Document:

EX-10.4

 Exhibit 10.4 

Addendum to Standard Multi-Tenant Office Lease - Gross 

This Addendum to Standard Multi-Tenant Office Lease - Gross (this “Addendum”) is made and entered into by and between 1007
Clay Street Properties LLC, a California limited liability company (“Lessor”) and J.A. Cosmetics US, Inc., a Delaware corporation (“Lessee”), and is dated as of the date set forth on the first page of the Standard
Multi-Tenant Office Lease - Gross between Lessor and Lessee (the “Base Lease”) to which this Addendum is attached. The Lease covers certain premises located at 570 10th Street in Oakland, California as described in more
particularity in the Base Lease (the “Premises”). The promises, covenants, agreements and declarations made and set forth herein are intended to and shall have the same force and effect as if set forth at length in the body of the
Base Lease. To the extent that the provisions of this Addendum are inconsistent with the terms and conditions of the Base Lease, the terms and conditions of this Addendum shall control. Capitalized terms used herein and not otherwise defined shall
have the meanings given those terms in the Base Lease. As used in this Addendum, the term “Lease” means the Base Lease as modified by this Addendum. 

1. Term. Notwithstanding anything in Paragraph 1.3 of the Base Lease to the contrary, the “Commencement Date” of the Term of the Lease
shall occur on the date on which (a) the Lease has been executed and delivered by Lessee and Lessor and (b) Lessor has delivered possession of the Premises to Lessee in the condition described in Paragraph 2.2 of the Base Lease, and the
“Expiration Date” shall be the date that is sixty-two months thereafter. Lessor agrees to use its best commercially reasonable efforts to deliver possession of the Premises to Lessee upon mutual execution and delivery of the Lease. If,
despite said efforts, Lessor is unable to deliver the Premises on such date, Lessor shall not be subject to any liability therefor, nor shall such failure affect the validity of this Lease; provided, however, that if Lessor has not delivered
possession of the Premises to Lessee on or prior to the date that is ninety (90) days following the mutual execution and delivery of the Lease, Lessee shall have the right to terminate the Lease by written notice to Lessor given within ten
(10) days of the expiration of such 90-day period, upon which Lessor shall promptly refund to Lessee any prepaid rent or other amounts deposited with Lessor under the terms of the Lease. 

2. Rent. Notwithstanding anything to the contrary contained in the Base Lease, Lessee’s obligation to pay Rent under the Lease shall commence
January 1, 2016 (the “Rent Commencement Date”). Commencing on the Rent Commencement Date, Lessee shall pay Base Rent as set forth below: 
  

					
	 Months
	  	Monthly Base Rent	 
	 Rent Commencement Date (i.e. Month 3) – Month 12
	  	$	8,921.80	  
	 Months 13 - 24
	  	$	9,189.45	  
	 Months 25 - 36
	  	$	9,465.14	  
	 Months 37 - 48
	  	$	9,749.09	  
	 Months 49 - 60
	  	$	10,041.57	  
	 Months 61 - 62
	  	$	10,342.81	  

  
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 Lessor and Lessee acknowledge and agree that no Rent shall be due during the period commencing on the
Commencement Date and ending on the date immediately prior to the Rent Commencement Date. 
 3. Common Area Changes and Controls. Notwithstanding
anything in Paragraph 2.10 of the Lease to the contrary, Lessor shall not unreasonably interfere with Lessee’s ability to use the Premises in the exercise of Lessor’s control over the Common Areas, and shall not make any changes or
take any actions that materially adversely impact Lessee’s access to the Premises, or otherwise materially adversely affect Lessee’s use of the Premises. 

4. Operating Expenses. Notwithstanding anything in the Lease to the contrary, in particular Paragraph 4.2 thereof, the parties agree as follows:

 (a) Exclusions. “Operating Expenses” shall expressly exclude the following: (1) any costs associated with
Lessor’s maintenance and repair responsibilities that Lessor and Lessee have expressly agreed are Lessor’s sole responsibility under the Lease; (2) the cost of Lessee improvements made for new tenant(s) of the Building or Project;
(3) financing or refinancing costs, including interest, principal, points and fees on debts or amortization on any mortgage or mortgages or any other debt instrument encumbering the Building or Project; (4) salaries and fringe benefits for
officers, employees (above the position of Building manager) and executives; (5) any management or administrative fee in excess of amounts customarily charged by owners of comparable projects in the Oakland, California market area; (6) any
ground lease rental or charges; (7) any (i) estate, inheritance, income or transfer taxes, (ii) the cost of any challenge to taxes unless such challenge results in a verifiable tax savings to Lessee, or (iii) any tax penalties
assessed due to any action or inaction by Lessor or its employees, agents or contractors; (8) rentals for items (except when needed in connection with normal repairs and maintenance of permanent systems) which if purchased, rather than rented,
would constitute a capital repair, replacement, improvement or equipment under generally accepted accounting principles consistently applied or otherwise; (9) costs incurred by Lessor that Lessor is or should be reimbursed for by insurance
proceeds, other occupants of the Building or Project, or other third parties; (10) depreciation, amortization or interest payments; (11) marketing costs, including without limitation, leasing commissions, attorneys’ fees and other
costs and expenses incurred in connection with lease, sublease and/or assignment negotiations and transactions with Lessee or present or prospective tenants or other occupants of the Building or Project; (12) costs incurred by Lessor due to the
violation by Lessor or any other tenant of the terms and conditions of any lease of space in the Building or Project or costs incurred by Lessor due to a violation of laws or recorded covenants by Lessor or its employees, agents or contractors, or
by any other Lessee, occupant or user of the Building or Project; (13) any cost or expenses could be classified as a capital expenses under generally accepted accounting principals consistently applied unless such cost is expressly permitted
under the terms of the Lease and is amortized over the useful life thereof on a staightline basis in accordance with generally accepted accounting principals in which case Operating Expenses for a particular month shall only include the monthly
amortized portion of such cost or expenses allocable to such month; (14) overhead and profit increment paid to Lessor or to subsidiaries or affiliates of Lessor for goods and/or services in or to the Building or Project to the extent the same
exceeds the costs of such goods and/or services rendered by unaffiliated third parties on a competitive basis; (15) any costs incurred in connection with remedying any violations of any recorded covenants or life, fire and safety

  
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codes, ordinances, statutes or other laws, including, without limitation, the ADA (including without limitation any penalties or damages incurred due to such non compliance) which violations
existed as of the Start Date; (16) costs arising from the negligence or willful misconduct of Lessor or its employees, agents, contractors or any vendors or providers of materials or services selected, hired or engaged by Lessor or its agents;
(17) any and all costs arising from the presence of Hazardous Substances in or about the Premises, Building, or the Project, not placed in such by Lessee or its employees, agents or contractors, including without limitation costs incurred in
connection with any environmental investigation, clean-up, response action, or remediation, and costs and expenses associated with the defense, administration, settlement, monitoring or management thereof; (18) costs (including in connection
therewith all attorneys’ fees and costs of settlement judgments and payments in lieu thereof) arising from claims, disputes or potential disputes in connection with potential or actual claims litigation or arbitrations pertaining to Lessor
and/or the Building or Project; (19) costs associated with the operation of the business of the partnership or entity which constitutes Lessor, including general corporate overhead, accounting and legal matters, the costs of selling,
syndicating, financing, mortgaging or hypothecating any of Lessor’s interest in the Building or Project, any “in-house” legal and/or accounting fees, costs of any disputes between Lessor and its employees, agents, contractors or other
third parties, or fees paid in connection with disputes with other tenants; (20) costs or expenses of utilities directly metered to tenants of the Project or Building and paid separately by such tenants; (21) any “non-standard”
cleaning, including, but not limited to construction cleanup or special cleanings associated with parties/events and specific tenant requirements in excess of service provided to Lessee, including related trash collection, removal, hauling and
dumping; (22) reserves of any kind; and (23) any other expenses which, in accordance with generally accepted accounting principles, consistently applied, would not normally and customarily charged as common area maintenance expenses by
owners of comparable buildings in the Oakland, California market area. 
 (b) Determination of Operating Expenses. In determining the
amount of Operating Expenses for any year (including the Base Year), if less than 95% of the rentable area of the Building or Project is occupied by tenants at any time during any such year, Operating Expenses shall be determined for such year to be
an amount equal to the like expenses which would normally be expected to be incurred had such occupancy been 95% throughout the year. Furthermore, in the event that any new category of expense is added to Operating Expenses after the Base Year (for
example, if Lessor did not carry earthquake insurance during the Base Year but thereafter elects to carry the same), Operating Expenses for the Base Year shall be increased by the reasonable costs of such new category of expenses had Lessor incurred
such category of expense during the Base Year. 
 (c) Audit Right. Lessee shall have the right, at its expense and upon written
notice given to Lessor no later than one hundred twenty (120) days after receipt of the annual statement showing Lessee’s share of actual Common Area Operating Expenses for the preceding year, to make an audit of all of Lessor’s
bills, records, receipts, insurance certificates and policies relating to Operating Expenses for the immediately preceding calendar year. Upon such written request of Lessee, Lessor shall make available to Lessee, during normal business hours, at
the location where Lessor’s books and records are kept, such information as Lessee shall reasonably request. Lessor shall cooperate with Lessee in its explanation of its bills and records. Lessee reserves the right to retain the services of an
independent certified public accountant for such 

  
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audit, which accountant shall not be paid by a contingent or percentage based fee. Lessee shall diligently complete any such audit of Operating Expenses and shall deliver to Lessor the written
results of such audit within fifteen (15) business days after Lessee receives the same. If such audit discloses an overpayment by Lessee, Lessor shall pay such amount to Lessee within thirty (30) days. If such audit discloses a discrepancy
in excess of five percent (5%), Lessor shall reimburse Lessee for the reasonable costs of the audit. If such audit discloses additional amounts due from Lessee, Lessee shall pay such amounts within fifteen (15) business days of completion of
such audit. Should Lessor disagree with the results of Lessee’s audit, Lessor and Lessee shall refer the matter to a mutually acceptable independent certified public accountant, who shall work in good faith with Lessor and Lessee to resolve the
discrepancy. The fees and costs of such independent accountant to which such dispute is referred shall be borne by the unsuccessful party and shall be shared pro rata to the extent each party is unsuccessful as determined by such independent
certified public account, whose decision shall be final and binding. 
 5. Intentionally Omitted 

6. Hazardous Substances. Notwithstanding anything in the Lease to the contrary, in particular Paragraph 6.2 thereof, the parties agree as
follows: 
 (a) The term “Reportable Use” shall not include the use by Lessee of any Hazardous Substance in the ordinary course of
Lessee’s business so long as such Hazardous Substances are at all times, used, handled, stored, transported and deposited in accordance with all Applicable Requirements. 

