shall succeed to the rights of Landlord under this Lease, whether through possession or foreclosure
action or the delivery of a new lease or deed and such Lessor, Mortgagee, person or entity is the
beneficiary under an SNDA with Tenant, clauses (i) — (vii) of Section 9.1(b) shall not apply and
such SNDA shall govern.

     Section 9.2 Mortgage or Superior Lease Defaults. Any Mortgagee may elect that this Lease
shall have priority over the Mortgage and, upon notification to Tenant by such Mortgagee, this
Lease shall be deemed to have priority over such Mortgage, regardless of the date of this Lease.
In connection with any financing of the Project, Tenant shall consent to any reasonable
modifications of this Lease requested by any lending institution, provided such modifications do
not increase the Rent, materially increase the obligations, or materially and adversely affect the
rights, of Tenant under this Lease.

     Section 9.3 Tenant’s Termination Right. In the event Landlord defaults in the performance or
observance of any of the terms, conditions or agreements in this Lease, Tenant shall give written
notice thereof to Mortgagee and Mortgagee shall have the right (but not the

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obligation) to cure such default. Tenant shall not take any action with respect to such
default under this Lease (except for self-help and cure rights and rent abatement and offset rights
available to Tenant under the terms of this Lease, including without limitation, Sections 10.13 and
15.6), including, without limitation, any action in order to terminate, rescind or void this Lease,
for a period of forty-five (45) days after receipt of such written notice by Mortgagee with respect
to any such default capable of being cured by the payment of money and for a period of thirty (30)
days after receipt of such written notice by Mortgagee with respect to any other such default
(provided, that in the case of any default which cannot be cured by the payment of money and cannot
with diligence be cured with such thirty (30) day period because of the nature of such default or
because Mortgagee requires time to obtain possession of the Premises in order to cure the default,
if Mortgagee proceeds promptly to attempt to obtain possession of the Premises, where possession is
required, and to cure the default and thereafter prosecutes the curing of such default with
diligence and continuity, then the time within which such default may be cured shall be extended
for such period as may be necessary to complete the curing of the default with diligence and
continuity).

     Section 9.4 Provisions. The provisions of this Article shall (a) inure to the benefit of
Landlord, any future owner of the Building or the Project, Lessor or Mortgagee and any sublessor
thereof and (b) apply notwithstanding that, as a matter of law, this Lease may terminate upon the
termination of any such Superior Lease or Mortgage.

     Section 9.5 Future Condominium Declaration. [intentionally omitted].

ARTICLE 10

SERVICES

     Section 10.1 Electricity. Subject to any Requirements or any public utility rules or
regulations governing energy consumption, Landlord shall make or cause to be made, customary
arrangements with utility companies and/or other suppliers of electricity to furnish electric
current to the Premises for Tenant’s use in accordance with the standards to which the Base
Building Systems have been designed. If not presently installed, Landlord shall install a separate
electric current meter, submeter or check meter in the Premises (a “Meter”) to measure the amount
of electric current consumed at the Premises (the “Premises Electricity”). Commencing on the
applicable Rent Commencement Date, Tenant shall pay to Landlord the costs actually incurred by
Landlord for the Premises Electricity costs within thirty (30) days after receipt of an invoice
therefor. If the Meter has not been installed as of the Effective Date, the cost of such Meter,
special conduits, wiring and panels needed in connection therewith and the installation and
maintenance thereof shall be paid by Landlord. If the Meter has been installed as of the Effective
Date, the cost of any additional special conduits, wiring and panels needed by Tenant and the
repair thereof and of such Meter shall be paid by Tenant. The rate to be paid by Tenant for the
Premises Electricity shall include any taxes or other charges actually incurred and paid directly
by Landlord in connection therewith.

     Section 10.2 Excess Electricity. Tenant shall at all times comply with the rules and
regulations of the utility company supplying electricity to the Building. Tenant shall not use any
electrical equipment which, in Landlord’s reasonable judgment, would exceed the capacity of the

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electrical equipment serving the Premises or which interferes with the electrical service to
other tenants of the Building.

     Section 10.3 Elevators. Landlord shall provide passenger and freight elevator service for
the Premises 24 hours per day, 7 days per week; provided, however, Landlord may limit passenger and
freight elevator service during non-Business Hours to one (1) operational passenger elevator and
one (1) operational freight elevator except during emergencies. Landlord shall provide at least
one freight elevator service for the Premises upon Tenant’s prior request, on a non-exclusive
“first come, first serve” basis with other Building tenants, on all Business Days during such
reasonable hours at no charge.

     Section 10.4 Heating, Ventilation and Air Conditioning. Landlord shall furnish to the
Premises during Business Hours heating, ventilation and air-conditioning (“HVAC”) in accordance
with the standards to which the Base Building Systems have been designed as set forth on
Exhibit H-Base Building HVAC attached hereto. Landlord shall have access to all
air-cooling, fan, ventilating and machine rooms and electrical closets and all other mechanical
installations of Landlord (collectively, “Mechanical Installations”), and Tenant shall not
construct partitions or other obstructions which may interfere with Landlord’s access thereto or
the moving of Landlord’s equipment to and from the Mechanical Installations. No Tenant Party shall
at any time enter the Mechanical Installations or tamper with, adjust, or otherwise affect such
Mechanical Installations. Landlord shall not be responsible if the HVAC System fails to provide
cooled or heated air, as the case may be, to the Premises in accordance with the standards to which
the Base Building Systems have been designed by reason of (i) any equipment installed by, for or on
behalf of Tenant, which has an electrical load in excess of the average electrical load and human
occupancy factors for the HVAC System as designed, or (ii) any rearrangement of partitioning or
other Alterations made or performed by, for or on behalf of Tenant Landlord shall install, if
missing or broken, new Building Standard blinds or shades on all windows within thirty (30) days
following the date on which Tenant Substantially Completes the Tenant Improvements and thereafter
promptly upon Landlord’s receipt of written notice from Tenant if such blinds or shades are
defective or need replacement from ordinary wear and tear; provided, however, if Tenant breaks such
blinds or shades, Tenant shall install new Building Standard blinds or shades on such damaged
windows. Tenant shall keep operable windows in the Premises closed whenever the HVAC System is in
operation or as and when required by any Requirement. Tenant shall cooperate with Landlord and
shall abide by the rules and regulations which Landlord may reasonably prescribe for the proper
functioning and protection of the HVAC System. Landlord shall provide reasonable notice to Tenant
of any repairs or replacements in order for Tenant to make arrangements to move furniture, files
and other miscellaneous items in the Premises.

     Section 10.5 Supplemental Heating, Ventilation and Air Conditioning. If the Premises or any
portion thereof is at any time served by any supplemental heating, ventilation and air conditioning
unit(s) that taps into the base Building HVAC System condenser water loop (whether one or more, but
exclusive of any units that are part of the base Building HVAC System, the “Supplemental HVAC
Units”), (a) Tenant shall pay Landlord within thirty (30) days after Landlord gives Tenant an
invoice therefor, (i) [intentionally omitted]; and (ii) on a monthly basis, a charge of $50.00 per
ton for each Supplemental HVAC Unit; (b) Tenant, at Tenant’s expense, shall install an electric
submeter for the Supplemental HVAC Unit(s)

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concurrently with Tenant’s installation of such Supplemental HVAC Unit(s) (c) Landlord shall
read the submeter (with Tenant providing Landlord with reasonable access thereto) and Tenant shall
pay to Landlord all electricity charges (including any taxes and other fees associated with such
electricity charges) measured on such submeter within thirty (30) days after receipt of an invoice
therefor; (d) Tenant, at Tenant’s expense, shall at all times maintain a Supplemental HVAC Unit(s)
service contract with a firm and upon such terms as may be reasonably satisfactory to Landlord and
(e) Tenant shall provide Landlord with such documentation and other evidence as Landlord might
reasonably request from time to time to demonstrate Tenant’s proper maintenance of the Supplemental
HVAC Unit(s) including, without limitation, Tenant’s compliance with all of equipment
manufacturer’s warranties, rules and requirements with respect to the Supplemental HVAC Unit(s).

     Section 10.6 Overtime HVAC. The Fixed Rent does not include any charge to Tenant for the
furnishing of HVAC to the Premises during non-Business Hours (“Overtime Periods”). If Tenant
desires HVAC services during Overtime Periods, Tenant shall be able to request such overtime as
needed by accessing the Building Management Control System and automatically requesting Overtime
HVAC by zone and for a specified time period. An access code will be required and Tenant will be
charged for all requests authorized by their specific access code. If Landlord furnishes HVAC
service during Overtime Periods, Tenant shall pay to Landlord $60.00 per hour per zone. Landlord
shall limit future increases to actual increases tied to costs of delivery such service including
but not limited to electricity, administration and reasonable wear and tear on equipment.

     Section 10.7 Cleaning. Landlord shall cause the Premises (excluding any portions thereof
used for the storage, preparation, service or consumption of food or beverages (except for
pantries, which Landlord shall clean in accordance with the applicable provisions of Exhibit
D-Cleaning Specifications); as an exhibition area or classroom; for storage; as a shipping room,
mail room or for similar purposes; for private bathrooms, showers or exercise facilities; as a
trading floor; primarily for operation of computer, data processing, reproduction, duplicating or
similar equipment; and portions of the Premises that include any improvements or property that
require non-standard office cleaning supplies, materials, procedures, labor or service, such as
paintings and other works of art) to be cleaned, substantially in accordance with the standards set
forth in Exhibit D-Cleaning Specifications. Landlord reserves the right to modify such standards
from time-to-time provided that Landlord’s cleaning standards shall be reasonably consistent with
those provided in Comparable Buildings. Any areas of the Premises which Landlord is not required
to clean hereunder or which require additional cleaning shall be cleaned, at Tenant’s expense, by
Landlord’s cleaning contractor for such additional charge as Landlord’s cleaning contractor might
require from time to time. Landlord’s cleaning contractor and its employees shall have access to
the Premises at all times except between 7:00 a.m. and 6:00 p.m. on weekdays which are not
Holidays.

     Section 10.8 Water. Landlord shall provide hot and cold water in the core lavatories,
drinking fountains and janitor’s closets on each floor of the Building. If Tenant requires water
in excess of that used by a normal office building tenant of similar size using its premises for
normal office use, Tenant shall pay for the cost of bringing water to the Premises and Landlord may
install a meter to measure the water. Tenant shall pay the cost of such installation, and for

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all maintenance, repairs and replacements thereto, and for the reasonable charges of Landlord
for the water consumed.

     Section 10.9 Refuse Removal. Landlord shall provide refuse removal services at the Building
for ordinary office refuse and rubbish. Tenant shall pay to Landlord, Landlord’s reasonable charge
for such removal to the extent that the refuse generated by Tenant exceeds the refuse customarily
generated by general office tenants. Tenant shall not dispose of any refuse in the Common Areas,
and if Tenant does so, Tenant shall be liable for Landlord’s reasonable charge for such removal.
Tenant shall, at Tenant’s expense, comply with all present and future Requirements regarding the
collection, sorting, separation, and recycling of trash. Each separately sorted category of trash
shall be placed in separate receptacles as directed by Landlord.

     Section 10.10 Directory and Suite Entry Signage. Landlord, at Landlord’s expense, shall list
Tenant on at least one of the Building directories located in the first (1st) floor lobbies of the
Building. The Building directory listing Tenant’s name will be shared with other Building tenants
and space on the directory shall be equitably apportioned amongst the tenants. Landlord shall, at
Landlord’s expense, install Building standard suite entry signage at the principal suite entry
location at the Premises, unless Tenant, at Tenant’s expense, desires its own unique signage on any
of the full floors leased by Tenant.

     Section 10.11 Tenant Access to Premises. Tenant shall have access to the Premises 24 hours a
day, 7 days a week. Outside of Business Hours, Building and floor access will be monitored by an
electronic card or key security and access system or any such successor system installed and
maintained by Landlord. Tenant shall be responsible for access control to the Premises at Tenant’s
expense. Landlord shall provide Tenant with one (1) Building access card (or equivalent) per 200
rentable square feet of the Premises at no cost to Tenant.

     Section 10.12 Telecommunications. If Tenant requests that Landlord grant access to the Building to
a telecommunications service provider designated by Tenant for purposes of providing
telecommunications services to Tenant, Landlord shall use its good faith efforts to respond to such
request within thirty (30) days. Tenant acknowledges that nothing set forth in this Section shall
impose any affirmative obligation on Landlord to grant such request and that Landlord, in its
reasonable discretion, shall have the right to determine which telecommunications service providers
shall have access to Building facilities.

     Section 10.13 Service Interruptions. Landlord reserves the right to suspend any service when
necessary, by reason of Unavoidable Delays, accidents or emergencies, or for Restorative Work
which, in Landlord’s reasonable judgment, are necessary or appropriate until such Unavoidable
Delay, accident or emergency shall cease or such Restorative Work is completed and Landlord shall
not be liable for any interruption, curtailment or failure to supply services. Landlord shall use
reasonable efforts to minimize interference with Tenant’s use and occupancy of the Premises as a
result of any such interruption, curtailment or failure or defect in any such service, or change in
the supply, character and/or quantity of, electrical service, and to restore any such services,
remedy such situation and minimize any interference with Tenant’s business. The exercise of any
such right or the occurrence of any such failure by Landlord shall not constitute an actual or
constructive eviction, in whole or in part, entitle Tenant to any

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compensation, abatement or diminution of Rent, relieve Tenant from any of its obligations
under this Lease, or impose any liability upon Landlord or any Indemnified Party by reason of
inconvenience to Tenant, or interruption of Tenant’s business, or otherwise. Landlord shall not be
liable in any way to Tenant for any failure, defect or interruption of, or change in the supply,
character and/or quantity of electrical service furnished to the Premises for any reason except if
attributable to the gross negligence or willful misconduct of Landlord. In the event of a casualty
or a Taking, the applicable provisions of this Lease shall prevail over the rent abatement
provisions of this Section. The foregoing notwithstanding (but subject to the last sentence of
this Section 10.13), if (i) Tenant is precluded from having reasonable access to the Premises or
any portion thereof and Tenant has ceased using the affected portion of the Premises for a period
longer than three (3) consecutive Business Days or (ii) any failure or stoppage of any Essential
Service (as defined in Section 15.6(b)) to be provided by Landlord under this Lease (a) precludes
Tenant from having reasonable access to the Premises or any portion thereof or renders the Premises
or any portion thereof untenantable for the normal conduct of Tenant’s business in all or a portion
of the Premises and, in either such case, Tenant has ceased using the Premises or the affected
portion thereof; (b) was not caused by Tenant, its employees, invitees or agents; and (c) extends
for a period longer than three (3) consecutive Business Days, Tenant’s obligation to pay Fixed
Rent, Tenant’s Tax Payment and Tenant’s Operating Payment for the affected portion of the Premises
shall be abated beginning on the fourth (4th) Business Day following the date the aforementioned
conditions are met and shall continue with respect to the Premises or the affected portion thereof
(as applicable) until the conditions described in clause (a) no longer exist. In the event of a
casualty or a Taking, the applicable provisions of this Lease shall prevail over the rent abatement
provisions of this Section.

     Section 10.14 Service Additions and Omissions. Except with respect to the services that
Landlord otherwise expressly agrees to provide under this Lease, Landlord shall have the right to
add, modify and/or curtail any Building services as Landlord determines appropriate from time to
time in Landlord’s sole discretion. All of the services to be provided to Tenant pursuant to this
Article are only to be provided from and after the date Tenant takes occupancy of the Premises for
the conduct of its business. Any services to be provided by Landlord to Tenant prior to such
occupancy shall be governed by the Work Agreement.

     Section 10.15 Fitness Center. During the Term, Landlord shall provide a fitness or health
center (the “Fitness Center”) at the Building which Fitness Center shall be available for use only
by Building tenants and representatives of Landlord free of direct charge (other than through
Operating Expense payments) on a non-exclusive first-come, first-served basis. The foregoing
notwithstanding, Landlord’s obligation to provide the Fitness Center at the Building and Tenant’s
right to use the Fitness Center shall be subject to (i) closings during emergencies and repairs,
(ii) compliance with any applicable Requirements and (iii) such rules and regulations as Landlord
might reasonably require (including Landlord’s requirement that each Fitness Center user execute a
liability waiver reasonably satisfactory to Landlord). Landlord recently updated the locker rooms
at the Fitness Center. Prior to July 1, 2011, Landlord shall replace the existing Fitness Center
exercise equipment with new equipment.

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ARTICLE 11

INSURANCE; PROPERTY LOSS OR DAMAGE

     Section 11.1 Tenant’s Insurance.

          (a) Tenant, at Tenant’s expense, shall obtain and keep in full force and effect during the
Term:

               (i) a policy of commercial general liability insurance on an occurrence basis (utilizing then
current ISO forms or equivalent) against claims for contractual liability, personal injury, bodily
injury, death and/or property damage occurring in or about the Building, under which Tenant is
named as the insured and Landlord, Landlord’s Agent and any Lessors and any Mortgagees whose names
have been furnished to Tenant are named as additional insureds (the “Insured Parties”). Such
insurance shall provide primary coverage without contribution from any other insurance carried by
or for the benefit of the Insured Parties. The minimum limits of liability provided in any
combination by a commercial general liability policy and excess liability or umbrella policy
applying exclusively to the Premises shall be a combined single limit with respect to each
occurrence and in the aggregate in an amount of not less than $4,000,000; provided, however, that
Landlord shall retain the right to require Tenant to increase such coverage from time to time to
that amount of insurance which in Landlord’s reasonable judgment is then being customarily required
by landlords for similar office space in Comparable Buildings. The deductible or self insured
retention for such policy shall not exceed $10,000;

               (ii) insurance against loss or damage by fire, and such other risks and hazards as are
insurable under then available standard forms of “Special Form Causes of Loss” or “All Risk”
property insurance policies, insuring Tenant’s Property and all Alterations and improvements to the
Premises (including the initial Tenant Improvements) to the extent such Alterations and
improvements exceed the cost of the improvements typically performed in connection with the initial
occupancy of tenants in the Building (“Building Standard Installations”), for the full insurable
value thereof or replacement cost thereof, having a deductible amount, if any, not in excess of
$25,000;

               (iii) prior to and during the performance of any Alterations (other than Decorative
Alterations), until completion thereof, Builder’s Risk insurance on an “all risk” basis and on a
completed value faun including a Permission to Complete and Occupy endorsement, for full
replacement value covering the interest of Landlord and Tenant (and their respective contractors
and subcontractors) in all work incorporated in the Building and all materials and equipment in or
about the Premises, Workers’ Compensation and Employer’s Liability Insurance (covering all persons
to be employed by Tenant, and Tenant’s contractors and subcontractors in connection with such
Alterations) and commercial general liability (including property damage coverage) insurance, all
in such form, for such periods, in such amounts and with such companies as Landlord may reasonably
require, naming Landlord, Landlord’s Agent and any Mortgagee (of which Tenant has been given
notice) as additional insureds to all policies except the Workers’ Compensation and Employer’s
Liability Insurance policy;

               (iv) Workers’ Compensation Insurance, as required by law and Employers Liability Insurance in
the amount of not less than $500,000;

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               (v) Business Interruption/Rental Insurance; and

               (vi) such other insurance in such amounts as the Insured Parties may reasonably require from
time to time.

          (b) All insurance required to be carried by Tenant (i) shall contain a provision that (x) no
act or omission of Tenant shall affect or limit the obligation of the insurance company to pay the
amount of any loss sustained, and (y) shall be noncancellable and/or no material change in coverage
shall be made thereto unless the Insured Parties receive thirty (30) days’ prior notice of the
same, by certified mail, return receipt requested, and (ii) shall be effected under valid and
enforceable policies issued by reputable insurers permitted to do business in the State and rated
in Best’s Key Rating Guide, or any successor thereto as having a “Best’s Rating” of “A-” or better
and a “Financial Size Category” of at least “X” or better or, if such ratings are not then in
effect, the equivalent thereof or such other financial rating as Landlord may at any time
reasonably consider appropriate.

          (c) On or prior to the Commencement Date, Tenant shall deliver to Landlord appropriate
policies of insurance, including evidence of waivers of subrogation required to be carried pursuant
to this Article and that the Insured Parties are named as additional insureds (the “Policies”).
Evidence of each renewal or replacement of the Policies shall be delivered by Tenant to Landlord at
least ten (10) days prior to the expiration of the Policies. In lieu of the Policies, Tenant may
deliver to Landlord a certification from Tenant’s insurance company (on the form currently
designated “ACORD 27” (Evidence of Property Insurance) and “ACORD 25-S” (Certificate of Liability
Insurance), or the equivalent, provided that attached thereto is an endorsement to Tenant’s
commercial general liability policy naming the Insured Parties as additional insureds) which shall
be binding on Tenant’s insurance company, and which shall expressly provide that such certification
(i) conveys to the Insured Parties all the rights and privileges afforded under the Policies as
primary insurance, and (ii) contains an unconditional obligation of the insurance company to advise
all Insured Parties in writing by certified mail, return receipt requested, at least thirty (30)
days in advance of any termination or change to the Policies that would affect the interest of any
of the Insured Parties.

     Section 11.2 Waiver of Subrogation.

          (a) Landlord and Tenant shall each procure an appropriate clause in or endorsement to any
property insurance covering the Project and personal property, fixtures and equipment located
therein, wherein the insurer waives subrogation or consents to a waiver of right of recovery.

          (b) Landlord and Tenant agree not to make any claim against, or seek to recover from, the
other for any loss or damage to its property or the property of others resulting from fire or other
hazards to the extent covered (or would have been covered if the party had obtained and maintained
the insurance it was required to carry under this Lease) by the property insurance that was
required to be carried by that party under the terms of this Lease.

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          (c) Tenant acknowledges that Landlord shall not carry insurance on, and shall not be
responsible for, (i) damage to any Above Building Standard Installations, (ii) Tenant’s Property,
and (iii) any loss suffered by Tenant due to interruption of Tenant’s business.

     Section 11.3 Restoration.

          (a) If the Premises are damaged by fire or other casualty, or if the Building is damaged such
that Tenant is deprived of reasonable access to the Premises, the damage shall be repaired by
Landlord, to substantially the condition of the. Premises prior to the damage, subject to the
provisions of any Mortgage or Superior Lease and only to the extent that such repairs can
reasonably be made from the net proceeds of any insurance actually received by Landlord, but
Landlord shall have no obligation to repair or restore (i) Tenant’s Property or (ii) except as
provided in Section 11.3(b), any Alterations or improvements to the Premises, to the extent such
Alterations or improvements exceed Building Standard Installations (“Above Building Standard
Installations”). So long as Tenant is not in default beyond applicable grace or notice provisions
in the payment or performance of its obligations under this Section, and provided Tenant timely
delivers to Landlord either Tenant’s Restoration Payment (as hereinafter defined) or the
Restoration Security (as hereinafter defined) or Tenant expressly waives any obligation of Landlord
to repair or restore any of Tenant’s Above Building Standard Installations, then until the
restoration of the Premises is Substantially Completed or would have been Substantially Completed
but for Tenant Delay, Fixed Rent, Tenant’s Tax Payment and Tenant’s Operating Payment shall be
reduced in the proportion by which the area of the part of the Premises which is not usable (or
accessible ) and is not used by Tenant bears to the total area of the Premises.

          (b) As a condition precedent to Landlord’s obligations to repair or restore any Above Building
Standard Installations, Tenant shall (i) pay to Landlord upon demand a sum (“Tenant’s Restoration
Payment”) equal to the amount, if any, by which (A) the cost, as reasonably estimated by a
reputable independent contractor designated by Landlord, of repairing and restoring all Alterations
and Tenant Improvements in the Premises to their condition prior to the damage, exceeds (B) the
cost of restoring the Premises with Building Standard Installations, or (ii) furnish to Landlord
security (the “Restoration Security”) in form and amount reasonably acceptable to Landlord to
secure Tenant’s obligation to pay all costs in excess of restoring the Premises with Building
Standard Installations. If Tenant fails to deliver to Landlord either (1) Tenant’s Restoration
Payment or the Restoration Security, as applicable, or (2) a waiver by Tenant, in form reasonably
satisfactory to Landlord, of all of Landlord’s obligations to repair or restore any of the Above
Building Standard Installations, in either case within thirty (30) days after Landlord’s demand
therefor, Landlord shall have no obligation to restore any Above Building Standard Installations
and Tenant’s abatement of Fixed Rent, Tenant’s Tax Payment and Tenant’s Operating Payment shall
cease when the restoration of the Premises (other than any Above Building Standard Installations)
is Substantially Complete.

     Section 11.4 Landlord’s Termination Right. Notwithstanding anything to the contrary
contained in Section 11.3, if the Premises are totally damaged or are rendered wholly untenantable,
or if the Building shall be so damaged that, in Landlord’s reasonable opinion, substantial
alteration, demolition, or reconstruction of the Building shall be required (whether or not the
Premises are so damaged or rendered untenantable) and cannot be substantially completed within nine
(9) months of the casualty or Landlord lacks insurance proceeds (after

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application under any Mortgage, sufficient to restore the Building), then in either of such
events, Landlord may, not later than sixty (60) days following the date of the damage, terminate
this Lease by notice to Tenant, provided that if the Premises are not materially damaged, Landlord
may not terminate this Lease unless Landlord similarly terminates the leases of other tenants in
the Building aggregating at least fifty percent (50%) of the portion of the Building occupied for
office purposes immediately prior to such damage. If this Lease is so terminated, (a) the Term
shall expire upon the sixtieth (60th) day after such notice is given, (b) Tenant shall vacate the
Premises and surrender the same to Landlord, (c) Tenant’s liability for Rent shall cease as of the
date of the damage, and (d) any prepaid Rent for any period after the date of the damage shall be
promptly refunded by Landlord to Tenant.

     Section 11.5 Tenant’s Termination Right. If the Premises are totally damaged and are thereby
rendered wholly untenantable, or if the Building shall be so damaged that Tenant is deprived of
reasonable access to the Premises, and if Landlord elects to restore the Premises, Landlord shall,
within sixty (60) days following the date of the damage, cause a contractor or architect selected
by Landlord to give notice (the “Restoration Notice”) to Tenant of the date by which such
contractor or architect estimates the restoration of the Premises (excluding any Above Building
Standard Installations) shall be Substantially Completed. If such date, as set forth in the
Restoration Notice, is more than nine (9) months from the date of such damage, then Tenant shall
have the right to terminate this Lease by giving notice (the “Termination Notice”) to Landlord not
later than thirty (30) days following delivery of the Restoration Notice to Tenant; provided,
however, if the Restoration Notice estimated that the Premises (excluding any Above Building
Standard Installations) would be Substantially Completed within nine (9) months after the date of
such damage and Landlord does not Substantially Complete the repairs within nine (9) months after
the date of such damage for any reason other than a Tenant delay or an Unavoidable Delay, Tenant
shall have the right to terminate this Lease by delivering a thirty (30) day prior written notice
to Landlord after the end of such nine (9) month period (the “Damage Termination Notice”) and
thereafter during the first five (5) Business Days after each calendar month following the end of
such period until such time as the repairs are Substantially Completed; provided, further, however,
that if Landlord Substantially Completes the repairs within the thirty (30) day period after Tenant
delivers the Damage Termination Notice, Tenant’s Damage Termination Notice shall be deemed null and
void. If Tenant delivers a Termination Notice or a Damage Termination Notice, this Lease shall be
deemed to have terminated as of the sixtieth (60th) day after the giving of such notice, in the
manner set forth in the second sentence of Section 11.4.

     Section 11.6 Final 24 Months. Notwithstanding anything to the contrary in this Article, if
any damage during the final twenty-four (24) months of the Term renders the Premises wholly
untenantable, either Landlord or Tenant may terminate this Lease by notice to the other party
within thirty (30) days after the occurrence of such damage and this Lease shall expire on the
sixtieth (60th) day after the date of such notice. For purposes of this Section, the Premises
shall be deemed wholly untenantable if Tenant cannot use more than fifty percent (50%) of the
Premises for the conduct of its business and Tenant’s inability to so use the Premises is
reasonably expected to continue for more than ninety (90) days.

     Section 11.7 Landlord’s Liability. Any Building employee to whom any property shall be
entrusted by or on behalf of Tenant shall be deemed to be acting as Tenant’s agent with

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respect to such property and neither Landlord nor its agents shall be liable for any damage to
such property, or for the loss of or damage to any property of Tenant by theft or otherwise. None
of the Insured Parties shall be liable for any injury or damage to persons or property or
interruption of Tenant’s business resulting from fire or other casualty, any damage caused by other
tenants or persons in the Building or Parking Facility or by construction of any private, public or
quasi-public work, or any latent defect in the Premises or in the Building or Parking Facility
(except that Landlord shall be required to repair the same to the extent provided in Article 6 and
this Article 11). No penalty shall accrue for delays which may arise by reason of adjustment of
fire insurance on the part of Landlord or Tenant, or for any Unavoidable Delays arising from any
repair or restoration of any portion of the Building, provided that Landlord shall use reasonable
efforts to minimize interference with Tenant’s use and occupancy of the Premises during the
performance of any such repair or restoration.

     Section 11.8 Landlord’s Insurance. Beginning on the Commencement Date and thereafter during
the Term, Landlord shall maintain at least the following insurance:

          (a) standard all-risk fire and casualty insurance for the replacement cost of the Building
(exclusive of any Above Building Standard Installations and any Specialty Alterations), having a
commercially reasonable deductible amount;

          (b) comprehensive public liability insurance with minimum limits of $2,000,000 for injury to
or death of one or more persons in any one occurrence and third-party property damage, and
$5,000,000 for third-party property damage (all such coverage may be through primary and/or excess
umbrella policies);

          (c) employer’s liability insurance with a minimum limit of $1,000,000 for bodily injury;

          (d) workmen’s compensation insurance in statutory limits; and

          (e) such other insurance coverage as is customarily carried in respect of Comparable
Buildings.

ARTICLE 12

EMINENT DOMAIN

     Section 12.1 Taking.

          (a) Total Taking. If all or substantially all of the Project, the Building or the Premises
shall be acquired or condemned for any public or quasi-public purpose (a “Taking”), this Lease
shall terminate and the Term shall end as of the date of the vesting of title and Rent shall be
prorated and adjusted as of such date.

          (b) Partial Taking. Upon a Taking of only a part (i.e., less than substantially all) of the
Project, the Building or the Premises then, except as hereinafter provided in this Article, this
Lease shall continue in full force and effect, provided that from and after the date of the vesting
of title, Fixed Rent and Tenant’s Proportionate Share shall be modified to reflect the reduction of
the Premises and/or the Building as a result of such Taking.

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          (c) Landlord’s Termination Right. Whether or not the Premises are affected, Landlord may, by
notice to Tenant, within sixty (60) days following the date upon which Landlord receives notice of
the Taking of all or a portion of the Project, the Building or the Premises, terminate this Lease,
provided that Landlord elects to terminate leases (including this Lease) affecting at least fifty
percent (50%) of the portion of the Building occupied for office purposes immediately prior to such
taking.

          (d) Tenant’s Termination Right. If the part of the Project so Taken contains more than
twenty percent (20%) of the total area of the Premises occupied by Tenant immediately prior to such
Taking, or if, by reason of such Taking, Tenant no longer has reasonable means of access to the
Premises, Tenant may terminate this Lease by notice to Landlord given within sixty (60) days
following the date upon which Tenant is given notice of such Taking. If Tenant so notifies
Landlord, this Lease shall end and expire upon the sixtieth (60th) day following the giving of such
notice. If a part of the Premises shall be so Taken and this Lease is not terminated in accordance
with this Section, Landlord, without being required to spend more than it collects as an award,
shall, subject to the provisions of any Mortgage or Superior Lease, restore that part of the
Premises not so Taken to a self-contained rental unit substantially equivalent (with respect to
character, quality, appearance and services) to that which existed immediately prior to such
Taking, excluding Tenant’s Property and Above Building Standard Installations.

          (e) Apportionment of Rent. Upon any termination of this Lease pursuant to the provisions of
this Article, Rent shall be apportioned as of, and shall be paid or refunded up to and including,
the date of such termination.

     Section 12.2 Awards. Upon any Taking, Landlord shall receive the entire award for any such
Taking, and Tenant shall have no claim against Landlord or the condemning authority for the value
of any unexpired portion of the Term or Tenant’s Alterations; and Tenant hereby assigns to Landlord
all of its right in and to such award. Nothing contained in this Article shall be deemed to
prevent Tenant from making a separate claim in any condemnation proceedings for the then value of
any Tenant’s Property or Above Building Standard Installations included in such Taking and for any
moving expenses, provided any such award is in addition to, and does not result in a reduction of,
the award made to Landlord.

     Section 12.3 Temporary Taking. If all or any part of the Premises is Taken temporarily
during the Term for any public or quasi-public use or purpose, Tenant shall give prompt notice to
Landlord and the Term shall not be reduced or affected in any way and Tenant shall continue to pay
all Rent payable by Tenant without reduction or abatement and to perform all of its other
obligations under this Lease, except to the extent prevented from doing so by the condemning
authority, and Tenant shall be entitled to receive any award or payment from the condemning
authority for such use.

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ARTICLE 13

ASSIGNMENT AND SUBLETTING

     Section 13.1 Consent Requirements.

          (a) Except as expressly set forth herein, Tenant shall not assign, mortgage, pledge, encumber,
or otherwise transfer this Lease, whether by operation of law or otherwise, and shall not sublet,
or permit, or suffer the Premises or any part thereof to be used or occupied by others (whether for
desk space, mailing privileges or otherwise), without Landlord’s prior consent in each instance,
which consent shall not be unreasonably withheld or delayed as provided in Section 13.3.

     Any assignment, sublease, mortgage, pledge, encumbrance or transfer in contravention of the
provisions of this Article shall be void and shall constitute an Event of Default.

          (b) If, without Landlord’s consent, this Lease is assigned, or any part of the Premises is
sublet or occupied by anyone other than Tenant or this Lease is encumbered (by operation of law or
otherwise), Landlord may collect rent from the assignee, subtenant or occupant, and apply the net
amount collected to the Rent herein reserved. No such collection shall be deemed a waiver of the
provisions of this Article, an acceptance of the assignee, subtenant or occupant as tenant, or a
release of Tenant from the performance of Tenant’s covenants hereunder, and in all cases Tenant
shall remain fully liable for its obligations under this Lease.

          (c) Landlord’s consent to any assignment or subletting shall not relieve Tenant from the
obligation to obtain Landlord’s consent to any further assignment or subletting. In no event shall
any permitted subtenant assign or encumber its sublease or further sublet any portion of its sublet
space, or otherwise suffer or permit any portion of the sublet space to be used or occupied by
others.

     Section 13.2 Tenant’s Notice. If Tenant desires to assign this Lease or sublet all or any
portion of the Premises and Landlord’s consent thereto is required under this Lease, Tenant shall
give notice thereof to Landlord, which shall be accompanied by (a) with respect to an assignment of
this Lease, the date Tenant desires the assignment to be effective, and (b) with respect to a
sublet of all or a part of the Premises, a description of the portion of the Premises to be sublet
and the commencement date of such sublease. Such notice shall be deemed a twenty (20) day offer
(which may be revoked by Tenant by delivering written notice to Landlord of such revocation
(“Tenant’s Revocation Right”) at any time for a period of up to five (5) Business Days after
Landlord’s acceptance of the recapture offer, if applicable) from Tenant to Landlord of the right,
at Landlord’s option, (1) if the proposed transaction is an assignment of this Lease to a
non-Related Entity, to terminate this Lease with respect to the entire Premises, or (2) if the
proposed transaction is a sublease of twenty-five percent (25%) or more of the rentable square
footage of the Premises (inclusive of any then subleased space at the Premises and any proposed
sublease space) to a non-Related Entity or the term of such sublease to a non-Related Entity
(including any extension options provided for under the sublease) would expire during the last
twelve (12) months of the Term of this Lease (without regard to any then unexercised extension
options under this Lease), to terminate this Lease with respect to the space that Tenant proposes

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to sublease (the “Partial Space”). Such option may be exercised by notice from Landlord to
Tenant within twenty (20) days after delivery of Tenant’s notice subject to Tenant’s Revocation
Right. If Landlord exercises its option to terminate all or a portion of this Lease, (a) this
Lease shall end and expire with respect to all or a portion of the Premises, as the case may be, on
the date that such assignment or sublease was to commence, provided that such date is in no event
earlier than ninety (90) days after the date Landlord receives the above notice unless Landlord
agrees to such earlier date, (b) Rent shall be apportioned, paid or refunded as of such date, (c)
Tenant, upon Landlord’s request, shall enter into an amendment of this Lease ratifying and
confirming such total or partial termination, and setting forth any appropriate modifications to
the terms and provisions hereof, (d) Landlord shall be free to lease the Premises (in the case of
an assignment) or the applicable part thereof (in the case of a sublease), as the case may be, to
Tenant’s prospective assignee or subtenant and (e) Tenant and Landlord shall pay equally pay all
costs to make the Partial Space a self-contained rental unit and to install any required Building
corridors.

     Section 13.3 Conditions to Assignment/Subletting.

          (a) If Landlord does not exercise its termination option under Section 13.2 or if Landlord
otherwise does not have a termination option, then provided that no Event of Default then exists,
Landlord’s consent to the proposed assignment or subletting shall not be unreasonably withheld or
delayed. Such consent shall be granted or denied within thirty (30) days after delivery to
Landlord of (i) a true and complete statement reasonably detailing the identity of the proposed
assignee or subtenant (“Transferee”), the nature of its business and its proposed use of the
Premises, (ii) current financial information with respect to the Transferee, including its most
recent financial statements, and (iii) any other information Landlord may reasonably request,
provided that:

               (i) in Landlord’s reasonable judgment, the Transferee is engaged in a business or activity,
and the Premises will be used in a manner, which (1) is in keeping with the then standards of the
Building, (2) is for the Permitted Uses, and (3) does not violate any restrictions set forth in
this Lease, any Mortgage or Superior Lease or any negative covenant as to use of the Premises
required by any other lease in the Building;

               (ii) with respect to any assignment or subletting for which Landlord’s consent is required
under this Lease, Tenant shall, upon demand, reimburse Landlord for all reasonable expenses
incurred by Landlord in connection with such proposed assignment or sublease, including any
investigations as to the acceptability of the Transferee and all legal costs reasonably incurred in
connection with the granting of any requested consent (not to exceed, through December 31, 2014,
$2,000 per proposed assignment or sublease, but without limitation on such fees (other than that
the legal fees must be reasonable) if the proposed assignment or sublease includes unusual issues
(such as a request that Landlord modify or release a Lease guaranty or that Landlord amend this
Lease); and

               (iii) the Transferee shall not be entitled, directly or indirectly, to diplomatic or sovereign
immunity, regardless of whether the Transferee agrees to waive such diplomatic or sovereign
immunity, and shall be subject to the service of process in, and the jurisdiction of the courts of,
the State.

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          (b) with respect to each and every subletting and/or assignment approved by Landlord under the
provisions of this Lease:

               (i) the form of the proposed assignment or sublease shall be reasonably satisfactory to
Landlord;

               (ii) no sublease shall be for a term ending later than one day prior to the Expiration Date;

               (iii) no Transferee shall take possession of any part of the Premises, until an executed
counterpart of such sublease or assignment has been delivered to Landlord and approved by Landlord
as provided in Section 13.3;

               (iv) if an Event of Default occurs prior to the effective date of such assignment or
subletting, then Landlord’s consent thereto, if previously granted, shall be immediately deemed
revoked without further notice to Tenant, and if such assignment or subletting would have been
permitted without Landlord’s consent pursuant to Section 13.7, such permission shall be void and
without force and effect, and in either such case, any such assignment or subletting shall
constitute a further Event of Default hereunder; and

               (v) each sublease shall be subject and subordinate to this Lease and to the matters to which
this Lease is or shall be subordinate; and Tenant and each Transferee shall be deemed to have
agreed that upon the occurrence and during the continuation of an Event of Default hereunder,
Tenant has hereby assigned to Landlord, and Landlord may, at its option, accept such assignment of,
all right, title and interest of Tenant as sublandlord under such sublease, together with all
modifications, extensions and renewals thereof then in effect and such Transferee shall, at
Landlord’s option, attorn to Landlord pursuant to the then executory provisions of such sublease,
except that Landlord shall not be (A) liable for any previous act or omission of Tenant under such
sublease, (B) subject to any counterclaim, offset or defense not expressly provided in such
sublease, which theretofore accrued to such Transferee against Tenant, (C) bound by any previous
modification of such sublease not consented to by Landlord or by any prepayment of more than one
month’s rent, (D) bound to return such Transferee’s security deposit, if any, except to the extent
Landlord shall receive actual possession of such deposit and such Transferee shall be entitled to
the return of all or any portion of such deposit under the terms of its sublease, or (E) obligated
to make any payment to or on behalf of such Transferee, or to perform any work in the subleased
space or the Building, or in any way to prepare the sublet space for occupancy, beyond Landlord’s
obligations under this Lease. The provisions of this Section shall be self-operative, and no
further instrument shall be required to give effect to this provision, provided that the Transferee
shall execute and deliver to Landlord any instruments Landlord may reasonably request to evidence
and confirm such subordination and attornment.

     Section 13.4 Binding on Tenant; Indemnification of Landlord. Notwithstanding any assignment
or subletting or any acceptance of rent by Landlord from any Transferee, Tenant shall remain fully
liable for the payment of all Rent due and for the performance of all the covenants, terms and
conditions contained in this Lease on Tenant’s part to be observed and performed, and any default
under any term, covenant or condition of this Lease by any

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Transferee or anyone claiming under or through any Transferee shall be deemed to be a default
under this Lease by Tenant except to the extent Landlord exercises Landlord’s recapture right
pursuant to Section 13.2 and enters into a lease directly with the Transferee for the Premises or
an applicable portion thereof. Tenant shall indemnify, defend, protect and hold harmless Landlord
from and against any and all Losses resulting from any claims that may be made against Landlord by
the Transferee or anyone claiming under or through any Transferee or by any brokers or other
persons claiming a commission or similar compensation in connection with the proposed assignment or
sublease, irrespective of whether Landlord shall give or decline to give its consent to any
proposed assignment or sublease, or if Landlord shall exercise any of its options under this
Article.

     Section 13.5 Tenant’s Failure to Complete. If Landlord consents to a proposed assignment or
sublease and Tenant fails to execute and deliver to Landlord such assignment or sublease within
ninety (90) days after the giving of such consent or the amount of space subject to such sublease
varies by more than ten percent (10%) from that specified in the notice given by Tenant to Landlord
pursuant to Section 13.2, then Tenant shall again comply with all of the provisions and conditions
of Sections 13.2, 13.3 and 13.4 before assigning this Lease or subletting all or part of the
Premises.

     Section 13.6 Profits. If Tenant enters into any assignment or sublease permitted hereunder
or consented to by Landlord, Tenant shall, within sixty (60) days of Landlord’s consent to such
assignment or sublease, deliver to Landlord a list of Tenant’s reasonable third-party expenses
incurred in connection with such transaction including, without limitation, brokerage fees and
legal fees paid in connection with such transaction, marketing costs, cash inducements,
construction costs, furniture, construction and moving allowances, rent abatement and any lease
assumption costs (collectively, “Transaction Costs”), together with a list of all of Tenant’s
Property to be transferred to such Transferee. Tenant shall deliver to Landlord evidence of the
payment of such Transaction Costs promptly after the same are paid. In consideration of such
assignment or subletting, Tenant shall pay to Landlord:

          (a) In the case of an assignment, on the effective date of the assignment, fifty percent (50%)
of all sums and other consideration paid to Tenant by the Transferee for or by reason of such
assignment (including sums paid for the sale or rental of Tenant’s Property, less, the then fair
market or rental value of such Tenant’s Property) after first deducting the Transaction Costs; or

          (b) In the case of a sublease, fifty percent (50%) of any consideration paid under the
sublease to Tenant by the Transferee which exceeds on a per square foot basis the Fixed Rent and
Additional Rent accruing during the term of the sublease in respect of the subleased space
(together with any sums paid for the sale or rental of Tenant’s Property, less, the then fair
market or rental value of such Tenant’s Property) after first deducting the Transaction Costs. The
sums payable under this clause shall be paid by Tenant to Landlord monthly as and when paid by the
subtenant to Tenant. The foregoing notwithstanding, this Section shall not apply with respect to
any transfer to a Related Entity in accordance with the terms and provisions of Section 13.7.

     Section 13.7 Transfers.

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          (a) If Tenant is a legal entity, the transfer (by one or more transfers), directly or
indirectly, by operation of law or otherwise, of a majority of the stock or other beneficial
ownership interest in Tenant or of all or substantially all of the assets of Tenant (collectively,
“Ownership Interests”) shall be deemed a voluntary assignment of this Lease; provided, however,
that the provisions of this Article shall not apply to: (i) the transfer of Ownership Interests in
Tenant if and so long as Tenant is publicly traded on a nationally recognized stock exchange; (ii)
any transfers of equity interests in Tenant or a Related Entity on a nationally recognized stock
exchange in connection with an initial public offering or private placement, recapitalization or
merger of interests in the original Tenant or a Related Entity; or (iii) a change or series of
transfers of Ownership Interests which would result in direct or indirect change in ownership of
less than fifty percent (50%) of the outstanding Ownership Interests in Tenant as of the Effective
Date. For purposes of this Article the term “transfers” shall be deemed to include (x) the
issuance of new Ownership Interests which results in a majority of the Ownership Interests in
Tenant being held by a person or entity which does not hold a majority of the Ownership Interests
in Tenant on the Effective Date and (y) except as provided below, the sale or transfer of all or
substantially all of the assets of Tenant in one or more transactions and the merger or
consolidation of Tenant into or with another business entity. The provisions of Section 13.1 shall
not apply to transactions with a business entity into or with which Tenant is merged or
consolidated or to which all or substantially all of Tenant’s assets are transferred so long as (i)
such transfer was made for a legitimate independent business purpose and not for the purpose of
transferring this Lease, (ii) the successor to Tenant has a net worth computed in accordance with
generally accepted accounting principles at least equal to the net worth of Tenant immediately
prior to such merger, consolidation or transfer, and (iii) proof satisfactory to Landlord of such
net worth is delivered to Landlord at least ten. (10) days prior to the effective date of any such
transaction. Tenant may also, upon prior notice to Landlord, assign this Lease or sublet all or a
portion of the Premises for any Permitted Uses to any business entity which controls, is controlled
by, or is under common control with the original Tenant (a “Related Entity”), for so long as such
entity remains a Related Entity. Such sublease shall not be deemed to vest in any such Related
Entity any right or interest in this Lease nor shall it relieve, release, impair or discharge any
of Tenant’s obligations hereunder. For the purposes hereof, “control” shall be deemed to mean
ownership of not less than fifty percent (50%) of all of the Ownership Interests of such
corporation or other business entity or the power to directly or indirectly direct or cause the
direction of the management or policies of Tenant or the entity in question.

          (b) The limitations set forth in this Section shall apply to Transferee(s) and guarantor(s) of
this Lease, if any, and any transfer by any such entity in violation of this Section shall be a
transfer in violation of Section 13.1.

          (c) Any modification, amendment or extension of a sublease and/or any other agreement by which
a landlord (or any affiliate thereof) of a building other than the Building agrees to assume the
obligations of Tenant under this Lease shall be deemed a sublease for the purposes of Section 13.1
hereof

     Section 13.8 Assumption of Obligations. No assignment or transfer shall be effective unless
and until the Transferee executes, acknowledges and delivers to Landlord an agreement in form and
substance reasonably satisfactory to Landlord whereby the assignee (a) assumes Tenant’s obligations
under this Lease arising from and after the effective date of the assignment

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and (b) agrees that, notwithstanding such assignment or transfer, the provisions of Section
13.1 hereof shall be binding upon it in respect of all future assignments and transfers.

     Section 13.9 Tenant’s Liability. The joint and several liability of Tenant and any
successors-in-interest of Tenant and the due performance of Tenant’s obligations under this Lease
shall not be discharged, released or impaired by any agreement or stipulation made by Landlord, or
any grantee or assignee of Landlord, extending the time, or modifying any of the terms and
provisions of this Lease, or by any waiver or failure of Landlord, or any grantee or assignee of
Landlord, to enforce any of the terms and provisions of this Lease.

     Section 13.10 Listings in Building Directory. The listing of any name other than that of
Tenant on the doors of the Premises, the Building directory or elsewhere shall not vest any right
or interest in this Lease or in the Premises, nor be deemed to constitute Landlord’s consent to any
assignment or transfer of this Lease or to any sublease of the Premises or to the use or occupancy
thereof by others. Any such listing shall constitute a privilege revocable in Landlord’s
discretion by notice to Tenant.

ARTICLE 14

ACCESS TO PREMISES

     Section 14.1 Landlord’s Access.

          (a) Landlord, Landlord’s agents and utility service providers servicing the Building may
erect, use and maintain concealed ducts, pipes and conduits in and through the Premises provided
such use does not cause the usable area of the Premises to be reduced beyond a de minimis amount.
Landlord shall promptly repair any damage to the Premises caused by any work performed pursuant to
this Article.

          (b) Landlord and any other party designated by Landlord shall have the right to enter the
Premises at any time in the case of an emergency. Landlord, any Lessor or Mortgagee and any other
party designated by Landlord and their respective agents shall have the right to enter the Premises
at all reasonable times, upon reasonable notice (which notice may be oral) to examine the Premises,
to perform Restorative Work to the Premises or the Building, to show the Premises to prospective
purchasers, Mortgagees or Lessors and during the eighteen (18) month period preceding the
Expiration Date, prospective tenants, and their respective agents and representatives or others.
The foregoing notwithstanding, Landlord shall use commercially reasonable efforts to (i) provide
Tenant with a minimum of twenty-four (24) hours prior notice, except in the event of an emergency,
and (ii) minimize disruption to Tenant’s business operations and use of the Premises.

          (c) All parts (except surfaces facing the interior of the Premises) of all walls, and windows
bounding the Premises, all balconies, terraces and roofs adjacent to the Premises, all space in or
adjacent to the Premises used for shafts, stacks, stairways, mail chutes, conduits and other
mechanical facilities, Base Building Systems, Building facilities and Common Areas are not part of
the Premises, and Landlord shall have the use thereof and access thereto through the Premises for
the purposes of Building operation, maintenance, alteration and repair.

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     Section 14.2 Building Name. Landlord has the right at any time to change the name, street
address or designation by which the Building is commonly known. If Landlord changes the name,
street address or designation by which the Building is commonly known, Landlord shall provide
Tenant with fifteen (15) Business Days prior notice in order to provide Tenant with a reasonable
period of time to appropriately modify Tenant’s business stationery and other related documents and
Landlord shall reimburse Tenant promptly for any expenditures reasonably incurred by or on behalf
of Tenant as a result thereof such as, but not limited to, replacement of letterhead on hand and
business cards, cancellation and replacement of Tenant’s phone and address listings in any
telephone or professional directories or electronic postings such as the Internet, and the mailing
of change-of-address announcements and postage thereon. Notwithstanding, in no event will Landlord
name the Building (which shall not include Landlord granting exterior signage rights to any party)
after a Building tenant.

     Section 14.3 Light and Air. If at any time any windows of the Premises are temporarily (not
to exceed twenty (20) consecutive days) darkened or covered over by reason of any Restorative Work,
any of such windows are permanently darkened or covered over due to any Requirement or there is
otherwise a diminution of light, air or view by another structure which may hereafter be erected
(whether or not by Landlord), Landlord shall not be liable for any damages and Tenant shall not be
entitled to any compensation or abatement of any Rent, nor shall the same release Tenant from its
obligations hereunder or constitute an actual or constructive eviction.

ARTICLE 15

DEFAULT

     Section 15.1 Tenant’s Defaults. Each of the following events shall be an “Event of Default”
hereunder:

          (a) Tenant fails to pay when due any installment of Rent and such default shall continue for
ten (10) days after notice of such default is given to Tenant except that if Landlord shall have
given two such notices of default in the payment of any Rent in any twelve (12) month period,
Tenant shall not be entitled to any further notice of its delinquency in the payment of any Rent or
an extended period in which to make payment until such time as twelve (12) consecutive months shall
have elapsed without Tenant having failed to make any such payment when due at which time Tenant’s
right to receive notice shall be reinstated as set forth above, and the occurrence of any default
in the payment of any Rent within such twelve (12) month period after the giving of two (2) such
notices shall constitute an Event of Default; or

          (b) Tenant fails to observe or perform any other term, covenant or condition of this Lease and
such failure continues for more than thirty (30) days after notice by Landlord to Tenant of such
default, or if such default is of a nature that it cannot be completely remedied within thirty (30)
days, failure by Tenant to commence to remedy such failure within said thirty (30) days, and
thereafter diligently take all steps necessary to remedy such default to completion; or

          (c) [intentionally omitted]; or

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          (d) Tenant files a voluntary petition in bankruptcy or insolvency, or is adjudicated a
bankrupt or insolvent, or files any petition or answer seeking any reorganization, liquidation,
dissolution or similar relief under any present or future federal bankruptcy act or any other
present or future applicable federal, state or other statute or law, or makes an assignment for the
benefit of creditors or seeks or consents to or acquiesces in the appointment of any trustee,
receiver, liquidator or other similar official for Tenant or for all or any part of Tenant’s
property; or

          (e) a court of competent jurisdiction shall enter an order, judgment or decree adjudicating
Tenant bankrupt, or appointing a trustee, receiver or liquidator of Tenant, or of the whole or any
substantial part of its property, without the consent of Tenant, or approving a petition filed
against Tenant seeking reorganization or arrangement of Tenant under the bankruptcy laws of the
United States, as now in effect or hereafter amended, or any state thereof, and such order,
judgment or decree shall not be vacated or set aside or stayed within sixty (60) days from the date
of entry thereof; or

          (f) Guarantor generally does not, or is unable to pay its debts as they become due or is
subject to the filing of a petition, case or proceeding in bankruptcy; or

          (g) the occurrence of a default under any guaranty of all or any portion of Tenant’s
liabilities under this Lease, which default continues beyond the expiration of any applicable
notice and/or cure period(s) (if any) set forth in such guaranty.

     Section 15.2 Landlord’s Remedies.

          (a) Upon the occurrence of an Event of Default, Landlord, at its option, and without limiting
the exercise of any other right or remedy Landlord may have on account of such Event of Default,
and without any further demand or notice, may give to Tenant notice of (i) the termination of this
Lease, in which event this Lease and the Term shall come to an end and expire (whether or not the
Term shall have commenced) upon the termination date set forth in such notice with the, same force
and effect as if the date set forth in the notice was the Expiration Date stated herein, and/or
(ii) the termination of Tenant’s right of possession of the Premises, in which event Tenant’s right
of possession of the Premises shall come to an end and expire (whether or not the Term shall have
commenced) upon the termination date set forth in such notice; and Tenant shall then quit and
surrender the Premises to Landlord, but Tenant shall remain liable for damages as provided in this
Article and/or, to the extent permitted by law, Landlord may remove all persons and property from
the Premises, which property shall be stored by Landlord at a warehouse or elsewhere at the risk,
expense and for the account of Tenant. Any termination notice may be given simultaneously with any
notice of default given to Tenant.

          (b) It this Lease and the Term, or Tennant’s right to possession of the Premises, terminate as
provided in Section 15.2(a):

               (i) Tenant shall quit and surrender the Premises to Landlord, and Landlord and its agents may
immediately, or at any time after such termination, re-enter the Premises or any part thereof,
without notice, either by summary proceedings, or by any other applicable action or proceeding, or
by force (to the extent permitted by law) or otherwise in

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accordance with applicable legal proceedings (without being liable to indictment, prosecution
or damages therefor), and may repossess the Premises and dispossess Tenant and any other persons
from the Premises and remove any and all of their property and effects from the Premises.

               (ii) Landlord, at Landlord’s option, may relet all or any part of the Premises from time to
time, either in the name of Landlord or otherwise, to such tenant or tenants, for any term ending
before, on or after the Expiration Date, at such rental and upon such other conditions (which may
include concessions and free rent periods) as Landlord, in its sole discretion, may determine.
Landlord shall have no obligation to accept any tenant offered by Tenant and shall not be liable
for failure to relet or, in the event of any such reletting, for failure to collect any rent due
upon any such reletting; and no such failure shall relieve Tenant of, or otherwise affect, any
liability under this Lease. Landlord shall, however, use reasonable efforts to mitigate its
damages but shall not be required to divert prospective tenants from any other portions of the
Building. Landlord, at Landlord’s option, may make such alterations, decorations and other
physical changes in and to the Premises as Landlord, in its sole discretion, considers advisable or
necessary in connection with such reletting or proposed reletting, without relieving Tenant of any
liability under this Lease or otherwise affecting any such liability.

          (c) Tenant, on its own behalf and on behalf of all persons claiming through or under Tenant,
including all creditors, hereby waives all rights which Tenant and all such persons might otherwise
have under any Requirement (i) to the service of any notice of intention to re enter or to
institute legal proceedings, (ii) to redeem, or to re-enter or repossess the Premises, (iii) to
restore the operation of this Lease, after (A) Tenant shall have been dispossessed by judgment or
by warrant of any court or judge, (B) any re-entry by Landlord, or (C) any expiration or early
termination of the term of this Lease, whether such dispossess, re-entry, expiration or termination
shall be by operation of law or pursuant to the provisions of this Lease, and (iv) to any notice to
quit the Premises. The words “redeem,” “redemption,” “re-enter,” “re-entry” and “re-entered” as
used in this Lease shall not be deemed to be restricted to their technical legal meanings.

          (d) Upon the breach or threatened breach by Tenant, or any persons claiming through or under
Tenant, of any term, covenant or condition of this Lease, Landlord shall have the right to enjoin
such breach and to invoke any other remedy allowed by law or in equity as if re-entry, summary
proceedings and other special remedies were not provided in this Lease for such breach. The rights
to invoke the remedies set forth above are cumulative and shall not preclude Landlord from invoking
any other remedy allowed at law or in equity.

     Section 15.3 Landlord’s Damages.

          (a) If this Lease and the Term, or Tenant’s right to possession of the Premises, terminate as
provided in Section 15.2, then:

               (i) Tenant shall pay to Landlord all items of Rent payable under this Lease by Tenant to
Landlord prior to the date of termination;

               (ii) Landlord may retain all monies, if any, paid by Tenant to Landlord, whether as prepaid
Rent, a security deposit or otherwise, which monies, to the extent

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not otherwise applied to amounts due and owing to Landlord, shall be credited by Landlord
against any damages payable by Tenant to Landlord;

               (iii) Tenant shall pay to Landlord, in monthly installments, on the days specified in this
Lease for payment of installments of Fixed Rent, any Deficiency; it being understood that Landlord
shall be entitled to recover the Deficiency from Tenant each month as the same shall arise, and no
suit to collect the amount of the Deficiency for any month, shall prejudice Landlord’s right to
collect the Deficiency for any subsequent month by a similar proceeding; and

               (iv) whether or not Landlord shall have collected any monthly Deficiency, Tenant shall pay to
Landlord, on demand, in lieu of any further Deficiency and as liquidated and agreed final damages,
a sum equal to the amount by which the Rent for the period which otherwise would have constituted
the unexpired portion of the Term (assuming the Additional Rent during such period to be the same
as was payable for the year immediately preceding such termination or re-entry, increased in each
succeeding year by three percent (3%) (on a compounded basis)) exceeds the then fair and reasonable
rental value of the Premises, for the same period (with both amounts being discounted to present
value at a rate of interest equal to two percent (2%) below the then Base Rate) less the aggregate
amount of Deficiencies theretofore collected by Landlord pursuant to the provisions of Section
15.3(a)(iii) for the same period. If, before presentation of proof of such liquidated damages to
any court, commission or tribunal, the Premises, or any part thereof, shall have been relet by
Landlord for the period which otherwise would have constituted the unexpired portion of the Term,
or any part thereof.

          (b) If the Premises, or any part thereof, shall be relet together with other space in the
Building, the rents collected or reserved under any such reletting and the expenses of any such
reletting shall be equitably apportioned for the purposes of this Section. Tenant shall not be
entitled to any rents collected or payable under any reletting, whether or not such rents exceeds
the Fixed Rent reserved in this Lease, however, said excess shall be credited against amounts due
and owing by Tenant to Landlord. Nothing contained in this Article shall be deemed to limit or
preclude the recovery by Landlord from Tenant of the maximum amount allowed to be obtained as
damages by any Requirement, or of any sums or damages to which Landlord may be entitled in addition
to the damages set forth in this Section.

     Section 15.4 Interest. If any payment of Rent is not paid when due, interest shall accrue on
such payment, from the date such payment became due until paid at the Interest Rate. Tenant
acknowledges that late payment by Tenant of Rent will cause Landlord to incur costs not
contemplated by this Lease, the exact amount of such costs being extremely difficult and
impracticable to fix. Such costs include, without limitation, processing and accounting charges,
and late charges that may be imposed on Landlord by the terms of any note secured by a Mortgage
covering the Premises. Therefore, in addition to interest, if any amount is not paid when due, a
late charge equal to five percent (5%) of such amount shall be assessed; provided, however, that on
one (1) occasion during any Calendar Year of the Term, Landlord shall give Tenant notice of such
late payment and Tenant shall have a period of ten (10) days thereafter in which to make such
payment before any late charge is assessed. Such interest and late charges are separate and
cumulative and are in addition to and shall not diminish or represent a substitute for any of
Landlord’s rights or remedies under any other provision of this Lease.

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     Section 15.5 Other Rights of Landlord. If Tenant fails to pay any Additional Rent when due,
Landlord, in addition to any other right or remedy, shall have the same rights and remedies as in
the case of a default by Tenant in the payment of Fixed Rent. If Tenant is in arrears in the
payment of Rent, Tenant waives Tenant’s right, if any, to designate the items against which any
payments made by Tenant are to be credited, and Landlord may apply any payments made by Tenant to
any items Landlord sees fit, regardless of any request by Tenant. Landlord reserves the right,
without liability to Tenant and without constituting any claim of constructive eviction, to suspend
furnishing or rendering to Tenant any property, material, labor, utility or other service, whenever
Landlord is obligated to furnish or render the same at the expense of Tenant, if (but only for so
long as) Tenant is in arrears in paying Landlord for such items for more than ten (10) days after
notice from Landlord to Tenant demanding the payment of such arrears. If Tenant fails to pay any
Rent when due or Tenant otherwise fails to fully and timely perform its obligations under this
Lease and Landlord engages an attorney in connection with such failure, Tenant shall pay upon
demand the reasonable attorneys’ fees incurred by Landlord regardless of whether Landlord initiates
legal action in connection with such failure.

     Section 15.6 Default by Landlord.

          (a) Landlord shall be in default hereunder if Landlord should fail to perform or observe any
covenant, term, provision or condition of this Lease and such default should continue beyond a
period of twenty (20) days after written notice from Tenant as to a monetary default or thirty (30)
days after written notice from Tenant for any other default (provided, however, that if such
default cannot, by its nature, be cured within such period, Landlord shall not be deemed in default
if Landlord shall within such period commence to cure such default and shall diligently prosecute
the same to completion). Except to the extent Tenant has expressly waived Tenant’s rights under
this Lease, in the event of an uncured default by Landlord, Tenant may, in addition to any other
rights of Tenant which are expressly set forth in this Lease, exercise any and all remedies
available to it at law or in equity. Any amounts due and payable to Tenant under the terms of this
Lease which are not paid by Landlord within twenty (20) days of such sums becoming due and payable
shall accrue interest at the Interest Rate, except interest on any portion of Landlord’s
Contribution that Landlord wrongfully fails to fund shall bear interest at ten percent (10%) per
annum, in either case, until paid by Landlord or offset by Tenant.

          (b) If (i) Tenant gives Landlord written notice that an Essential Service has been suspended
or interrupted or otherwise not provided and such notice expressly states that Tenant intends to
exercise its self-help remedy in accordance with this Section, (ii) Landlord fails to commence to
remedy such suspension within fifteen (15) days following receipt of such Tenant notice and to
thereafter diligently pursue such remedy to completion, (iii) Tenant gives Landlord an additional
written notice which notice states in bold print in 12 font or larger “SECOND AND FINAL REQUEST” at
the top of the first page and Landlord fails to commence to remedy such suspension within five (5)
days following receipt of such second notice and to thereafter diligently pursue such remedy to
completion and (iv) the curing of such Essential Service suspension does not require work to be
performed (or otherwise affect any space) outside of the Premises, Tenant shall have the right to
remedy such suspended Essential Service; provided, however, if an emergency exists that threatens
immediate harm to any persons or immediate material damage to any property due to such suspended
Essential Service, Tenant shall have the right to remedy such suspended Essential Service
immediately upon notifying

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Landlord of such emergency. In such case, Landlord shall pay to Tenant within thirty (30)
days after receipt of an invoice therefor (with reasonable back-up documentation) or, absent such
payment, Tenant shall have the right to credit the amount due against Tenant’s next succeeding
installment(s) of Fixed Rent and/or Additional Rent, all of Tenant’s actual and reasonable
third-party out-of-pocket costs incurred in connection with such remedy. Landlord’s reimbursement
or credit shall be treated as an Operating Expense. If, however, Landlord disputes in good faith
the need for the remedy in question or the cost of such remedy, or whether Landlord used reasonable
efforts to remedy such suspension, Tenant shall not exercise any rights under this Section until
the parties agree in writing on the resolution of the dispute and/or a court of competent
jurisdiction issues an order resolving such dispute beyond any applicable appeal periods. If such
cure by Tenant will affect any Base Building System, Tenant shall use only those contractors used
by Landlord for such work. Tenant shall indemnify, defend, protect and hold Landlord harmless from
and against any and all loss, cost, damage or liability incurred by Landlord to the extent arising
as a result of Tenant’s performance of any such cure, including, without limitation, claims made by
other occupants of the Building that Tenant’s performance of such work interfered with their
occupancy of space in the Building. “Essential Service” shall mean any service or obligation
(including, without limitation, failure to provide electricity, water or HVAC service or to
maintain the Common Areas and Base Building Systems as required of Landlord under this Lease) to be
provided or performed by Landlord under this Lease to or for Tenant which if not provided or
performed shall (1) effectively deny access to the Premises (or the affected portion thereof), (2)
threaten the health or safety of any occupants of or threaten to materially damage any personal
property or Alterations located within the Premises, or the affected portion thereof, or (3)
prevent or materially impair the usage of the Premises or any portion thereof for the ordinary
conduct of Tenant’s business.

          (c) If Landlord fails to make any payment of Landlord’s Contribution required to be made by
Landlord under this Lease prior to delinquency (“Landlord Payment Failure”) and such Landlord
Payment Failure continues for a period of twenty (20) days after written notice thereof from.
Tenant to Landlord and any Mortgagee of which Tenant has previously been provided written notice
together with its address, then Tenant shall deliver to Landlord a second (2nd) request
for Landlord to cure such Landlord Payment Failure, which request must state in all capital letters
in 12 point font and bold print “SECOND AND FINAL REQUEST-LANDLORD HAS THREE (3) BUSINESS DAYS TO
CURE” at the top of the first page of the request (the “Second Payment Request”). If Landlord
fails within three (3) Business Days of Tenant’s delivery of the Second Payment Request to cure
such Landlord Payment Failure, Tenant shall have the right, but not the obligation, to pay such
unpaid amounts itself to Tenant’s contractor or other vendor to which such payment is overdue, and
offset such amount(s) unpaid by Landlord in full against the next payment(s) of Rent payable by
Tenant hereunder until Tenant shall have reimbursed itself for the amounts so expended. If
Landlord cures such Landlord Payment Failure prior to Tenant offsetting the full amount of the
Landlord Payment Failure, Tenant shall have no further offset rights with respect to such Landlord
Payment Failure but shall continue to have such offset rights with respect to any other Landlord
Payment Failures.

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ARTICLE 16

LANDLORD’S RIGHT TO CURE; FEES AND EXPENSES

     If Tenant defaults in the performance of its obligations under this Lease, Landlord, without
waiving such default, may perform such obligations at Tenant’s expense: (a) immediately, and
without notice, in the case of emergency or if the default (i) materially interferes with the use
by any other tenant of the Building, (ii) materially interferes with the efficient operation of the
Building, (iii) results in a violation of any Requirement, or (iv) results or will result in a
cancellation of any insurance policy maintained by Landlord, and (b) in any other case if such
default continues after thirty (30) days from the date Landlord gives notice of the defaulted
obligation. All reasonable costs and expenses incurred by Landlord in connection with any such
performance by it and all reasonable costs and expenses, including reasonable counsel fees and
disbursements, incurred by Landlord in any action or proceeding (including any unlawful detainer
proceeding) brought by Landlord or in which Landlord is a party to enforce any obligation of Tenant
under this Lease and/or right of Landlord in or to the Premises, shall be paid by Tenant to
Landlord within ten (10) Business Days after receipt of Landlord’s invoice for such amount
(accompanied by copies of invoice(s) evidencing such costs), with interest thereon at the Interest
Rate from the date paid by Landlord. Except as expressly provided to the contrary in this Lease,
all costs and expenses which, pursuant to this Lease are incurred by Landlord and payable to
Landlord by Tenant, and all charges, amounts and sums payable to Landlord by Tenant for any
property, material, labor, utility or other services which, pursuant to this Lease, attributable
directly to Tenant’s use or occupancy of the Premises or presence at the Building, or at the
request and for the account of Tenant, are provided, furnished or rendered by Landlord, shall
become due and payable by Tenant to Landlord within ten (10) Business Days after receipt of
Landlord’s invoice for such amount (accompanied by copies of invoice(s) evidencing such costs).

ARTICLE 17

NO REPRESENTATIONS BY LANDLORD; LANDLORD’S APPROVAL

     Section 17.1 No Representations. Except as expressly set forth in this Lease, Landlord and
Landlord’s agents have made no warranties, representations, statements or promises with respect to
the Building, the Project or the Premises and no rights, easements or licenses are acquired by
Tenant by implication or otherwise. Tenant is entering into this Lease after full investigation
and is not relying upon any statement or representation made by Landlord not embodied in this
Lease.

     Section 17.2 No Money Damages. In no event shall Landlord be liable for, and Tenant, on
behalf of itself and all other Tenant Parties, hereby waives any claim for, any indirect,
consequential or punitive damages, including loss of profits or business opportunity, arising under
or in connection with this Lease. Except as set forth in Section 18.2, in no event shall Tenant be
liable for, and Landlord, on behalf of itself and all other Landlord Parties, hereby waives any
claim for, any indirect, consequential or punitive damages, including loss of profits or business
opportunity, arising under or in connection with this Lease.

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     Section 17.3 Reasonable Efforts. For purposes of this Lease, “reasonable efforts” by
Landlord shall not include an obligation to employ contractors or labor at overtime or other
premium pay rates or to incur any other overtime costs or additional expenses whatsoever.

ARTICLE 18

END OF TERM

     Section 18.1 Expiration. Upon the expiration or earlier termination of this Lease, Tenant
shall quit and surrender the Premises to Landlord vacant, broom clean and in good order and
condition, ordinary wear and tear and damage for which Tenant is not responsible under the terms of
this Lease excepted, and Tenant shall have satisfied Tenant’s removal obligations under Article 5.

     Section 18.2 Holdover Rent. Landlord and Tenant recognize that Landlord’s damages resulting
from Tenant’s failure to timely surrender possession of the Premises may be substantial, may exceed
the amount of the Rent payable hereunder, and will be impossible to accurately measure.
Accordingly, if possession of the Premises is not surrendered to Landlord on the Expiration Date or
sooner termination of this Lease, in addition to any other rights or remedies Landlord may have
hereunder or at law, Tenant shall (a) pay to Landlord for each month (or any portion thereof)
during which Tenant holds over in the Premises after the Expiration Date or sooner termination of
this Lease, a sum equal to (i) for the first month of such holdover, one hundred twenty-five
percent (125%) of the monthly Rent payable under this Lease for the last full calendar month of the
Term and (ii) for each holdover month thereafter, one hundred fifty percent (150%) of the monthly
Rent payable under this Lease for the last full calendar month of the Term, (b) if Tenant holds
over for more than thirty (30) days, be liable to Landlord for (1) any payment or rent concession
which Landlord may be required to make to any tenant obtained by Landlord for all or any part of
the Premises (a “New Tenant”) in order to induce such New Tenant not to terminate its lease by
reason of the holding-over by Tenant, and (2) the loss of the benefit of the bargain if any New
Tenant shall terminate its lease by reason of the holding-over by Tenant, and (c) if Tenant holds
over for more than thirty (30) days, indemnify Landlord against all claims for damages by any New
Tenant. In connection with the foregoing, Landlord shall notify Tenant that it has executed a
lease with a New Tenant for the Premises or a portion thereof and the delivery date of the Premises
(or the applicable portion thereof) under such lease. No holding-over by Tenant, nor the payment
to Landlord of the amounts specified above, shall operate to extend the Term hereof or to establish
a month to month or any other tenancy. Nothing herein contained shall be deemed to permit Tenant
to retain possession of the Premises after the Expiration Date or sooner termination of this Lease,
and no acceptance by Landlord of payments from Tenant after the Expiration Date or sooner
termination of this, Lease shall be deemed to be other than on account of the amount to be paid by
Tenant in accordance with the provisions of this Section.

ARTICLE 19

QUIET ENJOYMENT

     Provided this Lease is in full force and effect, Tenant may peaceably and quietly enjoy the
Premises without hindrance by Landlord or any person lawfully claiming through or under

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Landlord, subject to the terms and conditions of this Lease and to all Superior Leases and
Mortgages.

ARTICLE 20

NO SURRENDER; NO WAIVER

     Section 20.1 No Surrender or Release. No act or thing done by Landlord or Landlord’s agents
or employees during the Term shall be deemed an acceptance of a surrender of the Premises, and no
provision of this Lease shall be deemed to have been waived by Landlord or Tenant, unless such
waiver is in writing and is signed by Landlord or Tenant as applicable, except to the extent
expressly provided otherwise in this Lease.

     Section 20.2 No Waiver. The failure of either party to seek redress for violation of, or to
insist upon the strict performance of, any covenant or condition of this Lease, or any of the Rules
and Regulations, shall not be construed as a waiver or relinquishment for the future performance of
such obligations of this Lease or the Rules and Regulations, or of the right to exercise such
election but the same shall continue and remain in full force and effect with respect to any
subsequent breach, act or omission. The receipt by Landlord of any Rent payable pursuant to this
Lease or any other sums with knowledge of the breach of any covenant of this Lease shall not be
deemed a waiver of such breach. No payment by Tenant or receipt by Landlord of a lesser amount
than the monthly Rent herein stipulated shall be deemed to be other than a payment on account of
the earliest stipulated Rent, or as Landlord may elect to apply such payment, nor shall any
endorsement or statement on any check or any letter accompanying any check or payment as Rent be
deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice
to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this
Lease.

ARTICLE 21

WAIVER OF TRIAL BY JURY; COUNTERCLAIM

     Section 21.1 Jury Trial Waiver. Landlord and Tenant hereby waive trial by jury in any
action, proceeding or counterclaim brought by either party against the other in connection with any
matters in any way arising out of or connected with this Lease, the relationship of Landlord and
Tenant, Tenant’s use or occupancy of the Premises, any guaranty of all or any portion of Tenant’s
liabilities under this Lease or the enforcement of any remedy under any statute, emergency or
otherwise.

ARTICLE 22

NOTICES

     Except as otherwise expressly provided in this Lease, all consents, notices, demands,
requests, approvals or other communications given under this Lease shall be in writing and shall be
deemed sufficiently given or rendered only if delivered by hand (provided a signed receipt is
obtained) or if sent by registered or certified mail (return receipt requested) or by a nationally
recognized overnight delivery service making receipted deliveries, addressed to Landlord and Tenant
as set forth in Article 1, and to any Mortgagee or Lessor who shall require copies of notices and
whose address is provided to Tenant, or to such other address(es) as Landlord,

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Tenant or any Mortgagee or Lessor may designate as its new address(es) for such purpose by
notice given to the other in accordance with the provisions of this Article. Any such consent,
notice, demand, request, approval or other communication shall be deemed to have been given on the
date of receipted delivery, refusal to accept delivery or when delivery is first (1st) attempted
but cannot be made due to a change of address for which no notice is given or three (3) Business
Days after it shall have been mailed as provided in this Article, whichever is earlier. Either
party may change its address by giving reasonable advance written notice of its new address in
accordance with the provisions of this Article; provided, however, such notice of a party’s change
of address shall not be effective until fifteen (15) days after the other party’s actual receipt of
such notice.

ARTICLE 23

RULES AND REGULATIONS

     Tenant shall observe and comply with and shall cause all Tenant Parties to observe and comply
with the Rules and Regulations, as reasonably supplemented or amended from time to time. Landlord
reserves the right, from time to time, to adopt additional reasonable Rules and Regulations and to
reasonably amend the Rules and Regulations then in effect. Nothing contained in this Lease shall
impose upon Landlord any obligation to enforce the Rules and Regulations or terms, covenants or
conditions in any other lease against any other Building tenant, and Landlord shall not be liable
to Tenant for violation of the same by any other tenant, its employees, agents, visitors or
licensees, provided that Landlord shall enforce the Rules or Regulations against Tenant in a
non-discriminatory fashion. To the extent that any Rules or Regulations conflict with the express
terms of this Lease, the terms of this Lease shall control.

ARTICLE 24

BROKER

     Landlord has retained Landlord’s Agent as leasing agent in connection with this Lease and
Landlord will be solely responsible for any fee that may be payable to Landlord’s Agent. Landlord
agrees to pay a commission to Tenant’s Broker pursuant to a separate agreement. Each of Landlord
and Tenant represents and warrants to the other that neither it nor its agents have dealt with any
broker in connection with this Lease other than Landlord’s Agent and Tenant’s Broker and that no
other broker, finder or like entity procured or negotiated this Lease or is entitled to any fee or
commission in connection herewith. Each of Landlord and Tenant shall indemnify, defend, protect
and hold the other party harmless from and against any and all Losses which the indemnified party
may incur by reason of any claim of or liability to any broker, finder or like agent (other than
Landlord’s Agent and Tenant’s Broker) arising out of any dealings claimed to have occurred between
the indemnifying party and the claimant in connection with this Lease, and/or the above
representation being false.

ARTICLE 25

INDEMNITY

     Section 25.1 Tenant’s Indemnity. Tenant shall not do or permit to be done any act or thing
upon the Premises and Tenant will not do any act or thing in the Building which may subject
Landlord to any liability or responsibility for injury, damages to persons or property or to

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any liability by reason of any violation of any Requirement, and shall exercise such control
over the Premises as to fully protect Landlord against any such liability. Subject to the
provisions of Section 11.2(b), except to the extent of any such injury or damage resulting from the
negligence or willful misconduct of Landlord or Landlord’s agents or employees or any breach,
violation or nonperformance of any covenant, condition or agreement of this Lease on the part of
Landlord to be fulfilled, kept, observed or performed, Tenant shall indemnify, defend, protect and
hold harmless each of the Landlord Parties from and against any and all Losses, resulting from any
claims (i) against the Landlord Parties arising from any act, omission or negligence of all Tenant
Parties, (ii) against the Landlord Parties arising from any accident, injury or damage to any
person or to the property of any person and occurring in or about the Premises, and (iii) against
the Landlord Parties resulting from any breach, violation or nonperformance of any covenant,
condition or agreement of this Lease on the part of Tenant to be fulfilled, kept, observed or
performed.

     Section 25.2 Landlord’s Indemnity. Subject to the provisions of Section 11.2(b), Landlord
shall indemnify, defend and hold harmless Tenant and each of the Tenant Parties from and against
all Losses incurred by Tenant and any Tenant Party arising from any accident, injury or death to
any person or damage to any property of any person in or about the Project (but specifically
excluding the Premises and any other tenanted space) to the extent attributable to the negligence
or willful misconduct of Landlord or Landlord Parties.

     Section 25.3 Defense and Settlement.

          (a) If any claim, action or proceeding set forth in Section 25.1 is made or brought against
any Landlord Party, then upon demand by a Landlord Party, Tenant, at Tenant’s sole cost and
expense, shall resist or defend such claim, action or proceeding in the Landlord Party’s name (if
necessary), by attorneys approved by the Landlord Party, which approval shall not be unreasonably
withheld (attorneys for Tenant’s insurer shall be deemed approved for purposes of this Section
25.3). Notwithstanding the foregoing, a Landlord Party may retain its own attorneys to participate
or assist in defending any claim, action or proceeding involving potential liability in excess of
the amount available under Tenant’s liability insurance carried under Section 11.1 for such claim
and Tenant shall pay the reasonable fees and disbursements of such attorneys. If Tenant fails to
diligently defend or if there is a legal conflict or other conflict of interest, then Landlord may
retain separate counsel at Tenant’s expense. The obligations of Tenant under any indemnity herein
shall be conditioned upon the Landlord Parties being reasonable in approving a settlement of any
indemnified claim. Notwithstanding anything herein contained to the contrary, Tenant may direct
the Landlord Party to settle any claim, suit or other proceeding provided that (a) such settlement
shall involve no obligation on the part of the Landlord Party other than the payment of money, (b)
any payments to be made pursuant to such settlement shall be paid in full exclusively by Tenant (or
any other Person other than Landlord) at the time such settlement is reached, (c) such settlement
shall not require the Landlord Party to admit any liability, and (d) the Landlord Party shall have
received an unconditional release from the other parties to such claim, suit or other proceeding.

          (b) If any claim, action or proceeding set forth in Section 25.2 is made or brought against
any Tenant Party, then upon demand by a Tenant Party, Landlord, at Landlord’s sole cost and
expense, shall resist or defend such claim, action or proceeding in the Tenant

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Party’s name (if necessary), by attorneys approved by the Tenant Party, which approval shall
not be unreasonably withheld (attorneys for Landlord’s insurer shall be deemed approved for
purposes of this Section 25.3). Notwithstanding the foregoing, a Tenant Party may retain its own
attorneys to participate or assist in defending any claim, action or proceeding involving potential
liability in excess of the amount available under Landlord’s liability insurance carried under
Section 11.8 for such claim and Landlord shall pay the reasonable fees and disbursements of such
attorneys. If Landlord fails to diligently defend or if there is a legal conflict or other
conflict of interest, then Tenant may retain separate counsel at Landlord’s expense. The
obligations of Landlord under any indemnity herein shall be conditioned upon the Tenant Parties
being reasonable in approving a settlement of any indemnified claim. Notwithstanding anything
herein contained to the contrary, Landlord may direct the Tenant Party to settle any claim, suit or
other proceeding provided that (a) such settlement shall involve no obligation on the part of the
Tenant Party other than the payment of money, (b) any payments to be made pursuant to such
settlement shall be paid in full exclusively by Landlord (or any other Person other than Tenant) at
the time such settlement is reached, (c) such settlement shall not require the Tenant Party to
admit any liability, and (d) the Tenant Party shall have received an unconditional release from the
other parties to such claim, suit or other proceeding.

ARTICLE 26

MISCELLANEOUS

     Section 26.1 Delivery. This Lease shall not be binding upon Landlord or Tenant unless and
until Landlord and Tenant shall have executed and delivered this Lease to the other.

     Section 26.2 Transfer of Real Property. Landlord’s obligations under this Lease arising from
and after the date of Transfer shall not be binding upon the Landlord named herein after the sale,
conveyance, assignment or transfer (collectively, a “Transfer”) by such Landlord (or upon any
subsequent landlord after the Transfer by such subsequent landlord) of its interest in the Building
or the Project, as the case may be, and in the event of any such Transfer, Landlord (and any such
subsequent Landlord) shall be entirely freed and relieved of all covenants and obligations of
Landlord hereunder arising from the and after the date of Transfer and the transferee of Landlord’s
interest (or that of such subsequent Landlord) in the Building or the Project, as the case may be,
but only to the extent such obligations are assumed by the successor owner of the Project.

     Section 26.3 Limitation on Liability. The liability of Landlord for Landlord’s obligations
under this Lease shall be limited to Landlord’s interest in the Project (and any insurance proceeds
received by Landlord after application pursuant to the terms of any Mortgage) and Tenant shall not
look to any other property or assets of Landlord or any Landlord Party in seeking either to enforce
Landlord’s obligations under this Lease or to satisfy a judgment for Landlord’s failure to perform
such obligations; and none of the Landlord Parties shall be personally liable for the performance
of Landlord’s obligations under this Lease.

     Section 26.4 Rent. All amounts payable by Tenant to or on behalf of Landlord under this
Lease, whether or not expressly denominated Fixed Rent, Tenant’s Tax Payment, Tenant’s Operating
Payment, Additional Rent or Rent, shall constitute rent for the purposes of Section 502(b)(6) of
the United States Bankruptcy Code.