(b) Lessor agrees to release Lessee from any and all claims, damages, fines, judgments, penalties, costs, liabilities, or losses (including,
without limitation, any and all sums paid for settlement of claims, attorneys’ fees, consultant and expert fees) arising during or after the Lease Term from or in connection with the presence or suspected presence of Hazardous Substances or
environmental damage in or on the Premises unless the Hazardous Substances are present as a result of the acts of Lessee, Lessee’s agents, employees, contractors, or invitees (the “Lessee Parties”). Without limitation of the
foregoing this release shall include any and all costs incurred due to any investigation of the site or any cleanup, removal, or restoration mandated by a federal, state, or local agency or political subdivision, and shall specifically include any
and all costs due to Hazardous Substances that flow, leach, diffuse, migrate, or percolate into, onto, or under the Premises after the Term commences. The provisions of this paragraph will survive the expiration or earlier termination of this Lease.

 7. Alterations. Notwithstanding anything to the contrary contained in the Lease, including, without limitation, Paragraph 7.4(b) thereof,
Lessee shall not be required to remove any Lessee Owned Alterations and/or Utility Installations unless the same were installed by Lessee during the Term and Lessor notifies Lessee that it will require removal of the same at the time Lessor consents
to the same or within ten (10) days after Lessee’s notice thereof to Lessor for Lessee Owned Alterations and/or Utility Installations not requiring Lessor’s consent. Notwithstanding the foregoing or anything to the contrary in the
Lease, Lessee shall not be obligated to remove any improvements. 

  
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 8. Indemnity and Release. 

(a) Lessee’s Indemnity. Notwithstanding anything to the contrary contained in the Base Lease (including, without limitation,
Paragraph 8.7 thereof), Lessee shall not be required to indemnify Lessor for any claims, damages, loss, expense, etc., arising as a result of the gross negligence or willful misconduct of Lessor or its employees, agents or contractors or
Lessor’s failure to perform its Lease obligations. 
 (b) Lessor’s Indemnity. Except to the extent due to the negligence or
willful misconduct of Lessee or its employees, agents or contractors, or Lessee’s failure to perform its obligations hereunder, Lessor agrees to protect, defend, indemnify, and hold Lessee harmless from and against any and all liabilities,
claims, expenses, losses and damages (including reasonable attorney fees and costs), arising as a result of the negligent acts or omissions of Lessor or its employees, agents or contractors in on or about the Premises, or Lessor’s failure to
perform its Lease obligations. The provisions of this paragraph will survive the expiration or earlier termination of this Lease. 
 9. Casualty. If
Lessor delivers notice to Lessee that a casualty is not a Premises Total Destruction, then regardless of whether such casualty results in an Insured Loss, if the damage caused by such casualty is not fully repaired and full use of the Premises
restored to Lessee within ninety (90) days of the date of the casualty, then Lessee may elect to terminate this Lease with written notice to Lessor at any time thereafter prior to the completion of such repairs and such restoration to Lessee.

 10. Real Property Taxes and Exclusions. The term “Real Property Taxes” shall not include, and Lessee shall not be responsible for any
(i) estate, inheritance, income or documentary transfer taxes, or (ii) any tax penalties assessed due to any action or inaction by Lessor or its employees, agents or contractors. 

11. Permitted Transfers. Notwithstanding anything to the contrary in this Lease, Lessee shall have the right, without Lessor’s consent, to assign
this Lease or sublet all of the Premises to (i) any person or entity who controls, is controlled by, or is under common control with the Lessee, (ii) any successor to Lessee by merger, stock purchase, consolidation or other operation of
law, (iii) any entity acquiring all or substantially all of the assets of Lessee, or (iv) any person purchasing the business which Lessee conducts at the Premises (each such transfer is referred to herein as a “Permitted
Transfer”, and the successor entity a “Permitted Transferee”). Lessee shall endeavor to provide Lessor with written notice of any Permitted Transfer within ten (10) days prior to the effective date thereof, together
with copies of all documents evidencing such transfer, including without limitation all formation documents of the Permitted Transferee and any other documents reasonably requested by Lessor. Notwithstanding anything to the contrary contained in the
Lease (including, without limitation, Paragraph 39 and the Option to Extend – Standard Lease Addendum), Lessee shall have the right to transfer to any Permitted Transferee all renewal options and other preferential rights set forth in
this Lease. 
 12. Interruption in Use. Notwithstanding any other provision of this Lease, if the Premises (or any material portion thereof) shall be
rendered untenantable or unfit for Lessee’s customary business operations as a result of (i) any defect in the Building or Project, (ii) Lessor’s failure to 

  
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make any repair or perform any work that it is required to make or perform under this Lease, (iii) any interruptions in utilities or services provided to the Premises caused by the
negligence or intentional acts of Lessor or its agents, employees or contractors, (iv) Lessor’s performance of any work that it is required to provide under this Lease, or (v) any other breach of, or default under, this Lease by
Lessor, then in any case that such untenantability or unfitness shall continue for a period of two (2) consecutive business days, all base rent and additional rent shall abate for the period that the Premises remain untenantable or unfit
for Lessee’s use in a customary manner (or, in the event that only a portion of the Premises are rendered untenantable or unfit for Lessee’s use in a customary manner, base rent and additional rent shall abate for such period with respect
to the portion of the Premises that are rendered untenantable or unfit). 
 13. Notices. Copies of any notices to Lessee under the Lease shall be
simultaneously sent to the address below: 
 J.A. Cosmetics US, Inc. 

10 West 33rd Street, Suite 802 

New York, New York 10001 
 Attn:
General Counsel 
 14. Right of First Refusal. Intentionally Omitted 

15. Utilities and Services. Lessee shall be responsible for janitorial services within the premises and payment directly to the applicable services
providers for all separately metered utilities serving the Premises (including, without limitation, gas and electric). 
 16. Financial Statements.
Notwithstanding anything to the contrary contained elsewhere in the Lease, within fifteen (15) days from Lessor’s written request therefore, which request shall not be given more than one (1) time during any twelve (12) month
period, Lessee shall provide Lessor with copies of its most recent set of financial statements (to the extent available). 
 17. Work Letter.
Intentionally Omitted 
 18. Confidentiality. Lessee and Lessor shall at all times keep any documents and information received from each other
confidential, including, without limitation, any financial statements delivered pursuant to Section 16 above, except to the extent necessary to (a) comply with applicable law and regulations or court order or (b) carry out the
obligations set forth in this Lease. Any such disclosure to third parties shall indicate that the information is confidential and should be so treated by the third party. 

19. Right to Terminate. Provided Lessee is not in default of the Lease, Lessee shall have the one time right to terminate the Lease effective
August 31, 2019 upon written notice to Lessor no later than February 28, 2019 and payment of a termination fee equal to the last six months of scheduled Base Rent payments ($60,851.90) payable as follows: 50% shall be due and payable with
the termination notice and 50% shall be due and payable on August 31, 2019. 

  
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 20. Additional Changes to the Base Lease: The parties agree that the Base Lease is further modified as set
forth below: 
 (a) Paragraph 2.9. In the second sentence, “best efforts” is deleted and replaced with
“commercially reasonable efforts”. 
 (b) Paragraph 4.2(f). In the second sentence of this paragraph, the phrase
“written request (but not more than once each year)” is hereby deleted and replaced with “the end of each calendar year”. 

(c) Paragraph 4.3. The second sentence of this paragraph is hereby deleted. 

(d) Paragraph 6.2(c), 6.2(d). and 7.4(c). Where it occurs in such paragraphs, the phrase “or any third party”
is deleted and replaced with “or any Lessee Parties”. 
 (e) Paragraph 7.3(b). In the first sentence, the phrase
“and the cumulative cost thereof during this Lease as extended does not exceed $2000” is deleted and replaced with “and the cost thereof does not exceed $20,000 per any given project and $75,000 on a cumulative bases for all
projects during the term of the Lease, as it may be extended’. Furthermore, the last sentence of this paragraph is hereby deleted. 

(f) Paragraph 8.2(a). The phrase “$2,000,000.00 per occurrence” in the second sentence of this paragraph is replaced
with the phrase “$5,000,000.00 per occurrence”. The phrase “$3,000,000.00” in the second sentence of this paragraph is replaced with the phrase “$5,000,000.00”. The phrase “which
amounts may be satisfied in part through an umbrella policy of insurance” is added to the end of the second sentence of this paragraph. 