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     Section 26.5 Entire Document. This Lease includes all riders, exhibits, schedules and other
attachments hereto and all supplemental agreements provided for herein (each of which is
incorporated herein by this reference) and constitutes the entire agreement between the parties and
all prior negotiations and agreements are merged into this Lease. In the event of any
inconsistency between the terms and provisions of this Lease and the terms and provisions of the
riders, exhibits, schedules and other attachments hereto and all supplemental agreements provided
for herein, the Willis and provisions of this Lease shall control; provided, however, Exhibit
B-Definitions shall control with respect to the definitions contained in such exhibit and with
respect to the initial Tenant Improvements, in the event of any inconsistency between the terms and
provisions of this Lease and Exhibit C-Work Agreement, Exhibit C — Work Agreement shall control.

     Section 26.6 Governing Law. This Lease shall be governed in all respects by the laws of the
State (but not including the choice of law rules thereof).

     Section 26.7 Unenforceability. If any provision of this Lease, or its application to any
person or circumstance, shall ever be held to be invalid or unenforceable, then in each such event
the remainder of this Lease or the application of such provision to any other person or any other
circumstance (other than those as to which it shall be invalid or unenforceable) shall not be
thereby affected, and each provision hereof shall remain valid and enforceable to the fullest
extent permitted by law.

     Section 26.8 Lease Disputes.

          (a) Landlord and Tenant agree that all disputes arising, directly or indirectly, out of or
relating to this Lease, and all actions to enforce this Lease, shall be dealt with and adjudicated
in the courts of the State or the United States District Court for the State and for that purpose
hereby expressly and irrevocably submits itself to the jurisdiction of such courts. Landlord and
Tenant agree that so far as is permitted under applicable law, this consent to personal
jurisdiction shall be self-operative and no further instrument or action, other than service of
process in one of the manners specified in this Lease, or as otherwise permitted by law, shall be
necessary in order to confer jurisdiction upon it in any such court.

          (b) To the extent that Tenant has or hereafter may acquire any immunity from jurisdiction of
any court or from any legal process (whether through service or notice, attachment prior to
judgment, attachment in aid of execution, execution or otherwise) with respect to itself or its
property, Tenant irrevocably waives such immunity in respect of its obligations under this Lease.

     Section 26.9 Landlord’s Agent. Unless Landlord delivers written notice to Tenant to the
contrary, Landlord’s Agent is authorized to act as Landlord’s agent in connection with the
performance of this Lease, and Tenant shall be entitled to rely upon correspondence received from
Landlord’s Agent. Tenant acknowledges that Landlord’s Agent is acting solely as agent for Landlord
in connection with the foregoing; and neither Landlord’s Agent nor any of its direct or indirect
partners, members, managers, officers, shareholders, directors, employees, principals, agents or
representatives shall have any liability to Tenant in connection with the performance of this
Lease, and Tenant waives any and all claims against any and all of such parties arising out

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of, or in any way connected with Landlord’s Agent’s performance of Landlord’s obligations
under this Lease.

     Section 26.10 Estoppel.

          (a) Within ten (10) days following written request from Landlord, any Mortgagee or any Lessor,
Tenant shall deliver to Landlord a statement executed and acknowledged by Tenant, in form
reasonably satisfactory to Landlord, (a) stating, to Tenant’s knowledge, the Commencement Date, the
Rent Commencement Date and the Expiration Date, and that this Lease is then in full force and
effect and has not been modified (or if modified, setting forth all modifications), (b) setting
forth the date to which the Fixed Rent and any Additional Rent have been paid, together with the
amount of monthly Fixed Rent and Additional Rent then payable, (c) stating whether or not, to
Tenant’s knowledge, Landlord is in default under this Lease, and, if Landlord is in default,
setting forth the specific nature of all such defaults, (d) stating the amount of the security, if
any, under this Lease, (e) stating whether there are any subleases or assignments affecting the
Premises, (f) stating the address of Tenant to which all notices and communications under this
Lease shall be sent, and (g) responding to any other matters reasonably requested by Landlord, such
Mortgagee or such Lessor. Tenant acknowledges that any statement delivered pursuant to this
Section may be relied upon by any purchaser or owner of the Project or the Building or all or any
portion of Landlord’s interest in the Project or the Building or any Superior Lease, or by any
Mortgagee, or assignee thereof or by any Lessor, or assignee thereof.

          (b) Within ten (10) days following written request from Tenant, Landlord shall deliver to
Tenant a statement executed and acknowledged by Landlord, in form reasonably satisfactory to
Tenant, (a) stating, to Landlord’s knowledge, the Commencement Date, the Rent Commencement Date and
the Expiration Date, and that this Lease is then in full force and effect and has not been modified
(or if modified, setting forth all modifications), (b) setting forth the date to which the Fixed
Rent and any Additional Rent have been paid, together with the amount of monthly Fixed Rent and
Additional Rent then payable, (c) stating whether or not, to Landlord’s knowledge, Tenant is in
default under this Lease, and, if Tenant is in default, setting forth the specific nature of all
such defaults, (d) stating the amount of the security, if any, under this Lease, (e) stating the
address of Landlord to which all notices and communications under this Lease shall be sent, and (f)
responding to any other matters reasonably requested by Tenant. Landlord acknowledges that any
statement delivered pursuant to this Section may be relied upon by any purchaser, investor,
successor assignee or lender of Tenant or any Related Entity or by a sublessee or assignee of all
or any portion of the Premises.

     Section 26.11 Certain Interpretational Rules. For purposes of this Lease, whenever the words
“include”, “includes”, or “including” are used, they shall be deemed to be followed by the words
“without limitation” and, whenever the circumstances or the context requires, the singular shall be
construed as the plural, the masculine shall be construed as the feminine and/or the neuter and
vice versa. This Lease shall be interpreted and enforced without the aid of any canon, custom or
rule of law requiring or suggesting construction against the party drafting or causing the drafting
of the provision in question.

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     The captions in this Lease are inserted only as a matter of convenience and for reference and
in no way define, limit or describe the scope of this Lease or the intent of any provision hereof.

     Section 26.12 Parties Bound. The terms, covenants, conditions and agreements contained in
this Lease shall bind and inure to the benefit of Landlord and Tenant and, except as otherwise
provided in this Lease, to their respective successors, and assigns.

     Section 26.13 Memorandum of Lease. This Lease shall not be recorded; however, at Landlord’s
request, Landlord and Tenant shall promptly execute, acknowledge and deliver a memorandum with
respect to this Lease sufficient for recording and Landlord may record the memorandum. Within ten
(10) days after the end of the Term, Tenant shall enter into such documentation as is reasonably
required by Landlord to remove the memorandum of record.

     Section 26.14 Counterparts. This Lease may be executed in two (2) or more counterparts, each
of which shall constitute an original, but all of which, when taken together, shall constitute but
one instrument.

     Section 26.15 Survival. Except as otherwise expressly provided in this Lease, all
obligations and liabilities of Landlord or Tenant to the other which accrued before the expiration
or other termination of this Lease, and all such obligations and liabilities which by their nature
or under the circumstances can only be, or by the provisions of this Lease may be, performed after
such expiration or other termination, shall survive the expiration or other termination of this
Lease. Without limiting the generality of the foregoing, the rights and obligations of the parties
with respect to any indemnity under this Lease, and with respect to any Rent and any other amounts
payable under this Lease, shall survive the expiration or other termination of this Lease for any
period expressly provided for in this Lease or the applicable statute of limitation if no time
period is specified herein.

     Section 26.16 Inability to Perform. Landlord’s performance of Landlord’s obligations under
this Lease (except for Landlord’s payment obligations hereunder, which shall not be excused or
postponed hereunder by reason of an Unavoidable Delay nor shall any rent abatement provisions be
affected by any Unavoidable Delay) and Tenant’s performance of Tenant’s obligations under this
Lease (except that neither the obligation to pay Rent when due, the obligation to maintain
insurance pursuant to Section 11.1, Tenant’s obligation to timely vacate and surrender possession
of the Premises, any storage space, any antenna space, any temporary space and/or any other space
leased by Tenant under this Lease in accordance with the terms of this Lease nor the Rent
Commencement Date shall be excused or postponed hereunder by reason of an Unavoidable Delay), shall
be excused to the extent that such performance is delayed due to any Unavoidable Delay(s).
Landlord and Tenant shall use reasonable efforts to promptly notify the other party of any
Unavoidable Delay which prevents such notifying party from fulfilling any of its obligations under
this Lease.

     Section 26.17 Substitute Premises. [intentionally omitted].

     Section 26.18 Lien for Payment of Rent. Landlord hereby waives its statutory lien and
distress for Rent.

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     Section 26.19 Financial Statements. In connection with any proposed sale or financing of the
Building but in no event more than once per Calendar Year, Tenant agrees that within fifteen (15)
Business Days after Landlord’s written request, Tenant shall provide Landlord and the potential
purchaser and/or lender with the opportunity to review Tenant’s financial statements for Tenant’s
prior fiscal years and financial statements for Tenant’s then current fiscal year (collectively,
the “Financial Information”) at Tenant’s offices in the Washington, DC metropolitan area; provided
however that all persons reviewing such Financial Information must execute and deliver to Tenant a
confidentiality agreement substantially in the form attached as Exhibit S. If the requested
Financial Information has been prepared on an audited basis, then such audited Financial
Information provided to Landlord; otherwise, the Financial Information provided to Landlord will be
unaudited.

     Section 26.20 Changes to Project. Landlord shall have the following rights (a) to rearrange,
change, expand or contract the Common Areas; (b) to use Common Areas while engaged in making
improvements, repairs or alterations to the Project; and (c) to do and perform such other acts and
make such other changes to the interior of the Building (including, without limitation, the
lobbies, entrances, passageways, doors, doorways, atriums, corridors, elevators, stairs, Common
Area restrooms, loading docks and parking garage) and the exterior of the Building (including,
without limitation, the facade, roof, sidewalks, exterior windows and arcade), all as Landlord may
from time to time in its sole judgment deem to be appropriate, provided in each instance that: (i)
except to the extent required by applicable Requirements, the level of any Building service shall
not decrease in any material respect from the level required of Landlord in this Lease as a result
thereof (other than temporary changes in the level of such services during the performance of any
such work or improvement); (ii) Tenant is not deprived of reasonable access to the Premises or to
the Parking Facility in the Building; (iii) Tenant’s use of the Premises for the operation of its
business is not materially adversely affected; and (iv) except to the extent required by applicable
Requirements the size of the main lobby and atrium, if any, is not materially reduced. Landlord
shall use reasonable efforts to minimize interference with Tenant’s use and occupancy of the
Premises and Tenant’s use of the Parking Facility during the performance of such work or
improvement. Provided that Landlord complies with the terms of this Section 26.20: (y) Landlord
may exercise any or all of the foregoing rights without being deemed to be guilty of an eviction,
actual or constructive, or a disturbance of Tenant’s business or use or occupancy of the Premises;
and (z) Tenant shall have no claim for damages, indemnification or eviction (whether actual or
constructive) against Landlord nor shall Tenant be entitled to any diminution or abatement of Rent
arising from Landlord’s exercise of any or all of the foregoing rights except as provided, in
Sections 10.13 and 15.6(b) and Article 11 of this Lease. Tenant acknowledges that it has no rights
to any development rights, air rights or comparable rights appurtenant to the Project and Tenant
consents, without further consideration, to any utilization of such rights by Landlord.

     Section 26.21 Tax Status of Beneficial Owner. Tenant recognizes and acknowledges that
Landlord and/or certain beneficial owners of Landlord may from time to time qualify as real estate
investment trusts pursuant to Sections 856 et seq. of the Internal Revenue Code of 1986 as amended
(the “Code”) and that avoiding (a) the loss of such status, (b) the receipt of any income derived
under any provision of this Lease that does not constitute “rents from real property” (in the case
of real estate investment trusts), and (c) the imposition of income, penalty or similar taxes (each
an “Adverse Event”) is of material concern to Landlord and such beneficial owners.

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In the event that this Lease or any document contemplated hereby could, in the opinion of
counsel to Landlord, result in or cause an Adverse Event, Tenant agrees to cooperate with Landlord
in negotiating an amendment or modification thereof and shall at the request of Landlord execute
and deliver such documents reasonably required to effect such amendment or modification. Any
amendment or modification pursuant to this Article shall be structured so that the economic results
to Landlord and Tenant shall be substantially similar to those set forth in this Lease without
regard to such amendment or modification. Without limiting any of Landlord’s other rights under
this Section, Landlord may waive the receipt of any amount payable to Landlord hereunder and such
waiver shall constitute an amendment or modification of this Lease with respect to such payment.
Tenant expressly covenants and agrees not to enter into any sublease or assignment which provides
for rental or other payment for such use, occupancy, or utilization based in whole or in part on
the net income or profits derived by any person from the property leased, used, occupied, or
utilized (other than an amount based on a fixed percentage or percentages of receipts or sales),
and that any such purported sublease or assignment shall be absolutely void and ineffective as a
conveyance of any right or interest in the possession, use, occupancy, or utilization of any part
of the Premises.

     Section 26.22 Time is of the Essence. Time is of the essence under this Lease.

     Section 26.23 OFAC. Tenant represents and warrants to Landlord that Tenant is not and shall
not become a person or entity with whom Landlord is restricted from doing business under any
regulations of the Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury
(including, but not limited to, those named on OFAC’s Specially Designated and Blocked Persons
list) or under any statute, executive order (including, but not limited to, the September 24, 2001,
Executive Order Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to
Commit, or Support Terrorism), or other governmental action and is not and shall not engage in any
dealings or transaction or be otherwise associated with such persons or entities.

     Section 26.24 Authority. Tenant hereby covenants (i) Tenant is a duly authorized and
existing limited liability company, (ii) Tenant has and is qualified to do business in the State,
(iii) Tenant has full right and authority to enter into this Lease, and (iv) that each person
signing on behalf of Tenant is authorized to do so. Landlord hereby covenants (i) Landlord is a
duly authorized and existing corporation, (ii) Landlord has and is qualified to do business in the
State, (iii) Landlord has full right and authority to enter into this Lease, and (iv) each person
signing on behalf of Landlord is authorized to do so. Landlord and Tenant agree that this Lease
shall not be construed to create a partnership, joint venture or similar relationship or
arrangement between Landlord and Tenant hereunder.

ARTICLE 27

[INTENTIONALLY OMITTED]

ARTICLE 28

EXTENSION OPTION

     Section 28.1 Extension Term. Tenant shall have the right to extend the Term for all of the
Premises for one (1) extension term of five (5) years (the “Extension Term”)

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commencing on May 1, 2022 (the “Extension Term Commencement Date”) and ending at 11:59 p.m.
on April 30, 2027, unless the Extension Term shall sooner terminate pursuant to any of the terms of
this Lease or otherwise. The Extension Term shall commence only if Tenant notifies Landlord (the
“Extension Notice”) of Tenant’s exercise of such extension right not earlier than November 1, 2020
and not later than January 31, 2021. The Extension Term shall be upon all of the agreements,
terms, covenants and conditions of this Lease, except that (y) the Fixed Rent shall be determined
as provided in Section 28.3, and (z) Tenant shall have no further right to extend the Term beyond
the Extension Term. Upon the commencement of the Extension Term, any reference to the “Term,” the
“term of this Lease” or any similar expression shall be deemed to include the Extension Term and
the expiration of the Extension Term shall become the Expiration Date. Any termination,
cancellation or surrender of the entire interest of Tenant under this Lease at any time during the
Term shall terminate any right of extension of Tenant hereunder.

     Section 28.2 Conditions to Exercise. Tenant’s exercise of any right to extend the Term for
any Extension Term shall be subject to the following conditions at the time of such exercise: (i)
this Lease is in full force and effect; (ii) no Event of Default then exists; (iii) Tenant has
timely exercised the extension option, with time being of the essence; (iv) this Lease has not been
assigned to a non-Related Entity; and (v) Tenant is not subleasing to a non-Related Entity more
than one-third (1/3) of the Area of the Premises. If Tenant exercises an extension option, Tenant
may not thereafter revoke such exercise.

     Section 28.3 Extension Term Rent. The annual Fixed Rent payable during the Extension Term
shall be the annual Extension Rate for the Premises as of the commencement of the Extension Term
(the “Extension Calculation Date”), with such Extension Rate being escalated annually on each
anniversary of the Extension Calculation Date by the market escalation rate that shall be
determined as part of the determination of the Extension Rate. “Extension Rate” shall mean the
fair market annual full service, net of electric rental value of the Premises as of the Extension
Calculation Date for a lease extension term equal to the Extension Term; based on comparable space
in the Building or on comparable space in Comparable Buildings; including all of Landlord’s
services provided for in this Lease; with the Premises considered as vacant and in “as is”
condition as of the Extension Term Commencement Date (but excluding the cost of Tenant’s
Alterations, including without limitation, the Tenant Improvements, in excess of Landlord’s
Contribution); with Tenant being required to make Tenant’s Tax Payment and Tenant’s Operating
Payment pursuant to the terms of the Lease, but with the Base Year being the calendar year in which
the Extension Term commences; assuming the extension term rent is not set forth in the lease
between the parties; and assuming that the leased premises is unencumbered (e.g., the leased
premises is not subject to another party’s superior expansion right) and is leased under a prime
lease and not a sublease. In determining Extension Rate, the parties shall not take into account
or give credit to Tenant for any savings to Landlord that may be attributable to the avoidance of
“downtime” for marketing and/or construction. Subject to the provisions of this Article, the
calculation of the Extension Rate shall take into account all relevant factors. If the Extension
Rate includes any out-of-pocket monetary concession (such as a tenant improvement allowance) to be
provided by Landlord, Landlord shall have the option to either directly provide such monetary
concession or indirectly provide such monetary concession by equitably reducing the Extension Rate
by the economic value of such

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concession over the then remaining Term. In no event shall the Extension Rate be determined
more than fifteen (15) months prior to the Extension Term.

     Section 28.4 Procedure for Determining Fixed Rent.

          (a) Landlord shall advise Tenant (the “Extension Rent Notice”) of Landlord’s determination of
the Extension Rate upon the later of (i) ten (10) days after receiving the Extension Notice or (ii)
fifteen (15) months prior to the Extension Term. If Tenant does not accept Landlord’s
determination of the Extension Rate, the parties shall meet and seek to reach agreement on the
Extension Rate during the sixty (60) day period that begins when Tenant receives the Extension Rent
Notice (the “Extension Negotiation Period”).

          (b) If Landlord and Tenant do not agree upon the Extension Rate in writing within the
Extension Negotiation Period, Tenant shall within five (5) days after the expiration of the
Extension Negotiation Period notify Landlord in writing that Tenant elects to either (and in the
absence of such notice from Tenant, Tenant shall be deemed to have elected to proceed under clause
(x)) (x) withdraw Tenant’s Extension Notice or (y) request that such disagreement be resolved by
arbitration in accordance with the then prevailing Expedited Procedures of the American Arbitration
Association or its successor for arbitration of commercial disputes, except that the Expedited
Procedures shall be modified as follows:

               (i) Either party may start the arbitration process by notifying the other party that the
notifying party desires that the Extension Rate be resolved by arbitration, which notice shall
include the name and address of the person to act as the arbitrator on the notifying party’s
behalf. The arbitrator shall be a real estate broker with at least ten (10) years full-time
commercial brokerage experience who is familiar with the fair market rental value of comparable
space in Comparable Buildings. Within ten (10) Business Days after the service of the demand for
arbitration, the receiving party shall give notice to the party demanding arbitration specifying
the name and address of the person designated by the receiving party to act as arbitrator on its
behalf, which arbitrator shall be similarly qualified. If the receiving party fails to notify the
party demanding arbitration of the appointment of the receiving party’s arbitrator within such ten
(10) Business Day period, and such failure continues for three (3) Business Days after the
demanding party delivers a second notice to the receiving party, then the arbitrator appointed by
the demanding party shall be the arbitrator to determine the Extension Rate for the Premises.

               (ii) If two (2) arbitrators are chosen pursuant to Subsection 28.4(b)(i), the arbitrators so
chosen shall meet within ten (10) Business Days after the second arbitrator is appointed and shall
seek to reach agreement on Extension Rate. If within twenty (20) Business Days after the second
arbitrator is appointed the two (2) arbitrators do not reach agreement on Extension Rate then the
two (2) arbitrators shall appoint a third arbitrator, who shall be a competent and impartial person
with qualifications similar to those required of the first two (2) arbitrators. If they do not
agree upon such appointment within five (5) Business Days after expiration of such twenty (20)
Business Day period, the third arbitrator shall be selected by the parties themselves. If the
parties do not agree on the third arbitrator within five (5) Business Days after expiration of the
foregoing five (5) Business Day period, then either party, on behalf of both, may request
appointment of such a qualified person by the then president of the Greater Washington Commercial
Association of REALTORS®, or the successor organization thereto.

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The third arbitrator shall decide the dispute, if it has not been previously resolved, by
following the procedures set forth in Subsection 28.4(b)(iii). Each party shall pay the fees and
expenses of its respective arbitrator and both shall share the fees and expenses of the third
arbitrator. Attorneys’ fees and expenses of counsel and of witnesses for the respective parties
shall be paid by the respective party engaging such counsel or calling such witnesses.

               (iii) The Extension Rate shall be fixed by the third arbitrator in accordance with the
following procedures. Concurrently with the appointment of the third arbitrator, each of the
arbitrators selected by the parties shall state, in writing, his or her determination of the
Extension Rate supported by the reasons therefor. The third arbitrator shall have the right to
consult experts and competent authorities for factual information or evidence pertaining to a
determination of the Extension Rate, but any such determination shall be made in the presence of
both parties with full right on their part to cross-examine. The third arbitrator shall conduct
such hearings and investigations as he or she deems appropriate and shall, within thirty (30) days
after being appointed, select which of the two (2) proposed determinations most closely
approximates his or her determination of the Extension Rate. The third arbitrator shall have no
right to propose a middle ground or any modification of either of the two proposed determinations.
The determination he or she chooses as that most closely approximating his or her determination of
the Extension Rate shall constitute the decision of the third arbitrator and shall be final and
binding upon the parties. The third arbitrator shall render the decision in writing with
counterpart copies to each party. The third arbitrator shall have no power to add to or modify the
provisions of this Lease. Promptly following receipt of the third arbitrator’s decision, the
parties shall enter into an amendment to this Lease confirming the Extension Rate, but the failure
of the parties to do so shall not affect the effectiveness of the third arbitrator’s determination.

               (iv) In the event of a failure, refusal or inability of any arbitrator to act, his or her
successor shall be appointed by him or her, but in the case of the third arbitrator, his or her
successor shall be appointed in the same manlier as that set forth herein with respect to the
appointment of the original third arbitrator.

               (v) If the Fixed Rent payable during the Extension Term is not determined prior to the
Extension Term Commencement Date, Tenant shall continue to pay Fixed Rent in an amount equal to the
rentable square foot rate payable for the period beginning on May 1, 2021 and continuing through
the Expiration Date (the “Extension Interim Rent”). Upon final determination of the Fixed Rent for
the Extension Term, Tenant shall commence paying such Fixed Rent as so determined, and within ten
(10) days after such determination Tenant shall pay any deficiency in prior payments of Fixed Rent
or, if the Fixed Rent as so determined shall be less than the Extension Interim Rent, Tenant shall
be entitled to a credit against the next succeeding installments of Fixed Rent in an amount equal
to the difference between each installment of Extension Interim Rent and the Fixed Rent as so
determined which should have been paid for such installment until the total amount of the over
payment has been recouped.

     Section 28.5 Rent for Ancillary Space. Any provision of this Lease to the contrary
notwithstanding, if Tenant leases any storage, rooftop, antenna, generator or other space under
this Lease and Tenant’s lease of such space will continue during the Extension Term, then,

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unless this Lease expressly sets forth the means for determining the rent or other charges for
such space during the Extension Term, the rent or such other charges for such space during the
Extension Term shall be the Extension Rate for such space and shall be determined by the same
parties, using the same procedures and at the same time that such parties are determining the
Extension Rate of the Premises.

ARTICLE 29

RIGHT OF OPPORTUNITY

     Section 29.1 Right of Opportunity.

          (a) Subject to the provisions of this Article, if, during the Term of this Lease, office space
located on the eighth (8th) and/or, (i) if Landlord does not timely deliver the Swap Notice to
Tenant under Section 2.1(b), the eleventh (11th) floor of the Building or (ii) if Landlord timely
delivers the Swap Notice to Tenant under Section 2.1(b), the tenth (10th) floor of the Building,
becomes available for lease from Landlord (or Landlord reasonably anticipates that such space will
become available for lease from Landlord) prior to the last fifteen (15) months of the initial Term
(or, if Tenant has theretofore extended the Term in accordance with the provisions of Article 28,
then prior to the last thirty-six (36) months of such Extension Term) (the “ROFO Space”), Landlord
shall so notify Tenant (the “Landlord’s ROFO Notice”) of the anticipated availability date (the
“ROFO Commencement Date”) and, Tenant shall have the right to lease all (but not less than all) of
the ROFO Space (the “Right of Opportunity”) by delivering Tenant’s notice of such election to
Landlord (“Tenant’s ROFO Notice”) within seven (7) Business Days after Landlord gives Landlord’s
ROFO Notice to Tenant. If Tenant exercises Tenant’s Right of Opportunity less than thirty-six (36)
months prior to the Expiration Date for the initial Term, Tenant shall concurrently exercise
Tenant’s Extension Option for the Extension Term as set forth under Article 28, and Tenant shall
have the right to exercise its Extension Option at such time notwithstanding anything to the
contrary set forth in Article 28.

          (b) Any provision of this Lease to the contrary notwithstanding, Tenant’s Right of Opportunity
shall be subject to the following:

               (i) With respect to any ROFO Space available for lease as of the Effective Date, Tenant’s
Right of Opportunity shall not apply to such ROFO Space until Landlord has hereafter entered into a
lease with a third-party tenant for such ROFO Space containing such terms as Landlord deems
acceptable in Landlord’s sole discretion (including, without limitation, any fixed expansion or
extension rights that Landlord might grant such tenant(s) for such ROFO Space) with a third-party
tenant and the term of such lease has expired with respect to such ROFO Space (including, without
limitation, the expiration of any lease term extension period(s), regardless of whether the
extension right or agreement is contained in such lease or is agreed to at any time by Landlord and
the tenant under such lease or otherwise) or otherwise been terminated.

               (ii) If Tenant notifies Landlord that Tenant elects not to lease a ROFO Space or if Tenant
fails to timely deliver Tenant’s ROFO Notice to Landlord with respect thereto, Tenant’s Right of
Opportunity shall not apply to such ROFO Space until Landlord has thereafter entered into a lease
for such ROFO Space with a third-party tenant under one or more

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leases containing such terms as Landlord deems acceptable in Landlord’s sole discretion
(including, without limitation, any right of opportunity or other expansion rights that Landlord
might grant such tenant(s) for such ROFO Space) and Tenant’s Right of Opportunity shall not apply
to such space until the term of such lease has expired with respect to such ROFO Space (including,
without limitation, the expiration of any lease term extension period(s), regardless of whether the
extension right or agreement is contained in such lease or is agreed to at any time by Landlord and
the tenant under such lease or otherwise) or otherwise been terminated.

     Section 29.2 Conditions to Exercise. Tenant’s exercise of its Right of Opportunity shall be
subject to the following conditions at the time of such exercise: (i) this Lease is in full force
and effect; (ii) no Event of Default then exists; (iii) Tenant has timely exercised the Right of
Opportunity, with time being of the essence; (iv) this Lease had not been assigned to a non-Related
Entity; (v) Tenant shall have not exercised Tenant’s Acceleration Option and (vi) Tenant is not
subleasing to a non-Related Entity more than one-third (1/3) of the Area of the Premises. If
Tenant exercises its Right of Opportunity, Tenant may not thereafter revoke such exercise.

     Section 29.3 Condition of ROFO Space. Tenant shall take the ROFO Space in “as is” condition.

     Section 29.4 ROFO Space Rent. The annual Fixed Rent payable for an applicable ROFO Space
shall be the annual ROFO Rate for the ROFO Space as of the ROFO Commencement Date (the “ROFO
Calculation Date”), with such ROFO Rate being escalated annually on each anniversary of the ROFO
Calculation Date by the market escalation rate that shall be determined as part of the
determination of the ROFO Rate. The “ROFO Rate” shall mean the fair market annual full service,
net of electric rental value of the applicable ROFO Space as of the ROFO Calculation Date for a
tenant-requested term equal to the then remainder of the Term; based on comparable space in the
Building or on comparable space in Comparable Buildings; including all of Landlord’s services
provided for in this Lease; with the ROFO Space considered as vacant and in “as is” condition
existing on the ROFO Calculation Date; with Tenant being required to make Tenant’s Tax Payment and
Tenant’s Operating Payment pursuant to the terms of this Lease, but with the Base Year being the
calendar year in which the ROFO Commencement Date occurs; assuming the rent for the space is not
set forth in the lease between the parties; and assuming that the leased premises is unencumbered
(e.g., the leased premises is not subject to another party’s superior expansion right) and is
leased under a prime lease and not a sublease. Subject to the provisions of this Article, the
calculation of ROFO Rate shall take into account all relevant factors. If the ROFO Rate includes
any out-of-pocket monetary concession (such as a tenant improvement allowance) to be provided by
Landlord, Landlord shall have the option to either directly provide such monetary concession or
indirectly provide such monetary concession by equitably reducing the ROFO Rate by the economic
value of such concession over the then remaining Term.

     Section 29.5 Procedure for Determining Fixed Rent.

          (a) Landlord shall advise Tenant (the “ROFO Rent Notice”) of Landlord’s determination of ROFO
Rate within ten (10) days after receiving Tenant’s ROFO Notice. If Tenant does not accept
Landlord’s determination of ROFO Rate, the parties shall meet and seek

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to reach agreement on the ROFO Rate during the thirty (30) day period that begins when
Landlord receives Tenant’s ROFO Notice (the “ROFO Negotiation Period”).

          (b) If Landlord and Tenant do not agree upon the ROFO Rate in writing within the ROFO
Negotiation Period, the provisions of Section 28.4(b) shall govern the determination of the ROFO
Rate, except that all references in Section 28.4(b) to:

     the “Extension Rate” shall mean the “ROFO Rate,”

     the “Extension Negotiation Period” shall mean the “ROFO Negotiation Period;” and

     the “Extension Rent Notice” shall mean the “ROFO Rent Notice.”

If the Fixed Rent payable for a ROFO Space is not determined prior to the day on which Tenant
commences to lease the ROFO Space, Tenant shall pay Fixed Rent for the ROFO Space in an amount
equal to the rentable square foot rate then payable for the original Premises (the “ROFO Interim
Rent”). Upon final determination of the Fixed Rent for the ROFO Space, Tenant shall commence
paying such Fixed Rent as so determined, and within ten (10) days after such determination Tenant
shall pay any deficiency in prior payments of Fixed Rent or, if the Fixed Rent as so determined
shall be less than the ROFO Interim Rent, Tenant shall be entitled to a credit against the next
succeeding installments of Fixed Rent in an amount equal to the difference between each installment
of ROFO Interim Rent and the Fixed Rent as so determined which should have been paid for such
installment until the total amount of the over payment has been recouped.

     Section 29.6 Terms of Lease. Except to the extent expressly set forth in this Article to the
contrary, if Tenant elects to lease ROFO Space, such space shall become subject to this Lease upon
the same terms and conditions as are then applicable to the original Premises. The foregoing
notwithstanding, except as to any concessions or allowances determined as part of the ROFO Rate,
any tenant improvement allowances, free rent periods, moving allowances or other special
concessions granted to Tenant with respect to the original Premises shall not apply to the ROFO
Space.

     Section 29.7 Term. If Tenant exercises its right to lease ROFO Space, the term of Tenant’s
lease of the ROFO Space shall commence upon the later of: (i) the date of availability specified in
Landlord’s ROFO Notice, or (ii) the date Landlord tenders possession of the ROFO Space in the
condition required under Section 29.3, and expire upon the expiration of the Term of this Lease
(and any extension hereof). Provided Landlord has complied with the terms of the following
sentence, Landlord will have no liability to Tenant if Landlord does not deliver the ROFO Space to
Tenant on the date of availability specified in Landlord’s ROFO Notice. Landlord will promptly
commence and diligently pursue obtaining possession of the ROFO Space (including, if necessary, by
initiating legal proceedings) so that Landlord can tender the ROFO Space to Tenant; provided,
however, if Landlord has not tendered possession of the ROFO Space to Tenant within six (6) months
after the date of availability specified in Landlord’s ROFO Notice (which date shall not be
extended by Unavoidable Delays), Tenant’s sole remedy shall be to terminate its election to lease
the ROFO Space by notifying Landlord in writing within thirty (30) days after the expiration of
said six month period. Landlord shall have

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no obligation to make any payment to the occupant or to give any other concession to such
occupant in order to induce such occupant to vacate and surrender possession of any ROFO Space.

     Section 29.8 Recomputation. Except to the extent expressly set forth in this Lease to the
contrary, upon Tenant’s leasing of ROFO Space, the terms “Area of the Premises” and the “Premises”
shall be deemed amended to include such ROFO Space and Tenant’s Share and all other computations
made under this Lease based upon or affected by the rentable area of the Premises shall be
recomputed to include such ROFO Space.

ARTICLE 30

ACCELERATION OPTION

     Section 30.1 Acceleration Option Any provision of this Lease to the contrary notwithstanding,
Tenant shall have the right to accelerate the Expiration Date (the “Acceleration Option”) with
respect to the entire Premises to December 31, 2019 (the “Accelerated Expiration Date”) upon the
terms and conditions set forth in this Section.

     Section 30.2 Acceleration Notice. If Tenant elects to exercise its Acceleration Option,
Tenant shall deliver written notice of such election (the “Acceleration Notice”) to Landlord on or
before January 1, 2019 and Tenant shall deliver the Acceleration Payment to Landlord no later than
thirty (30) days prior to the Accelerated Expiration Date. The “Acceleration Payment” means the
sum of the unamortized portion (determined as of the Accelerated Expiration Date) of, with respect
to the original Premises leased hereunder (i) all brokerage fees paid by Landlord in connection
with this Lease, (ii) the Improvement Allowance and any other cash allowance given to Tenant under
this Lease, and (iii) any free or abated rent to which is entitled under this Lease for the period
from the date on which Tenant first conducts business at the Premises or any portion thereof to the
Rent Commencement Date, when such sum is amortized with interest at eight percent (8%) per annum in
equal monthly payments from applicable Rent Commencement Date through the original Expiration Date
under this Lease. In addition, if the Premises is expanded after the date hereof, the Acceleration
Payment shall be increased to reflect the sum of, with respect to the expansion space, the
unamortized portion (determined as of the Accelerated Expiration Date) of the costs described in
clauses (i), (ii), (iii) above and any applicable Fixed Rent abatement (determined as set forth
above but amortized from the date Tenant begins paying rent for the expansion space) incurred by
Landlord in connection with the expansion space.

     Section 30.3 Exercise of Acceleration Option. If Tenant properly exercises its Acceleration
Option and fully and timely pays the Acceleration Payment to Landlord, this Lease and the Term
shall expire and the Expiration Date shall be at 11:59 p.m. on the Accelerated Expiration Date;
provided, however, the obligations set forth in this Lease that are to survive the termination or
expiration of this Lease, shall so survive.

     Section 30.4 Obligations. If Tenant exercises its Acceleration Option, Landlord and Tenant
shall continue to fully and timely observe and perform their respective obligations under this
Lease through the Accelerated Expiration Date and thereafter with respect to any obligations that
are to survive the expiration or termination of this Lease. For example, Tenant would

- 68 -

 

continue to be obligated to make all Fixed Rent and Additional Rent payments as and when due
under this Lease through the Accelerated Expiration Date.

     Section 30.5 No Revocation. Once Tenant exercises its Acceleration Option, Tenant may not
thereafter revoke such exercise.

     Section 30.6 Conditions to Exercise. Tenant’s exercise of its Acceleration Option shall be
subject to the existence of the following conditions at the time of such exercise: (i) Tenant has
not exercised Tenant’s Right of Opportunity on or after January 1, 2017; and (ii) Tenant has timely
exercised its Acceleration Option and delivered the Acceleration Payment to Landlord, with time
being of the essence.

ARTICLE 31

STORAGE SPACE

     Section 31.1 Storage Space. Tenant hereby leases approximately 931 square feet of storage
space on B-2 level of the Building (the “Storage Space”), which Storage Space is approximately as
shown on Exhibit 1-Storage Space attached to this Lease.

     Section 31.2 Rent. During the initial Term of this Lease, Tenant shall pay Landlord annual
rent for the Storage Space in an amount equal to $15.00 per square foot multiplied by the number of
square feet contained in the Storage Space, which rent shall increase on each anniversary of the
applicable Rent Commencement Date by three percent (3%) of the Storage Space rent payable for the
then immediately preceding year. The Storage Space rent shall be deemed a part of the Rent owed by
Tenant under this Lease and Tenant shall make monthly rental payments for the Storage Space at the
same time, in the same form and otherwise in accordance with the terms set forth in this Lease for
the payment of Rent.

     Section 31.3 Storage Space Lease Terms. Except as set forth in this Article to the contrary,
Tenant shall lease the Storage Space upon the same terms and conditions as Tenant leases the
Premises; provided, however, Tenant’s Proportionate Share of Operating Expenses and Taxes and other
charges under this Lease shall not be increased by virtue of Tenant’s leasing of the Storage Space
and the square footage of the Storage Space shall not be added to or included in the square footage
of the Premises.

     Section 31.4 Condition of Storage Space. Tenant accepts the Storage Space in “as is”
condition and Landlord shall have no obligation to provide any services in connection with the
Storage Space, except for providing electricity, replacement lightbulbs and keys and access to the
Storage Space, and except that the Storage Space will be tendered to Tenant broom clean condition
(the “Storage Condition”). Upon delivering the Storage Space to Tenant in Storage Condition,
Landlord will have no obligation to make any improvements, repairs or alterations to the Storage
Space. Tenant shall maintain the Storage Space at Tenant’s sole cost and expense. At the end of
the Term, Tenant shall surrender the Storage Space to Landlord in broom clean condition, normal
wear and tear excepted. Tenant will not operate any equipment (electrical or otherwise) in the
Storage Space.

     Section 31.5 Term of Lease for Storage Space. Tenant’s leasing of the Storage Space shall
commence on the date Landlord tenders possession of the Storage Space to Tenant in

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the Storage Condition and shall be co-terminus with the Term of this Lease and any extension
thereof; provided, however, Tenant shall have the right to terminate its lease of all or a portion
of the Storage Space at any time upon thirty (30) days prior written notice. Tenant shall have the
right to rent additional storage space from time to time (to the extent storage space is
available) on the same terms as set forth herein by delivering written notice to Landlord
requesting additional storage space and Landlord shall promptly notify Tenant in writing of
additional storage space to the extent storage space becomes available during the six (6) month
period after Landlord’s receipt of Tenant’s notice requesting additional storage space.

     Section 31.6 Assignment. Tenant shall not assign or sublet all or any portion of the Storage
Space except in connection with any assignment of this Lease or sublease of the Premises permitted
under this Lease.

     Section 31.7 Insurance. Tenant’s insurance requirements set forth in this Lease shall also
apply with respect to the Storage Space.

     Section 31.8 Use of Storage Space. Tenant shall use the Storage Space for storing such
personal property of Tenant as Tenant is permitted to have in the Premises and for no other
purpose.

[SIGNATURES FOLLOW]

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     IN WITNESS WHEREOF, Landlord and Tenant have executed this Deed of Lease as of the day and
year first above written.

LANDLORD:

COMMONWEALTH TOWER, L.P.,

a Delaware limited partnership

	 	 	 	 
	 	 
	By:  	/s/ Russell Makowsky
 	 
	 	Name:  	Russell Makowsky 	 
	 	Title:  	Vice President and Treasurer 	 
	 

TENANT:

CARLYLE INVESTMENT MANAGEMENT LLC,

a Delaware limited liability company

	 	 	 	 
	 	 
	By:  	/s/ Daniel A. D’Aniello
 	 
	 	Name:  	Daniel D’Aniello 	 
	 	Title:  	Managing Directorexv10w16

Exhibit 10.16

OFFICE LEASE

by and between

TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA

for the benefit of its Real Estate Account

(“Landlord”)

and

CARLYLE INVESTMENT MANAGEMENT L.L.C.

(“Tenant”)

Dated as of

April 16, 2010

 

 

TABLE OF CONTENTS

	 	 	 	 	 

	LEASE OF PREMISES
	 	 	1	 
	BASIC LEASE PROVISIONS
	 	 	1	 
	STANDARD LEASE PROVISIONS
	 	 	6	 
	1. TERM
	 	 	6	 
	2. BASE RENT
	 	 	6	 
	3. ADDITIONAL RENT
	 	 	7	 
	4. IMPROVEMENTS AND ALTERATIONS
	 	 	16	 
	5. REPAIRS
	 	 	19	 
	6. USE OF PREMISES
	 	 	20	 
	7. UTILITIES AND SERVICES
	 	 	23	 
	8. NON-LIABILITY AND INDEMNIFICATION; INSURANCE
	 	 	26	 
	9. FIRE OR CASUALTY
	 	 	30	 
	10. EMINENT DOMAIN
	 	 	32	 
	11. ASSIGNMENT AND SUBLETTING
	 	 	32	 
	12. DEFAULT
	 	 	36	 
	13. ACCESS; CONSTRUCTION
	 	 	40	 
	14. BANKRUPTCY
	 	 	41	 
	15. SUBSTITUTION OF PREMISES
	 	 	42	 
	16. SUBORDINATION; ATTORNMENT; ESTOPPEL CERTIFICATES
	 	 	42	 
	17. SALE BY LANDLORD; TENANT’S REMEDIES; NONRECOURSE LIABILITY
	 	 	43	 
	18. PARKING; COMMON AREAS
	 	 	44	 
	19. STORAGE SPACE
	 	 	46	 
	20. OPTION TO EXTEND
	 	 	47	 
	21. RIGHT OF FIRST OFFER
	 	 	48	 
	22. TELECOMMUNICATIONS EQUIPMENT
	 	 	51	 
	23. MOLD AND MILDEW
	 	 	56	 
	24. MISCELLANEOUS
	 	 	57	 

LIST OF EXHIBITS

	 	 	 

	Exhibit A-1

	 	Floor Plans of the Premises and the Expansion Space
	Exhibit A-2

	 	Floor Plan of the Storage Space
	Exhibit A-3

	 	Legal Description of the Project
	Exhibit B

	 	Building Enhancements
	Exhibit C

	 	Building Rules and Regulations
	Exhibit D

	 	Form Tenant Estoppel Certificate
	Exhibit E

	 	Cleaning Specifications
	Exhibit F

	 	Form of Subordination, Non-Disturbance and Attornment Agreement
	Exhibit G

	 	Central Heat and Air Conditioning Standards
	Exhibit H

	 	Form of Guaranty
	Exhibit I

	 	List of Existing Rights

 

 

OFFICE LEASE

     THIS OFFICE LEASE (this “Lease”) is made as of April 16, 2010 (“Effective
Date”) between TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, a New York corporation,
for the benefit of its Real Estate Account (“Landlord”), and the Tenant described in Item 1
of the Basic Lease Provisions.