(g) Paragraph 8.4(a). The phrase “a deductible not to exceed $1000 per occurrence” is deleted and replaced with
“a deductible not to exceed $15,000 per occurrence”. 
 (h) Paragraph 8.9. This entire paragraph is
deleted and replaced with the following: “Failure to Provide Insurance. In the event that Lessee does not maintain the required insurance and/or does not provide Lessor with the required certificates evidencing the
existence of the required insurance, then, subject to any applicable notice and cure periods provided in Section 13.1 of the Lease, Lessor may, but shall not be obligated to, obtain the minimum insurance required to be carried by Lessee under
the Lease and Lessee shall, within ten (10) days of receipt of a reasonably detailed invoice therefor, reimburse Lessor for the actual premiums paid by Lessor for such insurance.” 

(i) Paragraph 9.2. At the end of the first sentence, the phrase “provided, however, that Lessee shall... for that
purpose” is deleted. 
 (j) Paragraph 9.5. In the first sentence, the phrase “Lessor may terminate”
is deleted and replaced with “Lessor and Lessee may terminate” and the contemplated notice shall be delivered to the Lessor or Lessee, as applicable. 

(k) Paragraph 9.6(a). At the end of the first sentence, the phrase “but not to exceed the proceeds received from the Rental
Value Insurance” is deleted. 

  
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 (l) Paragraphs 12.1(b) and 12.1(c). These paragraphs are deleted. 

(m) Paragraph 12.3(e). This entire paragraph is deleted. 

(n) Paragraph 13.3. The phrase “Upon Breach of this Lease by Lessee” in the second sentence of this paragraph is
hereby deleted and replaced with the phrase “Upon termination of this Lease as a result of a Breach by Lessee hereunder”. 

(o) Paragraph 13.4. In the third sentence of this paragraph, the phrase “10%” is deleted and replaced with
“5%”. 
 (p) Paragraph 15.2. This entire paragraph is deleted. 

(q) Paragraph 16(b). The third, fourth, fifth and sixth sentences in this paragraph are deleted and replaced with the following:
“Should the Lessee fail to execute and/or deliver a requested Estoppel Certificate within such ten (10)-day period, then for each day after such ten (10)-day period during which such failure continues, Lessee shall pay to Lessor a per diem
penalty of $100.” 
 (r) Paragraph 16(c). This entire paragraph is deleted. 

(s) Paragraph 25. This entire paragraph is deleted. 

(t) Paragraph 36. The phrase “provided such amounts shall not exceed $1,500 per request without the prior written consent of
Lessee” is added to the end of the second sentence. 
 (u) Paragraph 41(b). This entire paragraph is deleted. 

(v) Paragraphs 49 and 51. These paragraphs are deleted. 

Remainder of page intentionally left blank. 

Signatures on following page. 

  
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 IN WITNESS WHEREOF, the parties have this Addendum on the respective dates set forth below. 

 

			
	LESSOR:
	
	 1007 Clay Street Properties LLC,
 a
California limited liability company

		
	By:	 	 /s/ B. Reid Settlemier

	Name:	 	B. Reid Settlemier
	Its:	 	Managing Member
		
	Date:	 	 10-19-15

	
	LESSEE:
	
	 J.A. Cosmetics US, Inc.,
 a Delaware
corporation

		
	By:	 	 /s/ Tarang P. Amin

	Name:	 	Tarang P. Amin
	Its:	 	Chairman & CEO
		
	Date:	 	 10-22-15

  
 -9-EX-10.5

 Exhibit 10.5 
 AIR COMMERCIAL REAL ESTATE ASSOCIATION 
 STANDARD INDUSTRIAL/COMMERCIAL
MULTI-TENANT LEASE - NET 
 1. Basic Provisions (“Basic Provisions”). 

1.1 Parties: This Lease (“Lease”), dated for reference purposes only December 9, 2015, is made by and
between JURUPA GATEWAY LLC, a Delaware limited liability company (“Lessor”) and J.A. COSMETICS US, INC., a Delaware corporation, (“Lessee”), (collectively the “Parties”, or
individually a “Party”). 
 1.2 (a) Premises: That certain portion of the Project (as defined below),
including all improvements therein or to be provided by Lessor under the terms of this Lease, commonly known by the street address of 5685 Jurupa Street, located in the City of Ontario, County of San Bernardino, State of
California, with zip code                    , as
outlined on Exhibit A attached hereto (“Premises”) and generally described as (describe briefly the nature of the Premises): an approximately 212,668 square foot portion of an approximately 615,640 square foot concrete
tilt-up building. 
 In addition to Lessee’s rights to use and occupy the Premises as hereinafter specified, Lessee shall have
non-exclusive rights to any utility raceways of the building containing the Premises (“Building”) and to the common Areas (as defined in Paragraph 2.7 below), but shall not have any rights to the roof or exterior walls of the
Building or to any other buildings in the Project. The Premises, the Building, the Common Areas, the land upon which they are located, along with all other buildings and improvements thereon, are herein collectively referred to as the
“Project.” (See also Paragraph 2) 
 1.2 (b) Parking: See Paragraph 2.6 unreserved
vehicle parking spaces. (See also Paragraph 2.6) 
 1.3 Term: Five (5) years and three
(3) months (“Original Term”) commencing March 1, 2016 (“Commencement Date”) and ending May 31, 2021 (“Expiration Date”). (See also Paragraph 3) 

1.4 Early Possession: SEE PARAGRAPH 52. If the Premises are available Lessee may have non-exclusive possession of the
Premises commencing                     (“Early Possession Date”). (See also Paragraphs 3.2 and 3.3) 

1.5 Base Rent: $ 88,257.22 per month (“Base Rent”), payable on the first day of each month
commencing June 1, 2016. (See also Paragraph 4) 
 x If this box is checked, there
are provisions in this Lease for the Base Rent to be adjusted. See Paragraph 50 
 1.6 Lessee’s Share of Common
Area Operating Expenses: 34.55 percent (                    %) (“Lessee’s Share”). In the
event that the size of the Premises and/or the Project are modified during the term of this Lease, Lessor shall recalculate Lessee’s Share to reflect such modification. 
 1.7 Base Rent and Other Monies Paid Upon Execution: 
 (a) Base Rent:
$88,257.22 for the period June 1, 2016 — June 30, 2016. 
 (b) Common Area Operating Expenses:
$22,545.78 for the period 3/1/16 –- 3/31/16. 
 (c) Security Deposit:
                                
(“Security Deposit”). (See also Paragraph 5) 

(d) Other: $         for 

                         
                                         
                                         
                                         
                                         
                           
 (e) Total Due Upon Execution of this Lease: $110,803.00. 
 1.8
Agreed Use: warehouse, distribution, assembly, showroom and general office uses. (See also Paragraph 6) 
 1.9
Insuring Party. Lessor is the “Insuring Party”. (See also Paragraph 8) 
 1.10 Real Estate Brokers:
(See also Paragraph 15 and 25) 
 (a) Representation: The following real estate brokers (the
“Brokers”) and brokerage relationships exist in this transaction (check applicable boxes): 

x Colliers International represents Lessor exclusively (“Lessor’s Broker”);

 x Cushman & Wakefield represents Lessee exclusively (“Lessee’s
Broker”); or 
  ̈ represents both Lessor and Lessee (“Dual Agency”).

 
 (b) Payment to Brokers: Upon execution and
delivery of this Lease by both Parties, Lessor shall pay to the Brokers the brokerage fee agreed to in a separate written agreement (or if there is no such agreement, the sum of
                     or                    
%                     of     the total Base Rent) for the brokerage services rendered by the Brokers. 

  

					
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	        DW            	  		 	        TA            
	INITIALS	  		 	INITIALS      
		
	©1999 - AIR COMMERCIAL
REAL ESTATE ASSOCIATION	 	FORM MTN-16-04/14E

 1.11 Guarantor. The obligations of the Lessee under this Lease are to be
guaranteed by (“Guarantor”). (See also Paragraph 37) 
 1.12 Attachments. Attached hereto are
the following, all of which constitute a part of this Lease: 
 x an Addendum consisting of
Paragraphs 52 through 58; 
 x a site plan depicting the Premises; 

 ̈ a site plan depicting the Project; 
  ̈ a current set of the Rules and Regulations for the Project; 
  ̈ a current set of the Rules and Regulations adopted by the owners’ association; 
  ̈ a Work Letter; 
 x other (specify); Rent Adjustment Addendum (Paragraph 50); Option to Extend Addendum (Paragraph 51); Energy Disclosure Addendum. 