LEASE OF PREMISES

Landlord hereby leases to Tenant and Tenant hereby leases from Landlord, subject to all of the
terms and conditions set forth herein, those certain premises (the “Premises”) described in
Item 3 of the Basic Lease Provisions and as shown in the drawing attached hereto as Exhibit
A-1. The Premises are located in the Building described in Item 2 of the Basic Lease
Provisions. The Building is located on that certain land (the “Land”) more particularly
described on Exhibit A-2 attached hereto, which is also improved with landscaping, parking
facilities and other improvements, fixtures and common areas and appurtenances now or hereafter
placed, constructed or erected on the Land (sometimes referred to herein as the “Project”).

BASIC LEASE PROVISIONS

	 	 	 	 	 

	1.

	 	Tenant:
	 	CARLYLE INVESTMENT MANAGEMENT L.L.C. (“Tenant”)
	 
	 	 	 	 
	2.

	 	Building:
	 	1001 Pennsylvania Avenue, N.W.
Washington, D.C. (“Building”)
	 
	 	 	 	 
	3.

	 	Description of Premises:
	 	The entirety of the 2nd and 3rd floors of the Building
	 
	 	 	 	 
	 

	 	Rentable Area:
	 	approximately 129,724 square feet of Rentable Area, consisting of approximately 58,236 square feet of
Rentable Area on the second (2nd) floor of the Building, and approximately 71,488 square feet of
Rentable Area on the third (3rd) floor of the Building.
	 
	 	 	 	 
	 

	 	Building Size:
	 	approximately 756,499 total square feet of Rentable Area (subject to Paragraph 18) consisting of
approximately 713,574 square feet of Rentable Area of office space and approximately 42,925 square feet of
rentable area of retail space
	 
	 	 	 	 
	4.

	 	Tenant’s Proportionate
Share:
	 	Tenant’s Proportionate Share Building: approximately 17.15% (129,724 rsf / 756,499 rsf) (See Paragraph
3)

	 
	 	 	 	 
	 

	 	 	 	Tenant’s Proportionate Share Office: approximately 18.18% (129,724 rsf / 713,574 rsf) (See Paragraph 3)
	 
	 	 	 	 
	5.

	 	Base Rent:
	 	(See Paragraph 2)

 

 

	 	 	 	 	 

	 

	 	August 1, 2011 to July 31, 2012, inclusive:
Monthly
Installment:
Each Lease Year:
	 	($31.88/square foot of Rentable Area/annum)
$344,633.43
$4,135,601.12
	 
	 	 	 	 
	 

	 	August 1, 2012 to July 31,
2013, inclusive:

Monthly Installment:
Each Lease
Year:
	 	($32.67/square foot of Rentable Area/annum)
$353,173.59
$4,238,083.08
	 
	 	 	 	 
	 

	 	August 1, 2013 to July 31,
2014, inclusive:

Monthly Installment:
Each Lease
Year:
	 	($44.65/square foot of Rentable Area/annum)
$482,681.38
$5,792,176.60
	 
	 	 	 	 
	 

	 	August 1, 2014 to July 31,
2015, inclusive:

Monthly Installment:
Each Lease
Year:
	 	($45.77/square foot of Rentable Area/annum)
$494,788.96
$5,937,467.48
	 
	 	 	 	 
	 

	 	August 1, 2015 to July 31,
2016, inclusive:

Monthly Installment:
Each Lease
Year:
	 	($46.91/square foot of Rentable Area/annum)
$507,112.74
$6,085,352.84
	 
	 	 	 	 
	 

	 	August 1, 2016 to July 31,
2017, inclusive:

Monthly Installment:
Each Lease
Year:
	 	($49.41/square foot of Rentable Area/annum)
$534,138.57
$6,409,662.84
	 
	 	 	 	 
	 

	 	August 1, 2017 to July 31,
2018, inclusive:

Monthly Installment:
Each Lease
Year:
	 	($50.65/square foot of Rentable Area/annum)
$547,543.38
$6,570,520.60
	 
	 	 	 	 
	 

	 	August 1, 2018 to July 31,
2019, inclusive:

Monthly Installment:
Each Lease
Year:
	 	($51.91/square foot of Rentable Area/annum)
$561,164.40
$6,733,972.84
	 
	 	 	 	 
	 

	 	August 1, 2019 to July 31,
2020, inclusive:

Monthly Installment:
Each Lease
Year:
	 	($53.21/square foot of Rentable Area/annum)
$575,217.84
$6,902,614.04
	 
	 	 	 	 
	 

	 	August 1, 2020 to July 31,
2021, inclusive:

Monthly Installment:
Each Lease
Year:
	 	($54.54/square foot of Rentable Area/annum)
$589,595.58
$7,075,146.96

2

 

	 	 	 	 	 

	 

	 	August, 2021 to July 31, 2022
inclusive:
Monthly
Installment:
Each Lease Year:
	 	($57.04/square foot of Rentable Area/annum)
$616,621.41
$7,399,456.96
	 
	 	 	 	 
	 

	 	August 1, 2022 to July 31, 2023,
inclusive:
Monthly
Installment:
Each Lease Year:
	 	($58.47/square foot of Rentable Area/annum)
$632,080.19
$7,584,962.28
	 
	 	 	 	 
	 

	 	August 1, 2023 to July 31, 2024,
inclusive:
Monthly
Installment:
Each Lease Year:
	 	($59.93/square foot of Rentable Area/annum)
$647,863.28
$7,774,359.32
	 
	 	 	 	 
	 

	 	August 1, 2024 to July 31, 2025,
inclusive:
Monthly
Installment:
Each Lease Year:
	 	($61.43/square foot of Rentable Area/annum)
$664,078.78
$7,968,945.32
	 
	 	 	 	 
	 

	 	August 1, 2025 to July 31, 2026,
inclusive:
Monthly
Installment:
Each Lease Year:
	 	($62.96/square foot of Rentable Area/annum)
$680,618.59
$8,167,423.08
	 
	 	 	 	 
	6.

	 	Installment Payable Upon Execution:
	 	N/A
	 
	 	 	 	 
	7.

	 	Security Deposit:
	 	None
	 
	 	 	 	 
	8.

	 	Initial Estimated Amount of
Tenant’s Proportionate
Share of Operating Expenses
for the Project:
	 	N/A
	 
	 	 	 	 
	9.

	 	Initial Term:
	 	Fifteen (15) Lease Years, commencing on the Commencement Date and ending on the last day of the fifteenth
(15th) Lease Year (See Paragraph 1)
	 
	 	 	 	 
	10.

	 	Commencement Date:
	 	August 1, 2011
	 
	 	 	 	 
	11.

	 	Expiration Date:
	 	July 31, 2026
	 
	 	 	 	 
	12.

	 	Tenant’s Broker (See Paragraph 24(1)):
	 	CB Richard Ellis, Inc.
750 9th Street, NW
Suite 900
Washington, DC 20001

3

 

	 	 	 	 	 

	13.

	 	Number of Parking Permits:
	 	Tenant shall have the right to contract for one hundred ten (110) parking permits for the Premises and up to
one monthly parking permit per 1,250 square feet of Rentable Area of any Expansion Space leased by Tenant.
Each such parking permit shall be for unreserved parking in the Project’s garage at the prevailing market
rate, pursuant to the provisions of Paragraph 18(a) below.
	 
	 	 	 	 
	14.

	 	Addresses for Notices:	 	 
	 
	 	 	 	 
	 

	 	To: TENANT:

Carlyle Group
1001 Pennsylvania
Avenue, NW
Suite 220
South
Washington, DC
20004
Attn: Chief Administrative
Officer

and to:

Carlyle Group
1001 Pennsylvania
Avenue, NW
Suite
220
Washington, DC
20004
Attn: General
Counsel

With a copy to:

Katten Muchin Rosenman LLP
2900
K Street, NW
Suite
200
Washington, DC
20007
Attn: Bruce Kosub, Esq.
	 	To: LANDLORD:

Property Management Office:

Teachers Insurance and Annuity Association of America
c/o Hines Interests Limited
Partnership
1001 Pennsylvania Avenue, NW
Suite 100
Washington, DC
20004
Attn: Property Manager

With a copy to:

Teachers Insurance and Annuity Association of America
730 Third Avenue
New York, NY
10017-3206
Attn: Managing Director-Real Estate Portfolio,
Investment Management-Mortgage
and Real Estate

and to:

Teachers Insurance and Annuity Association of America
8500 Andrew Carnegie Blvd.
Charlotte,
NC 28262
Attn: Vice-President and General Counsel-Investment
Management
Law

and to:

Greenberg Traurig, LLP
2101 L Street, NW
Suite 1000
Washington, DC
20037
Attn: Nelson F. Migdal, Esq.

4

 

	 	 	 	 	 

	15.

	 	Address for Payment of Rent:
	 	All payments payable under this Lease shall be sent to Landlord at:

TIAA-CREF, Hines
Property Management 1001 Pennsylvania Avenue
PO Box
405352
Atlanta, GA 30384-5302

or to such other address as Landlord hereafter may designate in a written notice to Tenant given at least
twenty (20) days’ prior to the date such payment is due.
	 
	 	 	 	 
	16.

	 	Guarantor:
	 	TC Group, L.L.C., a Delaware limited liability company
	 
	 	 	 	 
	17.

	 	Effective Date:
	 	The effective date of this Lease shall be the date set forth in the introductory paragraph above.
	 
	 	 	 	 
	18.

	 	Tenant Improvement Allowance:
	 	$9,080,680.00 (based upon Seventy Dollars ($70.00) per square foot of Rentable Area of the Premises). See
Paragraph 4(b).
	 
	 	 	 	 
	19.

	 	The “State” is the state,
commonwealth, district
or jurisdiction in which
the Building is located.
	 	Washington, D.C.
	 
	 	 	 	 
	20.

	 	Storage Space:
	 	See Paragraph 19. Note: Storage Space rent is payable monthly in addition to Base Rent.
	 
	 	 	 	 
	21.

	 	Option to Extend:
	 	Two (2) five (5)-year options. See Paragraph 20.
	 
	 	 	 	 
	22.

	 	Right of First Offer:
	 	See Paragraph 21.
	 
	 	 	 	 
	23.

	 	Telecommunications Equipment:
	 	See Paragraph 22.
	 
	 	 	 	 
	24.

	 	Lease Year:
	 	The 12-month period beginning on the first day of the month in which the Commencement Date falls and each
anniversary thereof.

This Lease consists of the foregoing introductory paragraphs and Basic Lease Provisions, the
provisions of the Standard Lease Provisions (the “Standard Lease Provisions”) (consisting
of Paragraph 1 through Paragraph 24 which follow) and Exhibits A-1 through
Exhibit A-3 and Exhibit B through Exhibit G, all of which are incorporated
herein by this reference. In the event of any conflict between the provisions of the Basic Lease
Provisions and the provisions of the Standard Lease Provisions, the Standard Lease Provisions shall
control.

5

 

STANDARD LEASE PROVISIONS

1. TERM

     (a) The Initial Term of this Lease and the Rent (defined below) shall commence on August 1,
2011 (the “Commencement Date”). Unless earlier terminated in accordance with the
provisions hereof, the Initial Term of this Lease shall be the period shown in Item 9 of the Basic
Lease Provisions. As used herein, “Lease Term” shall mean the Initial Term referred to in
Item 9 of the Basic Lease Provisions, subject to any extension of the Initial Term hereof exercised
in accordance with the terms and conditions expressly set forth herein, the Initial Term shall end
on July 31, 2026 (the “Expiration Date”). Unless Landlord is terminating this Lease prior
to the Expiration Date in accordance with the provisions hereof, Landlord shall not be required to
provide notice to Tenant of the Expiration Date. This Lease shall be a binding contractual
obligation effective upon execution hereof by Landlord and Tenant, notwithstanding the later
commencement of the Initial Term of this Lease.

     (b) The Premises will be delivered to Tenant on the Commencement Date.

2. BASE RENT

     (a) Tenant agrees to pay during each month of the Lease Term as Base Rent (“Base
Rent”) for the Premises the sums shown for such periods in Item 5 of the Basic Lease
Provisions.

     (b) Except as expressly provided to the contrary herein, Base Rent shall be payable in
consecutive monthly installments, in advance, without demand, deduction or offset, commencing on
the Commencement Date and continuing on the first day of each calendar month thereafter until the
expiration of the Lease Term. The first full monthly installment of Base Rent and of Tenant’s
Proportionate Share Office (as defined below) and Tenant’s Proportionate Share Building (as defined
below) of applicable estimated Operating Expenses due pursuant to Paragraph 3(e) shall be payable
upon the Commencement Date of this Lease. The obligation of Tenant to pay Base Rent and other sums
to Landlord and the obligations of Landlord under this Lease are independent obligations. If the
commencement date for any Expansion Space (as defined in Paragraph 21(a) hereof) is a day other
than the first day of a calendar month, or the Lease Term expires on a day other than the last day
of a calendar month, then the Rent for such partial month shall be calculated on a per diem basis.
In the event Landlord delivers to Tenant and Tenant accepts possession of any Expansion Space
pursuant to Paragraph 21, prior to the commencement date therefor, Tenant agrees it shall be bound
by and subject to all terms, covenants, conditions and obligations of this Lease during the period
between the date possession is accepted by Tenant and the commencement date, other than the payment
of Base Rent, in the same manner as if delivery had occurred on the commencement date.

     (c) The parties agree that for all purposes hereunder the Premises shall be stipulated to
contain the number of square feet of Rentable Area described in Item 3 of the Basic Lease
Provisions. As used herein, “Rentable Area” shall mean the rentable area of space in the Building
calculated generally in accordance with the WDCAR methodology.

     (d) Base Rent shall be paid to Landlord absolutely net of all costs and expenses. The
provisions for payment of Operating Expenses by means of periodic payment of Tenant’s Proportionate
Share Office of estimated applicable Operating Expenses, Tenant’s Proportionate Share Building of
estimated applicable Operating Expenses and the year end adjustment of such payments are intended
to pass on to Tenant and reimburse Landlord for Tenant’s Proportionate Share Office and Tenant’s
Proportionate Share Building of all costs and expenses of the nature described in Paragraph 3 of
this Lease.

6

 

     3. ADDITIONAL RENT

     (a) Tenant shall pay to Landlord each month as additional rent (“Additional Rent”) an
amount equal to Tenant’s Proportionate Share Office or Tenant’s Proportionate Share Building of
applicable Operating Expenses (defined below).

     (b) “Tenant’s Proportionate Share Office” is, subject to the provisions of
Paragraph 18, the percentage number described in Item 4 of the Basic Lease Provisions.
Tenant’s Proportionate Share Office represents, subject to the provisions of Paragraph 18,
a fraction, the numerator of which is the number of square feet of Rentable Area in the Premises
and the denominator of which is the number of square feet of Rentable Area for lease to third
parties leasing office space in the Building, as determined by Landlord pursuant to Paragraph
18. “Tenant’s Proportionate Share Building” is, subject to the provisions of
Paragraph 18, the percentage number described in Item 4 of the Basic Lease Provisions.
Tenant’s Proportionate Share Building represents, subject to the provisions of Paragraph
18, a fraction, the numerator of which is the number of square feet of Rentable Area in the
Premises and the denominator of which is the number of square feet of Rentable Area for lease to
all third parties leasing office space in the Building, plus the number of square feet of rentable
area for lease to all third parties leasing retail space in the Building, as determined by
Landlord, subject to the provisions of Paragraph 18. For purposes hereof, Tenant’s
Proportionate Share Building shall be applicable to Paragraphs 3(c)(i) and 3(c)(ii), and Tenant’s
Proportionate Share Office shall be applicable to Paragraph 3(c)(iii).

     (c) “Operating Expenses” means all reasonable and customary costs, expenses and
obligations incurred or payable by Landlord in connection with the operation, ownership,
management, repair or maintenance of the Building and the Project during or allocable to the Lease
Term, including without limitation, the following:

     (i) Any form of assessment, license fee, license tax, business license fee, commercial
rental tax, levy, charge, improvement bond, tax, water and sewer rents and charges, or
similar or dissimilar imposition imposed by any authority having the direct power to tax,
including any city, county, state or federal government, or any school, or any improvement
or special assessment district thereof, or any other governmental charge, general and
special, ordinary and extraordinary, foreseen and unforeseen, which are assessed against the
ownership or use of any legal or equitable interest of Landlord in the Premises, Building,
Common Areas or Project during the Lease Term (collectively, “Taxes”). Taxes shall
also include, without limitation:

          (A) any assessment, tax, fee, levy or charge by any governmental agency related to any
transportation plan, fund or system (including assessment districts) instituted within the
geographic area of which the Project is a part; and/or

          (B) any reasonable costs and expenses (including, without limitation, reasonable
attorneys’ fees) incurred by Landlord in attempting to protest, reduce or minimize Taxes.

Any Taxes which may be paid in a lump sum or paid in installments shall be passed through as
Operating Expenses in installments. Notwithstanding anything contained herein to the
contrary, “Taxes” shall not include: any inheritance, estate, gift, franchise, corporation,
income, excise, capital stock, succession, transfer, recordation, net or excess profits
taxes; taxes on any over standard tenant improvements or tenant improvements valued in
excess of those in the Premises; taxes for which Tenant is charged directly (i.e., personal
property); Landlord’s gross receipts taxes or any other similar tax which may be assessed
against Landlord and/or the Building; or any

7

 

interest or penalties for late payment by Landlord. Landlord shall use commercially
reasonable efforts to keep Taxes as low as possible. If Landlord reasonably determines to
initiate efforts to obtain a reduction or elimination of taxes, Landlord shall diligently
pursue such reduction and/or elimination of taxes. If Landlord secures an abatement or
refund of any Taxes, Tenant shall receive Tenant’s Proportionate Share Building of the
amount of such abatement or refund (net of reasonable costs incurred not passed through as
Operating Expenses) as a credit to be applied by Landlord against the next monthly rental
payment(s) (unless no further Rent is due by Tenant hereunder and then Landlord shall pay
Tenant’s Proportionate Share Building of the amount of any abatement or refund to Tenant
within thirty (30) days of Landlord’s receipt of any such abatement or refund), and any
expenses incurred by Landlord in connection with obtaining such reduction shall be included
in Operating Expenses.

     (ii) Insurance for the Building and Landlord’s ownership thereof, including, but not
limited to, public liability, fire, property damage, wind, hurricane, earthquake, terrorism,
flood, rental loss, rent continuation, boiler machinery, business interruption, contractual
indemnification and All Risk or Causes of Loss — Special Form coverage insurance for up to
the full replacement cost of the Project and such other insurance for the Building and
Landlord’s ownership thereof as is customarily carried by operators of other similar class
office buildings in the city in which the Project is located, to the extent carried by
Landlord in its reasonable discretion, and the deductible portion of any insured loss at the
Project otherwise covered by such insurance; provided, however, that to the extent Landlord
obtains any such insurance as part of a blanket policy covering other property of Landlord
or Landlord Affiliates (as defined in Paragraph 6(g)(iv)) as well as the Building, only the
portion of premium therefor reasonably allocated to the Building shall be included as part
of Operating Expenses.

     (iii) The cost of reasonable and customary services and utilities (including taxes and
other charges incurred in connection therewith) provided to the Premises, the Building or
the Project, including, without limitation, water, power, gas, sewer, waste disposal,
telephone and cable television facilities, fuel, supplies, equipment, tools, materials,
service contracts, janitorial services, waste and refuse disposal, window cleaning,
maintenance and repair of sidewalks and Building exterior and services areas, gardening and
landscaping; public space and vault rentals and charges; employees’ wages, salaries, welfare
and social security taxes, paid vacation days, and disability, pension, medical and other
fringe benefits of all persons (including independent contractors) who perform services
connected with the operation, maintenance, repair or replacement of the Building and Common
Areas (wages, salaries and related expenses of any agents or employees not exclusively
engaged in the operation, maintenance, security and management of the Building shall be
reasonably apportioned); any association assessments, costs, dues and/or expenses relating
to the Project; personal property taxes on and maintenance and repair of equipment and other
personal property used in connection with the operation, maintenance or repair of the
Project; repair and replacement (to the extent that an individual window coverings cannot be
repaired) of Building standard window coverings provided by Landlord in the premises of
tenants in the Project which replacement coverings shall be of comparable quality; such
reasonable auditors’ fees and legal fees as are incurred in connection with the operation,
maintenance or repair of the Project; a property management fee not to exceed three percent
(3%) of gross receipts of office portion of Building (which fee may be imputed if Landlord
has internalized management or otherwise acts as its own property manager); all costs
associated with maintaining and operating the fitness center in the Building including a
reasonable market rate; the maintenance of any easements or ground leases benefiting the
Project, whether by Landlord or by an independent contractor; license, permit and inspection
fees relating to the Building; all costs and expenses required by any governmental or quasi
governmental authority or by applicable Law for any reason; provided that such expense is
not caused by

8

 

Landlord’s gross negligence, illegal acts or willful misconduct or by governmental or
quasi governmental tenants in the Building acting as tenants in the Building; the cost of
air conditioning, heating, ventilating, plumbing, elevator maintenance and repair (to
include the replacement of components) and other mechanical and electrical systems repair
and maintenance; sign maintenance; and Common Area (defined below) repair, resurfacing,
operation and maintenance; the reasonable cost for temporary lobby displays and events
commensurate with the operation of a similar class building (not to exceed two (2) events
per calendar year), and the cost of providing security services, if any, deemed appropriate
by Landlord (it being understood, however, that any increased security put in place solely
because of the sensitivity of another tenant or which do not contribute to the overall
security of the tenants in the Building shall not be an Operating Expense). Notwithstanding
the foregoing, at no time shall the rental charges for the on-site property management
office and the fitness center passed through as an Operating Expense exceed the fair market
rental rate for interior, windowless space. As of the Effective Date, the on-site property
management office is in windowless space. If Landlord makes an expenditure for any capital
improvements made to the Project by Landlord that reduce Operating Expenses, or to comply
with any law, ordinance or regulation pertaining to the Land or the Building enacted after
the Commencement Date, and if, under generally accepted accounting principles as applied to
real estate, such expenditure is not a current expense, then the cost thereof shall be
amortized over a period equal to the pay-back period of such improvement, determined in
accordance with generally accepted accounting principles, and the amortized costs allocated
to each calendar year during the Term, together with an imputed interest amount calculated
on the unamortized portion thereof using an interest rate equal to the prime rate as
announced by Bank America, N.A., plus one percent (1%), and such cost shall be deemed to be
a “Permitted Capital Expenditure” and shall be treated as an Operating Expense.
Notwithstanding the foregoing provisions of Paragraph 3(c)(i), the following shall be
excluded or deducted from Operating Costs: (i) the costs related to the garage portion of
the Project (except that no separate allocation to the garage portion shall be made for
insurance and taxes, as identified in Paragraph 3(c)(i) and Operating Cost shall include the
Rentable Area of office space within the Building of the total tax and insurance costs for
the entire Project) and (ii) the costs and expenses of all utilities for and inspection,
maintenance, service and repair of the Rentable Area of the commercial (retail) space in the
Project. Notwithstanding the foregoing, Operating Expenses shall not include that portion,
if any, of Operating Expenses of the Building that are allocated to, and to be paid by,
specific tenants of the Building.

     Notwithstanding anything to the contrary in the forgoing, the following items shall
also be excluded or deducted from Operating Expenses:

          (A) the costs and expenses related to the commercial (retail) space in the Project,
including, without limitation, the costs and expenses of all utilities for and inspection,
maintenance, service and repair of the Rentable Area of the commercial (retail) space in the
Project;

          (B) the cost of any improvements which under generally accepted accounting principles,
consistently applied, are properly classified as capital improvements, except for Permitted
Capital Expenditures;

          (C) costs associated with any improvement installed or work performed or any other cost
or expense incurred by Landlord in order to comply with the requirements for the obtaining
of a certificate of occupancy for the Building or any space therein;

9

 

          (D) expenses for repairs, replacements or improvements arising from the initial
construction and fit-up of the Building, or subsequent repairs or replacements, to the
extent such expenses are reimbursed to Landlord by virtue of warranties or service contracts
from contractors or suppliers;

          (E) leasing commissions, attorneys’ fees, costs and disbursements and other expenses
incurred in connection with leasing, renovating or improving space in the Project for
tenants of the Project (including prospective tenants);

          (F) leasing commissions, consultant’s commissions, legal expenses, advertising costs,
marketing fees, accounting fees, promotional expenses, space planning costs, architectural
expenses, construction expenses, rent concessions, tenant improvement expenses and credits,
tenant lease assumption costs, moving expenses, recovery of possession costs, and any and
all other expenses incurred in connection with the leasing of space (including, without
limitation, any extensions, modifications and terminations thereof and any negotiations,
disputes and enforcement in connection therewith) in the Project to tenants, including,
without limitation, any costs in connection with the foregoing involving tenants,
prospective tenants, brokers, prospective purchasers or mortgagees of the Building;

          (G) the cost of any additions, alterations, changes, replacements and other items which
are made in preparing, completing, fixturing, furnishing, renovating or otherwise improving,
decorating or redecorating space in any tenant’s premises specifically for a tenant’s
occupancy or specifically for a tenant thereafter or any vacant space;

          (H) Landlord’s costs of any services sold to tenants for which Landlord is entitled to
be reimbursed by such tenants as an additional charge or rental over and above the Base Rent
and Operating Expenses payable under the lease with such tenant or other occupant;

          (I) premiums and other costs for insurance carried by Landlord to the extent such
insurance coverage is not reasonably comparable to that carried by landlords for comparable
first class office buildings in the Washington, D.C., metropolitan area;

          (J) any depreciation or amortization of the Project, the Building, or any equipment,
machinery or improvements therein, except with respect to Permitted Capital Expenditures;

          (K) for any costs above the applicable insurance deductible, costs of any repairs
required as a direct result of the negligence of Landlord (provided that such repairs would
not have been required but for such negligence); for any costs below the applicable
insurance deductible, costs of any repairs required as a direct result of the gross
negligence of Landlord (provided that such repairs would not have been required but for such
gross negligence);

          (L) costs incurred due to or required to cure a violation of Law (defined below) by
Landlord relating to the Project;

          (M) interest on debt or amortization payments on any mortgages or deeds of trust or any
other debt for borrowed money;

          (N) costs of purchasing or leasing sculpture, paintings or other art objects;

10

 

          (O) ground rent payable with respect to ground leases, underlying leases, easements or
amounts payable pursuant to other recorded documents;

          (P) principal or interest and amortization of funds borrowed by Landlord and any
related financing or refinancing expenses (including, but not limited to, points, fees and
other expenses associated with debt encumbering any portion of the Building), whether
secured or unsecured;

          (Q) interest, penalties, fees, fines or any other cost arising by reason of Landlord’s
failure to timely pay any Operating Expenses;

          (R) interest paid on amounts by which any tenant’s estimated payments exceed such
tenant’s pro rata share of operating expense and tax pass-throughs;

          (S) all costs incurred by Landlord to refinance, encumber or transfer the Building, the
Land, Building equipment and/or Building improvements, or to pledge, encumber or sell any
interest of Landlord therein, including, but not limited to, any closing costs, title
insurance premiums, transfer and all other recordation taxes and charges incurred in
connection with same, sales commissions, advertising and promotional expenses;

          (T) all items and services for which Tenant or other tenants reimburse Landlord outside
of Operating Expenses;

          (U) repairs or other work occasioned by fire, windstorm or other work paid for or
payable through insurance or condemnation proceeds (excluding any deductible);

          (V) legal expenses incurred for (i) negotiating lease terms for prospective tenants,
(ii) negotiating termination or extension of leases with existing tenants, (iii) proceedings
against any other specific tenant relating solely to the collection of rent or other sums
due to Landlord from such tenant;

          (W) any costs relating to the acquisition, development and/or construction of the
Project;

          (X) repairs resulting from any defect in the design or construction of any portion of
the Project;

          (Y) salaries and all other compensation (including fringe benefits and other direct and
indirect personnel costs) of partners, officers and executives of Landlord or such parties
who are not otherwise engaged full-time in working at the Building (in the event any
employee at or below the level of partners, officers and executives of Landlord works less
than full-time at the Building, such employee’s salary, wages and other compensation shall
be equitably apportioned based upon the time spent at the Building and such equitably
apportioned amount shall be included as an Operating Expense);

          (Z) utilities and other similar expenses incurred directly by or on behalf of retail
tenants of the Building or which are directly metered or submetered to other tenants of the
Building, and the costs of overtime heating, ventilating and air conditioning service
provided to any tenant (including Tenant) or occupant of the Building;

11

 

          (AA) advertising and promotional expenses intended to attract new tenants to the
Building;

          (BB) the costs and expenses related to the garage portion of the Project, including,
without limitation, all operating or maintenance costs, including compensation and utility
charges applicable to the parking garage under the Building; provided, however, there will
be no separate allocation for Taxes and insurance;

          (CC) cost of signage identifying Landlord, any tenant, or other related entity, other
than the Building’s office tenant lobby directory(ies) and operational signage;

          (DD) collection costs incurred by Landlord on Landlord’s behalf, and bad debt losses or
reserves;

          (EE) any costs and expenses incurred, and compensation paid to clerks, attendants or
other persons, in any commercial concessions or vending machines operated by Landlord in the
Common Areas;

          (FF) costs incurred (including, but not limited to, attorneys’ fees) in connection with
the negotiation and documentation of lease transactions (including subleases and
assignments);

          (GG) any costs or expenses (including, but not limited to, penalties, fees, fines or
punitive damages) incurred by Landlord resulting from Landlord’s violation of any agreement
to which Landlord is a party or of any applicable laws, ordinances, rules, regulations or
orders (including, but not limited to, building, zoning, fire, life safety and disability);

          (HH) costs or fees relating to the defense of Landlord’s title or interest in the real
estate containing the Building or any part thereof;

          (II) costs of defending any lawsuits with any mortgage;

          (JJ) costs of Landlord incurred in connection with any audit performed for a tenant by
a third party accountant;

          (KK) amounts paid to any partner, shareholder, officer, executive or director of
Landlord for salary or other compensation;

          (LL) costs of any other service or other benefits to Tenant or any other tenant or
occupant in the Building which either (i) is in excess of that furnished to Tenant, (ii) is
supplied or furnished to Tenant pursuant to the terms of this Lease with a separate or
additional charge or (iii) is payable separately by tenants of the Building;

          (MM) costs arising from the presence of Hazardous Materials or costs incurred to
remove, remediate or clean up any Hazardous Materials from either the Building or the Land
(including, but not limited to, any governmental investigation, order, proceeding or report
with respect thereto);

          (NN) costs and expenses relating to administering the affairs of the ownership entity
which are unrelated to the maintenance, management or operation of the Building,

12

 

including, but not limited to, maintaining Landlord’s existence, either as a
corporation, partnership or other entity;

          (OO) any other costs or expenses for which Landlord actually receives reimbursement
from any tenant, the proceeds of any insurance policy, or any other source, other than
Additional Rent or a similar rental reimbursement by another tenant for its share of
Operating Expenses;

          (PP) the cost of repairs incurred by reason of fire or other casualty or condemnation
to the extent that either (1) Landlord is compensated therefor through proceeds of insurance
or condemnation awards; (2) Landlord would have been compensated therefor had Landlord
obtained the insurance coverage against such fire or casualty required hereunder to be
carried by Landlord; or (3) Landlord is not fully compensated therefor due to the
coinsurance provisions of its insurance policies on account of Landlord’s failure to obtain
the insurance required hereunder to be carried by Landlord;

          (QQ) wages, salaries, fees and any and all other amounts constituting Operating
Expenses hereunder paid to any Affiliate of either Landlord or the Building managing agent,
or to any officer or director of Landlord in the event and to the extent such wages,
salaries, fees and/or other amounts exceed prevailing market rates that would be paid to
unrelated third parties;

          (RR) costs occasioned by a Landlord default under this Lease;

          (SS) costs associated with any concessions or inducements granted to tenants in the
Building (such as moving expense allowances, rent abatements or reimbursements);

          (TT) takeover expenses of any kind or nature incurred by Landlord with respect to space
located in another building in connection with the leasing of space in the Building;

          (UU) costs arising from Landlord’s charitable or political contributions;

          (VV) costs incurred for leasing systems or equipment which Landlord is leasing in lieu
of purchasing to the extent that the purchase thereof would not be an Operating Expense;

          (WW) costs of telephone, telegraph, telecopy (or other telecommunication) incurred by
tenants and occupants of the Building;

          (XX) any amounts payable by Landlord to another tenant or to Landlord’s lender by way
of indemnity or for damages;

          (YY) costs of additional insurance premiums for the Building due to any tenant’s
operations within such tenant’s demised premises which exceed usual and customary office
purposes; and

          (ZZ) The cost of any types of services or amenities at the Building shall only be included in
Operating Expenses, if Landlord determines, in its reasonable professional judgment, that such
types of services or amenities are necessary to maintain the status of the Building as a
first-class office building in the Washington, D.C. area. Operating Expenses shall be calculated
in accordance with

13

 

sound accounting principles consistently applied, and to the extent any Operating Expenses are
on an accrual basis, they should be in compliance with Generally Accepted Accounting Principles as
consistently applied to real estate. To the extent any Operating Expenses are paid for in advance,
such expenses shall be charged to tenants during the period for which such expense is applicable.
Landlord shall at all times use reasonable efforts to operate the Building in an efficient and cost
effective manner consistent with the operation of first-class office buildings in Washington, D.C.

     (d) Operating Expenses for any calendar year during which actual occupancy of the Building is
less than one hundred percent (100%) of the Rentable Area of the Building shall be appropriately
adjusted to reflect one hundred percent (100%) occupancy of the existing Rentable Area of the
Building during such period. In determining Operating Expenses, if any services or utilities are
separately charged to tenants of the Building or others, Operating Expenses shall be adjusted by
Landlord to reflect the amount of expense which would have been incurred for such services or
utilities on a full time basis for normal Building operating hours. In the event Tenant elects to
separately meter its electric consumption (which is currently contemplated by Tenant and Landlord),
then Tenant at its own costs and expense shall install and remove such meters and (i) such
separately metered charges shall be deducted from Tenant’s pro rata share the Building’s utility
costs in a manner equitably determined by Landlord and Tenant, and (ii) Tenant shall be permitted
to benefit from the lower rate per KWH that Landlord has negotiated in its power purchase agreement
with PEPCO as provided in more detail in Paragraph 7(g) below. In the event (i) the Commencement
Date and/or the commencement date for any Expansion Space shall be a date other than January 1,
(ii) the date fixed for the expiration of the Lease Term shall be a date other than December 31,
(iii) of any early termination of this Lease, or (iv) of any increase or decrease in the size of
the Premises, then in each such event, an appropriate adjustment in the application of this
Paragraph 3 shall, subject to the provisions of this Lease, be made to reflect such event
on a basis determined by Landlord to be consistent with the principles underlying the provisions of
this Paragraph 3. In no event shall this paragraph operate to enable Landlord to collect
and retain from all tenants in the Building more than one hundred percent (100%) of the actual
amount incurred by Landlord for Operating Expenses, nor shall any adjustment be made pursuant to
this paragraph with respect to any costs or expenses which do not vary with the occupancy level of
the Building.

     (e) At least fifteen (15) days prior to the Commencement Date and then at least fifteen (15)
days prior to the prior to commencement of each calendar year of the Lease Term following the
Commencement Date, Landlord shall give to Tenant a good-faith written estimate of Tenant’s
Proportionate Share Office and Tenant’s Proportionate Share Building of the applicable Operating
Expenses for the Building for the ensuing calendar year. Upon request, Landlord shall review with
Tenant a copy of Landlord’s approved operating and capital budgets for such calendar year including
a line-item comparison of same to the applicable then projected expenses including a line-items
comparison of the same to the applicable then actual expenses incurred by Landlord in the prior
calendar year, to the extent available with an update provided upon determination of actual costs.
Tenant shall pay such estimated amount to Landlord in equal monthly installments, in advance on the
first day of each month. Within one hundred twenty (120) days after the end of each calendar year,
Landlord shall furnish Tenant an independent CPA audited statement indicating in reasonable detail
the Operating Expenses for such period, and the parties shall, within thirty (30) days thereafter,
make any payment or allowance necessary to adjust Tenant’s estimated payments to Tenant’s actual
share of such Operating Expenses as indicated by such annual statement. Any payment due Landlord
shall be payable by Tenant on demand from Landlord. Any amount due Tenant shall be credited
against installments next becoming due under this Paragraph 3(e) or refunded to Tenant, if
requested by Tenant.

     (f) Notwithstanding anything to the contrary, Tenant shall have thirty (30) days after receipt
of an invoice from Landlord with respect to pay any non-scheduled Rent that is due and payable
under this Lease.

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     (g) Tenant shall pay ten (10) days before delinquency, all taxes and assessments (i) levied
against any personal property, Alterations, tenant improvements or trade fixtures of Tenant in or
about the Premises, (ii) based upon this Lease or any document to which Tenant is a party creating
or transferring an interest in this Lease or an estate in all or any portion of the Premises, and
(iii) levied for any business, professional, or occupational license fees of Tenant. If any such
taxes or assessments are levied against Landlord or Landlord’s property or if the assessed value of
the Project is increased by the inclusion therein of a value placed upon such personal property or
trade fixtures, Tenant shall upon written demand reimburse Landlord for the taxes and assessments
so levied against Landlord, or such taxes, levies and assessments resulting from such increase in
assessed value. To the extent that any such taxes are not separately assessed or billed to Tenant,
Tenant shall pay the amount thereof as invoiced to Tenant by Landlord.

     (h) Any delay or failure of Landlord in (i) delivering any estimate or statement described in
this Paragraph 3, or (ii) computing or billing Tenant’s Proportionate Share of Operating
Expenses shall not constitute a waiver of its right to require an increase in Rent, or in any way
impair the continuing obligations of Tenant under this Paragraph 3. In the event of any
dispute as to any Additional Rent due under this Paragraph 3, Tenant, an officer of Tenant
or a certified public accountant retained by Tenant (but in no event shall Tenant hire or employ an
accounting firm or any other person to audit Landlord as set forth under this Paragraph who is
compensated or paid for such audit on a contingency basis) shall have the right after reasonable
notice and at reasonable times to inspect Landlords accounting records at Landlord’s on-site
management office. If, after such inspection, Tenant still disputes such Additional Rent, upon
Tenant’s written request therefor, a certification as to the proper amount of Operating Expenses
and the amount due to or payable by Tenant shall be made by an independent certified public
accountant mutually agreed to by Landlord and Tenant; provided, however, such certified public
accountant shall not be the accountant who conducted Landlord’s initial calculation of Operating
Expenses to which Tenant is now objecting. Such certification shall be final and conclusive as to
all parties. If the certification reflects that Tenant has overpaid Tenant’s Proportionate Share
Office and/or Tenant’s Proportionate Share Building of Operating Expenses for the period in
question, then Landlord shall credit such excess to Tenant’s next payment of Operating Expenses or,
at the request of Tenant, promptly refund such excess to Tenant and conversely, if Tenant has
underpaid Tenant’s Proportionate Share Office and/or Tenant’s Proportionate Share Building of
Operating Expenses, Tenant shall promptly pay such additional Operating Expenses to Landlord.
Tenant agrees to pay the cost of such certification and the investigation with respect thereto
unless it is determined that Landlord’s original statement was in error in Landlord’s favor by more
than three percent (3%). Tenant waives the right to dispute any matter relating to the calculation
of Operating Expenses or Additional Rent under this Paragraph 3 if any claim or dispute is
not asserted in writing to Landlord by the last day of the calendar year in which the original
reconciliation of Operating Expenses or Additional Rent statement with respect thereto was
delivered to Tenant, except that if an error in excess of three percent (3%) is found to exist,
then with regard to such error Tenant shall also have the ability to look back to, and dispute, the
statements issued for the two (2) preceding calendar years. Notwithstanding the foregoing, Tenant
shall maintain strict confidentiality of all of Landlord’s accounting records and shall not
disclose the same to any other person or entity except for Tenant’s professional advisory
representatives (such as Tenant’s employees, accountants, advisors, attorneys and consultants) with
a need to know such accounting information, who agree to similarly maintain the confidentiality of
such financial information.

     (i) Even though the Lease Term has expired and Tenant has vacated the Premises, when the final
determination is made of Tenant’s Proportionate Share Office and/or Tenant’s Proportionate Share
Building of Operating Expenses for the year in which this Lease terminates, Tenant shall, within
thirty (30) days, pay any increase due over the estimated Operating Expenses paid, and conversely,
any overpayment made by Tenant shall, within thirty (30) days, be refunded to Tenant by Landlord.

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     (j) The Base Rent, Additional Rent, late fees, and other amounts required to be paid by Tenant
to Landlord hereunder are sometimes collectively referred to as, and shall constitute,
“Rent”.

4. IMPROVEMENTS AND ALTERATIONS

     (a) Landlord shall deliver the Premises to Tenant, and Tenant agrees to accept the Premises
from Landlord in its existing “AS-IS”, “WHERE-IS” condition subject to Landlord’s
performing its ongoing janitorial and maintenance obligations and Landlord’s obligations to
complete the Building Enhancements identified on Exhibit B attached hereto. To the extent
Landlord does not complete the Building Enhancements by the time periods set forth on Exhibit
B, as such time period may be extended due to Force Majeure (as defined in Paragraph 24(x)),
then the parties acknowledge that Landlord shall be in default of its obligations hereunder and
Tenant shall have the rights and remedies set forth in Paragraph 17(b) below. Landlord shall have
no obligation to refurbish or otherwise improve the Premises throughout the Lease Term; provided,
however, and notwithstanding the foregoing to the contrary, Landlord’s sole construction obligation
under this Lease is set forth in the enhancements to the Building specifically set forth on
Exhibit B. Notwithstanding the forgoing, Landlord represents that to the best of its
knowledge, as of the Effective Date, the Building complies with applicable local, state and federal
regulations, including compliance with the Americans with Disabilities Act with respect to all
Common Areas.

     (b) Commencing on the Effective Date, Landlord shall provide Tenant an allowance (the
“Tenant Improvement Allowance”) equal to Nine Million Eighty Thousand Six Hundred Eighty
Dollars ($9,080,680.00) (which amount is based on the product of (A) Seventy and 00/100 Dollars
($70.00) multiplied by (B) the number of square feet of Rentable Area in the Premises). The Tenant
Improvement Allowance is provided in order to help Tenant finance the hard costs associated with
Tenant’s construction of the physical tenant improvements actually installed in the Premises
(“Tenant Improvements”); provided, however, that notwithstanding anything to the contrary,
Tenant shall have the right to apply up to fifteen percent (15%) of the Tenant Improvement
Allowance to Tenant’s architectural and engineering design fees, telephone and data cabling,
project management fees, and furniture and equipment purchases. Tenant shall pay all of its costs
and expenses incurred in connection with such Tenant Improvements. Within thirty (30) days after
receipt of a written request from Tenant, but in no event more than one (1) time during any
calendar month, Landlord shall reimburse Tenant for (or, at Tenant’s request, pay directly to any
contractor of Tenant pursuant to approved invoices received from Tenant) the expenses incurred by
Tenant in constructing such Tenant Improvements in the Premises to the extent of the Tenant
Improvement Allowance not previously funded or applied by Landlord under this Paragraph 4(b),
provided: (1) such request is accompanied by reasonably acceptable supporting documentation
indicating that such expenses have been incurred and paid (or are currently payable) by Tenant; (2)
the work and materials for which payment is requested shall be performed pursuant to all applicable
provisions of the Lease; (3) Tenant is not in default under the Lease; and (4) such request is
accompanied by lien waivers from the party under contract with Tenant for such Tenant Improvements,
which lien waivers must cover all Tenant Improvements performed as of the date of such request for
which payment is then being requested, but may be conditioned on such payment being received.
Tenant shall have no right to utilize any unused portion of the Tenant Improvement Allowance for
any invoice received on or after the date (the “Outside Date”) that is the earlier of (1)
the date Tenant notifies Landlord in writing that all of the Tenant Improvements intended to be
done by Tenant in the Premises have been completed (“Completion Notice”), or (2) December
31, 2014. Landlord and Tenant acknowledge and agree that the Tenant Improvements may be conducted
and completed in stages and in different parts of the Premises at different times prior to the
Outside Date. If Tenant fails to timely utilize the entire Tenant Improvement Allowance for such
improvements as aforesaid, then Tenant shall not be entitled to any credit, cash or otherwise,
therefor; provided, however, if any portion of the Tenant Improvement Allowance remains after the
Outside Date, Tenant shall have the right to credit the lesser of

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(i) the remaining balance of the Tenant Improvement Allowance, or (ii) fifteen percent (15%)
of the total Tenant Improvement Allowance, to the Base Rent first due and owing in the first
calendar year following the year in which Tenant notifies Landlord in writing that the Tenant
Improvements have been completed and makes its final draw request for payment of hard and soft
costs associated with the Tenant Improvements.

     (c) All Tenant Improvements and any subsequent alterations, additions, or improvements made by
or on behalf of Tenant to the Premises excluding cosmetic alterations, additions or improvements
(“Alterations”) shall be subject to Landlord’s prior written consent, which consent shall
not be unreasonably delayed, conditioned or denied, unless such alterations, additions or
improvements adversely affect the structure of the Building or operating systems of the Building,
in which case Landlord may withhold, condition or delay its consent in its sole discretion.
Landlord’s consent shall not be unreasonably withheld with respect to proposed Tenant Improvements
or Alterations that (i) comply with all applicable laws, ordinances, rules and regulations; (ii)
are compatible with the Building’s mechanical, electrical, HVAC and life safety systems; (iii) will
not interfere in a material manner with the use and occupancy of any other portion of the Building
by any other tenant or their invitees; (iv) do not affect the structural portions of the Building;
and, (v) do not and will not, whether alone or taken together with other improvements, require the
construction of any other improvements or alterations within the Building. To the extent Tenant
requires access to riser space and telephone communications closets, Landlord shall provide such
access as necessary in connection with the Alterations. Tenant shall cause, at its sole cost and
expense, all Tenant Improvements or Alterations to comply with insurance requirements and with Laws
and shall construct, at its sole cost and expense, any alteration or modification required by Laws
as a result of any Tenant Improvements or Alterations. All Tenant Improvements or Alterations
shall be constructed at Tenant’s sole cost and expense, in a first class and good and workmanlike
manner by contractors reasonably acceptable to Landlord and only good grades of materials shall be
used. All plans and specifications for any Tenant Improvements or Alterations requiring Landlord’s
approval shall be submitted to Landlord for its approval, which approval shall not be unreasonably
delayed, conditioned or denied. Landlord shall approve or disapprove the proposed Alterations in
writing within thirty (30) days after receipt of a description of the proposed Alterations from
Tenant. If Landlord fails to approve or request modifications to the proposed Alterations within
said thirty (30) day period, Landlord shall be deemed to have approved said Alterations. Landlord
may monitor construction of the Tenant Improvements or Alterations, and Tenant shall reimburse
Landlord for any reasonable third party costs incurred by Landlord in monitoring such construction
(which supervision and monitoring costs must be reasonable and may not exceed one percent (I%) of
hard construction costs; provided, however, that such costs shall be funded out of the Tenant
Improvement Allowance and shall not count towards the 15% soft cost limitation set forth above.
Landlord’s right to review plans and specifications and to monitor construction shall be solely for
its own benefit, and Landlord shall have no duty to see that such plans and specifications or
construction comply with applicable laws, codes, rules and regulations. Landlord may also require
that all life safety related work and all mechanical, electrical, plumbing and roof related work be
performed by contractors designated by Landlord. Landlord shall have the right, in its sole
discretion, to instruct Tenant to remove those Tenant Improvements or Alterations from the Premises
which (i) were not approved in advance by Landlord and for which Landlord’s approval is required,
(ii) were not built in conformance with the plans and specifications approved by Landlord, or (iii)
Landlord specified during its review of plans and specifications for Tenant Improvements or
Alterations would need to be removed by Tenant upon the expiration of this Lease. Except as set
forth in the proceeding sentence, Tenant shall not be obligated to remove such Tenant Improvements
or Alterations at the expiration of this Lease. If upon the termination of this Lease Landlord
requires Tenant to remove any or all of such Tenant Improvements or Alterations from the Premises,
then Tenant, at Tenant’s sole cost and expense, shall promptly remove such Tenant Improvements or
Alterations and improvements and Tenant shall repair and restore the Premises to its original
condition as of the Commencement Date, reasonable wear and tear excepted. The parties hereby
acknowledge and agree that in no event shall Tenant be required to remove

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any improvements which are existing as of the Commencement Date, including, without
limitation, the internal staircase. Any Tenant Improvements or Alterations remaining in the
Premises following the expiration of the Lease Term or following the surrender of the Premises from
Tenant to Landlord, shall become the property of Landlord unless otherwise agreed to by Landlord
and Tenant at the time of Landlord’s approval of the Tenant Improvements. Tenant shall provide
Landlord with the identities and mailing addresses of all persons performing work or supplying
materials, prior to beginning such construction, and Landlord may post on and about the Premises
notices of non-responsibility pursuant to applicable law. Tenant shall assure payment for the
completion of all work free and clear of liens and shall provide certificates of insurance for
worker’s compensation and other typical construction related coverage in amounts and from an
insurance company reasonably satisfactory to Landlord protecting Landlord against liability for
bodily injury or property damage during construction. Upon completion of any Tenant Improvements
or Alterations and upon Landlord’s reasonable request, Tenant shall deliver to Landlord sworn
statements setting forth the names of all contractors and major subcontractors who did work on the
Tenant Improvements or Alterations and final lien waivers from all such contractors and
subcontractors. Additionally, upon completion of any Tenant Improvements or Alterations, Tenant
shall provide Landlord, at Tenant’s expense, with a complete set of plans in reproducible form and
specifications reflecting the actual conditions of the Tenant Improvements or Alterations, together
with a copy of such plans on diskette in the AutoCAD format or such other format as may then be in
common use for computer assisted design purposes. Tenant shall pay to Landlord, as additional
rent, the reasonable costs (not to exceed together with the monitoring fees referenced above one
percent (1%) of hard construction costs) of Landlord’s third party engineers and other outside
consultants (but not Landlord’s on-site management personnel) for review of all plans,
specifications and working drawings for the Tenant Improvements or Alterations within ten (10)
business days after Tenant’s receipt of invoices from Landlord; provided, however, that such costs
shall be funded out of the Tenant Improvement Allowance and shall not count towards the 15% soft
cost limitation set forth above.

     (d) Tenant shall have the right to use and upgrade the external stairs, also known as the fire
stairs, between the second and third floors (and any other floors occupied by Tenant, provided,
however, that if Tenant occupies less than an entire floor, Tenant shall only be entitled to use
and upgrade on a non—exclusive basis, the fire stairs which a located closest to Tenant’s space on
that floor) of the Building for Tenants use during the Term (the “Premises External
Stairs”); provided, that, any and all Alterations in connection with the Premises External
Stairs are in compliance with Laws and any incremental increases in costs resulting from such use
of the Premises External Stairs shall be borne solely by Tenant.

     (e) Tenant shall keep the Premises, the Building and the Project free from any and all liens
arising out of any Tenant Improvements or Alterations, work performed, materials furnished, or
obligations incurred by or for Tenant. In the event that Tenant shall not, within thirty (30) days
following the imposition of any such lien, cause the same to be released of record by payment or
posting of a bond or insurance coverage in a form and issued by a surety reasonably acceptable to
Landlord, Landlord shall have the right, but not the obligation, to cause such lien to be released
by such means as it shall deem proper (including payment of or defense against the claim giving
rise to such lien); in such case, Tenant shall reimburse Landlord for all reasonable amounts so
paid by Landlord in connection therewith, together with all of Landlord’s reasonable out-of-pocket
costs and expenses, with interest thereon at the Default Rate (defined below). This Paragraph
shall survive the expiration or earlier termination of this Lease. Such rights of Landlord shall
be in addition to all other remedies provided herein or by law.

     (f) NOTICE IS HEREBY GIVEN THAT LANDLORD SHALL NOT BE LIABLE FOR ANY LABOR, SERVICES OR
MATERIALS FURNISHED OR TO BE FURNISHED TO TENANT, OR TO ANYONE HOLDING THE PREMISES THROUGH OR
UNDER TENANT, AND THAT NO MECHANICS’ OR OTHER LIENS FOR ANY SUCH LABOR, SERVICES OR MATERIALS SHALL
ATTACH TO OR AFFECT THE INTEREST OF LANDLORD IN THE PREMISES.

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     (g) The parties hereby acknowledge that Landlord shall provide The Carlyle Group, L.P.
(“Original Tenant”) the Tenant Improvement Allowance commencing as early as January 1, 2010, which
is prior to the Commencement Date. The parties further acknowledge that the use and distribution
of the Tenant Improvement Allowance which shall be made available to Tenant pursuant to the Twelfth
Amendment (hereinafter defined) shall be governed by Paragraph 4(b) hereof. To the extent Original
Tenant uses the Tenant Improvement Allowance and there is any conflict between the terms of the
that certain Twelfth Amendment to Commercial Lease dated on or about the date hereof (“Twelfth Amendment”) by and between Landlord and Original Tenant and this Lease regarding the use of the
Tenant Improvement Allowance, the terms of this Lease shall control. To the extent Original Tenant
does not use any portion of the Tenant Improvement Allowance it shall remain available for use by
Tenant pursuant to the terms hereof.

5. REPAIRS

     (a) Landlord’s obligation with respect to repair and maintenance (which shall be conducted in
a first class manner and otherwise comparable to other first class office buildings similar in size
and tenant mix in Washington, D.C.) as part of Basic Services shall be limited to (i) the
structural portions of the Building, including the parking garage, (ii) the exterior walls of the
Building, including, without limitation, glass and glazing, (iii) the roof, (iv) mechanical,
electrical, plumbing, HVAC, utility, life safety and security systems, pipes, risers and conduits
(except for any lavatory, shower, toilet, wash basin and kitchen facilities that serve Tenant
exclusively and are not part of the core on each floor, and any supplemental heating and air
conditioning systems (including all plumbing connected to said facilities or systems), (v) all
Building standard lavatories, and (vi) Common Areas. Landlord shall not be deemed to have breached
any obligation with respect to the condition of any part of the Project unless Tenant has given to
Landlord written notice of any required repair and Landlord has not made such repair within a
reasonable time (but in any event Landlord shall initiate repairs within seven (7) days of
Landlord’s receipt of such notice) following the receipt by Landlord of such notice. The foregoing
notwithstanding: (i) Landlord shall not be required to repair damage to any of the foregoing to the
extent caused by the acts or omissions of Tenant or it agents, employees or contractors, except to
the extent covered by insurance carried by Landlord; and (ii) the obligations of Landlord
pertaining to damage or destruction by casualty shall be governed by the provisions of
Paragraph 9. Except as expressly provided in Paragraph 9 of this Lease, there
shall be no abatement of Rent and no liability of Landlord by reason of any injury to or
interference with Tenant’s business arising from the making of any repairs, alterations or
improvements in or to any portion of the Premises, the Building or the Project except to the extent
all or a portion of Tenant’s office is inaccessible or unusable or there is an interruption of
services for greater than three (3) consecutive business days after the Landlord has knowledge of
the interruption of services, and Tenant is unable to conduct its business in the affected portion
of the Premises due to the interruption of services.

     (b) Tenant, at its expense, (i) shall keep the Premises and all fixtures contained therein in
a safe, clean and neat condition, except for ordinary wear and tear, and (ii) shall bear the cost
of maintenance and repair of all facilities which are not expressly required to be maintained or
repaired by Landlord and which are located in the Premises, including, without limitation,
lavatory, shower, toilet, wash basin and kitchen facilities that serve Tenant exclusively and are
not part of the core on each floor, and supplemental heating and air conditioning systems
(including all plumbing connected to said facilities or systems installed by or on behalf of Tenant
or existing in the Premises at the time of Landlord’s delivery of the Premises to Tenant). Tenant
shall make all repairs to the Premises not required to be made by Landlord under subparagraph
(a) above with replacements of any materials to be made by use of materials of equal or better
quality. If Tenant fails to make such repairs or replacements within thirty (30) days after
written notice from Landlord, Landlord may at its option make such repairs or replacements, and
Tenant shall upon demand pay Landlord for the reasonable out-of-pocket cost thereof.

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     (c) Upon the expiration or earlier termination of this Lease, Tenant shall surrender the
Premises in a safe, clean and neat condition, normal wear and tear excepted, except as provided in
Paragraph 9. Subject to Paragraph 4(c) of this Lease, Tenant shall remove from the
Premises all trade fixtures, furnishings and other personal property of Tenant and shall repair all
damage caused by such removal, and shall restore the Premises to its original condition, reasonable
wear and tear excepted. In addition to all other rights Landlord may have, in the event Tenant
does not so remove any such fixtures, furnishings or personal property at the end of the Lease Term
(or within thirty (30) days after Tenant’s receipt of notice of an Event of Default and Landlord’s
notification to Tenant of its election to retake possession of the Premises), Tenant shall be
deemed to have abandoned the same, in which case Landlord may appropriate the same for itself,
dispose of the same, and/or sell the same in its discretion.

6. USE OF PREMISES

     (a) Tenant shall use the Premises only for general office uses and shall not use the Premises
or permit the Premises to be used for any other purpose. Landlord shall have the right to deny its
consent to any change in the permitted use of the Premises in its sole and absolute discretion.
Incidental food preparation and service shall be permitted in the Premises provided Tenant
maintains proper ventilation and such preparation and service is performed in a safe, pest-free and
odor-free manner.

     (b) Tenant shall not at any time use or occupy the Premises, or permit any act or omission in
or about the Premises in violation of any applicable law, statute, ordinance or any governmental
rule, regulation or order (collectively, “Law” or “Laws”) and Tenant shall, upon
written notice from Landlord, discontinue any use of the Premises which is declared by any
governmental authority to be a violation of Law. If any Law shall, by reason of the nature of
Tenant’s use or occupancy of the Premises for purposes other than general office uses, impose any
duty upon Tenant or Landlord with respect to (i) modification or other maintenance of the Premises,
the Building or the Project, or (ii) the use, Alteration or occupancy thereof, Tenant shall comply
with such Law at Tenant’s sole cost and expense; provided, however, Tenant shall not be required to
make structural changes or structural repairs as a result of any Laws provided such structural
changes or repairs are not imposed as a result of Tenant’s specific use of the Premises. Tenant
shall have the right to contest the requirements of any Laws provided the same will not result in
any material damage to Landlord; and Tenant agrees to indemnify and hold Landlord harmless from and
against any claims, liabilities or damages Landlord may suffer as a result of Tenant’s contesting
any such Laws.

     (c) Tenant shall be responsible for assuring that the plans and specifications for the Tenant
Improvements are in compliance with all applicable Laws, including, but not limited to, the
Americans with Disabilities Act (“ADA”). Landlord shall, at its sole cost and expense,
cause the Common Areas, the Building and the Land to comply with all present and future laws,
ordinances, orders, rules and requirements relating to the use, condition, access and occupancy of
the Building, the Land and the Common Areas, including the requirements of the ADA. Each party
hereto shall indemnify and hold harmless the other party from any and all liability, loss, cost or
expense arising as a result of a party not fulfilling its obligations as to compliance with the ADA
as set forth in this Paragraph.

     (d) Tenant shall not do or permit to be done anything which may invalidate or increase the
cost of any fire, All Risk, Causes of Loss — Special Form or other insurance policy covering the
Building, the Project and/or property located therein and shall comply with all rules, orders,
regulations and requirements of the appropriate fire codes and ordinances or any other organization
performing a similar function to the extent relating solely to the Premises and Tenant’s
obligations hereunder. In addition to all other remedies of Landlord, Landlord may require Tenant,
promptly upon demand, to reimburse Landlord for the full amount of any additional premiums charged
for such policy or policies by reason of Tenant’s failure to comply with the provisions of this
Paragraph 6.

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     (e) Tenant shall not in any way unreasonably interfere with the rights or quiet enjoyment of
other tenants or occupants of the Premises, the Building or the Project. Tenant shall not use or
allow the Premises to be used for any immoral or unlawful purpose, nor shall Landlord or Tenant
cause, maintain, or permit any nuisance in, on or about the Premises, the Building or the Project.
Tenant shall not knowingly place weight upon any portion of the Premises exceeding the structural
floor load (per square foot of area) which such area was designated (and is permitted by Law) to
carry or otherwise use any Building system in excess of its capacity or in any other manner which
may damage such system or the Building, and Tenant shall work with Landlord to locate all heavy
objects in the Premises so as to not exceed the structural floor load in any area of the Premises.
Tenant shall not create within the Premises a working environment with a density of greater than
the lesser of (i) seven (7) persons per 1,000 square feet of Rentable Area, or (ii) the maximum
density permitted by Law. Business machines and mechanical equipment shall be placed and
maintained by Tenant, at Tenant’s expense, in locations and in settings sufficient in Landlord’s
reasonable judgment to absorb and prevent vibration, noise and annoyance. Tenant shall not commit
any waste in, on, upon or about the Premises, the Building or the Project, and Landlord shall not
commit or suffer to be committed any waste in, on, upon or about the Common Areas, the Building or
the Project by anyone other than Tenant.

     (f) Tenant shall take all reasonable steps necessary to adequately secure the Premises from
unlawful intrusion, theft, fire and other hazards, and shall keep and maintain any and all security
devices in or on the Premises in good working order, including, but not limited to, exterior door
locks for the Premises and smoke detectors and burglar alarms located within the Premises and shall
cooperate with Landlord and other tenants in the Project with respect to access control and other
safety matters for the Building. In addition to the access control measures set forth on
Exhibit B attached hereto, Landlord shall take all reasonable steps necessary to adequately
secure the Building and all unrented areas therein from unlawful intrusion, theft, fire and other
hazards, and shall keep and maintain any and all security devices in or on the unrented areas of
the Building in good working order, including, but not limited to, exterior door locks for the
Building and smoke detectors and audible alarms located within the unrented areas of the Building
and shall cooperate with Tenant with respect to access control and other safety matters for the
Premises.

     (g) As used herein, the term “Hazardous Material” means any (a) oil or any other
petroleum-based substance, flammable substances, explosives, radioactive materials, hazardous
wastes or substances, toxic wastes or substances or any other wastes, materials or pollutants which
(i) pose a hazard to the Project or to persons on or about the Project or (ii) cause the Project to
be in violation of any Laws; (b) asbestos in any form, urea formaldehyde foam insulation,
transformers or other equipment that contain dielectric fluid containing levels of polychlorinated
biphenyls, or radon gas; (e) chemical, material or substance defined as or included in the
definition of “hazardous substances”, “hazardous wastes”, “hazardous
materials”, “extremely hazardous waste”, “restricted hazardous waste”, or
“toxic substances” or words of similar import under any applicable local, state or federal
law or under the regulations adopted or publications promulgated pursuant thereto, including, but
not limited to, the Comprehensive Environmental Response, Compensation and Liability Act of 1980,
as amended, 42 U.S.C. §9601, et seq.; the Hazardous Materials Transportation Act, as amended, 49
U.S.C. § 1801, et seq.; the Federal Water Pollution Control Act, as amended, 33 U.S.C. §1251, et
seq.; the Resource Conservation and Recovery Act, as amended, 42 U.S.C. §6901, et seq.; the Safe
Drinking Water Act, as amended, 42 U.S.C. §300, et seq.; the Toxic Substances Control Act, as
amended, 15 U.S.C. §2601, et seq.; the Federal Hazardous Substances Control Act, as amended, 15
U.S.C. §1261, et seq.; and the Occupational Safety and Health Act, as amended, 29 U.S.C. §651, et
seq.; (d) other chemical, material or substance, exposure to which is prohibited, limited or
regulated by any governmental authority or may or could pose a hazard to the health and safety of
the occupants of the Project or the owners and/or occupants of property adjacent to or surrounding
the Project, or any other Person coming upon the Project or adjacent property; and (e) other
chemicals, materials or substances which may or could pose a hazard to the

21

 

environment. The term “Permitted Hazardous Materials” shall mean Hazardous Materials
which are contained in ordinary office supplies and equipment of a type and in quantities typically
used in the ordinary course of business within executive offices of similar size in comparable
office buildings, but only if and to the extent that such supplies are transported, stored and used
in full compliance with all applicable laws, ordinances, orders, rules and regulations and
otherwise in a safe and prudent manner. Hazardous Materials which are contained in ordinary office
supplies but which are transported, stored and used in a manner which are not in full compliance
with all applicable laws, ordinances, orders, rules and regulations or which is not in any respect
safe and prudent shall not be deemed to be “Permitted Hazardous Materials” for the purposes
of this Lease.

     (i) Tenant, its assignees, subtenants, and their respective agents, servants,
employees, representatives and contractors (collectively referred to herein as “Tenant
Affiliates”) shall not cause or permit any Hazardous Material to be brought upon, kept
or used in or about the Premises by Tenant or by Tenant Affiliates without the prior written
consent of Landlord (which may be granted, conditioned or denied in the sole discretion of
Landlord), save and except only for Permitted Hazardous Materials, which Tenant or Tenant
Affiliates may bring, store and use in reasonable quantities for their intended use in the
Premises, but only in full compliance with all applicable laws, ordinances, orders, rules
and regulations. On or before the expiration or earlier termination of this Lease, Tenant
shall remove from the Premises all Hazardous Materials (including, without limitation,
Permitted Hazardous Materials), regardless of whether such Hazardous Materials are present
in concentrations which require removal under applicable laws, except to the extent that
such Hazardous Materials were present in the Premises as of the Commencement Date and were
not brought onto the Premises by Tenant or Tenant Affiliates.

     (ii) Tenant agrees to indemnify, defend and hold Landlord and Landlord Affiliates
(defined below) harmless for, from and against any and all claims, actions, administrative
proceedings (including informal proceedings), judgments, damages, punitive damages,
penalties, fines, costs, liabilities, interest or losses, including reasonable attorneys’
fees and expenses, court costs, consultant fees, and expert fees, together with all other
costs and expenses of any kind or nature that arise during or after the Lease Term directly
or indirectly from or in connection with the presence, suspected presence, or release of any
Hazardous Material in or into the air, soil, surface water or groundwater at, on, about,
under or within the Premises, or any portion thereof caused by Tenant or Tenant Affiliates.

     (iii) In the event any investigation or monitoring of site conditions or any clean-up,
containment, restoration, removal or other remedial work (collectively, the “Remedial
Work”) is required under any applicable federal, state or local Law, by any judicial
order, or by any governmental entity as the result of operations or activities upon any
portion of the Premises by Tenant or Tenant Affiliates, Landlord shall perform or cause to
be performed the Remedial Work in compliance with such Law or order at Tenant’s sole cost
and expense. All Remedial Work shall be performed by one or more contractors, selected and
approved by Landlord, and under the supervision of a consulting engineer, selected by Tenant
and approved in advance in writing by Landlord. All costs and expenses of such Remedial
Work shall be paid by Tenant, including, without limitation, the charges of such
contractor(s), the consulting engineer, and Landlord’s reasonable attorneys’ fees and costs
incurred in connection with monitoring or review of such Remedial Work.

     (iv) Each of the covenants and agreements of Tenant set forth in this Paragraph
6(g) shall survive the expiration or earlier termination of this Lease.

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     (v) Landlord, its assignees, subtenants, and their respective agents, servants,
employees, representatives and contractors (collectively referred to herein as “Landlord
Affiliates”) shall not cause or permit any Hazardous Material to be brought upon, kept
or used in or about the Project by any person other than Tenant or Tenant Affiliates, save
and except only for Permitted Hazardous Materials in full compliance with all applicable
laws, ordinances, orders, rules and regulations.

     (vi) All handling, transportation, storage, treatment and usage of Hazardous Materials
by Landlord at the Building shall throughout the Term be in compliance with all
Environmental Laws. Landlord shall be responsible for all costs, expenses, damages or
liabilities (including, but not limited to those incurred by Tenant) which may occur from
the use, storage, disposal, release, spill, discharge or emissions of Hazardous Materials by
Landlord. Landlord agrees to indemnify, defend and hold Tenant and its officers, partners,
employees and agents harmless from any claims, demands, administrative orders, judicial
orders, penalties, fines, liabilities, settlements, damages, costs or expenses (including,
without limitation, reasonable attorney and consultant fees, court costs and litigation
expenses) in connection with the presence or suspected presence of Hazardous Materials
brought into the Building by Landlord, unless such Hazardous Materials are present as the
result of Tenant, its officers, partners, employees or agents. The foregoing
indemnification shall survive any assignment, transfer or termination of this Lease.

     (vii) In the event any Remedial Work is required under any applicable federal, state or
local Law, by any judicial order, or by any governmental entity as the result of operations
or activities upon any portion of the Premises or the Common Areas by any person other than
Tenant or Tenant Affiliates, Landlord shall perform or cause to be performed the Remedial
Work in compliance with such Law or order at Landlord’s sole cost and expense.

7. UTILITIES AND SERVICES

     (a) Landlord shall furnish, or cause to be furnished to the Premises, the utilities and
services described in this Paragraph 7(a) (collectively the “Basic Services”):

     (i) Hot and cold water at existing points of supply provided for the general use of
other tenants in the Project;

     (ii) Central heat and air conditioning in season, at such temperatures in accordance
with and in such amounts as outlined in Exhibit G;

     (iii) Routine maintenance, repairs, structural and exterior maintenance (including,
without limitation, exterior glass and glazing), painting and electric lighting service for
all Common Areas of the Project in the manner and to the extent deemed by Landlord to be
standard, subject to the limitation contained in Paragraph 5(a) above;

     (iv) Janitorial and cleaning service on a five (5) day week basis, excluding holidays,
in accordance with the cleaning specifications set forth in Exhibit E attached
hereto and the standards of a first-class office building in the District of Columbia;

     (v) An electrical system to convey power delivered by public utility providers selected
by Landlord in amounts sufficient for normal office operations as provided in similar office
buildings, but not to exceed a total allowance of five (5) watts per square foot of Rentable
Area during normal office hours (which includes an allowance for lighting of the Premises at
the maximum wattage per square foot of Rentable Area permitted under applicable laws,
ordinances,

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orders, rules and regulations), provided that no single item of electrical equipment
consumes more than 0.5 kilowatts at rated capacity or requires a voltage other than 120
volts, single phase;

     (vi) Light bulbs for the Building standard fluorescent and incandescent fixtures only
(bulbs for special fixtures located within the Premises shall be installed by Tenant at
Tenant’s expense); and

     (vii) Public elevator service and a freight elevator serving the floors on which the
Premises are situated, during hours designated by Landlord.

     (b) Landlord shall provide to Tenant at Tenant’s sole cost and expense (and subject to the
limitations hereinafter set forth) the following extra services (collectively the “Extra
Services”):

     (i) Such extra cleaning and janitorial services requested by Tenant, and agreed to by
Landlord, for special improvements or Alterations;

     (ii) Subject to Paragraph 7(d) below, additional air conditioning and
ventilating capacity required by reason of any electrical, data processing or other
equipment or facilities located within the Premises or services required to support the
same, in excess of that typically provided by the Building;

     (iii) Heating, ventilation, air conditioning or extra electrical service provided by
Landlord to Tenant (i) during hours other than Business Hours, (ii) on Saturdays (after
Business Hours), Sundays, or Holidays, said heating, ventilation and air conditioning or
extra service to be furnished solely upon the prior request of Tenant given with such
advance notice as Landlord may reasonably require. Subject to Paragraph 7(g) below, Tenant
shall pay for any such services requested by Tenant and furnished by Landlord at the rate
Landlord is then charging therefor, which rate shall be published in advance, shall be
uniform for all tenants in the Building, and shall be designed solely to cover Landlord’s
actual costs, including a reasonable allowance for wear and tear. If more than one tenant
requests such services during the same time such services are to be provided to Tenant,
Tenant shall pay that portion of Landlord’s rate for such services that equals Landlord’s
rate multiplied by the quotient of (i) the Rentable Area of the Premises to which such
services are supplied divided by (ii) the Rentable Area to which such services are supplied
(including the Premises) of all tenants requesting such services during the time Tenant
requested such services.

     (iv) Any Basic Service requested by Tenant in amounts determined by Landlord to exceed
the amounts required to be provided above, but only if Landlord elects to provide such
additional or excess service. Tenant shall pay Landlord Landlord’s actual cost of providing
such additional services (or an amount equal to Landlord’s reasonable estimate of such cost,
if the actual cost is not readily ascertainable), within ten (10) days following
presentation of an invoice therefore by Landlord to Tenant. The cost chargeable to Tenant
for all extra services shall constitute Additional Rent.

     (c) Tenant agrees to cooperate fully at all times with Landlord and to comply with all
regulations and requirements which Landlord may reasonably from time to time prescribe to all
tenants for the use of the utilities and Basic Services described herein. Landlord shall not be
liable to Tenant for the failure of any other tenant, or its assignees, subtenants, employees, or
their respective invitees, licensees, agents or other representatives to comply with such
regulations and requirements; provided, however, that Landlord agrees to enforce such regulations
and requirements against all tenants to the extent such tenants’ non-compliance have an adverse
effect on Tenant’s use and enjoyment of the

24

 

Premises or Common Areas. The term “Business Hours” shall be deemed to be Monday
through Friday from 8:00 A.M. to 8:00 P.M. and Saturday from 9:00 A.M. to 4:00 P.M., excepting
Holidays. The term “Holidays” shall be deemed to mean and include New Year’s Day, Memorial
Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day.

     (d) Subject to the last sentence of this Paragraph 7(d), if Tenant requires utilities or
services in quantities greater than or at times other than that generally furnished by Landlord as
set forth above, Tenant shall pay to Landlord, upon receipt of a written statement therefor,
Landlord’s charge for such use in accordance with the foregoing. In the event that Tenant shall
require additional electric current, water or gas for use in the Premises and if, in Landlord’s
judgment, such excess requirements cannot be furnished unless additional risers, conduits, feeders,
switchboards and/or appurtenances are installed in the Building, subject to the conditions stated
below, Landlord shall proceed to install the same at the sole cost of Tenant, payable upon demand
in advance. The installation of such facilities shall be conditioned upon Landlord’s consent, and
a determination that the installation and use thereof (i) shall be permitted by applicable Law and
insurance regulations, (ii) shall not cause permanent damage or injury to the Building or adversely
affect the value of the Building or the Project, and (iii) shall not cause or create a dangerous or
hazardous condition or unreasonably interfere with or disturb other tenants in the Building.
Subject to the foregoing, Landlord shall, upon reasonable prior notice by Tenant, furnish to the
Premises additional elevator, heating, air conditioning and/or cleaning services upon such
reasonable terms and conditions as shall be determined by Landlord, including payment of Landlord’s
charge therefor. In the case of any additional utilities or services to be provided hereunder,
Landlord may require a switch and metering system to be installed so as to measure the amount of
such additional utilities or services. The cost of installation, maintenance and repair thereof
shall be paid by Tenant upon demand. Notwithstanding the foregoing, Landlord shall have the right
to contract with any utility provider it deems appropriate to provide utilities to the Project.
Whenever machines or equipment that generate abnormal heat or otherwise affect the air conditioning
system are used in the Premises by Tenant which affect the temperature or humidity otherwise
maintained by the air conditioning system, Landlord will have the right to require Tenant to
promptly install supplemental air conditioning units in the Premises, and the full cost thereof,
including the cost of operation, use, and maintenance, will be paid by Tenant to Landlord on
demand.

     (e) Subject to the last sentence of this Paragraph, Landlord shall not be liable for, and
Tenant shall not be entitled to, any damages, abatement or reduction of Rent, or other liability by
reason of any failure to furnish any services or utilities described herein (it being understood
that Landlord shall use commercially reasonable efforts to keep any disruption of services and
utilities to a minimum) for any reason (other than Landlord’s negligence, willful misconduct,
breach of contract or illegal acts), including, without limitation, when caused by accident,
breakage, water leakage, flooding, repairs, Alterations or other improvements to the Project,
strikes, lockouts or other labor disturbances or labor disputes of any character, governmental
regulation, moratorium or other governmental action, inability to obtain electricity, water or
fuel, or any other cause beyond Landlord’s control. Landlord shall be entitled to cooperate with
the energy conservation efforts of governmental agencies or utility suppliers. No such failure,
stoppage or interruption of any such utility or service shall be construed as an eviction of
Tenant, nor shall the same relieve Tenant from any obligation to perform any covenant or agreement
under this Lease. In the event of any failure, stoppage or interruption thereof, Landlord shall
use reasonable efforts to attempt to restore all services promptly. No representation is made by
Landlord with respect to the adequacy or fitness of the Building’s ventilating, air conditioning or
other systems to maintain temperatures as may be required for the operation of any computer, data
processing or other special equipment of Tenant. Tenant hereby waives any right which Tenant may
have under existing or future law, ordinance or governmental regulation permitting the termination
of this Lease due to an interruption, failure or inability to provide any services.
Notwithstanding anything to the contrary in this Lease, if the Basic Services described in
Paragraphs 7(a)(i), (ii) and (v), above (collectively, the “Utilities”) and in

25

 

Paragraph 7(a)(vii), serving the Premises are disrupted due to the negligence or acts of
Landlord, its agents, contractors, or employees (Tenant hereby acknowledging that public utilities
are not agents, contractors, or employees of Landlord), Landlord shall promptly restore the
affected Utilities and the Basic Services described in Paragraph 7(a)(vii) at Landlord’s sole cost
and expense. In the event the Utilities or the Basic Services described in Paragraph 7(a)(vii)
serving the Premises are disrupted due to the acts of third parties, Landlord shall use
commercially reasonable efforts to promptly restore the affected Utilities or the Basic Services
described in Paragraph 7(a)(vii), as applicable. If the Utilities or the Basic Services described
in Paragraph 7(a)(vii) serving the Premises are disrupted due to the negligence or acts of
Landlord, its agents, contractors, or employees and are not restored by Landlord within three (3)
consecutive business days after the Landlord has knowledge of the disruption, and Tenant is unable
to conduct its business in all or a portion of the Premises due to the disruption of the Utilities
or the Basic Services described in Paragraph 7(a)(vii), the Base Rent shall be proportionately
abated during the period commencing on the expiration of the aforementioned three (3) business day
period and ending on the date Tenant is able to resume conducting its business in the affected
portions of the Premises.

     (f) Landlord reserves the right from time to time to make reasonable and nondiscriminatory
modifications to the above standards for Basic Services and Extra Services.

     (g) Notwithstanding the foregoing, Tenant shall have the option, at Tenant’s sole cost, to
install one or more submeters in the Premises, including any Expansion Space (as defined in
Paragraph 21) which shall calculate the amount of electricity being consumed by Tenant for Tenant’s
lighting and all receptacles in the Premises during the Term with any such installation subject to
Landlord’s approval. Landlord shall read the submeter each month to determine the amount of
electricity consumed by Tenant during such month. Landlord shall thereafter render a bill to
Tenant for electricity usage which bill Tenant shall pay within fifteen (15) days after receipt
thereof, unless Tenant is paying for such utilities directly to the utility company (it being
understood and agreed that Tenant may, at its option, enter into a contract directly with a utility
provider at any time in its sole discretion and Landlord shall give such utility provider
reasonable access to the Building and the Premises at no charge in order for such services to be
provided to Tenant, provided that Landlord does not incur any additional costs). Landlord shall
bill Tenant for such usage based on the rates Landlord has negotiated with the utility company,
without markup. Any payments made by Tenant pursuant to this subparagraph (g) shall be deducted
from Tenant’s Proportionate Share Office of Operating Expenses in a manner equitably determined by
Landlord and Tenant, when Landlord performs its annual reconciliation pursuant to Paragraph 3(e),
above.

8. NON-LIABILITY AND INDEMNIFICATION; INSURANCE

     (a) Except to the extent of the negligence or willful misconduct of Landlord, its agents,
officers, directors and employees, Landlord and its agents, officers, directors and employees
assume no liability or responsibility whatsoever with respect to the conduct or operation of the
business to be conducted in the Premises and shall have no liability for any claim of loss of
business or interruption of operations (or any claim related thereto). Landlord and its agents,
officers, directors and employees shall not be liable for any accident to or injury to any person
or persons or property in or about the Premises from any cause including, but not limited to,
arising from the conduct and operation of said business or by virtue of equipment or property of
the Tenant in said Premises. Subject to and without limiting the foregoing and Paragraph 8(b)
below and Paragraphs 5(a), 7(e) and 17(b) hereof, neither Landlord nor any partner, officer,
trustee, Affiliate, agent, director or employee of Landlord, nor their respective partners,
members, affiliates and subsidiaries, and all of their respective officers, directors, and
employees (each individually and collectively, “Protected Affiliates”) shall be liable for
and there shall be no abatement of Rent (except in the event of a casualty loss or a condemnation
as set forth in Paragraph 9, and Paragraph 10 of this Lease or an uncured breach of
this Lease by Landlord as set forth in Paragraph 17(b) of this

26

 

Lease) for (i) any damage to Tenant’s property stored with or entrusted to Landlord or its
Protected Affiliates, (ii) loss of or damage to any property by theft or any other wrongful or
illegal act, or (iii) any injury or damage to persons or property resulting from fire, explosion,
falling plaster, steam, gas, electricity, water or rain which may leak from any part of the
Building or the Project or from the pipes, appliances, appurtenances or plumbing works therein or
from the roof, street or sub-surface or from any other place or resulting from dampness or any
other cause whatsoever or from the acts or omissions of other tenants, occupants or other visitors
to the Building or the Project, or (iv) any diminution or shutting off of light, air or view by any
structure which may be erected on lands adjacent to the Building outside of the Project. Tenant
shall give prompt notice to Landlord in the event of (i) the occurrence of a fire or accident in
the Premises or in the Building, or (ii) the discovery of a defect therein or in the fixtures or
equipment thereof. This Paragraph 8(a) shall survive the expiration or earlier termination of this
Lease.

     (b) Indemnification.

     (i) To the greatest extent permitted by Law and except to the extent caused by
Landlord’s or any of Landlord’s Protected Affiliate’s negligence or willful misconduct or
covered within Landlord’s indemnity under Paragraph 8(b)(ii) below and subject to
Paragraphs 8(d), 8(e), 8(f), 8(i), 8(j) and 9 below, Tenant hereby agrees to
indemnify, protect, defend and hold harmless Landlord and its Protected Affiliates
(collectively, “Landlord Indemnitees”) for, from and against all liabilities,
claims, fines, penalties, costs, damages or injuries to persons, damages to property,
losses, liens, causes of action, suits, judgments and reasonable expenses (including court
costs, reasonable attorneys’ fees, reasonable expert witness fees and costs of
investigation), of any nature, kind or description of any person or entity, arising out of,
caused by, or resulting from (in whole or part) (1) Tenant’s construction of, or use,
occupancy or enjoyment of, the Premises, (2) any activity, work or other things done or
permitted by Tenant and its agents and employees in or about the Premises, (3) any breach or
default in the performance of any of Tenant’s obligations under this Lease, (4) any act,
omission, negligence or willful misconduct of Tenant or any of its agents, contractors,
employees, business invitees or licensees, or (5) any damage to Tenant’s property, or the
property of Tenant’s agents, employees, contractors, business invitees or licensees, located
in or about the Premises. This Paragraph 8(b)(i) shall survive the expiration or
earlier termination of this Lease.

     (ii) To the greatest extent permitted by Law and except to the extent caused by
Tenant’s or any of Tenant’s Protected Affiliate’s negligence or willful misconduct and
subject to Paragraphs 8(d), 8(e), 8(f), 8(i), 8(j) and 9 below, Landlord hereby
agrees to indemnify, protect, defend and hold harmless Tenant and its Protected Affiliates
(collectively, “Tenant lndemnitees”) for, from and against all liabilities, claims,
fines, penalties, costs, damages or injuries to persons, damages to property, losses, liens,
causes of action, suits, judgments and reasonable expenses (including court costs,
reasonable attorneys’ fees, reasonable expert witness fees and costs of investigation), of
any nature, kind or description of any person or entity, arising out of, caused by, or
resulting from (in whole or part) (1) injuries or death or damage to property occurring in
the Common Areas or any other portion of the Building owned and controlled by Landlord
outside the Premises, (2) any breach or default in the performance of any of Landlord’s
obligations under this Lease, and (3) any act, omission, negligence or willful misconduct of
Landlord or any of its agents, contractors, employees, business invitees or licensees. This
Paragraph 8(b)(ii) shall survive the expiration or earlier termination of this
Lease.