2. Premises. 
 2.1
Letting. Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term, at the rental, and upon all of the terms, covenants and conditions set forth in this Lease. While the approximate square footage of the
Premises may have been used in the marketing of the Premises for purposes of comparison, the Base Rent stated herein is NOT tied to square footage and is not subject to adjustment should the actual size be determined to be different. NOTE: Lessee
is advised to verify the actual size prior to executing this Lease. 
 2.2 Condition. Lessor shall deliver that
portion of the Premises contained within the Building (‘Unit”) to Lessee broom clean and free of debris on the Commencement Date or the Early Possession Date, whichever first occurs (“Start Date”), warrants that,
except for damages caused by Lessee or its agents or contractors, the existing electrical, plumbing, fire sprinkler, lighting, heating, ventilating and air conditioning systems (“HVAC”), loading doors, sump pumps, if any, and all
other such elements in the Unit, other than those constructed by Lessee, shall be in good operating condition on the Commencement Date said date, that the structural elements of the roof, bearing walls and foundation of the Unit
shall be free of material defects, and that the Unit does not contain hazardous levels of any mold or fungi defined as toxic under applicable state or federal law. 
 If a non-compliance with such warranty exists as of the Start Date, or if one of such systems or elements should malfunction or fail within the appropriate warranty period, Lessor shall, as Lessor’s
sole obligation with respect to such matter, except as otherwise provided in this Lease, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, malfunction or failure,
rectify same at Lessor’s expense. The warranty periods shall be 6 months as to the HVAC systems and the remaining systems and other elements of the Unit. If Lessee does not give Lessor the required notice within the appropriate warranty period,
correction of any such non-compliance, malfunction or failure shall be the obligation of Lessee at Lessee’s sole cost and expense (except for the repairs to the fire sprinkler systems, roof, foundations, and/or bearing walls - see Paragraph 7).
Lessor also warrants, that unless otherwise specified in writing, Lessor is unaware of (i) any recorded Notices of Default affecting the Premise; (ii) any delinquent amounts due under any loan secured by the Premises; and (iii) any
bankruptcy proceeding affecting the Premises. 
 2.3 Compliance. Lessor warrants that to the best of its knowledge the
improvements on the Premises will comply with the building codes, applicable laws, covenants or restrictions of record, regulations, and ordinances (“Applicable Requirements”) that were in effect on the Commencement
Date at the time that each improvement, or portion thereof, was constructed. Said warranty does not apply to the specific and unique use to which Lessee will put the Premises, modifications which may be required by the Americans
with Disabilities Act or any similar laws as a result of Lessee’s specific and unique use (see Paragraph 49), or to any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made or to be made by Lessee. NOTE: Lessee
is responsible for determining whether or not the Applicable Requirements and especially the zoning are appropriate for Lessee’s intended use, and acknowledges that past uses of the Premises may no longer be allowed. If the
Premises do not comply with said warranty, Lessor shall, except as otherwise provided, promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify the same at
Lessor’s expense. If Lessee does not give Lessor written notice of a non-compliance with this warranty within 12 months following the Start Date, correction of that non-compliance shall be the obligation of Lessee at Lessee’s sole cost and
expense. If the Applicable Requirements are hereafter changed so as to require during the term of this Lease the construction of an addition to or an alteration of the Unit, Premises and/or Building, the remediation of any Hazardous Substance, or
the reinforcement or other physical modification of the Unit, Premises and/or Building (“Capital Expenditure”), Lessor and Lessee shall allocate the cost of such work as follows: 

 (a) Subject to Paragraph 2.3(c) below, if such Capital
Expenditures are required as a result of the specific and unique use of the Premises by Lessee as compared with uses by tenants in general, Lessee shall be fully responsible for the cost thereof, provided, however that if such Capital Expenditure is
required during the last 2 years of this Lease and the cost thereof exceeds 2 months’ Base Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in writing, within 10 days after receipt of Lessee’s termination notice
that Lessor has elected to pay the difference between the actual cost thereof and the amount equal to 2 months’ Base Rent. If Lessee elects termination, Lessee shall cease the use of the Premises which requires such Capital Expenditure and
deliver to Lessor written notice specifying a termination date at least 90 days thereafter. Such termination date shall, however, in no event be earlier than the last day that Lessee could reasonably utilize the Premises without commencing such
Capital Expenditure. 

  

					
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 (b) If such Capital Expenditure is not the result of the specific and unique use of the
Premises by Lessee (such as, governmentally mandated seismic modifications), then Lessor shall pay for such Capital Expenditure and Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease or any extension
thereof, on the date that on which the Base Rent is due, an amount equal to 1/144th of the portion of such costs reasonably attributable to the Premises. Lessee shall pay Interest on the balance but may prepay its obligation at any time. If,
however, such Capital Expenditure is required during the last 2 years of this Lease Lessor shall have the option to terminate this Lease upon 90 days prior written notice to Lessee unless Lessee notifies Lessor, in writing, within 10 days after
receipt of Lessor’s termination notice that Lessee will pay for such Capital Expenditure. If Lessor does not elect to terminate, and fails to tender its share of any such Capital Expenditure, Lessee may advance such funds and deduct same, with
Interest, from Rent until Lessor’s share of such costs have been fully paid. If Lessee is unable to finance Lessor’s share, or if the balance of the Rent due and payable for the remainder of this Lease is not sufficient to fully reimburse
Lessee on an offset basis, Lessee shall have the right to terminate this Lease upon 30 days written notice to Lessor. 
 (c)
Notwithstanding the above, the provisions concerning Capital Expenditures are intended to apply only to non-voluntary, unexpected, and new Applicable Requirements. If the Capital Expenditures are instead triggered by Lessee as a result of an actual
or proposed change in use, change in intensity of use, or modification to the Premises then, and in that event, Lessee shall either: (i) immediately cease such changed use or intensity of use and/or take such other steps as may be necessary to
eliminate the requirement for such Capital Expenditure, or (ii) complete such Capital Expenditure at its own expense. Lessee shall not have any right to terminate this Lease. 

2.4 Acknowledgements. Lessee acknowledges that: (a) it has been given an opportunity to inspect and measure the Premises,
(b) it has been advised by Lessor and/or Brokers to satisfy itself with respect to the size and condition of the Premises (including but not limited to the electrical, HVAC and fire sprinkler systems, security, environmental aspects, and
compliance with Applicable Requirements and the Americans with Disabilities Act), and their suitability for Lessee’s intended use, (c) Lessee has made such investigation as it deems necessary with reference to such matters and assumes all
responsibility therefor as the same relate to its occupancy of the Premises, (d) it is not relying on any representation as to the size of the Premises made by Brokers or Lessor, (e) the square footage of the Premises was not material to
Lessee’s decision to lease the Premises and pay the Rent stated herein, and (f) neither Lessor, Lessor’s agents, nor Brokers have made any oral or written representations or warranties with respect to said matters other than as set
forth in this Lease. In addition, Lessor acknowledges that: (i) Brokers have made no representations, promises or warranties concerning Lessee’s ability to honor the Lease or suitability to occupy the Premises, and (ii) it is
Lessor’s sole responsibility to investigate the financial capability and/or suitability of all proposed tenants. 
 2.5
Lessee as Prior Owner/Occupant. The warranties made by Lessor in Paragraph 2 shall be of no force or effect if immediately prior to the Start Date Lessee was the owner or occupant of the Premises. In such event,
Lessee shall be responsible for any necessary corrective work. 
 2.6 Vehicle Parking. Lessee shall be entitled
to use Lessee’s Share of both (i) the Permitted Size Vehicle parking spaces and (ii) the trailer parking spaces specified in Paragraph 1.2(b) on those portions of the Common Areas designated from time to time by
Lessor for parking, as shown on Exhibit A attached hereto. Lessee shall not use more parking spaces than said number. Except for any trailer parking positions, Said parking spaces shall be used for parking by vehicles no larger than
full-size passenger automobiles or pick-up trucks, herein called “Permitted Size Vehicles.” Lessor may regulate the loading and unloading of vehicles by adopting Rules and Regulations as provided in Paragraph 2.9. Except for trailer
parking in designated trailer parking positions, No vehicles other than Permitted Size Vehicles may be parked in the Common Area without the prior written permission of Lessor. In addition: 

(a) Lessee shall not permit or allow any vehicles that belong to or are controlled by Lessee or Lessee’s employees, suppliers,
shippers, customers, contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Lessor for such activities. 
 (b) Lessee shall not service or store any vehicles in the Common Areas. 
 (c) If
Lessee permits or allows any of the prohibited activities described in this Paragraph 2.6, then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved
and charge the cost to Lessee, which cost shall be immediately payable upon demand by Lessor. 
 2.7 Common Areas -
Definition. The term “Common Areas” is defined as all areas and facilities outside the Premises and within the exterior boundary line of the Project and interior utility raceways and installations within the Unit that are
provided and designated by the Lessor from time to time for the general non-exclusive use of Lessor, Lessee and other tenants of the Project and their respective employees, suppliers, shippers, customers, contractors and invitees, including parking
areas, loading and unloading areas, trash areas, roadways, walkways, driveways and landscaped areas. 

        2.8 Common Areas - Lessee’s Rights. Lessor grants to Lessee, for the benefit of Lessee and
its employees, suppliers, shippers, contractors, customers and invitees, during the term of this Lease, the non-exclusive right to use, in common with others entitled to such use, the Common Areas as they exist from time to time, subject to any
rights, powers, and privileges reserved by Lessor under the terms hereof or under the terms of any rules and regulations or restrictions governing the use of the Project. Under no circumstances shall the right herein granted to use the Common Areas
be deemed to include the right to store any property, temporarily or permanently, in the Common Areas. Any such storage shall be permitted only by the prior written consent of Lessor or Lessor’s designated agent, which consent may be revoked at
any time. In the event that any unauthorized storage shall occur then Lessor shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee, which cost shall
be immediately payable upon demand by Lessor. 