     (c) Each party shall promptly advise the other party in writing of any action, administrative
or legal proceeding or investigation as to which this indemnification may apply, and the
indemnifying party, at the indemnifying party’s expense, shall assume on behalf of each and every
Landlord Indemnitee or Tenant Indemnitee, as applicable, and conduct with due diligence and in good
faith the defense thereof

27

 

with counsel reasonably satisfactory to the indemnified party; provided, however, that any
Landlord Indemnitee or Tenant Indemnitee, as applicable, shall have the right, at its option, to be
represented therein by advisory counsel of its own selection and at its own expense. In the event
of failure by the indemnifying party to fully perform in accordance with this Paragraph, the
indemnified party, at its option, and without relieving the indemnifying party of its obligations
hereunder, may so perform, but all costs and expenses so incurred by the indemnified party in that
event shall be reimbursed by the indemnifying party to the indemnified party, together with
interest on the same from the date any such expense was paid by indemnified party until reimbursed
by the indemnifying party, at the rate of interest provided to be paid on judgments, by the law of
the jurisdiction to which the interpretation of this Lease is subject. Notwithstanding anything
contained in this Lease to the contrary, the indemnification provided in Paragraphs 8(b)(i) and
8(b)(ii) shall be limited to actual damages only and neither party shall be liable for any
indirect or consequential losses or damages or any punitive damages.

     (d) Insurance.

     (i) Tenant at all times during the Lease Term shall, at its own expense, keep in full
force and effect (A) commercial general liability insurance providing coverage against
bodily injury and disease, including death resulting therefrom and property damage to a
combined single limit of $1,000,000 to one or more than one person as the result of any one
accident or occurrence, which shall include provision for contractual liability coverage
insuring Tenant for the performance of its indemnity obligations set forth in this
Paragraph 8 and in Paragraph 6(g)(ii) of this Lease, with an Excess Limits
(Umbrella) Policy in the amount of $5,000,000, (B) worker’s compensation insurance to the
statutory limit, if any, and employer’s liability insurance to the limit of $500,000 per
occurrence, and (C) All Risk or Causes of Loss — Special Form property insurance, including
fire and extended coverage, sprinkler leakage, vandalism, malicious mischief, and wind
and/or hurricane coverage, covering full replacement value of all of Tenant’s personal
property, trade fixtures and improvements in the Premises. Landlord and its designated
property management firm shall be named an additional insured on each of said policies
(excluding the worker’s compensation policy) and said policies shall be issued by an
insurance company or companies authorized to do business in the State and which have
policyholder ratings not lower than “A-” and financial ratings not lower than
“VII” in Best’s Insurance Guide (latest edition in effect as of the Effective Date
and subsequently in effect as of the date of renewal of the required policies). EACH OF
SAID POLICIES SHALL ALSO INCLUDE A WAIVER OF SUBROGATION PROVISION OR ENDORSEMENT IN FAVOR
OF LANDLORD, AND AN ENDORSEMENT PROVIDING THAT LANDLORD SHALL RECEIVE THIRTY (30) DAYS PRIOR
WRITTEN NOTICE OF ANY CANCELLATION OF, NONRENEWAL OF, REDUCTION OF COVERAGE OR MATERIAL
CHANGE IN COVERAGE ON SAID POLICIES. Tenant hereby waives its right of recovery against any
Landlord Indemnitee of any amounts paid by Tenant or on Tenant’s behalf to satisfy
applicable worker’s compensation laws. The policies or duly executed certificates showing
the material terms for the same, together with satisfactory evidence of the payment of the
premiums therefor, shall be deposited with Landlord on the date Tenant first occupies the
Premises and upon renewals of such policies not less than fifteen (15) days prior to the
expiration of the term of such coverage. If certificates are supplied rather than the
policies themselves, Tenant shall allow Landlord, at all reasonable times, to inspect the
policies of insurance required herein.

     (ii) It is expressly understood and agreed that the coverages required represent
Landlord’s minimum requirements and such are not to be construed to void or limit Tenant’s
obligations contained in this Lease, including without limitation Tenant’s indemnity
obligations hereunder. Neither shall (A) the insolvency, bankruptcy or failure of any
insurance company carrying Tenant, (B) the failure of any insurance company to pay claims
occurring nor (C) any

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exclusion from or insufficiency of coverage be held to affect, negate or waive any of
Tenant’s indemnity obligations under this Paragraph 8 and Paragraph 6(g)(ii)
or any other provision of this Lease. With respect to insurance coverages, except worker’s
compensation, maintained hereunder by Tenant and insurance coverages separately obtained by
Landlord, all insurance coverages afforded by policies of insurance maintained by Tenant
shall be primary insurance to the extent such coverages apply to Landlord, and such
insurance coverages separately maintained by Landlord shall be excess, and Tenant shall have
its insurance policies so endorsed. The amount of liability insurance under insurance
policies maintained by Tenant shall not be reduced by the existence of insurance coverage
under policies separately maintained by Landlord. Tenant shall be solely responsible for
any premiums, assessments, penalties, deductible assumptions, retentions, audits,
retrospective adjustments or any other kind of payment due under its policies. Tenant shall
increase the amounts of insurance or the insurance coverages as Landlord may reasonably
request from time to time, but not in excess of the requirements of prudent landlords or
lenders for similar tenants occupying similar premises in the Washington, D.C. metropolitan
area.

     (iii) Tenant’s occupancy of the Premises without delivering the certificates of
insurance shall not constitute a waiver of Tenant’s obligations to provide the required
coverages. If Tenant provides to Landlord a certificate that does not evidence the
coverages required herein, or that is faulty in any respect, such shall not constitute a
waiver of Tenant’s obligations to provide the proper insurance.

     (iv) Throughout the Lease Term, Landlord agrees to maintain (i) “all risk” fire
and extended coverage insurance, and, at Landlord’s option, earthquake damage coverage,
terrorism coverage, wind and hurricane coverage, and such additional property insurance
coverage as Landlord deems appropriate, on the insurable portions of Building and the
remainder of the Project in an amount not less than the fair replacement value thereof,
subject to reasonable deductibles (ii) boiler and machinery insurance amounts and with
deductibles that would be considered standard for similar class office building in the
metropolitan area in which the Premises is located, and (iii) commercial general liability
insurance with a combined single limit coverage of at least $1,000,000.00 per occurrence.
All such insurance issued by an insurance company or companies authorized to do business in
the State and which have policyholder ratings not lower than “A—” and financial
ratings not lower than “VII” in Best’s Insurance Guide (latest edition in effect as
of the Effective Date and subsequently in effect as of the date of renewal of the required
policies). Upon Tenant’s request, Landlord shall provide Tenant with evidence that it has
complied with the terms of this Paragraph 8(d)(iv) and Paragraph 8(e) below.
If certificates are supplied rather than the policies themselves, Landlord shall allow
Tenant, at all reasonable times, to inspect the policies of insurance required herein. The
premiums for any such insurance shall be a part of Operating Expenses.

     (e) Mutual Waivers of Recovery. Landlord, Tenant, and all parties claiming under
them, each mutually release and discharge each other from responsibility for that portion of any
loss or damage paid or reimbursed by an insurer of Landlord or Tenant under any fire, extended
coverage or other property insurance policy maintained by Tenant with respect to its Premises or by
Landlord with respect to the Building or the Project (or which would have been paid had the
insurance required to be maintained hereunder been in full force and effect), no matter how caused,
including negligence, and each waives any right of recovery from the other including, but not
limited to, claims for contribution or indemnity, which might otherwise exist on account thereof.
Any fire, extended coverage or property insurance policy maintained by Tenant with respect to the
Premises, or Landlord with respect to the Building or the Project, shall contain, in the case of
Tenant’s policies, a waiver of subrogation provision or endorsement in favor of Landlord, and in
the case of Landlord’s policies, a waiver of subrogation provision or

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endorsement in favor of Tenant, or, in the event that such insurers cannot or shall not
include or attach such waiver of subrogation provision or endorsement, Tenant and Landlord shall
obtain the approval and consent of their respective insurers, in writing, to the terms of this
Lease. Tenant and Landlord each agree to indemnify, protect, defend and hold harmless the other
and each of the Landlord Indemnitees and Tenant Indemnitees, as applicable, from and against any
claim, suit or cause of action asserted or brought by Tenant’s or Landlord’s insurers for, on
behalf of, or in the name of Tenant or Landlord, as applicable, including, but not limited to,
claims for contribution, indemnity or subrogation, brought in contravention of this paragraph. The
mutual releases, discharges and waivers contained in this provision shall apply EVEN IF THE LOSS OR
DAMAGE TO WHICH THIS PROVISION APPLIES IS CAUSED SOLELY OR IN PART BY THE NEGLIGENCE OF LANDLORD OR
TENANT.

     (f) Business Interruption. Landlord and Tenant shall not be responsible for, and each
party releases and discharges the other from, and each party further waives any right of recovery
from the other for, any loss for or from business interruption or loss of use of all or any portion
of the Building, the Project or the Premises suffered by such party, EVEN IF SUCH LOSS IS CAUSED
SOLELY OR IN PART BY THE NEGLIGENCE OF THE OTHER PARTY.

     (g) Adjustment of Claims. Tenant shall cooperate with Landlord and Landlord’s
insurers in the adjustment of any insurance claim pertaining to the Building or the Project or
Landlord’s use thereof.

     (h) Increase in Landlord’s Insurance Costs. Tenant agrees to pay to Landlord any
increase in premiums for Landlord’s insurance policies resulting from Tenant’s use or occupancy of
the Premises for anything other than general office use.

     (i) Failure to Maintain Insurance. Any failure of Tenant to meet any of the insurance
requirements of this Lease in all material respects shall constitute an Event of Default hereunder
if Tenant does not cure such breach within ten (10) business days after Tenant’s receipt of written
notice of such breach from Landlord (provided, however, that no notice or cure period shall exist
in connection with any failure by Tenant to obtain and maintain in all material respects the
insurance policies and coverages required hereunder), and such failure shall entitle Landlord to
pursue, exercise or obtain any of the remedies provided for in Paragraph 12(b), and Tenant
shall be solely responsible for any loss suffered by Landlord as a result of such failure. In the
event of failure by Tenant to maintain the insurance policies and coverages required by this Lease
or to meet any of the insurance requirements of this Lease, Landlord, at its option, and without
relieving Tenant of its obligations hereunder, may obtain said insurance policies and coverages or
perform any other insurance obligation of Tenant, but all costs and expenses incurred by Landlord
in obtaining such insurance or performing Tenant’s insurance obligations shall be reimbursed by
Tenant to Landlord, together with interest on same from the date any such cost or expense was paid
by Landlord until reimbursed by Tenant, at the rate of interest provided to be paid on judgments,
by the law of the jurisdiction to which the interpretation of this Lease is subject.

     (j) Risk of Loss. By this Paragraph 8, Landlord and Tenant intend that the
risk of loss or damage as described above be borne by responsible insurance carriers to the extent
above provided, and Landlord and Tenant hereby agree to look solely to, and to seek recovery only
from, their respective insurance carriers in the event of a loss of a type described above to the
extent that such coverage is required to be provided hereunder. For this purpose, any applicable
deductible amount shall be treated as though it were recoverable under such policies. Landlord and
Tenant agree that applicable portions of all monies collected from such insurance shall be used
toward the full compliance with the obligations of Landlord and Tenant, respectively, under this
Lease in connection with damage resulting from fire or other casualty or other event giving rise to
a claim under such policies of insurance.

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9. FIRE OR CASUALTY

     (a) Subject to the provisions of this Paragraph 9, in the event the Premises, or
access thereto, is wholly or partially destroyed by fire or other casualty, Landlord shall (to the
extent permitted by Law and covenants, conditions and restrictions then applicable to the Project)
rebuild, repair or restore the Premises and access thereto (collectively, “Restoration”) to
substantially the same condition as existing immediately prior to such destruction (excluding
Tenant’s Alterations, trade fixtures, equipment and personal property, which Tenant shall be
required to restore) and this Lease shall continue in full force and effect. Notwithstanding the
foregoing, (i) Landlord’s obligation to rebuild, repair or restore the Premises shall not apply to
any Tenant’s personal property and fixtures, and above-standard tenant improvements (except for the
internal staircase), and (ii) Landlord shall have no obligation whatsoever to rebuild, repair or
restore the Premises with respect to any damage or destruction occurring during the last twelve
(12) months of the term of this Lease.

     (b) Landlord may elect to terminate this Lease in any of the following cases of damage or
destruction to the Premises, the Building or the Project: (i) where, in the case of any damage or
destruction to any portion of the Building or the Project by uninsured casualty, the cost of
Restoration of the Building or the Project, in the reasonable opinion of Landlord, exceeds
$7,135,740; or (ii) if Landlord has not obtained appropriate zoning approvals for reconstruction of
the Project, Building or Premises, using commercially reasonable and diligent efforts. Any such
termination shall be made by thirty (30) days’ prior written notice to Tenant given within one
hundred twenty (120) days of the date of such damage or destruction. Landlord’s termination rights
as set forth in this Paragraph 9(c) are in addition to Landlord’s rights under Paragraph 9(b).

     (c) If all or any portion of the Premises, and no other portion of the Building, is damaged or
destroyed by any casualty and if Landlord’s architect or contractor determines that the Premises
cannot be rebuilt or made fit for Tenant’s purposes within two hundred seventy (270) days of the
damage or destruction (which determination shall be made within thirty (30) days after any
substantial damage or destruction), either party may, at its option, terminate this lease by giving
the other, within sixty (60) days after such damage or destruction, notice of termination, and
thereupon Rent and any other payments for which Tenant is liable under this lease shall be
apportioned and paid to the date of such damage, and Tenant shall vacate the Premises within thirty
(30) days thereafter, provided, however, that those provisions of this Lease which are designated
to cover matters of termination and the period thereafter shall survive the termination hereof.

     (d) If all or any portion of the Building and the Premises, is damaged or destroyed by any
casualty and if Landlord’s architect or contractor determines that the Premises cannot be rebuilt
or made fit for Tenant’s purposes within one hundred eighty (180) days of the damage or destruction
(which determination shall be made within thirty (30) days after any substantial damage or
destruction), either party may, at its option, terminate this lease by giving the other, within
sixty (60) days after such damage or destruction, notice of termination, and thereupon Rent and any
other payments for which Tenant is liable under this lease shall be apportioned and paid to the
date of such damage, and Tenant shall vacate the Premises within thirty (30) days thereafter,
provided, however, that those provisions of this Lease which are designated to cover matters of
termination and the period thereafter shall survive the termination hereof. Notwithstanding
anything to the contrary contained in this Paragraph 9(d), Landlord may only exercise its
right to terminate this Lease if Landlord also simultaneously terminates the leases of all other
tenants whose space was damaged or destroyed in connection with such casualty.

     (e) If this Lease is not terminated by Landlord and as the result of any damage or
destruction, the Premises, or a portion thereof, are rendered untenantable, the Rent shall abate
reasonably during the period of Restoration (based upon the extent to which such damage and
Restoration materially interfere with Tenant’s business in the Premises). This Lease shall be
considered an express agreement governing

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any case of damage to or destruction of the Premises, the Building or the Project. This Lease
sets forth the terms and conditions upon which this Lease may terminate in the event of any damage
or destruction.

10. EMINENT DOMAIN

     In the event the whole of the Premises, the Building or the Project shall be taken under the
power of eminent domain, or sold to prevent the exercise thereof (collectively, a
“Taking”), this Lease shall automatically terminate as of the date of such Taking. In the
event a Taking of a portion of the Project, the Building or the Premises shall, in the reasonable
opinion of Landlord or Tenant, substantially interfere with Landlord’s operation thereof, Landlord
or Tenant may terminate this Lease upon thirty (30) days’ written notice to the other given at any
time within sixty (60) days following the date of such Taking. In the event a Taking of a portion
of the Project, the Building or the Premises shall, in the reasonable opinion of Tenant,
substantially interfere with Tenant’s use and occupancy of the Premises, Tenant may terminate this
Lease upon thirty (30) days’ written notice to Landlord given at any time within sixty (60) days
following the date of such Taking. For purposes of this Lease, the date of Taking shall be the
earlier of the date of transfer of title resulting from such Taking or the date of transfer of
possession resulting from such Taking. In the event that a portion of the Premises is so taken and
this Lease is not terminated, Landlord shall, to the extent of proceeds paid to Landlord as a
result of the Taking, with reasonable diligence, use commercially reasonable efforts to proceed to
restore (to the extent permitted by Law and covenants, conditions and restrictions then applicable
to the Project) the Premises (other than Tenant’s personal property and fixtures, and
above-standard tenant improvements) to a complete, functioning unit. In such case, the Rent shall
be reduced proportionately based on the portion of the Premises so taken. If all or any portion of
the Premises is the subject of a temporary Taking (provided, that if such temporary taking exceeds
nine (9) months, Tenant shall have a termination right), this Lease shall remain in full force and
effect and Tenant shall continue to perform each of its obligations under this Lease; in such case,
Tenant shall be entitled to receive the entire award allocable to the temporary Taking of the
Premises. Except as provided herein, Tenant shall not assert any claim against Landlord or the
condemning authority for, and hereby assigns to Landlord, any compensation in connection with any
such Taking, and Landlord shall be entitled to receive the entire amount of any award therefor,
without deduction for any estate or interest of Tenant. Nothing contained in this Paragraph
10 shall be deemed to give Landlord any interest in, or prevent Tenant from seeking any award
against the condemning authority for the Taking of personal property, fixtures, above standard
tenant improvements of Tenant and for relocation and moving expenses recoverable by Tenant from the
condemning authority. This Paragraph 10 shall be Tenant’s sole and exclusive remedy in the
event of a Taking. This Lease sets forth the terms and conditions upon which this Lease may
terminate in the event of a Taking.

11. ASSIGNMENT AND SUBLETTING

     (a) Tenant shall not directly or indirectly, voluntarily or involuntarily, by operation of law
or otherwise, assign, sublet, mortgage or otherwise encumber all or any portion of its interest in
this Lease or in the Premises or grant any license for any person other than Tenant, its Affiliates
or any of their respective employees, agents, contractors and invitees to use or occupy the
Premises or any part thereof without obtaining the prior written consent of Landlord, which consent
shall not be unreasonably denied, conditioned or delayed. Any such attempted assignment,
subletting, license, mortgage, other encumbrance or other use or occupancy without the required
consent of Landlord shall, at Landlord’s option, be null and void and of no effect. Any mortgage,
or encumbrance of all or any portion of Tenant’s interest in this Lease or in the Premises and any
grant of a license for any person other than Tenant, its Affiliates or any of their respective
employees, agents, contractors and invitees to use or occupy the Premises or any part thereof shall
be deemed to be an “assignment” of this Lease.

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     (b) No assignment or subletting shall relieve Tenant of its obligation to pay the Rent and to
perform all of the other obligations to be performed by Tenant hereunder. The acceptance of Rent
by Landlord from any other person shall not be deemed to be a waiver by Landlord of any provision
of this Lease or to be a consent to any subletting or assignment. Consent by Landlord to one
subletting or assignment shall not be deemed to constitute a consent to any other or subsequent
attempted subletting or assignment. If Tenant desires at any time to assign this Lease or to
sublet the Premises or any portion thereof for which Landlord’s consent is required, it shall first
notify Landlord of its desire to do so and shall submit in writing to Landlord all pertinent
information relating to the proposed assignee or sublessee, all pertinent information relating to
the proposed assignment or sublease, and all such financial information as Landlord may reasonably
request concerning the Tenant and proposed assignee or subtenant. Any assignment or sublease shall
be expressly subject to the terms and conditions of this Lease.

     (c) At any time Landlord’s consent is required, then within thirty (30) days after Landlord’s
receipt of the information specified in subparagraph (b) above and if such assignment or
sublease would expire conterminously with or within thirty (30) days prior to the Lease Expiration
Date, Landlord may by written notice to Tenant elect to a) except in connection with any proposed
assignment with or sublet to an Affiliate of Tenant, terminate this Lease as to the portion of the
Premises so proposed to be subleased or assigned (which may include all of the Premises), with a
proportionate abatement in the Rent payable hereunder, or b) approve such assignment or sublease,
or c) deny such assignment or sublease; provided, however, that such assignment or sublease shall
not be unreasonably delayed, conditioned or denied. In the event Landlord fails to provide written
notice to Tenant within such thirty (30) day period, said proposed assignment or sublease shall be
deemed approved.

     (d) Tenant acknowledges that it shall be reasonable for Landlord to withhold its consent to a
proposed assignment or sublease in any of the following instances:

     (i) The assignee or sublessee is not, in Landlord’s reasonable opinion, sufficiently
creditworthy to perform the obligations such assignee or sublessee will have under this
Lease (unless such obligations are guaranteed by a sufficiently creditworthy Affiliate of
such assignee or sublessee);

     (ii) The intended use of the Premises by the assignee or sublessee is not for general
office use;

     (iii) The intended use of the Premises by the assignee or sublessee would materially
increase the pedestrian or vehicular traffic to the Premises or the Building;

     (iv) Occupancy of the Premises by the assignee or sublessee would, in the good faith
judgment of Landlord, violate any legally enforceable agreement which is superior to this
Lease and is binding upon Landlord, the Building or the Project with regard to the identity
of tenants, usage in the Building, or similar matters;

     (v) The identity or business reputation of the assignee or sublessee will, in the good
faith judgment of Landlord, tend to damage the goodwill or reputation of the Building or
Project;

     (vi) In the case of a sublease, the subtenant has not acknowledged that the Lease
controls over any inconsistent provision in the sublease; or

     (vii) Local or national governmental entities.

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     The foregoing criteria shall not exclude any other reasonable basis for Landlord to refuse its
consent to such assignment or sublease.

     (e) If any Tenant is a corporation, partnership or other entity that is not publicly traded on
a recognized national stock exchange, any transaction or series of related or unrelated
transactions (including, without limitation, any dissolution, merger, consolidation or other
reorganization, any withdrawal or admission of a partner or change in a partner’s interest, or any
issuance, sale, gift, transfer or redemption of any capital stock of or ownership interest in such
entity, whether voluntary, involuntary or by operation of law, or any combination of any of the
foregoing transactions) resulting in the transfer of control of such Tenant, shall be deemed to be
an assignment of this Lease subject to the provisions of this Paragraph 11. The term
“control” as used in this Paragraph 11 means the power to directly or indirectly
direct or cause the direction of the management or policies of Tenant or the entity in question.
Any transfer of control of a subtenant which is a corporation or other entity shall be deemed an
assignment of any sublease. Notwithstanding anything to the contrary in this Paragraph
11(e), if the original Tenant under this Lease is a corporation, partnership or other entity, a
change or series of changes in ownership of stock or other ownership interests which would result
in direct or indirect change in ownership of less than fifty percent (50%) of the outstanding stock
of or other ownership interests in such Tenant as of the date of the execution and delivery of this
Lease shall not be considered a change of control. Notwithstanding anything to the contrary in
this Lease, any transfers in connection with a public offering or private placement,
recapitalization or merger of Tenant or its Affiliates and any transfers to an Affiliate of Tenant
shall not be deemed to be an assignment of this Lease.

     (f) Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of
Tenant’s obligations under this Lease shall at all times during the Initial Term and any subsequent
renewals or extensions remain fully responsible and liable for the payment of the rent and for
compliance with all of Tenant’s other obligations under this Lease. In the event that the Rent
paid by a sublessee or assignee (or a combination of the rental paid under such sublease or
assignment, plus any bonus or other consideration therefor or incident thereto) exceeds the Rent
payable under this Lease after deducting all normal and customary costs incurred by Tenant with
respect to such sublease or assignment, then Tenant shall be bound and obligated to pay Landlord,
as additional rent hereunder, fifty percent (50%) of any Profit (hereinafter defined) derived by
Tenant from such subletting or assignment, excluding any Profit derived by Tenant from any
subletting or assignment to an Approved Related Entity (hereinafter defined). In connection with
an assignment “Profit” means any amount paid by an assignee to Tenant as consideration for
such assignment, less any reasonable out-of-pocket costs incurred by Tenant in connection therewith
(including, but not limited to, marketing costs, improvement allowances, alterations, reasonable
legal fees, brokerage fees, advertising costs, free rent, and the cost of improvements to the
Premises made by Tenant for such assignee). In connection with a sublease “Profit” means
the excess of (i) all sums paid by the subtenant as rent or other consideration for the sublease
(other than a security deposit), less Subletting Costs (hereinafter defined) over (ii) all sums
paid to Landlord as Rent allocable to the Sublet Space. “Subletting Costs” means all
reasonable out-of-pocket costs incurred by Tenant in connection with such subletting, including,
without limitation, marketing costs, tenant improvement allowances, alterations, reasonable legal
fees, brokerage fees, free rent, and the cost of improvements to the Premises made by Tenant for
such subtenant which costs shall be amortized over the term of the sublease. Any allocation of
rent paid by a subtenant to Tenant between compensation for the use of the portion of the Premises
sublet and compensation for services provided to the subtenant by or on behalf of Tenant, or for
equipment which Tenant furnishes to the subtenant, must be reasonable. Within thirty (30) days
after Tenant receives any amount from an assignee as consideration for an assignment, Tenant shall
submit to Landlord a statement containing a reasonably detailed calculation of any Profit derived
from such assignment, certified as correct by an officer of Tenant, and simultaneously with the
delivery of such statement, Tenant shall pay Landlord fifty percent (50%) of any Profit shown by
such statement upon Tenant’s receipt thereof. With respect to a sublease, Tenant shall pay to
Landlord fifty percent (50%) of

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Profit on a monthly basis in arrears commencing thirty (30) days after the effective date of
such sublease. Upon Landlord’s request, Tenant shall provide substantiation of Tenant’s
calculation of Profit reasonably satisfactory to Landlord.

     (g) If this Lease is assigned or if the Premises is subleased (whether in whole or in part),
or in the event of the mortgage or pledge of Tenant’s leasehold interest, or grant of any
concession or license within the Premises, or if the Premises are occupied in whole or in part by
anyone other than Tenant, then upon a default by Tenant hereunder Landlord may collect Rent from
the assignee, sublessee, mortgagee, pledgee, concessionee or licensee or other occupant and, except
to the extent set forth in the preceding paragraph, apply the amount collected to the next Rent
payable hereunder; and all such Rent collected by Tenant shall be held in deposit for Landlord and
immediately forwarded to Landlord. No such transaction or collection of Rent or application
thereof by Landlord, however, shall be deemed a waiver of these provisions or a release of Tenant
from the further performance by Tenant of its covenants, duties, or obligations hereunder.

     (h) If Tenant effects an assignment or sublease and requests the consent of Landlord to any
proposed assignment or sublease, then Tenant shall, upon demand, pay Landlord any reasonable
attorneys’ and paralegal fees and costs incurred by Landlord in connection with such assignment or
sublease and request for consent. Acceptance of reimbursement of Landlord’s attorneys’ and
paralegal fees shall in no event obligate Landlord to consent to any proposed assignment or
sublease.

     (i) Notwithstanding any provision of this Lease to the contrary, in the event this Lease is
assigned to any person or entity pursuant to the provisions of the Bankruptcy Code, any and all
monies or other consideration payable or otherwise to be delivered in connection with such
assignment shall be paid or delivered to Landlord, shall be and remain the exclusive property of
Landlord and shall not constitute the property of Tenant or Tenant’s estate within the meaning of
the Bankruptcy Code. All such money and other consideration not paid or delivered to Landlord
shall be held in trust for the benefit of Landlord and shall be promptly paid or delivered to
Landlord.

     (j) The joint and several liability of the Tenant named herein and any immediate and remote
successor-in-interest of Tenant (by assignment or otherwise), and the due performance of the
obligations of this Lease on Tenant’s part to be performed or observed, shall not in any way be
discharged, released or impaired by any (a) agreement that modifies any of the rights or
obligations of the parties under this Lease, (b) stipulation that extends the time within which an
obligation under this Lease is to be performed, (c) waiver of the performance of an obligation
required under this Lease, or (d) failure to enforce any of the obligations set forth in this
Lease.

     (k) Intentionally omitted.

     (l) Notwithstanding anything contained herein to the contrary, none of the following, or any
changes, assignments, sublettings or transfers resulting from the following, shall require
Landlord’s prior written consent or the payment by Tenant of any fees or charges of any kind
(including, but not limited to the payment of any Profits or other excess rent received by Tenant):

     (i) any transfer or change in ownership interests arising out of death, disability or
divorce of any owner of any ownership interest of Tenant;

     (ii) the merger, consolidation or amalgamation of Tenant with a third party or the sale
of all or substantially all of the stock or other ownership interests or assets of Tenant;

     (iii) any public offering or private placement involving the Tenant or an Affiliate; or

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     (iv) any assignment, sublet or transfer to a parent, subsidiary or Affiliate of Tenant.
An “Affiliate” shall mean any trust, corporation, limited liability company or
partnership: (i) which owns or “controls” the majority of the ownership interests of Tenant,
either directly or indirectly through other entities; (ii) the majority of those whose
ownership interests is owned or “controlled” by Tenant; (iii) the majority of whose
ownership interests is owned or “controlled” by an entity described in (i); or (iv) which
owns or “controls” a majority of the ownership interests of Tenant.

Tenant shall endeavor to give Landlord at least thirty (30) days prior written notice (a
“Related Entity Notice”) (unless such assignment is confidential or is otherwise
impractical given the circumstances, in which case such notice shall be delivered to
Landlord immediately after such assignment), of any assignment described above. Such
assignment, subletting or transfer described in this Paragraph 11(1) shall be permitted,
provided that (a) immediately after such transaction effecting such assignment, subletting
or transfer such successor or surviving entity meets the Related Entity Financial Threshold
(hereinafter defined), (b) such transaction is being undertaken for a valid business
purpose, if applicable, and is not principally to avoid liability under this Lease or to
transfer the benefit of this Lease, and (c) the successor entity shall have assumed in
writing all of the obligations and liabilities of Tenant under this Lease, if applicable.
As used herein, the term “Related Entity Financial Threshold” shall mean that the
Approved Related Entity can demonstrate, to Landlord’s reasonable satisfaction, that the
Approved Related Entity’s tangible net worth is equal to or greater than the tangible net
worth of Tenant on the Effective Date hereof or the date of assignment. The Related Entity
Financial Threshold shall be evidenced by financial statements covering the full fiscal year
of the Tenant and the Approved Related Entity firm ending prior to the date of the proposed
transaction. Any excess rent received by Tenant in connection with any such transaction
described in this Paragraph 11(1) may be retained by Tenant. Notwithstanding anything to
the contrary set forth herein, the parties acknowledge that in the event of such an
assignment, the Guaranty (as defined in Paragraph 24(w)) shall remain in full force and
effect, and “tenant” thereunder shall mean the assignee hereunder.

12. DEFAULT

     (a) Events of Default. The occurrence of any one or more of the following events
shall constitute an “Event of Default” or “default” (herein so called) under this
Lease by Tenant: (i) Tenant shall fail to pay Rent or any other rental or sums payable by Tenant
hereunder within ten (10) days after Landlord notifies Tenant in writing of such nonpayment;
provided, however, Landlord shall not be obligated to provide written notice to Tenant in
connection with any failure by Tenant to pay Base Rent and any other regularly scheduled payments
when due more than two (2) times within any calendar year and in the event Tenant fails to timely
pay such amount when due for a third time during any calendar year, then Tenant shall be in default
for such late payment and Landlord shall have no obligation or duty to provide any further notice
of such non-payment to Tenant prior to declaring an Event of Default under this Lease; (ii) the
failure by Tenant to observe or perform any of the express or implied covenants or provisions of
this Lease to be observed or performed by Tenant, other than monetary failures as specified in
Paragraph 12(a)(i) above, where such failure shall continue for a period of thirty (30)
days after written notice thereof from Landlord to Tenant; provided, however, that if the nature of
Tenant’s default is such that more than thirty (30) days are reasonably required for its cure, then
Tenant shall not be deemed to be in default if Tenant shall commence such cure within said thirty
(30) day period and thereafter diligently prosecute such cure to completion; (iii) the making by
Tenant or any guarantor hereof of any general assignment for the benefit of creditors, (iv) the
filing by or against Tenant or any guarantor hereof of a petition to have Tenant or any guarantor
hereof adjudged a bankrupt or a petition for reorganization or arrangement under any law relating
to bankruptcy (unless, in the case of a petition filed against Tenant or

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any guarantor hereof, the same is dismissed within ninety (90) days), (v) the appointment of a
trustee or receiver to take possession of substantially all of Tenant’s assets located at the
Premises or of Tenant’s interest in this Lease or of substantially all of guarantor’s assets, where
possession is not restored to Tenant or guarantor within ninety (90) days, (vi) the attachment,
execution or other judicial seizure of substantially all of Tenant’s assets located at the Premises
or of substantially all of guarantor’s assets or of Tenant’s interest in this Lease where such
seizure is not discharged within ninety (90) days; (vii) any material representation or warranty
made by Tenant or guarantor in this Lease or any other document delivered in connection with the
execution and delivery of this Lease or pursuant to this Lease proves to be incorrect in any
material respect; or (viii) Tenant or guarantor shall be liquidated or dissolved or shall begin
proceedings towards its liquidation or dissolution.

     (b) Remedies. In the event of any Event of Default by Tenant, in addition to any
other remedies available to Landlord under this Lease, at law or in equity, Landlord, at its
option, shall have the rights and remedies hereinafter set forth, which shall be distinct, separate
and cumulative with and in addition to any other right or remedy allowed under at law or in equity,
or other provisions of this Lease:

     (i) (A) to terminate this Lease; (B) with or without terminating this Lease, re-enter,
terminate Tenant’s right of possession and take possession of the Premises and relet the
Premises to such person or entity, and on such terms, as Landlord shall determine in its
sole discretion; (C) to collect from Tenant the sum of all Rent, other sums due hereunder
through the remaining term of this Lease and the Costs of Reletting (as defined below), less
the amount of any rental received by Landlord for the Premises for such period (which may be
collected by separate suits from time to time or one suit following the expiration of the
Lease Term) or, in Landlord’s sole discretion, the sum of all such Rent, other sums due
hereunder through the remaining term of this Lease and the Costs of Reletting, discounted to
a present value using a rate deemed reasonable by Landlord, shall be due and payable
immediately upon demand by acceleration, less the fair market rental value of the Premises
over the same period, similarly discounted net of all expenses and vacancy periods incurred
or projected to be incurred, as applicable, in connection with the reletting of the
Premises; (D) to exercise all of Landlord’s rights and remedies under any guaranty, if
applicable, and (E) all other rights and remedies available to Landlord at law or in equity,
including without limitation, the right to evict Tenant from the Premises; provided,
however, that in such event Landlord shall have the right, in its sole and absolute
discretion, to treat Tenant as a tenant-at-sufferance, subject to all the terms and
conditions of this Lease, except that (x) Landlord may thereafter require Tenant to vacate
the Premises, and Tenant shall be entitled to no notice prior to eviction, and (y) during
the period of such tenancy-at-sufferance, the monthly installments of Rent shall be one
hundred and fifty percent (150%) of the amount of Rent that would otherwise be payable under
the terms hereof. For purposes hereof, Tenant’s Proportionate Share Office and Tenant’s
Proportionate Share Building, respectively, of Operating Expenses shall be projected, based
upon the average rate of increase, if any, in such items from the Commencement Date through
the date the Lease would have expired. Also, for purposes hereof, the “Costs of
Re-Letting” shall include without limitation, all reasonable costs and expenses incurred
by Landlord for any repairs, maintenance, changes, alterations and improvements to the
Premises to place the Premises (or any portion thereof) in first-class rentable condition,
including combining the same with any adjacent space, brokerage commissions, advertising
costs, attorneys’ fees, any customary free rent periods or credits, tenant improvement
allowances, take-over lease obligations and other customary, necessary or appropriate
economic incentives required to enter into leases with one or more replacement tenants, and
the costs of collecting rent from one or more replacement tenants;

     (ii) in the event that Landlord terminates the Lease pursuant to Paragraph
12(b)(i)(A) above, Tenant shall immediately surrender the Premises to Landlord. Tenant
agrees to pay on

37

 

demand an amount which, at the date of such termination, is calculated as follows: (aa)
the value of the excess, if any, of (1) a sum equal to the discounted then present value of
the Base Rent and any amounts treated as Additional Rent hereunder (calculated for this
purpose only in an amount equal to the Additional Rent payable during the calendar year most
recently ended prior to the occurrence of such Event of Default), and other sums provided
herein to be paid by Tenant for the remainder of the stated Lease Term hereof, over (2) the
to the discounted then present value of the aggregate fair rental value of the Premises for
the remainder of the stated Lease Term, which discounted present values shall be calculated
using a discount rate equal to the discount rate of the Federal Reserve Bank of Atlanta at
the time of the calculation, plus one percent (1%); plus (bb) the costs of recovering
possession of the Premises and all other expenses incurred by Landlord due to Tenant’s
default, including, without limitation, reasonable attorney’s fees; plus (cc) the unpaid
Base Rent and Additional Rent earned as of the date of termination plus any interest and
late fees due hereunder, plus amounts expressly owing on the date of termination by Tenant
to Landlord under this Lease or in connection with the Premises. The amount as calculated
above shall be deemed immediately due and payable. The payment of the amount calculated in
subparagraph (ii)(aa) shall not constitute payment of Rent in advance for the remainder of
the Lease Term. Instead, such sum shall be paid as agreed liquidated damages and not as a
penalty; the parties agree that it is difficult or impossible to calculate the damages which
Landlord will suffer as a result of Tenant’s default, and this provision is intended to
provide a reasonable estimate of such damages. If Landlord pursues the remedy described in
this subsection (ii), Tenant waives any right to assert that Landlord’s actual damages are
less than the amount calculated under this subsection (ii), and Landlord waives any right to
assert that its damages are greater than the amount calculated under this subsection (ii).
In determining the aggregate reasonable rental value pursuant to this subparagraph (ii)(aa)
above, the parties hereby agree that, at the time Landlord seeks to enforce this remedy, all
relevant factors should be considered, including, but not limited to, (1) the length of time
remaining in the Lease Term, (2) the then current market conditions in the general area in
which the Building is located, (3) the likelihood of reletting the Premises for a period of
time equal to the remainder of the Lease Term, (4) the net effective rental rates then being
obtained by landlords for similar type space of similar size in similar type buildings in
the general area in which the Building is located, (5) the vacancy levels in the general
area in which the Building is located, (6) current levels of new construction that will be
completed during the remainder of the Lease Term and how this construction will likely
affect vacancy rates, and (7) inflation. Tenant shall reimburse Landlord for all reasonable
attorney’s fees incurred by Landlord in connection with enforcing this Lease;

     (iii) Landlord may bring suits for such amounts or portions thereof, at any time or
times as the same accrue or after the same have accrued, and no suit or recovery of any
portion due hereunder shall be deemed a waiver of Landlord’s right to collect all amounts to
which Landlord is entitled hereunder, nor shall the same serve as any defense to any
subsequent suit brought for any amount not theretofore reduced to judgment. Landlord shall
not be deemed to have waived any default unless such waiver is expressly set forth in
writing by Landlord;

     (iv) if Landlord terminates this Lease or Tenant’s right to possession, Landlord shall
use commercially reasonably efforts to mitigate Landlord’s damages. If Landlord has not
terminated this Lease or Tenant’s right to possession, Landlord may elect not to mitigate
and may permit the Premises to remain vacant or abandoned; in such case, the Lease shall
survive notwithstanding Landlord’s re-entry of the Premises and Tenant may seek to mitigate
damages by attempting to sublease the Premises or assign this Lease in conformance with
Article 11; and

     (v) Tenant hereby acknowledges and agrees that any efforts, if any, by Landlord to
mitigate damages shall not result in a termination of the Lease, and unless this Lease is
expressly

38

 

terminated in writing by Landlord to Tenant under this Article 12, this Lease
shall survive any such attempts by Landlord to mitigate damages including, without
limitation, Landlord (a) entering into one or more leases: (1) for all or a portion of the
Premises, (2) for all or a portion of the Premises and additional premises, (3) for a
different term than the Lease Term of the Lease, (4) with different renewal or extension
rights, (5) that contain free-rent periods, tenant improvement allowances, obligations by
Landlord to make improvements to the Premises or other tenant concessions or inducements, or
(6) any other terms and provisions which deviate from the terms of this Lease, or (b)
selling the Project. Any efforts by Landlord to mitigate damages by attempting to relet the
Premises shall not be deemed to impose any obligation on Landlord to relet the Premises, (x)
for any purpose which would be inconsistent with the uses customarily found in first-class
office buildings or which would breach any covenant of Landlord in any other lease or
agreement relating to the Project, (y) to any lessee who is not reputable or who is not
financially capable of performing the duties and obligations imposed upon such lessee under
the applicable lease or who does not have experience in successfully operating a business of
the type and size which such lessee proposes to conduct in the Premises, and (z) in
preference to the leasing by Landlord of any other property or premises by Landlord. In
amplification of subitem (z), in the event there are other vacancies in the Project,
Landlord shall have no obligation to re-let the Premises in preference over other space
available and shall not be required to relet the Premises in the same manner in which
Landlord attempts to re-let such other available space.

     (c) Landlord’s Remedies; Re-Entry Rights. In the event of any Event of Default by Tenant, in
addition to any other remedies available to Landlord under this Lease, at law or in equity,
Landlord shall also have the right, with or without terminating the Lease, to re-enter the Premises
and remove all persons and property from the Premises; such property may be removed, stored and/or
disposed of pursuant to Paragraph 5(e) of this Lease or any other procedures permitted by
applicable law. No re-entry or taking possession of the Premises by Landlord pursuant to this
Paragraph 12(c), and no acceptance of surrender of the Premises or other action on
Landlord’s part, shall be construed as an election to terminate this Lease unless a written notice
of such intention be given to Tenant or unless the termination thereof be decreed by a court of
competent jurisdiction.

     (d) Landlord’s Right to Perform. Except as specifically provided otherwise in this
Lease, all covenants and agreements by Tenant under this Lease shall be performed by Tenant at
Tenant’s sole cost and expense and without any abatement or offset of Rent. If Tenant shall fail
to pay any sum of money (other than Base Rent) or perform any other act on its part to be paid or
performed hereunder and such failure shall continue beyond the applicable notice or grace period
set forth in Paragraph 12(a) above, except in ease of emergencies, in which such case, such
shorter period of time as is reasonable under the circumstances) after Tenant’s receipt of written
notice thereof from Landlord, Landlord may, without waiving or releasing Tenant from any of
Tenant’s obligations, make such payment or perform such other act on behalf of Tenant. All sums so
paid by Landlord and all necessary incidental costs incurred by Landlord in performing such other
acts shall be payable by Tenant to Landlord within ten (10) days after demand therefor as
Additional Rent.

     (e) Interest. If any monthly installment of Rent or any other amount payable by
Tenant hereunder is not received by Landlord by the tenth (10TH) day after it is due, it
shall bear interest at the Default Rate from the date due until paid. All interest, and any late
charges imposed pursuant to Paragraph 12(f) below, shall be considered Additional Rent due
from Tenant to Landlord under the terms of this Lease. The term “Default Rate” as used in
this Lease shall mean the lesser of (A) the rate announced from time to time by Wells Fargo Bank
or, if Wells Fargo Bank ceases to exist or ceases to publish such rate, then the rate announced
from time to time by the largest (as measured by deposits)

39

 

chartered bank operating in the District of Columbia, as its “prime rate” or
“reference rate”, plus five percent (5%), or (B) the maximum rate of interest permitted by
applicable law.

     (f) Late Charges. Tenant acknowledges that, in addition to interest costs, the late
payments by Tenant to Landlord of any monthly installment of Base Rent, Additional Rent or other
sums due under this Lease will cause Landlord to incur costs not contemplated by this Lease, the
exact amount of such costs being extremely difficult and impractical to fix. Such other costs
include, without limitation, processing, administrative and accounting charges and late charges
that may be imposed on Landlord by the terms of any mortgage, deed to secure debt, deed of trust or
related loan documents encumbering the Premises, the Building or the Project. Accordingly, if any
monthly installment of Base Rent, regularly scheduled Additional Rent or any other amount payable
by Tenant hereunder is not received by Landlord within ten (10) days after the due date, Tenant
shall pay to Landlord an additional sum of five percent (5%) of the overdue amount as a late
charge, but in no event more than the maximum late charge allowed by law; provided however, that
Landlord will waive the first late charge in any Lease Year; provided, that Tenant pays such
overdue amount within ten (10) business days after written notice thereof. The parties agree that
such late charge represents a fair and reasonable estimate of the costs that Landlord will incur by
reason of any late payment as hereinabove referred to by Tenant, and the payment of late charges
and interest are distinct and separate in that the payment of interest is to compensate Landlord
for the use of Landlord’s money by Tenant, while the payment of late charges is to compensate
Landlord for Landlord’s processing, administrative and other costs incurred by Landlord as a result
of Tenant’s delinquent payments. Acceptance of a late charge or interest shall not constitute a
waiver of Tenant’s default with respect to the overdue amount or prevent Landlord from exercising
any of the other rights and remedies available to Landlord under this Lease or at law or in equity
now or hereafter in effect.

     (g) Rights and Remedies Cumulative. All rights, options and remedies of Landlord
contained in this Paragraph 12 and elsewhere in this Lease shall be construed and held to
be cumulative, and no one of them shall be exclusive of the other, and Landlord shall have the
right to pursue any one or all of such remedies or any other remedy or relief which may be provided
by law or in equity, whether or not stated in this Lease. Nothing in this Paragraph 12
shall be deemed to limit or otherwise affect Tenant’s indemnification of Landlord pursuant to any
provision of this Lease.

     (h) Tenant’s Waiver of Redemption. To the fullest extent permitted by applicable Law,
Tenant hereby waives and surrenders for itself and all those claiming under it, including creditors
of all kinds, (i) any legal, statutory or equitable right and privilege which it or any of them may
have under any present or future law to redeem any of the Premises or to have a continuance of this
Lease after termination of this Lease or of Tenant’s right of occupancy or possession pursuant to
any court order or any provision hereof, and (ii) the benefits of any present or future law which
exempts property from liability for debt or for distress for Rent.

     (i) Costs Upon Default and Litigation. Tenant shall pay to Landlord as Additional
Rent all the expenses incurred by Landlord in connection with any default by Tenant hereunder or
the exercise of any remedy by reason of any default by Tenant hereunder, including reasonable
attorneys’ fees and expenses. If Landlord shall be made a party to any litigation commenced
against Tenant by a third-party unrelated to Landlord pertaining to this Lease or the Premises, at
the option of Landlord, Tenant, at its expense, shall provide Landlord with counsel approved by
Landlord and shall pay all costs incurred or paid by Landlord in connection with such litigation.
If Tenant shall be made a party to any litigation commenced against Landlord by a third-party
unrelated to Tenant pertaining to this Lease or the Premises, at the option of Tenant, Landlord, at
its expense, shall provide Tenant with counsel approved by Tenant and shall pay all costs incurred
or paid by Tenant in connection with such litigation.

40

 

13. ACCESS; CONSTRUCTION

     Subject to the terms of Paragraph 22, Landlord reserves from the leasehold estate hereunder,
in addition to all other rights reserved by Landlord under this Lease, the right to use the roof
and exterior walls of the Premises and the area beneath, adjacent to and above the Premises.
Landlord also reserves the right to install, use, maintain, repair, replace and relocate equipment,
machinery, meters, pipes, ducts, plumbing, conduits and wiring through the Premises, which serve
other portions of the Building or the Project in a manner and in locations which do not
unreasonably interfere with Tenant’s use of the Premises. In addition, Landlord shall have free
access to any and all mechanical installations of Landlord or Tenant, including, without
limitation, machine rooms, telephone rooms and electrical closets. Tenant agrees that there shall
be no construction of partitions or other obstructions which materially interfere with or which
threaten to materially interfere with Landlord’s free access thereto, or materially interfere with
the moving of Landlord’s equipment to or from the enclosures containing said installations.
Landlord shall at all reasonable times, during normal business hours and after reasonable written
or oral notice, have the right to enter the Premises to inspect the same, to supply janitorial
service and any other service to be provided by Landlord to Tenant hereunder, to exhibit the
Premises to prospective purchasers, lenders or tenants, to alter, improve, restore, rebuild or
repair the Premises or any other portion of the Building, or to do any other act permitted or
contemplated to be done by Landlord hereunder, all without being deemed guilty of an eviction of
Tenant and without liability for abatement of Rent or otherwise; provided however that Landlord
shall use reasonable efforts not to materially interfere with the operation of Tenant’s business in
or access to the Premises and use of the Common Areas. For such purposes, Landlord may also erect
scaffolding and other necessary structures where reasonably required by the character of the work
to be performed. Landlord shall conduct all such inspections and/or improvements, alterations and
repairs so as to minimize, to the extent reasonably practical and without material additional
expense to Landlord, any interruption of or interference with the business of Tenant. For each of
such purposes, Landlord shall at all times have and retain a key with which to unlock all of the
doors in, upon and about the Premises (excluding Tenant’s vaults and safes, access to which shall
be provided by Tenant upon Landlord’s reasonable request). Landlord shall have the right to use
any and all means which Landlord may deem proper in an emergency in order to obtain entry to the
Premises or any portion thereof, and Landlord shall have the right, at any time during the Lease
Term, to provide whatever access control measures it deems reasonably necessary to the Project,
without any interruption or abatement in the payment of Rent by Tenant. Any entry into the
Premises obtained by Landlord by any of such means shall not under any circumstances be construed
to be a forcible or unlawful entry into, or a detainer of, the Premises, or any eviction of Tenant
from the Premises or any portion thereof. Landlord reserves the right to make such changes,
alterations, additions, deletions, improvements, repairs or replacements in or to the Building, the
Project (including the Premises) and the Common Areas as Landlord may reasonably deem necessary or
desirable, including, without limitation, constructing new buildings and making changes in the
location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading
areas, landscaped areas and walkways; provided, however, that (i) there shall be no unreasonable
permanent obstruction of access to or use of the Premises resulting therefrom, and (ii) Landlord
shall use commercially reasonable efforts to minimize any interference with Tenant’s use of the
Premises; provided, however, that Tenant’s access to and use of the Premises and the Project’s
parking garage shall not be unreasonably interrupted.

14. BANKRUPTCY

     If at any time prior to the Commencement Date or during the term of this Lease, there shall be
filed against Tenant in any court, tribunal, administrative agency or any other forum having
jurisdiction, pursuant to any applicable law, either of the United States or of any state, a
petition in bankruptcy or insolvency or for reorganization or for the appointment of a receiver,
trustee or conservator of all or a portion of Tenant’s property, and the same is not dismissed
after ninety (90) calendar days, or if Tenant makes an assignment for the benefit of creditors,
this Lease, at the option of Landlord exercised within a reasonable time after notice of the
happening of any one or more of such events, may be canceled and

41

 

terminated and in such event neither Tenant nor any person claiming through or under Tenant or
by virtue of any statute or of an order of any court shall be entitled to possession or to remain
in possession of the Premises, but shall forthwith quit and surrender the Premises, and Landlord,
in addition to the other rights and remedies granted by Paragraph 12 hereof or by virtue of
any other provision contained in this Lease or by virtue of any applicable law, may retain as
damages any Rent, Security Deposit or moneys received by it from Tenant or others on behalf of
Tenant.

15. SUBSTITUTION OF PREMISES

     Intentionally Omitted.

16. SUBORDINATION; ATTORNMENT; ESTOPPEL CERTIFICATES

     (a) Tenant agrees that this Lease and the rights of Tenant hereunder shall be subject and
subordinate to any and all deeds of trust, security interests, mortgages, master leases, ground
leases or other security documents and any and all modifications, renewals, extensions,
consolidations and replacements thereof (collectively, “Security Documents”) which now or
hereafter constitute a lien upon or affect the Project, the Building or the Premises; provided,
however, that such subordination shall not be effective with respect to any given Security Document
until a commercially reasonable subordination and non-disturbance agreement (“SNDA”) has
been executed by Tenant, Landlord and all other interested parties in connection therewith and so
long as such Security Documents do not contravene any of the terms set forth in this Lease or add
any additional liability or adversely affect Tenant’s rights and obligations hereunder. In
addition, Landlord shall have the right to subordinate or cause to be subordinated any such
Security Documents to this Lease and in such case, in the event of the termination or transfer of
Landlord’s estate or interest in the Project by reason of any termination or foreclosure of any
such Security Documents, Tenant shall, notwithstanding such subordination, attorn to and become the
Tenant of the successor-in-interest to Landlord at the option of such successor-in-interest.

     (b) If any proceeding is brought for default under any ground or master lease to which this
Lease is subject or in the event of foreclosure or the exercise of the power of sale under any
mortgage, deed of trust or other Security Document made by Landlord covering the Premises, at the
election of such ground lessor, master lessor or purchaser at foreclosure, Tenant shall attorn to
and recognize the same as Landlord under this Lease, provided such successor expressly agrees in
writing to be bound to all obligations by the terms of this Lease, and if so requested, Tenant
shall enter into a new lease with that successor on the same terms and conditions as are contained
in this Lease (for the unexpired term of this Lease then remaining). Tenant hereby waives its
rights under any current or future law which gives or purports to give Tenant any right to
terminate or otherwise adversely affect this Lease and the obligations of Tenant hereunder in the
event of any such foreclosure proceeding or sale.

     (c) As a condition to the subordination and attornment described in Paragraph 16(a)
above, Landlord agrees that it shall obtain a subordination, non-disturbance and attornment
agreement for Tenant from the current holder of a mortgage encumbering the Building in the form
attached hereto as Exhibit F (the “Pre-Approved SNDA Form”), which Tenant
acknowledges is a commercially reasonable form. The SNDA shall provide, inter alia, that, in the
event of a foreclosure under the mortgagee’s mortgage or deed of trust (or transfer by way of
deed-in-lieu thereof), so long as Tenant is not then in default under this Lease, Tenant’s right to
possess the Premises will not be disturbed as a result of such foreclosure or other transfer and
the Lease shall continue in full force and effect, subject to certain limitations with respect to
the obligations of the successor landlord hereunder as may be set forth in such SNDA. Tenant’s
subordination and attornment to any future Security Documents as set forth in Paragraph
16(a), shall be conditioned upon Landlord obtaining an SNDA for Tenant from the holder of such
Security Document in any commercial reasonable form so long as it is commercially reasonable,
Tenant agrees that the Pre-

42

 

Approved SNDA Form (and each provision thereof) is commercially reasonable, and Tenant shall
not be entitled to object to any mortgagee’s or ground lessor’s customary form if it is reasonably
comparable in scope and nature to the Pre-Approved SNDA Form, and provided such form includes a
provision providing that so long as Tenant is not in Default under this Lease, Tenant shall be
entitled to the use and occupancy of the Premises in accordance with all of the terms and
conditions of this Lease.

     (d) Tenant shall, upon not less than ten (10) business days’ prior notice by Landlord,
execute, acknowledge and deliver to Landlord a statement in writing certifying (i) whether or not
this Lease is unmodified and in full force and effect (or if there have been modifications, that
the same is in full force and effect as modified and stating the modifications), (ii) the dates to
which the Base Rent, Additional Rent and other charges hereunder have been paid, if any, and (iii)
whether or not to the actual knowledge of Tenant, Landlord is in default in the performance of any
covenant, agreement or condition contained in this Lease and, if so, specifying each such default
of which Tenant may have knowledge. The form of the statement attached hereto as Exhibit D
is hereby approved by Tenant for use pursuant to this subparagraph (d); however, at
Landlord’s option, Landlord shall have the right to use other forms for such purpose so long as
such form is substantially similar in substance. Tenant’s failure to execute and deliver such
statement within such time shall, at the option of Landlord, constitute a material default under
this Lease and, in any event, shall be conclusive upon Tenant that this Lease is in full force and
effect without modification except as may be represented by Landlord in any such certificate
prepared by Landlord and delivered to Tenant for execution. Any statement delivered pursuant to
this Paragraph 16 may be relied upon by any prospective purchaser of the fee of the Building or the
Project or any mortgagee, ground lessor or other like encumbrances thereof or any assignee of any
such encumbrance upon the Building or the Project.

17. SALE BY LANDLORD; TENANT’S REMEDIES; NONRECOURSE LIABILITY

     (a) In the event of a sale or conveyance by Landlord of the Building or the Project, Landlord
shall be released from any and all liability under this Lease. If the Security Deposit has been
deposited by Tenant to Landlord prior to such sale or conveyance, Landlord shall transfer the
Security Deposit to the purchaser, and upon delivery to Tenant of notice thereof, Landlord shall be
discharged from any further liability in reference thereto.

     (b) In addition to and without limiting the effect of Paragraphs 5(a) and 7(e) above, Landlord
shall be in default hereunder if Landlord should fail to perform or observe any covenant, term,
provision or condition of this Lease and such default should continue beyond a period of ten (10)
business days after written notice from Tenant as to a monetary default or thirty (30) days after
written notice from Tenant for any other default (provided, however, that if such default cannot,
by its nature, be cured within such period, Landlord shall not be deemed in default if Landlord
shall within such period commence to cure such default and shall diligently prosecute the same to
completion) to the extent that such default renders all or a portion of the Premises untenantable
after the aforementioned notice and cure period Rent shall abate proportionately until such default
is cured. All obligations of Landlord under this Lease will be binding upon Landlord only during
the period of its ownership of the Project and not thereafter, but only to the extent such
obligations are assumed by the successor owner of the Building. All obligations of Landlord
hereunder shall be construed as covenants, not conditions; and, except as may be otherwise
expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s
obligations hereunder. In the event of an uncured default by Landlord, Tenant may (i) cure such
default, and/or (ii) exercise any and all remedies available to it at law or in equity; provided,
that, such cure does not involve structural alterations or Building systems.

     (c) Notwithstanding anything contained in this Lease to the contrary, the obligations of
Landlord under this Lease (including any actual or alleged breach or default by Landlord) do not

43

 

constitute personal obligations of the individual partners, directors, officers, trustees,
members or shareholders of Landlord or Landlord’s members or partners, and Tenant shall not seek
recourse against the individual partners, directors, officers, trustees, members or shareholders of
Landlord or against Landlord’s members or partners or against any other persons or entities having
any interest in Landlord, or against any of their personal assets for satisfaction of any liability
with respect to this Lease. Any liability of Landlord for a default by Landlord under this Lease,
or a breach by Landlord of any of its obligations under the Lease, shall be limited solely to its
interest in the Project, and in no event shall any personal liability be asserted against Landlord
in connection with this Lease nor shall any recourse be had to any other property or assets of
Landlord, its partners, directors, officers, trustees, members, shareholders or any other persons
or entities having any interest in Landlord. Tenant’s sole and exclusive remedy for a default or
breach of this Lease by Landlord shall be either (i) an action for damages, or (ii) an action for
injunctive relief; Tenant hereby waiving and agreeing that Tenant shall have no offset rights or
right to terminate this Lease on account of any breach or default by Landlord under this Lease.
Under no circumstances whatsoever shall Landlord or Tenant ever be liable for punitive,
consequential or special damages under this Lease and Tenant and Landlord each waives any rights it
may have to such damages under this Lease in the event of a breach or default by Landlord or
Tenant, respectively, under this Lease.

18. PARKING; COMMON AREAS

     (a) Tenant shall have the right to the nonexclusive use of the number of parking permits
located in the parking areas of the Project specified in Item 13 of the Basic Lease Provisions for
the parking of operational motor vehicles used by Tenant, Tenant Affiliates, any permitted
subtenants and their respective officers and employees, and other permitted occupants of the
Premises only (each a “Permitted Parker”). The monthly parking rate for such parking
permit(s) shall be the prevailing rate charged from time to time by the garage operator for monthly
unreserved parking contracts in the Building, provided that such rate may be adjusted no more than
one time per calendar year. Such charges shall be payable monthly in advance to the garage
operator. Except as otherwise provided herein, parking contracts shall be with the garage operator
and shall contain the same terms as are usually contained in contracts with other customers of the
garage operator. Notwithstanding the foregoing, if the Permitted Parkers do not contract, far the
maximum number of permit(s) so allocated to it within ninety (90) days after the Commencement Date,
then the foregoing rights to any -Unused permits) shall ‘expire; and shall thereafter be subject to
availability: Landlord agrees that it will mike a good faith effort to re-offer any parking permits
not initially taken or subsequently relinquished if requested by Tenant, subject to availability.
The use of such parking permits shall be subject to the rules and regulations adopted by Landlord
from time to time for the use of the parking areas. Landlord further reserves the right to make
such changes to the parking system as Landlord may deem necessary or reasonable from time to time;
i.e., Landlord may provide for one or a combination of parking systems, including, without
limitation, self-parking, single or double stall parking spaces, and valet assisted parking.
Except as otherwise expressly agreed to in this Lease or in any particular parking contract entered
into pursuant to this Lease, Tenant agrees that the Permitted Parkers shall not be entitled to park
in any reserved or specially assigned areas designated by Landlord from time to time in the
Project’s parking areas. Landlord may require execution of an agreement with respect to the use of
such parking areas by any Permitted Parker in form reasonably satisfactory to Landlord as a
condition of any such use by such Permitted Parker. A default by any Permitted Parker in the
payment of such charges, the compliance with such rules and regulations, or the performance of such
agreement(s) shall not constitute a material default by Tenant under this Lease. Tenant shall not
permit or allow any vehicles that belong to or are controlled by Tenant or Tenant’s officers,
employees, suppliers, shippers, customers or invitees to be loaded, unloaded or parked in areas
other than those designated by Landlord for such activities. If Tenant permits or allows any of
the prohibited activities described in this Paragraph, then Landlord shall have the right, without
notice, in

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addition to such other rights and remedies that it may have, to remove or tow away the vehicle
involved and charge the cost to Tenant, which cost shall be immediately payable upon demand by
Landlord.

     (b) Subject to subparagraph (c) below and the remaining provisions of this Lease,
Tenant shall have the nonexclusive right, in common with others, to the use of such entrances,
lobbies, fire vestibules, restrooms (excluding restrooms on any full floors leased by a tenant
other than Tenant), mechanical areas, ground floor corridors, elevators and elevator foyers,
electrical and janitorial closets, telephone and equipment rooms, loading and unloading areas, the
Project’s plaza areas, if any, ramps, drives, stairs, and similar access ways and service ways and
other common areas and facilities in and adjacent to the Building and the Project as are designated
from time to time by Landlord for the general nonexclusive use of Landlord, Tenant and the other
tenants of the Building and their respective employees, agents, representatives, licensees and
invitees (“Common Areas”). The use of such Common Areas shall be subject to the rules and
regulations contained herein and the provisions of any covenants, conditions and restrictions
affecting the Building or the Project. Tenant shall keep all of the Common Areas free and clear of
any obstructions created or permitted by Tenant or resulting from Tenant’s operations, and shall
use the Common Areas only for normal activities, parking and ingress and egress by Tenant and its
employees, agents, representatives, licensees and invitees to and from the Premises, the Building
or the Project. If, in the reasonable opinion of Landlord, unauthorized persons are using the
Common Areas by reason of the presence of Tenant in the Premises, Tenant, upon reasonable written
demand of Landlord, shall use commercially reasonable efforts to correct such situation by
appropriate action or proceedings against all such unauthorized persons. Nothing herein shall
affect the rights of Landlord at any time to remove any such unauthorized persons from said areas
or to prevent the use of any of said areas by unauthorized persons. Notwithstanding any provision
of this Lease to the contrary, the Common Areas shall not in any event be deemed to be a portion of
or included within the Premises leased to Tenant and the Premises shall not be deemed to be a
portion of the Common Areas. This Lease is granted subject to the terms hereof, the rights and
interests of third parties under existing liens, ground leases, easements and encumbrances
affecting such property, all zoning regulations, rules, ordinances, building restrictions and other
laws and regulations now in effect or hereafter adopted by any governmental authority having
jurisdiction over the Project or any part thereof.

     (c) Notwithstanding any provision of this Lease to the contrary, Landlord, specifically
reserves the right to redefine the term “Building” for purposes of allocating and
calculating Operating Expenses so as to include or exclude areas as Landlord shall from time to
time determine or specify (and any such determination or specification shall be without prejudice
to Landlord’s right to revise thereafter such determination or specification); provided, that such
allocation or reallocation does not reduce Tenant’s rights or increase Tenant’s obligations under
this Lease in any material manner. In addition, Landlord shall have the right to contract or
otherwise arrange for amenities, services or utilities (the cost of which is included within
Operating Expenses) to be on a common or shared basis to both the Project (i.e., the area with
respect to which Operating Expenses are determined) and adjacent areas not included within the
Project, so long as the basis on which the cost of such amenities, services or utilities is
allocated to the Project is determined on an arms-length and equitable basis or some other basis
reasonably determined by Landlord. In the ease where the definition of the Building is revised for
purposes of the allocation or determination of Operating Expenses, Tenant’s Proportionate Share
Office shall be appropriately revised to equal the percentage share of all Rentable Area contained
within the Rentable Area of office space within the Building represented by the Premises, Tenant’s
Proportionate Share Building shall be appropriately revised to equal the percentage share of all
Rentable Area of office space and rentable area of retail space, contained within the Building
represented by the Premises. The Rentable Area of the Building is subject to adjustment by
Landlord from time to time to reflect any additions or deletions to any of the rentable area in the
Building as designated by Landlord; provided, that such additions or deletions do not reduce
Tenant’s rights or increase Tenant’s obligations under this Lease in any material manner. Landlord
shall have the sole right to determine which portions of the Project and

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other areas, if any, shall be served by common management, operation, maintenance and repair;
provided, that Tenant is not adversely affected as a result of any such determination in any
material respect. Landlord shall have the exclusive rights to the airspace above and around, and
the subsurface below, the Premises and other portions of the Building and Project.

19. STORAGE SPACE

     (a) Storage Space. Landlord hereby leases to Tenant approximately one hundred
fifty-three (153) square feet of rentable area of storage space located on the third
(3rd) floor of the Building as generally depicted on Exhibit A-2 attached hereto
(the “Storage Space”) for the Term. Tenant agrees to pay to Landlord commencing on the
Commencement Date, without any offset or reduction whatsoever, the annual sum of Twenty-Two Dollars
($22.00) per square foot of Rentable Area of the Premises, which shall be deemed “Rent”
hereunder, payable in equal monthly installments in advance on the first day of each calendar month
included in the Term, at such place and in such manner as is provided herein for the payment of
Base Rent; provided, however, that, upon the first anniversary of the Commencement Date and each
anniversary thereafter, storage rent shall be equal to one hundred and two percent (102%) of the
storage rent in effect during the immediately preceding Lease Year (“Storage Space Rent”).

     (b) Services and Utilities. Landlord shall be obligated to furnish to the Storage
Space only electricity sufficient to operate the Building standard lighting fixtures installed in
the Storage Space as of the Commencement Date. Notwithstanding anything contained in the Lease to
the contrary, Landlord shall not be obligated to provide any janitorial, water, HVAC or other
utility or service whatsoever to the Storage Space, except for electricity as described above and,
except for damage to property caused by the gross negligence or willful misconduct of Landlord,
Tenant assumes all risks for any theft of or damage to any property of Tenant placed in the Storage
Space.

     (c) Permitted Use. Notwithstanding anything in the Lease to the contrary: (i) Tenant
shall use the Storage Space only for the storage of items of personal property incidental to the
operation of Tenant’s business in the Premises, and for no other use or purpose; and (ii) Tenant
shall not operate in the Storage Space any electrically-operated equipment or other machinery,
without the prior written consent of Landlord, which consent shall be granted or withheld in
Landlord’s sole but reasonable discretion. Tenant shall not the use Storage Space to store food or
food products of any kind.

     (d) Access. Without limiting the generality of any provision of the Lease, Landlord,
and Landlord’s agents and representatives shall at all times have reasonable access to the Storage
Space should said access be required to provide any service to the Building or any space therein.
Except in case of an emergency, Landlord agrees to provide Tenant with reasonable prior oral or
written notice of its need to access the Storage Space and to make a good faith effort not to
disturb any property of Tenant placed in the Storage Space and Tenant agrees to cooperate with
Landlord with respect to such access.

     (e) Subletting/Assignment. Notwithstanding anything to the contrary contained in the
Lease, except in connection with an assignment or sublet pursuant to Paragraph 11 of this
Lease, Tenant shall not assign, transfer, mortgage, pledge, encumber, or hypothecate the Lease or
any interest therein which relates to the Storage Space, or sublet, or permit any licensee,
permittee, concessionaire or any other person other than Tenant and its employees to use or occupy,
the Storage Space or any part thereof.

     (f) Alterations. Tenant shall not, at any time, make or permit any Alterations in or
to the Storage Space or to the elevator lobby providing access to the Storage Space without the
prior written consent of Landlord pursuant to Paragraph 4 of the Lease. Prior to the expiration of
the Term of the Lease Tenant shall, at its sole cost and expense, restore the Storage Space and the
elevator lobby providing access to the Storage Space to the respective condition each was in prior
to the completion of

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any Alterations thereto by Tenant; provided, however, that Tenant shall not be required to so
restore the Storage Space or the elevator lobby in the event the Lease with respect to the Storage
Space is terminated by Landlord pursuant to the termination right set forth below in Paragraph
19(g).

     (g) Landlord Termination Right. If, at any time during the Term (and any extensions
thereof), Landlord determines, in its sole but good faith discretion, that exclusive use of the
Storage Space by Landlord is necessary in connection with the operation, maintenance or repair of
the Building elevator systems, Landlord shall have the right, in its sole and absolute discretion,
to terminate the Lease with respect to the Storage Space by giving Tenant at least sixty (60) days
prior written notice of the termination date. If the Lease is terminated with respect to the
Storage Space pursuant to this Paragraph, then the Storage Space Rent shall be apportioned and paid
to the date of termination. If terminated, Landlord shall use commercially reasonable efforts to
identify alternative storage space in the Building to lease to Tenant.

     (h) Insurance. Tenant acknowledges that all insurance for the Premises required by
the Lease shall extend to the Storage Space.

20. OPTION TO EXTEND

     (a) Tenant shall have and is hereby granted the option to extend the Term hereof for two (2)
additional period(s) of five (5) years (the “Extension Period(s)”), provided (i) Tenant
gives written notice to Landlord of Tenant’s election to exercise such extension option no earlier
than twenty-four (24), and no later than eighteen (18), months prior to the expiration of the last
Lease Year of the Term or of the then-current Extension Period, as the case may be; (ii) no uncured
Event of Default exists at the time of such election notice or at the commencement of such
Extension Period; and (iii) Tenant and its Affiliates shall be in occupancy for its own use of not
less than sixty-five percent (65%) of the Premises.

     (b) All terms and conditions of this Lease, including without limitation all provisions
governing the payment of Additional Rent, shall remain in full force and effect during each
Extension Period, except that Base Rent payable during the first Lease Year of each Extension
Period shall be the then-current Fair Market Rental Rate (hereinafter defined) with respect to
comparable office space in downtown Washington, D.C. at the time of the commencement of the
applicable Extension Period. Landlord shall not be obligated to make any improvements or
alterations in or to the Premises. There shall be no rental abatement during either Extension
Period, except to the extent the same is taken into account in determining the Fair Market Rental
Rate and as otherwise expressly provided in this Lease. As used in this Lease, the term “Fair
Market Rental Rate” shall mean the fair market rental rate per square foot of rentable area
that would be agreed upon between a landlord and a tenant entering into the renewal of a lease for
comparable space as to location, configuration, view and elevator exposure, size and use, for in a
comparable building as to location, quality, reputation and age, with a comparable build-out, a
comparable term and operating expense and real estate tax pass-throughs assuming the following: (1)
the landlord and tenant are informed and well-advised and each is acting in what it considers its
own best interests; (2) a tenant improvement allowance, free rent periods or any other special
concessions (for example, design fees, moving allowances, refurbishing allowances, etc.) will not
be provided to Tenant except to the extent that such allowances or concessions are reflected in the
fair market rental rates being obtained (in which event the Fair Market Rental Rate shall be
reduced by the economic equivalent of the allowances or concessions not offered to Tenant); and (3)
the Tenant will continue to pay Tenant’s Proportionate Share Office and Tenant’s Proportionate
Share Building, respectively of Operating Expenses. The determination of Fair Market Rental Rate
shall also include the annual increases in Base Rent after the first Lease Year of the applicable
Extension Period.

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     (c) Landlord and Tenant shall negotiate in good faith to determine the Base Rent for the
applicable Extension Period, for a period of thirty (30) days after the date on which Landlord
receives Tenant’s written notice of Tenant’s election to exercise the extension option provided for
under this Paragraph 20. In the event Landlord and Tenant are unable to agree upon the Base Rent
for the applicable Extension Period within said thirty (30)-day period, the Fair Market Rental Rate
for the Premises shall be determined by a board of three (3) licensed commercial real estate
brokers, one of whom shall be named by the Landlord, one of whom shall be named by Tenant, and the
two so appointed shall select a third. Each real estate broker so selected shall be licensed in
the jurisdiction in which the Building is located as a real estate broker specializing in the field
of commercial office leasing in the District of Columbia, having no less than ten (10) years’
experience in such field, and recognized as ethical and reputable within the field. Landlord and
Tenant agree to make their appointments promptly within ten (10) days after the expiration of the
thirty (30)-day period, or sooner if mutually agreed upon. The two (2) brokers selected by
Landlord and Tenant shall promptly select a third broker within ten (10) days after they both have
been appointed, and each broker, within fifteen (15) days after the third broker is selected, shall
submit his or her determination of the Fair Market Rental Rate. The Fair Market Rental Rate shall
be the mean of the two closest rental rate determinations, and the brokers’ determination of Fair
Market Rental Rate shall be binding upon Landlord and Tenant. Landlord and Tenant shall each pay
the fee of the broker selected by it, and they shall equally share the payment of the fee of the
third broker.

     (d) Should the Term of the Lease be extended hereunder, Tenant shall execute an amendment
modifying this Lease within thirty (30) days after Landlord presents same to Tenant, which
agreement shall set forth the Base Rent for the applicable Extension Period in accordance with the
foregoing. Should Tenant fail to execute the amendment (which accurately sets forth such
information and which contains no material provisions inconsistent with the terms hereof) within
thirty (30) days after presentation of same by Landlord, time being of the essence and with good
faith efforts, Tenant’s right extend the Term of the Lease shall, at Landlord’s sole option,
terminate, and Landlord shall be permitted to lease such space to any other person or entity upon
whatever terms and conditions are acceptable to Landlord in its sole discretion.

21. RIGHT OF FIRST OFFER

     (a) Subject to any existing expansion rights or renewal rights possessed by any tenant in the
Building as of the Effective Date, as more specifically set forth on Exhibit I attached
hereto (“Existing Rights”), Tenant shall have and is hereby granted the following right of
first offer to lease the Expansion Space (hereinafter defined) if such space shall become available
during the Term, pursuant to and in accordance with the terms and conditions of this Paragraph 21.
As used herein, the term “Expansion Space” shall mean any space that becomes available on
the fourth (4th) or fifth (5th) floors of the Building. Notwithstanding any
provision of the Lease to the contrary, Tenant shall have no rights with respect to the Expansion
Space, or any other rights of first offer or refusal, or first right to negotiate, or any other
expansion rights whatsoever, except as expressly provided in this Paragraph 21.

     (b) Landlord currently anticipates that approximately 30,438 rentable square feet of Expansion
Space on the fifth (5th) floor (the “First Available Expansion Space”) shall
become available on or about March 1, 2011. Notwithstanding anything to the contrary contained
herein, in the event Tenant exercises its right of first offer by written notice to Landlord with
respect to the First Available Expansion Space (“First Available Expansion Space Option”) no later
than ninety (90) days after the Effective Date, then (i) the Base Rent for the First Available
Expansion Space shall be the same as the Base Rent set forth herein for the original Premises, (ii)
the Tenant Improvement Allowance of Fourteen and 80/100 Dollars ($14.80) per rentable square foot
shall also apply to the First Available Expansion Space, and (iii) the term of the Lease (as
defined in the Twelfth Amendment and as amended thereby) with respect to the First Available
Expansion Space shall begin upon the earlier to occur of Tenant’s

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occupancy of the First Available Expansion Space or thirty (30) days following the date of
delivery of the First Available Expansion Space to Tenant by Landlord and shall be governed by the
terms of the Twelfth Amendment and the Lease (as amended thereby) until the Commencement Date, and
thereafter the term shall continue until and shall expire on April 30, 2014 (“First Available
Expansion Space Term”), and (iv) the number of parking permits available to Tenant, Tenant’s
Proportionate Share Office and Tenant’s Proportionate Share Building shall increase accordingly
which increases shall be set forth in an amendment to this Lease. All terms and conditions of this
Lease, including without limitation all provisions governing the payment of Additional Rent, shall
be applicable to the First Available Expansion Space during the First Available Term with Tenant
taking the First Available Expansion Space in its AS IS WHERE IS condition.

     (c) Landlord also anticipates, that the Expansion Space consisting of the balance of the
office space on the fifth (5th) floor (“Remaining Fifth Floor Expansion Space”)
and the entirety of the office space on the fourth (4th) floor (“Fourth Floor
Expansion Space”) (the Remaining Fifth Floor Expansion Space together with the Fourth Floor
Expansion Space shall be referred to herein as the “Remaining Expansion Space”) will become
available on or about May 5, 2014.

     (d) In the event that Tenant timely exercises its First Available Expansion Space
Option, and in the event that any Expansion Space becomes or is reasonably anticipated by
Landlord to become vacant during the Term hereof, then, except as provided below, within thirty
(30) days after the expiration or termination of the Existing Rights in connection with the
Expansion Space, Landlord shall notify Tenant in writing (the “Availability Notice”) of the
availability of the Expansion Space in question and set forth in such Availability Notice (i) the
terms and conditions pursuant to which Landlord would lease the Expansion Space to Tenant,
including the Expansion Space Fair Market Rental Rate (hereinafter defined), and (ii) the date on
which such Expansion Space is anticipated to become available for lease by Tenant (the
“Availability Date”). Provided that (A) no Event of Default then exists under the Lease;
(B) Tenant and its Affiliates shall be in occupancy for its own use of not less than sixty-five
percent (65%) of the Premises; (C) not less than twenty-four (24) months remain in the Term of this
Lease as of the Availability Date or Tenant has a remaining Extension Period; and (D) Tenant
notifies Landlord, in writing (the “Tenant Election Notice”) within thirty (30) days after
Tenant’s receipt of Landlord’s Availability Notice, of Tenant’s irrevocable election to:

     (i) retain its tenancy of the First Available Expansion Space commencing May 1, 2014
and continuing through the remainder of the Term and lease all of the Remaining Fifth Floor
Expansion Space on the terms and conditions set forth in the Availability Notice; or

     (ii) relinquish its tenancy of the First Available Expansion Space effective as of
April 30, 2014 and lease all of the Fourth Floor Expansion Space on the terms and conditions
set forth in the Availability Notice;

     (iii) retain its tenancy of the First Available Expansion Space commencing May 1, 2014
and continuing through the remainder of the Term and lease all of the Remaining Expansion
Space on the terms and conditions set forth in the Availability Notice; or

     (iv) retain its tenancy of the First Available Expansion Space commencing May 1, 2014
and continuing through the remainder of the Term on the terms and conditions set forth in
the Availability Notice.

     (e) In the event that Tenant does NOT timely exercises its First Available Expansion Space
Option, and in the event that any Remaining Expansion Space and/or the First Available
Expansion Space becomes or is reasonably anticipated by Landlord to become vacant during the Term
hereof, then, except

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as provided below, within thirty (30) days after the expiration or termination of the Existing
Right in connection with the Remaining Expansion Space and/or the First Available Expansion Space,
Landlord shall deliver to Tenant an Availability Notice. Provided that (A) no Event of Default
then exists under the Lease; (B) Tenant and its Affiliates shall be in occupancy for its own use of
not less than sixty-five percent (65%) of the Premises; (C) not less than twenty-four (24) months
remain in the Term of this Lease as of the Availability Date or Tenant has a remaining Extension
Period; and (D) Tenant delivers to Landlord a Tenant Election Notice within thirty (30) days after
Tenant’s receipt of Landlord’s Availability Notice, of Tenant’s irrevocable election to:

     (i) lease all of the Remaining Fifth Floor Expansion Space and, to the extent
available, lease the First Available Expansion Premises on the terms and conditions set
forth in the Availability Notice; or

     (ii) lease all of the Fourth Floor Expansion Space on the terms and conditions set
forth in the Availability Notice; or

     (iii) lease all of the Remaining Expansion Space and, to the extent available, lease
the First Available Expansion Premises on the terms and conditions set forth in the
Availability Notice,

     (f) The portion of the Expansion Space which Tenant elects to lease pursuant to Section 21(d)
or 21(e), as applicable, shall be referred to herein as the “Retained Expansion Space”.
The term of the Lease demising the Retained Expansion Space shall (1) commence on the date that is
the earlier to occur of (i) one hundred fifty (150) days after Landlord delivers the Retained
Expansion Space to Tenant, or (ii) the date upon which Tenant occupies the Retained Expansion Space
for the conduct of its normal business operations therein; and (2) be coterminous with the Term
hereof.

     (g) All terms and conditions of this Lease, including without limitation all provisions
governing the payment of Additional Rent, shall be applicable to the Retained Expansion Space with
Tenant taking the Retained Expansion Space in its AS IS WHERE IS condition, except that Base Rent
payable during the first Lease Year of each Extension Period shall be the then-current Expansion
Space Fair Market Rental Rate (hereinafter defined) with respect to comparable office space
(including the Building) in downtown Washington, D.C. at the time of the Availability Date. As
used in this Lease, the term “Expansion Space Fair Market Rental Rate” shall mean the fair
market rental rate per square foot of rentable area that would be agreed upon between a landlord
and a prospective tenant entering into a lease for comparable space as to location, configuration,
view and elevator exposure, size and use, in a comparable building as to location, age, quality and
reputation, with a comparable build-out, a comparable term and operating expense and real estate
tax pass-throughs assuming the following: (1) the landlord and tenant are informed and well-advised
and each is acting in what it considers its own best interests; (2) a tenant improvement allowance,
free rent periods or any other special concessions (for example, design fees, refurbishing
allowances, etc.) will be provided to Tenant; provided, however, Tenant shall have the option to
either (i) accept such concessions or (ii) reject such concessions in which event the fair market
rental rate shall be decreased to reflect the value of such concessions; and (3) Tenant’s
Proportionate Share Office and Tenant’s Proportionate Share Building, respectively of Operating
Expenses shall be recalculated to include the Retained Expansion Space. The determination of the
Expansion Space Fair Market Rental Rate shall also include the annual increases in Base Rent for
the Retained Expansion Space after the first commencement date anniversary of the Retained
Expansion Space.

     (h) Landlord and Tenant shall negotiate in good faith to determine the Expansion Space Fair
Market Rental Rate, for a period of thirty (30) days after the date on which Landlord receives the
Tenant

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Election Notice. In the event Landlord and Tenant are unable to agree upon the Expansion
Space Fair Market Rental Rate within said thirty (30)-day period, the Expansion Space Fair Market
Rental Rate shall be determined by a board of three (3) licensed commercial real estate brokers,
one of whom shall be named by the Landlord, one of whom shall be named by Tenant, and the two so
appointed shall select a third. Each real estate broker so selected shall be licensed in the
jurisdiction in which the Building is located as a real estate broker specializing in the field of
commercial office leasing in the District of Columbia, having no less than ten (10) years’
experience in such field, and recognized as ethical and reputable within the field. Landlord and
Tenant agree to make their appointments promptly within ten (10) days after the expiration of the
thirty (30)-day period, or sooner if mutually agreed upon. The two (2) brokers selected by
Landlord and Tenant shall promptly select a third broker within ten (10) days after they both have
been appointed, and each broker, within fifteen (15) days after the third broker is selected, shall
submit his or her determination of the Expansion Space Fair Market Rental Rate. The Expansion
Space Fair Market Rental Rate shall be the mean of the two closest rental rate determinations.
Landlord and Tenant shall each pay the fee of the broker selected by it, and they shall equally
share the payment of the fee of the third broker.

     (i) In the event that Tenant timely delivers a Tenant Election Notice to Landlord, Landlord
shall prepare an amendment in a commercially reasonable form modifying the Lease to incorporate the
Retained Expansion Space, which amendment shall set forth, among other things: (i) identifies the
Retained Expansion Space and incorporates the same into the Premises; (ii) the amount of Base Rent
for the Retained Expansion Space; (iii) the adjustments to Tenant’s Proportionate Share Office and
Tenant’s Proportionate Share Building, respectively, of Operating Expenses caused by the addition
of the Retained Expansion Space and (iv) the Tenant Improvement Allowance and other market
concessions for the Retained Expansion Space, if any. Should Tenant fail or refuse to execute such
amendment within thirty (30) days after the delivery of such lease amendment by Landlord, time
being of the essence, Landlord shall be free to lease the Expansion Space (or any portion thereof
selected by Landlord in its sole discretion) to any other person or entity upon any terms and
conditions that Landlord desires in its sole discretion. In the event that Tenant elects to lease
the Retained Expansion Space, and Landlord is unable to deliver possession of such space to Tenant
on the Availability Date for any reason whatsoever, including without limitation the failure of an
existing tenant to vacate such space, Landlord shall not be liable or responsible for any claims,
damages or liabilities in connection therewith or by reason thereof, provided that (i) Landlord
shall use reasonable efforts to deliver possession of the Retained Expansion Space to Tenant as
soon as reasonably practicable, and (ii) in the event Landlord is unable to deliver the Retained
Expansion Space to Tenant within one hundred eighty (180) days after the Availability Date for any
reason not caused by Tenant, then Tenant shall have the right to seek specific performance or
terminate this Lease only with respect to the Retained Expansion Space by delivering to Landlord a
written notice of such termination within ten (10) days thereafter, and this Lease only with
respect to the Retained Expansion Space shall terminate and all rights, obligations and liabilities
of the parties under the executed amendment relating to the Retained Expansion Space shall be
released and discharged.