  

					
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 2.9 Common Areas - Rules and Regulations. Lessor or such other person(s) as Lessor
may appoint shall have the exclusive control and management of the Common Areas and shall have the right, from time to time, to establish, modify, amend and enforce reasonable rules and regulations (“Rules and Regulations”) for the
management, safety, care, and cleanliness of the grounds, the parking and unloading of vehicles and the preservation of good order, as well as for the convenience of other occupants or tenants of the Building and the Project and their invitees.
Lessee agrees to abide by and conform to all such Rules and Regulations (provided such Rules and Regulations are enforced in a non-discriminatory manner), and shall use reasonable efforts to cause its employees, suppliers, shippers, customers,
contractors and invitees to so abide and conform. Lessor shall not be responsible to Lessee for the non-compliance with said Rules and Regulations by other tenants of the Project. 
 Lessor shall not make any changes to the Rules and Regulations that would materially and adversely affect Lessee’s use of or access to the Premises. In the event there is any inconsistency between
the Lease and the Rules and Regulations, the Lease shall control. 
 2.10 Common Areas - Changes. Subject to Paragraph
2.9, Lessor shall have the right, in Lessor’s sole discretion, from time to time: 
 (a) To make changes to the Common
Areas, including, without limitation, changes in the location, size, shape and number of driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, walkways and utility
raceways; 
 (b) To close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the
Premises remains available; 
 (c) To designate other land outside the boundaries of the Project to be a part of the Common
Areas; 
 (d) To add additional buildings and improvements to the Common Areas; 

(e) To use the Common Areas while engaged in making additional improvements, repairs or alterations to the Project, or any portion
thereof; and 
 (f) To do and perform such other acts and make such other changes in, to or with respect to the Common Areas and
Project as Lessor may, in the exercise of sound business judgment, deem to be appropriate. 
 Notwithstanding anything to the contrary contained
herein, Lessor’s exercise of its rights pursuant to this Paragraph 2.10, shall not materially interfere with Lessee’s use of the Premises or Lessee’s access to the Premises. 
 3. Term. 
 3.1 Term. The Commencement Date, Expiration Date and
Original Term of this Lease are as specified in Paragraph 1.3. 
 3.2 Early Possession. Any provision herein granting
Lessee Early Possession of the Premises is subject to and conditioned upon the Premises being available for such possession prior to the Commencement Date. Any grant of Early Possession only conveys a non-exclusive right to occupy the Premises. If
Lessee totally or partially occupies the Premises prior to the Commencement Date, the obligation to pay Base Rent shall be abated for the period of such Early Possession. All other terms of this Lease (including but not limited to
the obligations to pay Lessee’s Share of Common Area Operating Expenses, Real Property Taxes and insurance premiums and to maintain the Premises) shall be in effect during such period. Any such Early Possession
shall not affect the Expiration Date. (See also Paragraph 52) 
 3.3 Delay In Possession. Lessor agrees to use its best
commercially reasonable efforts to deliver exclusive possession of the Premises to Lessee by the Commencement Date. If, despite said efforts, Lessor is unable to deliver exclusive possession by such date, Lessor shall not be subject to any liability
therefor (except as provided herein), nor shall such failure affect the validity of this Lease, but the Expiration Date shall be delayed one day for each day that Lessor delays in delivering possession of the Premises to Lessee. Lessee shall not,
however, be obligated to pay Rent or perform its other obligations until Lessor delivers exclusive possession of the Premises and any period of rent abatement that Lessee would otherwise have enjoyed shall run from the date of delivery of possession
and continue for a period equal to what Lessee would otherwise have enjoyed under the terms hereof, but minus any days of delay caused by the acts or omissions of Lessee. If exclusive possession is not delivered within 60 days after the Commencement
Date, Lessee may, at its option, by notice in writing within 30 days after the end of such 60 day period (but prior delivery of exclusive possession of the Premises), cancel this Lease, in which event the Parties shall be discharged from all
obligations hereunder, and Lessor shall reimburse Lessee for all of Lessee’s costs incurred in connection with this Lease. If such written notice is not received by Lessor within said 30 day period, Lessee’s right to cancel shall
terminate. If, for reasons outside of Lessor’s control, exclusive possession of the Premises is not delivered within 365 days after the Commencement Date, this Lease shall terminate unless other agreements are reached between Lessor and Lessee,
in writing. Notwithstanding anything herein to the contrary, except as otherwise set forth in Paragraph 53, Lessor shall not be required to complete the Improvements (as defined in Paragraph 53) prior to the Commencement Date, and
“exclusive” possession of the Premises within the meaning of this Paragraph 3.3 shall not be construed to mean possession with such Improvements completed. (See also Paragraph 53). 

3.4 Lessee Compliance. Lessor shall not be required to tender possession of the Premises to Lessee until Lessee complies with its
obligation to provide evidence of insurance (Paragraph 8.5) and pays the amount set forth in Paragraph 1.7(e). 
 4. Rent. 

4.1 Rent Defined. All monetary obligations of Lessee to Lessor under the terms of this Lease (except for the Security Deposit) are
deemed to be rent (“Rent”). 
 4.2 Common Area Operating Expenses. Lessee shall pay to Lessor during the
term hereof, in addition to the Base Rent, Lessee’s Share (as specified in Paragraph 1.6) of all Common Area Operating Expenses, as hereinafter defined, during each calendar year of the term of this Lease, in accordance with the following
provisions: 
 (a) “Common Area Operating Expenses” are defined, for purposes of this Lease, as all costs
incurred by Lessor relating 

  

					
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REAL ESTATE ASSOCIATION	 	FORM MTN-16-04/14E

 
to the ownership and operation of the Project, including, but not limited to, the following: 
 (i) The operation, repair and maintenance, in neat, clean, good order and condition, and if necessary the replacement, of the following: 

(aa) The Common Areas and Common Area improvements, including parking areas, loading and unloading areas, trash areas, roadways,
parkways, walkways, driveways, landscaped areas, bumpers, irrigation systems, Common Area lighting facilities, fences and gates, elevators, roof membrane, building systems, and floor slabs (excluding the structural elements of the roof and the
foundation, footings and exterior bearing walls of the Building, all of which shall be Lessor’s sole responsibility as further set forth in Paragraph 7.2) roofs, exterior walls of the buildings, building systems and roof drainage systems.

 (bb) Exterior signs and any tenant directories. 
 (cc) Any fire sprinkler systems. 
 (dd) All other areas and improvements that are
within the exterior boundaries of the Project but outside of the Premises and/or any other space occupied by a tenant. 
  

	(ii)	The cost of water, gas, electricity and telephone to service the Common Areas and any utilities not separately metered. 

 

	(iii)	The cost of trash disposal, pest control services, property management (which shall not exceed 2% of Base Rent), security services, owners’ association dues and
fees, the cost to repaint the exterior of any structures and the cost of any environmental inspections. 

  

	(iv)	Reserves, if any, set aside for maintenance, repair and replacement of Common Area improvements and equipment. 

 

	(v)	Real Property Taxes (as defined in Paragraph 10). 

  

	(vi)	The cost of the premiums for the insurance maintained by Lessor pursuant to Paragraph 8. 

 

	(vii)	Any deductible portion of an insured loss concerning the Building or the Common Areas. 

 

	(viii)	Auditors’, accountants’ and attorneys’ fees and costs related to the operation, maintenance, repair and, if necessary, the replacement of the Project.

  

	(ix)	The cost of any capital improvement to the Building or the Project not covered under the provisions of Paragraph 2.3 provided; however, that Lessor shall allocate the
cost of any such capital improvement over a 12 year period and Lessee shall not be required to pay more than Lessee’s Share of 1/144th of the cost of such capital improvement in any given month. 

 

	(x)	The cost of any other services to be provided by Lessor that are stated elsewhere in this Lease to be a Common Area Operating Expense. 

(b) Any Common Area Operating Expenses and Real Property Taxes that are specifically attributable to the Unit, the Building or to any
other building in the Project or to the operation, repair and maintenance thereof, shall be allocated entirely to such Unit, Building, or other building. However, any Common Area Operating Expenses and Real Property Taxes that are not specifically
attributable to the Building or to any other building or to the operation, repair and maintenance thereof, shall be equitably allocated by Lessor to all buildings in the Project. 

(c) The inclusion of the improvements, facilities and services set forth in Subparagraph 4.2(a) shall not be deemed to impose an
obligation upon Lessor to either have said improvements or facilities or to provide those services unless the Project already has the same, Lessor already provides the services, or Lessor has agreed elsewhere in this Lease to provide the same or
some of them. 
                 (d) Lessee’s Share of
Common Area Operating Expenses is payable monthly on the same day as the Base Rent is due hereunder. The amount of such payments shall be based on Lessor’s estimate of the annual Common Area Operating Expenses. Within 60 days after the end of
each year, Lessor shall deliver to Lessee a reasonably detailed statement showing Lessee’s Share of the actual Common Area Operating Expenses for the preceding year. If Lessee’s payments during such year exceed Lessee’s Share, Lessor
shall credit the amount of such over-payment against Lessee’s future payments. If Lessee’s payments during such year were less than Lessee’s Share, Lessee shall pay to Lessor the amount of the deficiency within 30 days after delivery
by Lessor to Lessee of the statement. (See also Paragraph 54). So long as no Breach is existing under this Lease, Lessee or Lessee’s independent certified public accountant (which accountant shall not be compensated in whole or in part on a
contingency basis) shall have to the right, at Lessee’s expense, to audit Lessor’s books and records relating to the prior year’s Common Area Operating Expenses, not more than once per calendar year, at a mutually convenient time
within ten (10) business days after Lessee’s request, at Lessor’s local office, if one exists, or if none exists, at Lessor’s main offices. If such inspection, review or audit reasonably demonstrates that Lessor has overcharged
Lessee for Common Area Operating Expenses, then within thirty (30) days after notice to Lessor, Lessor shall reimburse Lessee for the amount of the overcharge. If such inspection, review or audit reasonably demonstrates that Lessor has
undercharged Lessee for Common Area Operating Expenses, then within thirty (30) days after notice to Lessor, Lessee shall pay Lessor the amount of the undercharge. Lessee and Lessee’s accountant shall keep the results of any such audit
confidential as to all parties other than Lessor (except to the extent reasonably necessary to (a) comply with applicable law, regulations, court or administrative orders, (b) to prosecute or defend any claim or suit by litigation or
otherwise under the Lease, or (c) obtain legal and financial advice from attorneys, accountants and financial advisors), and shall enter into a written confidentiality agreement prior to conducting such audit at Lessor’s request. In
addition, if such audit reveals that Lessor overcharged Lessee by five percent (5%) or more of the amount actually due, Lessor shall also reimburse Lessee for Lessee’s audit costs. Lessee agrees to provide to Lessor copies of any and all
reports, summaries, conclusions, and other results of such audit upon Lessor’s reasonable request. 
 (e) Common Area
Operating Expenses shall not include any expenses paid by any tenant directly to third parties, or as to which Lessor is otherwise reimbursed by any third party, other tenant, or insurance proceeds. 

4.3 Payment. Lessee shall cause payment of Rent to be received by Lessor in lawful money of the United States, without offset or
deduction (except as specifically permitted in this Lease), on or before the day on which it is due. In the event that any invoice prepared by Lessor is inaccurate such inaccuracy shall not constitute a waiver and Lessee shall be obligated to pay
the amount set forth in this Lease. Rent for any period 

  

					
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during the term hereof which is for less than one full calendar month shall be prorated based upon the actual number of days of said month. Payment of Rent shall be made to Lessor at its address
stated herein or to such other persons or place as Lessor may from time to time designate in writing. Acceptance of a payment which is less than the amount then due shall not be a waiver of Lessor’s rights to the balance of such Rent,
regardless of Lessor’s endorsement of any check so stating. In the event that any check, draft, or other instrument of payment given by Lessee to Lessor is dishonored for any reason, Lessee agrees to pay to Lessor the sum of $25 in addition to
any Late Charge. Payments will be applied first to accrued late charges and attorney’s fees, second to accrued interest, then to Base Rent and Common Area Operating Expenses, and any remaining amount to any other outstanding charges or costs.

 5. Security Deposit. Lessee shall deposit with Lessor not less than nine (9) months prior to the expiration of the Original Term
(as such Original Term may be extended pursuant to Paragraph 51 hereof), a security deposit in the amount of $110,803.00 (the “Security Deposit”) as security for Lessee’s faithful performance of its obligations under this
Lease, including its surrender and restoration obligations set forth herein. If Lessee fails to pay Rent, or otherwise Defaults under this Lease, Lessor may use, apply or retain all or any portion of said Security Deposit for the payment of any
amount already due Lessor, for Rents which will be due in the future, and/ or to reimburse or compensate Lessor for any liability, expense, loss or damage which Lessor may suffer or incur by reason thereof. If Lessor uses or applies all or any
portion of the Security Deposit, Lessee shall within 10 days after written request therefor deposit monies with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease. Lessor shall not be required to keep the
Security Deposit separate from its general accounts. Within 90 days after the expiration or termination of this Lease, Lessor shall return that portion of the Security Deposit not used or applied by Lessor. No part of the Security Deposit shall be
considered to be held in trust, to bear interest or to be prepayment for any monies to be paid by Lessee under this Lease. 
 6. Use.

 6.1 Use. Lessee shall use and occupy the Premises only for the Agreed Use, or any other legal use which is reasonably
comparable thereto, and for no other purpose. Lessee shall not use or permit the use of the Premises in a manner that is unlawful, creates damage, waste or a nuisance, or that disturbs occupants of or causes damage to neighboring premises or
properties. Other than guide, signal and seeing eye dogs, Lessee shall not keep or allow in the Premises any pets, animals, birds, fish, or reptiles. Lessor shall not unreasonably withhold or delay its consent to any written request for a
modification of the Agreed Use, so long as the same will not impair the structural integrity of the Building or the mechanical or electrical systems therein, and/or is not significantly more burdensome to the Project. If Lessor elects to withhold
consent, Lessor shall within 7 days after such request give written notification of same, which notice shall include an explanation of Lessor’s objections to the change in the Agreed Use. 

6.2 Hazardous Substances. 
 (a) Reportable Uses Require Consent. The term “Hazardous Substance” as used in this Lease shall mean any product, substance, or waste whose presence, use, manufacture, disposal,
transportation, or release, either by itself or in combination with other materials expected to be on the Premises, is either: (i) potentially injurious to the public health, safety or welfare, the environment or the Premises,
(ii) regulated or monitored by any governmental authority, or (iii) a basis for potential liability of either party to any governmental agency or third party under any applicable statute or common law theory. Hazardous Substances shall
include, but not be limited to, hydrocarbons, petroleum, gasoline, and/or crude oil or any products, by-products or fractions thereof. Neither party shall engage in any activity in or on the Premises which constitutes a Reportable Use of Hazardous
Substances without the express prior written consent of the other party and timely compliance (at such party’s expense) with all Applicable Requirements. “Reportable Use” shall mean (i) the installation or use of any above
or below ground storage tank, (ii) the generation, possession, storage, use, transportation, or disposal of a Hazardous Substance that requires a permit from, or with respect to which a report, notice, registration or business plan is required
to be filed with, any governmental authority, and/or (iii) the presence at the Premises of a Hazardous Substance with respect to which any Applicable Requirements requires that a notice be given to persons entering or occupying the Premises or
neighboring properties. Notwithstanding the foregoing, Lessee may use any ordinary and customary materials reasonably required to be used in the normal course of the Agreed Use, ordinary office supplies (copier toner, liquid paper, glue, etc.) and
common household cleaning materials, so long as such use is in compliance with all Applicable Requirements, is not a Reportable Use, and does not expose the Premises or neighboring property to any meaningful risk of contamination or damage or expose
Lessor to any liability therefor. In addition, Lessor may condition its consent to any Reportable Use upon receiving such additional assurances as Lessor reasonably deems necessary to protect itself, the public, the Premises and/or the environment
against damage, contamination, injury and/or liability, including, but not limited to, the installation (and removal on or before Lease expiration or termination) of protective modifications (such as concrete encasements) and/or increasing the
Security Deposit. 
 (b) Duty to Inform Lessor. If Lessee knows, or has reasonable cause to believe, that a Hazardous
Substance has come to be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor, and provide Lessor with a copy of any report, notice, claim
or other documentation which it has concerning the presence of such Hazardous Substance. 

                (c) Lessee Remediation. Lessee shall not cause or
permit any Hazardous Substance to be spilled or released in, on, under, or about the Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee’s expense, comply with all Applicable Requirements and take
all investigatory and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of the Premises or neighboring properties,
that was caused or materially contributed to by Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee or any third party (other than Lessor’s agents, employees,
or contractors or any other tenant in the Project or their agents, employees or contractors). 

  

					
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 (d) Lessee Indemnification. Except to the extent arising out of Lessor’s
negligence or willful misconduct, Lessee shall indemnify, defend and hold Lessor, its agents, employees, lenders and ground lessor, if any, harmless from and against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses,
penalties, and attorneys’ and consultants’ fees arising out of or involving any Hazardous Substance brought onto the Premises by or for Lessee or any third party (other than Lessor’s agents, employees, or contractors or any other
tenant in the Project or their agents, employees or contractors) (provided, however, that Lessee shall have no liability under this Lease with respect to underground migration of any Hazardous Substance under the Premises from areas outside of the
Project not caused or contributed to by Lessee). Lessee’s obligations shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee, and the cost of
investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. 
 (e) Lessor Indemnification. Except to the extent arising out of Lessee’s negligence or willful misconduct, Lessor and its successors and assigns shall indemnify, defend, reimburse and hold
Lessee, its employees and lenders, harmless from and against any and all damages, liabilities, judgments, claims, expenses, penalties, and attorneys’ and consultants’ fees, including the cost of remediation, which are suffered as a direct
result of Hazardous Substances on the Premises prior to Lessee taking possession or which are caused by the negligence or willful misconduct of Lessor, its agents or employees. Lessor’s obligations, as and when required by the Applicable
Requirements, shall include, but not be limited to, the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. 

(f) Investigations and Remediations. Lessor shall retain the responsibility and pay for any investigations or remediation measures
required by governmental entities having jurisdiction with respect to the existence of Hazardous Substances on the Premises prior to the Lessee taking possession, unless such remediation measure is required as a result of Lessee’s specific and
unique use (including “Alterations”, as defined in paragraph 7.3(a) below) of the Premises, in which event Lessee shall be responsible for such payment. Lessee shall cooperate fully in any such activities at the request of Lessor,
including allowing Lessor and Lessor’s agents to have reasonable access to the Premises at reasonable times in order to carry out Lessor’s investigative and remedial responsibilities. 