     (j) In the event Tenant fails timely to deliver a Tenant Election Notice to Landlord, Landlord
may lease the Expansion Space to any person or entity of its choice on whatever terms and
conditions Landlord elects in its sole discretion.

22. TELECOMMUNICATIONS EQUIPMENT

     (a) Subject to the terms and conditions of this Lease, Landlord hereby grants Tenant the
non-exclusive right to install, maintain and operate during the Term one (1) satellite dish of less
than thirty-six inches (36”) in diameter and related equipment (“Antenna Equipment”) on a portion
of the roof of the Building in a location reasonably designated by Landlord (such location being
referred to as the “Site”), provided, the Antenna Equipment (i) does not adversely affect the
structure of the Building, the roof

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system of the Building, the warranty for the roof of the Building or the safety of the
Building; (ii) does not adversely affect the electrical, mechanical or any other system of the
Building or the functioning thereof; (iii) does not interfere with the operation of the Building or
the provision of services or utilities to other tenants in the Building, (iv) does not exceed the
capacity of the Building or the roof of the Building as reasonably determined by Landlord, and (v)
is otherwise approved by Landlord in writing (which approval shall not be unreasonably denied,
conditioned or delayed). Landlord shall not be entitled to any fee from Tenant in connection with
the license granted to Tenant pursuant to this Paragraph.

     (b) Landlord hereby grants to Tenant non-exclusive access to the Building’s pathways, shafts,
risers, raceways, conduits, available telephone closets, service areas or utility connections and
entries into and through the Building owned or under the control of Landlord (the
“Communications Spaces and Pathways”) to install such wiring (the “Telecom
Cabling”) therein as may be necessary for Tenant to connect Tenant’s Antenna Equipment to the
Premises (subject to such rules and regulations as may be promulgated by Landlord from time to
time), provided that such Telecom Cabling (i) does not adversely affect the structure or safety of
the Building; (ii) does not adversely affect the electrical, mechanical or any other system of the
Building or the functioning thereof; and (iii) does not interfere with the operation of the
Building or the provision of services or utilities to Tenant or any other tenant of the Building.
The Antenna Equipment and the Telecom Cabling shall hereinafter be collectively referred to as the
“Telecommunications Equipment”.

     (c) Tenant shall install, operate, maintain and remove the Telecommunications Equipment in
compliance with the Permits (as hereinafter defined) and all present and future rules and
regulations of any local, State or Federal authority having jurisdiction with respect thereto,
including, without limitation, the rules and regulations of the Federal Communications Commission
(“FCC”), the Federal Aviation Administration (“FAA”), the Occupational Safety and
Health Administration (“OSHA”); the Telecommunications Equipment being permitted under the
laws, rules and regulations of the District of Columbia and any other governmental and
quasi-governmental authorities having appropriate jurisdiction over the Building or Tenant’s use of
the Telecommunications Equipment. Tenant shall use commercially reasonable efforts to deliver to
Landlord written proof of compliance within twenty (20) days after Landlord’s written request.

     (d) Installation.

     (i) Prior to installation of the Telecommunications Equipment and any modifications or
changes thereto, Tenant shall submit in writing to Landlord all plans and specifications for
Landlord’s approval and shall commence work only after having obtained Landlord’s written
approval. Landlord hereby agrees to review and respond to Tenant with respect to said plans
and specifications within fifteen (15) days after its receipt thereof. The style, color,
materials, exact location and method of installation of the Telecommunications Equipment,
and the location of all cables and equipment in the Building’s conduits, risers or equipment
rooms or closets are subject to the prior written approval of Landlord (which approval shall
not be unreasonably denied, conditioned or delayed).

     (ii) All of such installations, modifications or changes shall conform to Landlord’s
reasonable technical requirements, including, but not limited to, design and installation
specifications, interference control devices and weight and windload requirements.

     (iii) The Telecommunications Equipment shall be clearly marked to show Tenant’s name,
address, telephone number, the name of the person to contact in case of emergency, FCC call
sign, frequency and location; the transmissions lines shall be identified at the bottom and
top of each line.

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     (iv) The materials, exact location and method of installation of the Telecom Cabling,
and the location of and method of identifying and marking all cables and equipment in the
Communications Spaces and Pathways are subject to the prior written approval of Landlord
(which approval shall not be unreasonably, denied, conditioned or delayed).

     (v) In the event Tenant requires an electric power supply and/or usage different from
that currently provided by Landlord and included within the Rent to be paid by Tenant
hereunder, Tenant shall, at its sole cost and expense, obtain such power supply. Any work
performed in connection therewith shall comply with the provisions of this Lease concerning
Tenant alterations or improvements. Any power lines installed by Tenant shall run within
the areas designated on the plans and specifications for the Telecommunications Equipment
(the “Telecommunications Plans”). Any deviation from such Telecommunications Plans
shall be corrected at Tenant’s expense, payable as Additional Rent hereunder within ten (10)
days of Tenant’s receipt of an invoice therefor.

     (vi) In the event any zoning approvals, licenses, or building or occupancy permits are
required for the installation, modification or operation of the Telecommunications Equipment
(collectively, the “Permits”), Landlord shall obtain the Permits on Tenant’s behalf,
provided, however, that (a) such applications and requests shall be at no third party cost
to Landlord (or Tenant agrees to reimburse Landlord promptly for such third party costs) and
shall impose no liability on Landlord, and (b) the Permits and/or the conditions under which
the Permits would be granted shall in no way impair or adversely affect the Building.
Tenant shall assist and cooperate with Landlord to obtain the Permits, and shall promptly
join in, consent to, execute, deliver and pay all fees with respect to any such applications
and requests as may be required. Prior to any meetings or telephone conference calls with
or submissions of material to governmental authorities, Landlord shall use its reasonable
efforts to notify Tenant of its intention to have such meetings or conference calls or make
such submissions at least three (3) business days prior thereto, provided that Landlord
shall have been afforded sufficient prior notice by such governmental authorities, and
Tenant shall have the right, at Tenant’s sole cost and expense, to participate in such
meetings or conference calls. Landlord shall have no liability for failure to obtain the
Permits, nor shall Landlord be required to appeal the denial or failure to grant any Permit
by any governmental agency. Tenant shall be responsible for obtaining, if required, any
licenses or permits which may be required by the FCC. A copy of each of Tenant’s applicable
permits and licenses shall be delivered to Landlord upon request.

     (vii) All work performed at the Building in connection with the installation,
modification, operation or removal of the Telecommunications Equipment shall be performed at
Tenant’s expense by Tenant’s employees or by contractors approved by Landlord in its good
faith judgment; provided, however, at Landlord’s sole election, Landlord shall be entitled
to designate a contractor to perform any such installation or modification that in
Landlord’s judgment may (a) adversely affect the structure of the Building, the roof of the
Building, the warranty for the roof of the Building or the safety of the Building; (b)
adversely affect the electrical, mechanical or any other system of the Building or the
functioning thereof; or (c) interfere with the operation of the Building or the provision of
services or utilities to Tenant or other tenants in the Building.

     (viii) Landlord shall provide to Tenant sufficient access to the Site and the
Communications Spaces and Pathways during the normal hours of operation of the Building
under this Lease for the maintenance and operation of the Telecommunications Equipment.
Access to the Site and the Communications Spaces and Pathways at other times will be
available only on an emergency basis, by telephoning the property manager for the Building.
Tenant shall reimburse Landlord for all out-of-pocket costs and expenses reasonably incurred
by Landlord as a

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result of such emergency access. All access to the Site and Communications Spaces and
Pathways shall be subject to the continuing control of, and reasonable security and safety
procedures established by, Landlord from time to time.

     (ix) Tenant shall pay Landlord (within thirty (30) days after receipt of an invoice
therefor) an amount equal to all costs incurred by Landlord to have an engineer review the
Telecommunications Plans and specifications and method for attaching the Telecommunications
Equipment to the Building, if any.

     (x) Tenant shall install any screen or other covering for the Antenna Equipment that
Landlord in its reasonable discretion may require (the size, type and style of which shall
be subject to Landlord’s prior written approval) in order to camouflage or conceal the
Antenna Equipment.

     (xi) The Antenna Equipment shall not exceed the height or the weight that Landlord
shall determine is appropriate for the roof (which Landlord shall specify to Tenant upon
Tenant’s written request).

     (e) Interference.

     (i) The installation, maintenance and operation of the Telecommunications Equipment
shall not interfere electronically or otherwise, with (a) the equipment, facilities or
operations of Landlord, or (b) the equipment, facilities or operations of Landlord’s
licensees or tenants at the Building. If any interference is caused by the installation,
maintenance and operation of the Telecommunications Equipment, Tenant shall, upon written
request, suspend its operations until such time as the interference has been eliminated,
except for intermittent testing after performing such repair, modification, replacement or
other action for the purpose of correcting the interference. If Tenant is unable to rectify
the interference, then upon Landlord’s request, Tenant shall (at Tenant’s cost) remove the
Telecommunications Equipment from the Building (and restore the Site and the Building area
affected to the condition existing prior to installation of the Telecommunications
Equipment) and comply with the provisions hereof governing removal of the Telecommunications
Equipment. All transmitters and/or repeater systems at the Site shall be equipped with, at
a minimum, a single stage isolator and a bandpass filter or bandpass/reject type duplexer.
No notch type duplexers will be allowed. Complete technical characteristics for required
equipment (including response curves) shall be furnished to Landlord and approved for use
prior to Tenant’s installation of the Telecommunications Equipment. Landlord shall use
commercially reasonable efforts to ensure that any equipment installed or placed on the roof
after the installation of the Telecommunications Equipment will be located in an area that
is not likely to materially interfere electronically or otherwise with the
Telecommunications Equipment installed by or on behalf of Tenant; and if any material
interference with the Telecommunications Equipment nevertheless results, Landlord shall
cause such other equipment to be relocated promptly in accordance with Paragraph 22(i) below
so as to eliminate all such interference.

     (ii) Tenant waives any and all claims against Landlord for any interference caused to
or with Tenant’s Telecommunications Equipment by the present or future equipment or
facilities of Landlord or any of its tenants or licensees, except to the extent due to
Landlord’s gross negligence or willful misconduct or Landlord is in breach of its
obligations hereunder or fails to relocate promptly any other equipment, hardware or cables
installed for another tenant after the date of the installation of Tenant’s
Telecommunication Equipment.

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     (f) Maintenance and Removal of the Telecommunications Equipment.

     (i) Tenant shall, at its sole cost and expense, be responsible for the maintenance of
the Telecommunications Equipment in accordance with all applicable laws and regulations and
this Lease. All maintenance work shall be performed by Tenant’s employees or by certified
contractors, previously approved in writing by Landlord, such approval not to be
unreasonably denied, conditioned or delayed.

     (ii) At the expiration or earlier termination of this Lease, Tenant shall remove the
Telecommunications Equipment from the Building (and restore the Site and the Building area
affected to the condition existing prior to installation of the Telecommunications
Equipment) (the “Telecommunications Equipment Restoration Work”) at Tenant’s sole
cost and expense. The removal shall be performed by a certified contractor previously
approved in writing by Landlord (such approval not to be unreasonably denied, conditioned or
delayed), in a workmanlike manner in accordance with a previously approved removal plan
(such approval not to be unreasonably denied, conditioned or delayed) and without causing
any damage or material and continuous interference to the structures, equipment, or
operations of Landlord or any of its licensees or tenants at the Building. Should any
interference, damage or destruction occur, remedy thereof shall be immediately commenced and
diligently pursued by Tenant at Tenant’s sole cost and expense. If Tenant fails to
eliminate any such interference or to make any such repair within seven (7) days after
receiving written notice of the occurrence of interference or damage, Landlord may perform
the necessary work at Tenant’s cost and expense and such amount shall be paid by Tenant, as
Additional Rent hereunder, within thirty (30) days of Tenant’s receipt of an invoice
therefor. Notwithstanding anything to the contrary contained in this Lease, Tenant shall,
upon Landlord’s request, remove, at Tenant’s sole expense, such wires and cables as may have
been installed by Tenant on the exterior of the Building during the Lease Term.

     (g) Landlord shall be entitled to grant to other persons or entities the right to use certain
portions of the roof; provided, however, that (i) Landlord shall not grant to another user the
right to erect an antenna, dish or other hardware or cables in the Site or in a location which
would materially interfere with Tenant’s Telecommunications Equipment, and (ii) if any other user
of the roof of the Building places an antenna, satellite dish or other hardware, equipment or
cabling on the roof of the Building that materially interferes with the operation of Tenant’s
Telecommunications Equipment then on the roof, Landlord shall cause such other user to move its
equipment, hardware, equipment or cabling to a location that in Landlord’s reasonable judgment
would not materially interfere with the operation of Tenant’s Telecommunications Equipment then on
the roof of the Building. Notwithstanding anything herein to the contrary, Tenant acknowledges
that Tenant’s right to install and maintain the Telecommunications Equipment is a non-exclusive
right and that Landlord hereby reserves the right to limit or restrict access to the
Telecommunications Equipment to the extent Landlord may deem necessary in order for Landlord to
comply with the terms of any lease now or hereafter in effect for any portion of the Building
(e.g., a lease to a tenant who, by reason of a contract with the United States government, must
maintain a level of security which would prohibit access to the roof by parties other than the
Landlord). In the event of such limitation upon Tenant’s access to the Telecommunications
Equipment, Landlord shall make other reasonable accommodations to Tenant in order to permit Tenant
controlled or monitored access to the Telecommunications Equipment for maintenance purposes during
Landlord’s normal business hours. Landlord, at its sole but reasonable option, may require Tenant,
at any time prior to the expiration of the Lease, to relocate, or if not feasible, to terminate the
operation of the Telecommunications Equipment if it is (i) causing physical damage to the
structural integrity of the Building, (ii) in Landlord’s reasonable judgment, voiding any warranty
or guaranty applicable to the roof or the Building, (iii) interfering with any other service
provided by the Building, or (iv) causing the violation of any condition or provision of this Lease
or any governmental or quasi-governmental law, rule or regulation applicable to the Building

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(now or hereafter in effect). Landlord shall have the right (a) to require that the Antenna
Equipment be moved to another location on the roof or the Building, and (b) to require the Telecom
Cabling be moved to another location in the Communications Spaces and Pathways, to accommodate
Landlord for placement of other antenna equipment or telecommunications equipment, or other
electrical equipment, at Landlord’s sole expense, provided that such relocation and new location
does not materially adversely affect the operation of the Antenna Equipment or the Telecom Cabling,
respectively.

     (h) In the event Landlord elects to retain the Telecom Cabling, Tenant covenants that to the
best of Tenant’s knowledge (a) Tenant shall be the sole owner of such wires and cables as may have
been installed by Tenant in the Premises or the Building during the Lease Term, that Tenant shall
have good right to surrender such Telecom Cabling, and that such Telecom Cabling shall be free of
all liens and encumbrances, and (b) all Telecom Cabling shall be left in good condition, working
order, clearly marked to show Tenant’s name, address, telephone number, the name of the person to
contact in case of emergency, FCC call sign, frequency and location; the transmissions lines shall
be identified at the bottom and top of each line.

     (i) The provisions of this Paragraph 22 shall survive the expiration or earlier termination of
the Lease.

23. MOLD AND MILDEW

     (a) Mold is a type of fungus. It occurs naturally in the environment and is necessary for the
natural decomposition of plant and other organic material. Certain strains of mold have been shown
to have potential adverse effects in susceptible persons. Mold can also have an adverse impact on
real and personal property. Tenant understands and acknowledges that the Premises are located in a
region with a climate that may be conducive to the growth of mold and mildew. Tenant further
understands and acknowledges that maintaining an acceptable indoor environment is an ongoing effort
and that changes in occupancy, remodeling, maintenance procedures, and many other factors can have
a significant effect on an indoor environment.

     (b) For purposes hereof, “Mold” is defined as the indoor presence or growth of mold,
mildew, fungus and/or the presence of materials containing any of them. In most indoor
environments, the availability of moisture becomes the limiting factor to amplification or growth
of mold. Indoor mold is not always visible but it can sometimes be detected by the presence of a
musty odor that is produced by microscopic volatile organic compounds (“MVOCs”), a
metabolic byproduct of fungi and bacteria.

     (c) LEAKS, EXCESS INDOOR RELATIVE HUMIDITY, WET FLOORING AND/OR MOISTURE WILL CONTRIBUTE TO
THE GROWTH OF MOLD. Tenant must use commercially reasonable efforts to promptly report to Landlord
any leaks, moisture or water intrusion, and any damage to or defect in the plumbing or air
conditioning system. Unless there is an emergency, all notices must be provided in writing and
must specify the repairs that are to be performed or required. In the case of an emergency, Tenant
may give Landlord oral notice of the problem or defect. Within twenty-four (24) hours after any
emergency notification, Tenant must provide Landlord with written confirmation of Tenant’s oral
notice to Landlord. If any problem or defect is not corrected, or recurs, Tenant must immediately
notify Landlord in writing of the need for additional corrective measures. Tenant expressly
understands and acknowledges that Landlord shall not be liable for any damages which may be caused,
directly or indirectly, by Tenant’s failure to maintain the Premises clean, dry, well-ventilated
and free of contamination.

     (d) Any remediation or repairs required as a result of moisture or Mold must be performed by
skilled professionals who are properly licensed and insured and approved by Landlord in its sole

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discretion. Additionally, any remediation or repairs performed regarding the presence of
moisture or Mold in the Premises shall be performed in accordance with the OSHA’s Guide to Mold in
the Workplace or such other industry-standard as approved by Landlord in its sole discretion.
Landlord shall have the right to inspect the Premises, upon reasonable notice to Tenant, to
determine their existing condition and whether Tenant is complying with the all of the terms
contained hereinabove.

24. MISCELLANEOUS

     (a) Attorneys’ Fees. In the event of any legal action or proceeding brought by either
party against the other arising out of this Lease, the prevailing party shall be entitled to
recover reasonable attorneys’ fees and costs (including, without limitation, court costs and
reasonable expert witness fees) incurred in such action. Such amounts shall be included in any
judgment rendered in any such action or proceeding.

     (b) Waiver. No waiver by Landlord of any provision of this Lease or of any breach by
Tenant hereunder shall be deemed to be a waiver of any other provision hereof, or of any subsequent
breach by Tenant. Landlord’s consent to or approval of any act by Tenant requiring Landlord’s
consent or approval under this Lease shall not be deemed to render unnecessary the obtaining of
Landlord’s consent to or approval of any subsequent act of Tenant. No act or thing done by
Landlord or Landlord’s agents during the term of this Lease shall be deemed an acceptance of a
surrender of the Premises, unless in writing signed by Landlord. The delivery of the keys to any
employee or agent of Landlord shall not operate as a termination of the Lease or a surrender of the
Premises. The acceptance of any Rent by Landlord following a breach of this Lease by Tenant shall
not constitute a waiver by Landlord of such breach or any other breach unless such waiver is
expressly stated in a writing signed by Landlord.

     (c) Notices. Any notice, demand, request, consent, approval, disapproval or
certificate (“Notice”) required or desired to be given under this Lease shall be in writing
and given by certified mail, return receipt requested, by personal delivery or by a nationally
recognized overnight delivery service (such as Federal Express or UPS) providing a receipt for
delivery. Notices may not be given by facsimile or electronic mail. The date of giving any Notice
shall be deemed to be the date upon which delivery is actually made by one of the methods described
in this Paragraph 24(c) (or attempted if said delivery is refused or rejected). If a
Notice is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next
business day. All notices, demands, requests, consents, approvals, disapprovals, or certificates
shall be addressed at the address specified in Item 14 of the Basic Lease Provisions or to such
other addresses as may be specified by written notice from Landlord to Tenant and if to Tenant, at
the Premises. Either party may change its address by giving reasonable advance written Notice of
its new address in accordance with the methods described in this Paragraph; provided, however, no
notice of either party’s change of address shall be effective until fifteen (15) days after the
addressee’s actual receipt thereof. For the purpose of this Lease, Landlord’s property manager or
counsel may provide written Notices to Tenant on behalf of Landlord and such notices shall be
binding on Tenant as if such notices have been provided directly by Landlord.

     (d) Access Control. Landlord shall be the sole determinant of the type and amount of
any access control or courtesy guard services to be provided to the Project, if any. IN ALL
EVENTS, LANDLORD SHALL NOT BE LIABLE TO TENANT, AND TENANT HEREBY WAIVES ANY CLAIM AGAINST
LANDLORD, FOR (I) ANY UNAUTHORIZED OR CRIMINAL ENTRY OF THIRD PARTIES INTO THE PREMISES, THE
BUILDING OR THE PROJECT, (II) ANY DAMAGE TO PERSONS, OR (III) ANY LOSS OF PROPERTY IN AND ABOUT THE
PREMISES, THE BUILDING OR THE PROJECT, BY OR FROM ANY UNAUTHORIZED OR CRIMINAL ACTS OF THIRD
PARTIES, REGARDLESS OF ANY ACTION, INACTION, FAILURE, BREAKDOWN, MALFUNCTION AND/OR INSUFFICIENCY
OF THE ACCESS CONTROL OR COURTESY

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GUARD SERVICES PROVIDED BY LANDLORD, IF ANY. Tenant shall provide such supplemental security
services and shall install within the Premises such supplemental security equipment, systems and
procedures as may reasonably be required for the protection of its employees and invitees, provided
that Tenant shall coordinate such services and equipment with any security provided by Landlord.
The determination of the extent to which such supplemental security equipment, systems and
procedures are reasonably required shall be made in the sole judgment, and shall be the sole
responsibility, of Tenant. Except with respect to the access control enhancements described on
Exhibit B attached hereto, Tenant acknowledges that it has neither received nor relied upon
any representation or warranty made by or on behalf of Landlord with respect to the safety or
security of the Premises or the Project or any part thereof or the extent or effectiveness of any
security measures or procedures now or hereafter provided by Landlord, and further acknowledges
that Tenant has made its own independent determinations with respect to all such matters.

     (e) Intentionally Omitted.

     (f) Holding Over. If Tenant retains possession of the Premises after the termination
or expiration of the Lease Term, then Tenant shall, at Landlord’s election become a tenant at
sufferance (and not a tenant at will), such possession shall be subject to immediate termination by
Landlord at any time, and all of the other terms and provisions of this Lease (excluding any
expansion or renewal option or other similar right or option) shall be applicable during such
holdover period, except that Tenant shall pay Landlord from time to time, upon demand, as Base Rent
for the first three (3) months of the holdover period an amount equal to one hundred twenty five
percent (125%) of the Base Rent in effect on the termination date, and thereafter an amount equal
to one hundred fifty percent (150%) of the Base Rent in effect on the termination date, computed on
a monthly basis for each month or part thereof during such holding over. All other payments
(including payment of Additional Rent) shall continue under the terms of this Lease. In addition,
Tenant shall be liable for all actual damages incurred by Landlord as a result of such holding
over. No holding over by Tenant, whether with or without consent of Landlord, shall operate to
extend this Lease except as otherwise expressly provided, and this Paragraph shall not be construed
as consent for Tenant to retain possession of the Premises.

     (g) Intentionally Omitted.

     (h) Intentionally Omitted.

     (i) Quiet Possession. Subject to the provisions of this Lease, Tenant shall have
quiet possession of the Premises for the term hereof without hindrance or ejection by any person
lawfully claiming under Landlord.

     (j) Matters of Record. Except as otherwise provided in Paragraph 16 above and
elsewhere in this Lease, this Lease and Tenant’s rights hereunder are subject and subordinate to
the Security Documents subject to Paragraph 16. Tenant agrees for itself and all persons in
possession or holding under it that it will comply with and not violate any such covenants,
conditions and restrictions or other matters of record to the extent they relate to Tenant’s use of
the Premises or the Common Areas. Landlord reserves the right, from time to time, to grant such
easements, rights and dedications as Landlord deems necessary or desirable, and to cause the
recordation of parcel maps and covenants, conditions and restrictions affecting the Premises, the
Building or the Project, as long as such easements, rights, dedications, maps, and covenants,
conditions and restrictions do not materially interfere with the use of the Premises and the Common
Areas by Tenant.

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     (k) Successors and Assigns. Except as otherwise provided in this Lease, all of the
covenants, conditions and provisions of this Lease shall be binding upon and shall inure to the
benefit of the parties hereto and their respective heirs, personal representatives, successors and
assigns.

     (l) Broker. Tenant warrants that it has had no dealings with any real estate broker
or agent in connection with the negotiation of this Lease, excepting only the broker named in Item
12 of the Basic Lease Provisions and that it knows of no other real estate broker or agent who is
or might be entitled to a commission in connection with this Lease. Landlord agrees to be
responsible for the payment of any leasing commissions owed to the aforesaid broker in accordance
with the terms of a separate commission agreement entered into between Landlord and said broker.
Tenant agrees to indemnify, defend and hold Landlord and Landlord’s beneficiaries and agents
harmless from and against any claims for a fee or commission made by any broker, other than the
Broker, claiming to have acted by or on behalf of Tenant in connection with this Lease.

     (m) Project or Building Name and Signage. Landlord shall have the right at any time
to install, affix and maintain any and all signs on the exterior and on the interior of the Project
or Building as Landlord may, in Landlord’s sole discretion, desire; provided, however, that
Landlord may not use Tenant’s name or the name of any of its Affiliates in any promotional
materials without first obtaining Tenant’s prior written consent; and further provided, that the
parties acknowledge another tenant in the Building has exterior signage placed on the Building,
which signage may be modified at such tenant’s election. Landlord agrees that so long as Tenant is
not in default hereunder and Tenant is in occupancy of not less than 120,000 square feet of
rentable area in the Building, Tenant shall also have exterior signage rights commensurate with
Tenant’s percentage of occupancy of the Building, and Tenant shall be permitted to affix exterior
signage at Tenant’s sole cost and expense and upon Landlord’s consent with regard to the size,
design, materials and location of such signage. In the event that Landlord desires to no longer
identify the Building by its address (i.e., “1001 Pennsylvania Avenue”), Landlord shall be
required to obtain Tenant’s written approval prior to implementing such modification of the
Building name. In furtherance thereof, Landlord shall send written notification to Tenant of such
modification to the Building name, and Tenant shall have the right to deny approval of such
alternative name within ten (10) business days of Tenant’s receipt thereof by providing written
notice of Tenant’s denial to Landlord. In the event that Tenant does not timely respond to
Landlord’s notification, the Building name modification shall be deemed approved by Tenant. The
parties acknowledge and agree that the provision of exterior tenant signage on the Building shall
not constitute a modification of the Building name. Tenant shall not use the name of the Project
or Building or use pictures or illustrations of the Project or Building in advertising or other
publicity or for any purpose other than as the address of the business to be conducted by Tenant in
the Premises, without the prior written consent of Landlord. Additionally, Landlord shall have the
exclusive right at all times during the Lease Term to change, modify, add to or otherwise alter the
number, or designation of the Building and/or the Project, and Landlord shall not be liable for
claims or damages of any kind which may be attributed thereto or result therefrom, except for
reimbursing Tenant for its out of pocket costs incurred in connection with having to order new
stationary, business cards and update its website in order to reflect the new information.

     (n) Examination of Lease. Submission of this instrument for examination or signature
by Tenant does not constitute a reservation of or option for lease, and it is not effective as a
lease or otherwise until execution by and delivery to both Landlord and Tenant.

     (o) Time. Time is of the essence of this Lease and each and all of its provisions.

     (p) Defined Terms and Marginal Headings. The words “Landlord” and
“Tenant” as used herein shall include the plural as well as the singular and for purposes
of Paragraph 5, 7, 13 and 18, the term Landlord shall include Landlord, its employees,
contractors and agents. The marginal headings and

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titles to the paragraph of this Lease are not a part of this Lease and shall have no effect
upon the construction or interpretation of any part hereof.

     (q) Conflict of Laws; Prior Agreements; Separability. This Lease shall be governed by
and construed pursuant to the laws of the State. This Lease contains all of the agreements of the
parties hereto with respect to any matter covered or mentioned in this Lease. No prior agreement,
understanding or representation pertaining to any such matter shall be effective for any purpose.
No provision of this Lease may be amended or added to except by an agreement in writing signed by
the parties hereto or their respective successors in interest. The illegality, invalidity or
unenforceability of any provision of this Lease shall in no way impair or invalidate any other
provision of this Lease, and such remaining provisions shall remain in full force and effect.

     (r) Authority. (i) Each individual executing this Lease on behalf of Tenant, in his or
her capacity as an officer of Tenant and not personally, hereby covenants and warrants that Tenant
is a duly authorized and existing limited liability company, that Tenant has and is qualified to do
business in the State, that Tenant has full right and authority to enter into this Lease, and that
each person signing on behalf of Tenant is authorized to do so. Tenant shall provide Landlord on
demand with such evidence of such authority as Landlord shall reasonably request, including,
without limitation, resolutions, certificates and opinions of counsel. (ii) Each individual
executing this Lease on behalf of Landlord, in his or her capacity as an officer of Landlord and
not personally, hereby covenants and warrants that Landlord is a duly authorized and existing
corporation, that Landlord has and is qualified to do business in the State, that Landlord has full
right and authority to enter into this Lease, and that each person signing on behalf of Landlord is
authorized to do so. Landlord shall provide Tenant on demand with such evidence of such authority
as Tenant shall reasonably request, including, without limitation, resolutions, certificates and
opinions of counsel. (iii) This Lease shall not be construed to create a partnership, joint
venture or similar relationship or arrangement between Landlord and Tenant hereunder.

     (s) Joint and Several Liability. If two or more individuals, corporations,
partnerships or other business associations (or any combination of two or more thereof) shall sign
this Lease as Tenant, the liability of each such individual, corporation, partnership or other
business association to pay Rent and perform all other obligations hereunder shall be deemed to be
joint and several, and all notices, payments and agreements given or made by, with or to any one of
such individuals, corporations, partnerships or other business associations shall be deemed to have
been given or made by, with or to all of them. In like manner, if Tenant shall be a partnership or
other business association, the members of which are, by virtue of statute or federal law, subject
to personal liability, then the liability of each such member shall be joint and several.

     (t) Rental Allocation. For purposes of Section 467 of the Internal Revenue Code of
1986, as amended from time to time, Landlord and Tenant hereby agree to allocate all Rent to the
period in which payment is due, or if later, the period in which Rent is paid.

     (u) Rules and Regulations. Tenant agrees to comply with all rules and regulations of
the Building and the Project imposed by Landlord as set forth on Exhibit C attached hereto,
as the same may be reasonably changed from time to time upon reasonable prior written notice to
Tenant. Landlord shall not be liable to Tenant for the failure of any other tenant or any of its
assignees, subtenants, or their respective agents, employees, representatives, invitees or
licensees to conform to such rules and regulations. If another tenant in the Building is violating
the rules and regulations and as a result thereof Tenant’s use of the Premises is interfered with
in any material manner, then, promptly after Tenant delivers to Landlord notice thereof in writing,
Landlord shall use good faith efforts to enforce such rules and regulations contained in such
tenant’s lease against such tenant. Notwithstanding anything in this Paragraph 24(u) to the
contrary, if any rule or regulation is not enforced in a uniform and in a non-

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discriminatory manner, such rule or regulation shall not be enforceable against Tenant. In
the event of any conflict or inconsistency between the terms and provisions of the rules and
regulations as now or hereafter in effect, and the terms and provisions of this Lease, the terms
and provisions of this Lease shall prevail.

     (v) Joint Product. This Agreement is the result of arms-length negotiations between
Landlord and Tenant and their respective attorneys. Accordingly, neither party shall be deemed to
be the author of this Lease and this Lease shall not be construed against either party.

     (w) Guarantor’s Consent Not Required. Tenant’s parent company, TC Group, L.L.C., a
Delaware limited liability company (“Guarantor”), shall guarantee Tenant’s obligations
under this Lease, all as more specifically set forth in the form of Guaranty attached hereto as
Schedule H (“Guaranty”). Landlord and Tenant have no obligation to obtain
Guarantor’s consent prior to entering into any amendments, assignments, subleases, or any
alterations whatsoever, monetary or non-monetary, of the Lease. During the Term, Tenant upon
Landlord’s prior written approval Tenant shall have the right to replace the Guarantor with a
substitute guarantor; provided, such substitute guarantor executes a Guaranty and provides Landlord
with sufficient evidence for Landlord to evaluate the financial capacity of such substitute
guarantor.

     (x) Force Majeure. Any prevention, delay or stoppage due to strikes, lockouts, labor
disputes, acts of God, acts of war, terrorism, terrorist activities, inability to obtain services,
labor, or materials or reasonable substitutes therefore, governmental actions, civil commotions,
fire, flood, earthquake or other casualty, and other causes beyond the reasonable control of the
party obligated to perform, except with respect to the obligations of either party which could be
satisfied through the payment of money and except as to Tenant’s obligations under Paragraph
6 and Paragraph 8 of this Lease and Paragraph 24(f) of this Lease
(collectively, a “Force Majeure”), notwithstanding anything to the contrary contained in this
Lease, shall excuse the performance of such party for a period equal to any such prevention, delay
or stoppage and, therefore, if this Lease specifies a time period for performance of an obligation
of either party, that time period shall be extended by the period of any delay in such party’s
performance caused by a Force Majeure.

     (y) Counterparts. This Lease may be executed in several counterparts, each of which
shall be deemed an original, and all of which shall constitute but one and the same instrument.

     (z) Waiver of Right to Jury Trial. LANDLORD AND TENANT WAIVE THEIR RESPECTIVE RIGHTS
TO TRIAL BY JURY OF ANY CONTRACT OR TORT CLAIM, COUNTERCLAIM, CROSS-COMPLAINT, OR CAUSE OF ACTION
IN ANY ACTION, PROCEEDING, OR HEARING BROUGHT BY EITHER PARTY AGAINST THE OTHER ON ANY MATTER
ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, OR
TENANT’S USE OR OCCUPANCY OF THE PREMISES, INCLUDING WITHOUT LIMITATION ANY CLAIM OF INJURY OR
DAMAGE OR THE ENFORCEMENT OF ANY REMEDY UNDER ANY CURRENT OR FUTURE LAW, STATUTE, REGULATION, CODE,
OR ORDINANCE.

     (aa) Office and Communications Services. Landlord has advised Tenant that certain
office and communications services may be offered to tenants of the Building on a non-exclusive
basis by a concessionaire under contract to Landlord (“Provider”). Tenant shall be
permitted to contract with Provider for the provision of any or all of such services on such terms
and conditions as Tenant and Provider may agree, but Tenant also shall have the right to contract
with any other provider of a competing service. Tenant acknowledges and agrees that: (i) Landlord
has made no warranty or representation to Tenant with respect to the availability of any such
services, or the quality, reliability or

61

 

suitability thereof; (ii) the Provider is not acting as the agent or representative of
Landlord in the provision of such services, and Landlord shall have no liability or responsibility
for any failure or inadequacy of such services, or any equipment or facilities used in the
furnishing thereof, or any act or omission of Provider, or its agents, employees, representatives,
officers or contractors; (iii) Landlord shall have no responsibility or liability for the
installation, alteration, repair, maintenance, furnishing, operation, adjustment or removal of any
such services, equipment or facilities; and (iv) any contract or other agreement between Tenant and
Provider shall be independent of this Lease, the obligations of Tenant hereunder, and the rights of
Landlord hereunder, and, without limiting the foregoing, no default or failure of Provider with
respect to any such services, equipment or facilities, or under any contract or agreement relating
thereto, shall have any effect on this Lease or give to Tenant any offset or defense to the full
and timely performance of its obligations hereunder, or entitle Tenant to any abatement of rent or
additional rent or any other payment required to be made by Tenant hereunder, or constitute any
accrual or constructive eviction of Tenant, or otherwise give rise to any other claim of any nature
against Landlord.

     (bb) OFAC Compliance.

     (i) Certification. Tenant certifies, represents, warrants and covenants that:

          (A) It is not acting and will not act, directly or indirectly, for or on behalf of any
person, group, entity, or nation named by any Executive Order or the United States Treasury
Department as a terrorist, “Specially Designated National and Blocked Person”, or
other banned or blocked person, entity, nation or transaction pursuant to any law, order,
rule, or regulation that is enforced or administered by the Office of Foreign Assets
Control; and

          (B) It is not engaged in this transaction, directly or indirectly on behalf of, or
instigating or facilitating this transaction, directly or indirectly on behalf of, any such
person, group, entity or nation.

     (ii) Indemnity. Tenant hereby agrees to defend (with counsel reasonably
acceptable to Landlord), indemnify and hold harmless Landlord and the Landlord Indemnitees
from and against any and all Claims arising from or related to any such breach of the
foregoing certifications, representations, warranties and covenants.

     (cc) No Easement For Light, Air And View. This Lease conveys to Tenant no rights for
any light, air or view beyond the boundaries of the land making up the Project. No diminution of
light, air or view, or any impairment of the visibility of the Premises from inside or outside the
Building, by any structure or other object that may hereafter be erected (whether or not by
Landlord) beyond the boundaries of the land making up the Project shall entitle Tenant to any
reduction of Rent under this Lease, constitute an actual or constructive eviction of Tenant, result
in any liability of Landlord to Tenant, or in any other way affect this Lease or Tenant’s
obligations hereunder.

     (dd) Nondisclosure of Lease Terms. INTENTIONALLY OMITTED.

     (ee) Inducement Recapture in Event of Default. INTENTIONALLY OMITTED.

     (ff) ERISA. Tenant is not an “employee benefit plan” as defined in Section
3(3) of the Employee Retirement Income Security Act of 1974 (“ERISA”), which is subject to
Title I of ERISA, or a “plan” as defined in Section 4975(e)(1) of the Internal Revenue Code
of 1986, which is subject to Section 4975 of the Internal Revenue Code of 1986; and (b) the assets
of Tenant do not constitute “plan assets” of one or more such plans for purposes of Title I
of ERISA or Section 4975 of the Internal Revenue Code of

62

 

1986; and (c) Tenant is not a “governmental plan” within the meaning of Section 3(32)
of ERISA, and assets of Tenant do not constitute plan assets of one or more such plans; or (d)
transactions by or with Tenant are not in violation of state statutes applicable to Tenant
regulating investments of and fiduciary obligations with respect to governmental plans.

     (gg) Separate Account. Notwithstanding anything contained in this Lease or in any
other document executed in connection with the transaction contemplated hereby to the contrary and
without limitation of Paragraph 17(c) hereof, any liability of Landlord shall be satisfied
solely from the assets and properties of the Teachers Insurance and Annuity Association of
America’s Real Estate Account established as a separate investment account of TIAA under New York
law on February 22, 1995, and under the regulation of the State of New York Insurance Department
(the “Separate Account”) (including all assets and properties allocated to or held for the
account of the Separate Account), and in no event shall any recourse be had to any assets or
properties held by TIAA in its general investment account or in any other of its existing or future
separate accounts other than the Separate Account. The provisions of this Paragraph 24(gg)
will survive the expiration or earlier termination of this Lease.

     (hh) Directory. Landlord shall provide for Tenant, at Landlord’s expense, throughout
the term of this Lease, Tenant’s Proportionate Share Office of the directory strip listings in the
Building’s lobby directory(ies). In the event that any updates are necessary to said directory
listing of Tenant and are requested by Tenant at any time during the Term, Tenant shall be
responsible for the reasonable out-of-pocket costs incurred by Landlord in connection with such
modifications.

     (ii) Swing Space. If requested by Tenant, Landlord agrees to make a good faith effort
to identify and make available to Tenant a block of approximately 20,000 to 30,000 square feet of
Rentable Area of temporary space in the Building (“Swing Space”) for temporal), business
operations by Tenant during the construction/installation of the Tenant Improvements. If provided,
Tenant may occupy the Swing Space, in its then “as is” condition, for a period not to exceed six
(6) months. Tenant shall not be obligated to pay any Base Rent with respect to the Swing Space;
provided, however Tenant shall be obligated to pay all Additional Rent with respect to the Swing
Space. For purposes of calculating Tenant’s Proportionate Share Office of Operating Expenses for
the Swing Space, Tenant’s Proportionate Share Office shall be a fraction, the numerator of which
shall be the number of square feet of Rentable Area of Swing Space, and the denominator of which
shall be the number of square feet of Rentable Area of office space in the Building. For purposes
of calculating Tenant’s Proportionate Share Building of Operating Expenses for the Swing Space,
Tenant’s Proportionate Share Building shall be a fraction, the numerator of which shall be the
number of square feet of Rentable Area of Swing Space, and the denominator of which shall be the
number of square feet of Rentable Area of office space and the number of square feet of rentable
area of retail space in the Building.

[SIGNATURE PAGE TO FOLLOW]

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SIGNATURE PAGE TO OFFICE LEASE

BY AND BETWEEN TEACHERS INSURANCE AND ANNUITY ASSOCIATION OF AMERICA, AS LANDLORD,

AND CARLYLE INVESTMENT MANAGEMENT, L.L.C., AS TENANT

     IN WITNESS WHEREOF, intended to be legally bound hereby, the parties hereto, by their
duly authorized representatives, have executed and sealed this Lease with the intention that this
Lease constitutes an instrument under seal, and that the parties have executed this Lease to be
effective as of the Effective Date of this Lease.

	 	 	 	 	 	 	 	 	 	 	 

	“LANDLORD”:	 	 	 	“TENANT”:	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	TEACHERS INSURANCE AND ANNUITY
ASSOCIATION OF AMERICA, a New York
corporation, for the benefit of its
Real Estate Account	 	 	 	CARLYLE INVESTMENT MANAGEMENT
L.L.C., a Delaware limited
liability company	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By:

	 	/s/ Joseph P. Flanagan
	 	 	 	By:
	 	/s/ Daniel D’Aniello	 	 
	 

	 	 
	 	 	 	 	 	 	 	 
	Name:

	 	Joseph P. Flanagan
	 	 	 	Name:
	 	Daniel D’Aniello	 	 
	Title:

	 	Assistant Secretary
	 	 	 	Title:
	 	Managing Director

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