(g) Lessor Termination Option. If a Hazardous Substance Condition (see Paragraph 9.1(e)) occurs during the term of this Lease,
unless Lessee is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this Lease shall continue in full force and effect, but subject to Lessor’s
rights under Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor’s option, either (i) investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably possible at Lessor’s expense, in which event
this Lease shall continue in full force and effect, or (ii) if the estimated cost to remediate such condition exceeds 12 times the then monthly Base Rent or $100,000, whichever is greater, give written notice to Lessee, within 30 days after
receipt by Lessor of knowledge of the occurrence of such Hazardous Substance Condition, of Lessor’s desire to terminate this Lease as of the date 60 days following the date of such notice. In the event Lessor elects to give a termination
notice, Lessee may, within 10 days thereafter, give written notice to Lessor of Lessee’s commitment to pay the amount by which the cost of the remediation of such Hazardous Substance Condition exceeds an amount equal to 12 times the then
monthly Base Rent or $100,000, whichever is greater. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days following such commitment. In such event, this Lease shall continue in full force and effect, and
Lessor shall proceed to make such remediation as soon as reasonably possible after the required funds are available. If Lessee does not give such notice and provide the required funds or assurance thereof within the time provided, this Lease shall
terminate as of the date specified in Lessor’s notice of termination. 
 6.3 Lessee’s Compliance with Applicable
Requirements. Except as otherwise provided in this Lease, Lessee shall, at Lessee’s sole expense, fully, diligently and in a timely manner, materially comply with all Applicable Requirements, the requirements of any applicable fire
insurance underwriter or rating bureau, and the recommendations of Lessor’s engineers and/or consultants which relate in any manner to such Requirements, without regard to whether said Requirements are now in effect or become effective after
the Start Date. Lessee shall, within 10 days after receipt of Lessor’s written request, provide Lessor with copies of all permits and other documents, and other information evidencing Lessee’s compliance with any Applicable Requirements
specified by Lessor, and shall immediately upon receipt, notify Lessor in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving the failure of
Lessee or the Premises to comply with any Applicable Requirements. Likewise, Lessee shall immediately give written notice to Lessor of: (i) any water damage to the Premises and any suspected seepage, pooling, dampness or other condition
conducive to the production of mold; or (ii) any mustiness or other odors that might indicate the presence of mold in the Premises. 
 6.4 Inspection; Compliance. Lessor and Lessor’s “Lender” (as defined in Paragraph 30) and consultants shall have the right to enter into Premises at any time, in the case of
an emergency, and otherwise at reasonable times after not less than 24 hours notice, for the purpose of inspecting the condition of the Premises and for verifying compliance by Lessee with this Lease. The cost of any such inspections shall be paid
by Lessor, unless a violation of Applicable Requirements, or a Hazardous Substance Condition caused by Lessee (see Paragraph 9.1) is found to exist or be imminent. In such case, Lessee shall upon request reimburse Lessor for the cost of such
inspection, so long as such inspection is reasonably related to the violation or contamination. In addition, Lessee shall provide copies of all relevant material safety data sheets (MSDS) to Lessor within 10 days of the receipt of written
request therefor. 
 7. Maintenance; Repairs, Utility Installations; Trade Fixtures and Alterations. 

7.1 Lessee’s Obligations. 
 (a) In General. Subject to the provisions of Paragraph 2.2 (Condition), 2.3 (Compliance), 6.3 (Lessee’s Compliance with Applicable Requirements), 7.2 (Lessor’s Obligations), 9 (Damage or
Destruction), and 14 (Condemnation), Lessee shall, at Lessee’s sole expense, 

  

					
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keep the Premises, Utility Installations (intended for Lessee’s exclusive use, no matter where located), and Alterations in good order, condition and repair (whether or not the portion of
the Premises requiring repairs, or the means of repairing the same, are reasonably or readily accessible to Lessee, and whether or not the need for such repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of such
portion of the Premises), including, but not limited to, all equipment or facilities, such as plumbing, HVAC equipment, electrical, lighting facilities, boilers, pressure vessels, fixtures, interior walls, interior surfaces of exterior walls,
ceilings, floors, windows, doors, plate glass, and skylights but excluding any items which are the responsibility of Lessor pursuant to Paragraph 7.2. Lessee, and in keeping the Premises in good order, condition and repair, shall exercise and
perform good maintenance practices. Lessee’s obligations shall include restorations, replacements or renewals when necessary to keep the Premises and all improvements thereon or a part thereof in good order, condition and state of repair.

 (b) Service Contracts. Lessor shall, subject to reimbursement by Lessee for the cost thereof pursuant to Paragraph 54,
procure and maintain contracts, in customary form and substance for, and with contractors specializing and experienced in the maintenance of the following equipment and improvements, if any, if and when installed on the Premises: (i) HVAC
equipment, (ii) boiler and pressure vessels, and (iii) clarifiers. All service contracts entered into and maintained by Lessor shall be with unaffiliated third parties. (See also Paragraph 54) 

(c) Failure to Perform. If Lessee fails to perform Lessee’s obligations under this Paragraph 7.1, Lessor may enter upon the
Premises after 10 days’ prior written notice to Lessee (except in the case of an emergency, in which case no notice shall be required), perform such obligations on Lessee’s behalf, and put the Premises in good order, condition and repair,
and Lessee shall promptly pay to Lessor a sum equal to the cost thereof. 
 (d) Replacement. Subject to Lessee’s
indemnification of Lessor as set forth in Paragraph 8.7 below, and without relieving Lessee of liability resulting from Lessee’s failure to exercise and perform good maintenance practices, if an item described in Paragraph 7.1(b) cannot be
repaired other than at a cost which is in excess of 50% of the cost of replacing such item, then such item shall be replaced by Lessor, and the cost thereof shall be prorated between the Parties and Lessee shall only be obligated to pay, each month
during the remainder of the term of this Lease, on the date on which Base Rent is due, an amount equal to the product of multiplying the cost of such replacement by a fraction, the numerator of which is one, and the denominator of which is 144 (ie.
1/144th of the cost per month). Lessee shall pay Interest on the unamortized balance but may prepay its obligation at any time. 

7.2 Lessor’s Obligations. Subject to the provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 4.2 (Common Area
Operating Expenses), 6 (Use), 7.1 (Lessee’s Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Lessor, at Lessor’s cost but subject to reimbursement pursuant to Paragraph 4.2, shall keep in good order, condition and repair the
foundations, exterior walls, structural condition of interior bearing walls, exterior roof, fire sprinkler system, Common Area fire alarm and/or smoke detection systems, fire hydrants, parking lots, walkways, parkways, driveways, landscaping,
fences, signs and utility systems serving the Common Areas and all parts thereof, as well as providing the services for which there is a Common Area Operating Expense pursuant to Paragraph 4.2. Lessor shall not be obligated to paint the exterior or
interior surfaces of exterior walls nor shall Lessor be obligated to maintain, repair or replace windows, doors or plate glass of the Premises. Lessee expressly waives the benefit of any statute now or hereafter in effect to the extent it is
inconsistent with the terms of this Lease. Notwithstanding anything herein to the contrary, except to the extent required due to the negligence or willful misconduct of Lessee, Lessor shall be responsible, at its sole cost and expense, for all
maintenance, repairs and replacements of the structural elements of the roof (other than the roof membrane) and the foundation, footings and exterior bearing walls of the Building. 

7.3 Utility Installations; Trade Fixtures; Alterations. 

(a) Definitions. The term “Utility Installations” refers to all floor and window coverings, air and/or vacuum
lines, power panels, electrical distribution, security and fire protection systems, communication cabling, lighting fixtures, HVAC equipment, plumbing, and fencing in or on the Premises. The term “Trade Fixtures” shall mean
Lessee’s machinery and equipment that can be removed without doing material damage to the Premises. The term “Alterations” shall mean any modification of the improvements, other than Utility Installations or Trade Fixtures,
whether by addition or deletion. “Lessee Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility Installations made by Lessee that are not yet owned by Lessor pursuant to Paragraph 7.4(a).

                 (b) Consent. Lessee shall not make any
Alterations or Utility Installations to the Premises without Lessor’s prior written consent, which shall not be unreasonably withheld, conditioned, or delayed. Lessee may, however, make non-structural Alterations or Utility Installations to the
interior of the Premises (excluding the roof) without such consent but upon notice to Lessor, as long as they are not visible from the outside, do not involve puncturing, relocating or removing the roof or any existing walls, will not affect the
electrical, plumbing, HVAC, and/or life safety systems, and the cumulative cost thereof during this Lease as extended does not exceed a sum equal to 2 month’s Base Rent in any one year. Notwithstanding the foregoing, Lessee shall not make or
permit any roof penetrations and/or install anything on the roof without the prior written approval of Lessor. Lessor may, as a precondition to granting such approval, require Lessee to utilize a contractor chosen and/or approved by Lessor, provided
Lessor’s contractor charges competitive rates and will complete such work within a reasonable period of time. Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent of the Lessor shall be
presented to Lessor in written form with detailed plans. Consent shall be deemed conditioned upon Lessee’s: (i) acquiring all applicable governmental permits, (ii) furnishing Lessor with copies of both the permits and the plans and
specifications prior to commencement of the work, and (iii) compliance with all conditions of said permits and other Applicable Requirements in a prompt and expeditious manner. Any Alterations or Utility Installations shall be performed in a
workmanlike manner with good and sufficient materials. Lessee shall promptly upon completion furnish Lessor with as-built plans and specifications. For work which costs an amount in excess of two month’s Base Rent, Lessor may, in its reasonable
discretion, condition its consent upon Lessee providing a lien and completion bond in an amount equal to up to 125% of the estimated cost of such Alteration or Utility Installation and, in the event such work includes Alterations or Utility
Installations that are specialized and/or unique to Lessee’s business operations, upon Lessee’s posting an additional Security Deposit with Lessor. 

  

					
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 (c) Liens; Bonds. Lessee shall pay, when due, all claims for labor or materials
furnished or alleged to have been furnished to or for Lessee at or for use on the Premises, which claims are or may be secured by any mechanic’s or materialman’s lien against the Premises or any interest therein. Lessee shall give Lessor
not less than 10 days notice prior to the commencement of any work in, on or about the Premises, and Lessor shall have the right to post notices of non-responsibility. If Lessee shall contest the validity of any such lien, claim or demand, then
Lessee shall, at its sole expense defend and protect itself, Lessor and the Premises against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof. If Lessor shall require, Lessee
shall furnish a surety bond in an amount equal to 150% OF the amount of such contested lien, claim or demand, indemnifying Lessor against liability for the same. 
 7.4 Ownership; Removal; Surrender; and Restoration. 
 (a) Ownership.
Subject to Lessor’s right to require removal or elect ownership as hereinafter provided, all Alterations and Utility Installations made by Lessee shall be the property of Lessee, but considered a part of the Premises. Lessor may, at any time,
elect in writing to be the owner of all or any specified part of the Lessee Owned Alterations and Utility Installations. Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned Alterations and Utility Installations shall, at the
expiration or termination of this Lease, become the property of Lessor and be surrendered by Lessee with the Premises. 
 (b)
Removal. By delivery to Lessee of written notice from Lessor not earlier than 90 and not later than 30 days prior to the end of the term of this Lease, Lessor may require that any or all Lessee Owned Alterations and/or Utility Installations
be removed by the expiration or termination of this Lease, unless Lessor notified Lessee at the time Lessee made such alterations that Lessor would not require such items to be removed at the end of the term of this Lease. Lessor may require the
removal at any time of all or any part of any Lessee Owned Alterations or Utility Installations made without the required consent. 
 (c) Surrender; Restoration. Lessee shall surrender the Premises by the Expiration Date or any earlier termination date, with all of the improvements, parts and surfaces thereof broom clean and free
of debris, and in good operating order, condition and state of repair, ordinary wear and tear excepted. “Ordinary wear and tear” shall not include any damage or deterioration that would have been prevented by good maintenance practice.
Lessee shall repair any damage occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee owned Alterations and/or Utility Installations, furnishings, and equipment as well as the removal of any storage tank installed by or for
Lessee. Lessee shall also remove from the Premises any and all Hazardous Substances brought onto the Premises by or for Lessee or any third party (other than Lessor’s agents, employees, or contractors or any other tenant in the Project or their
agents, employees or contractors) (except Hazardous Substances which were deposited via underground migration from areas outside of the Project) to the level specified in Applicable Requirements. Trade Fixtures shall remain the property of Lessee
and shall be removed by Lessee. Any personal property of Lessee not removed on or before the Expiration Date or any earlier termination date shall be deemed to have been abandoned by Lessee and may be disposed of or retained by Lessor as Lessor may
desire. The failure by Lessee to timely vacate the Premises pursuant to this Paragraph 7.4(c) without the express written consent of Lessor shall constitute a holdover under the provisions of Paragraph 26 below. 

8. Insurance; Indemnity. 

8.1 Payment of Premiums. The cost of the premiums for the insurance policies required to be carried by Lessor, pursuant to
Paragraphs 8.2(b), 8.3(a) and 8.3(b), shall be a Common Area Operating Expense. Premiums for policy periods commencing prior to, or extending beyond, the term of this Lease shall be prorated to coincide with the corresponding Commencement Date or
Expiration Date. 
 8.2 Liability Insurance. 
 (a) Carried by Lessee. Lessee shall obtain and keep in force a Commercial General Liability policy of insurance protecting Lessee and Lessor as an additional insured against claims for bodily
injury, personal injury and property damage based upon or arising out of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenant thereto. Such insurance shall be on an occurrence basis providing single limit coverage
in an amount not less than $1,000,000 per occurrence with an annual aggregate of not less than $2,000,000. Lessee shall add Lessor as an additional insured by means of an endorsement at least as broad as the Insurance Service Organization’s
“Additional Insured-Managers or Lessors of Premises” Endorsement. The policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall include coverage for liability assumed under this Lease as
an “insured contract” for the performance of Lessee’s indemnity obligations under this Lease. The limits of said insurance shall not, however, limit the liability of Lessee nor relieve Lessee of any obligation hereunder. Lessee
shall provide an endorsement on its liability policy(ies) which provides that its insurance shall be primary to and not contributory with any similar insurance carried by Lessor, whose insurance shall be considered excess insurance only. 

(b) Carried by Lessor. Lessor shall maintain liability insurance as described in Paragraph 8.2(a), in addition to, and not in lieu
of, the insurance required to be maintained by Lessee. Lessee shall not be named as an additional insured therein. 
 8.3
Property Insurance - Building, Improvements and Rental Value. 
 
 (a) Building and Improvements. Lessor shall obtain and keep in force a policy or policies of insurance in the name of Lessor, with loss payable to Lessor, any ground-lessor, and to any Lender
insuring loss or damage to the Premises. The amount of such insurance shall be equal to the full insurable replacement cost of the Premises, as the same shall exist from time to time, or the amount required by any Lender, but in no event more than
the commercially reasonable and available insurable value thereof. Lessee Owned Alterations and Utility Installations, Trade Fixtures, and Lessee’s personal property shall be insured by Lessee not by Lessor. If the coverage is available and
commercially appropriate, such policy or policies shall insure against all risks of direct physical loss or damage (except the perils of flood and/or earthquake unless required by

  

					
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a Lender), including coverage for debris removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction or replacement of any portion of the
Premises as the result of a covered loss. Said policy or policies shall also contain an agreed valuation provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing an increase in the annual property
insurance coverage amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located. If such insurance coverage has a deductible
clause, the deductible amount shall not exceed $5,000 per occurrence. If such insurance coverage has a deductible clause, the deductible amount shall be commercially reasonable. 

(b) Rental Value. Lessor shall also obtain and keep in force a policy or policies in the name of Lessor with loss payable to
Lessor and any Lender, insuring the loss of the full Rent for one year with an extended period of indemnity for an additional 180 days (“Rental Value Insurance”). Said insurance shall contain an agreed valuation provision in lieu of
any coinsurance clause, and the amount of coverage shall be adjusted annually to reflect the projected Rent otherwise payable by Lessee, for the next 12 month period. 
 (c) Adjacent Premises. Lessee shall pay for any increase in the premiums for the property insurance of the Building and for the Common Areas or other buildings in the Project if said increase is
caused by Lessee’s acts, omissions, use or occupancy of the Premises in a manner that is not in accordance with the terms of this Lease. 
 (d) Lessee’s Improvements. Since Lessor is the Insuring Party, Lessor shall not be required to insure Lessee Owned Alterations and Utility Installations unless the item in question has become
the property of Lessor under the terms of this Lease. 
 8.4 Lessee’s Property; Business Interruption Insurance;
Worker’s Compensation Insurance. 
 (a) Property Damage. Lessee shall obtain and maintain insurance
coverage on all of Lessee’s personal property, Trade Fixtures, and Lessee Owned Alterations and Utility Installations. Such insurance shall be full replacement cost coverage, and any deductible shall be commercially reasonable. The proceeds
from any such insurance shall be used by Lessee for the replacement of personal property, Trade Fixtures and Lessee Owned Alterations and Utility Installations. 
 (b) Business Interruption. Lessee shall obtain and maintain loss of income and extra expense insurance in amounts as will reimburse Lessee, for one year, for direct or indirect loss of earnings
attributable to all perils commonly insured against by prudent lessees in the business of Lessee or attributable to prevention of access to the Premises as a result of such perils. 

(c) Worker’s Compensation Insurance. Lessee shall obtain and maintain Worker’s Compensation Insurance in such amount as
may be required by Applicable Requirements. 
 (d) No Representation of Adequate Coverage. Lessor makes no representation
that the limits or forms of coverage of insurance specified herein are adequate to cover Lessee’s property, business operations or obligations under this Lease. 
 8.5 Insurance Policies. Insurance required herein shall be by companies maintaining during the policy term a “General Policyholders Rating” of at least A-, VII, as set forth in the most
current issue of “Best’s Insurance Guide”, or such other rating as may be required by a Lender. Lessee shall not do or permit to be done anything which invalidates the required insurance policies. Lessee shall, prior to the Start
Date, deliver to Lessor certificates with copies of the required endorsements evidencing the existence and amounts of the required insurance. No such policy shall be cancelable except after 10 days prior written notice to Lessor. Lessee shall, at
least 10 days prior to the expiration of such policies, furnish Lessor with evidence of renewals or “insurance binders” evidencing renewal thereof, or Lessor may order such insurance and charge the cost thereof to Lessee, which amount
shall be payable by Lessee to Lessor upon demand. Such policies shall be for a term of at least one year, or the length of the remaining term of this Lease, whichever is less. If either Party shall fail to procure and maintain the insurance required
to be carried by it, the other Party may, but shall not be required to, procure and maintain the same. 
 8.6 Waiver of
Subrogation. Without affecting any other rights or remedies, Lessee and Lessor each hereby release and relieve the other, and waive their entire right to recover damages against the other, for loss of or damage to its property arising out of or
incident to the perils required to be insured against herein. The effect of such releases and waivers is not limited by the amount of insurance carried or required, or by any deductibles applicable hereto. The Parties agree to have their respective
property damage insurance carriers waive any right to subrogation that such companies may have against Lessor or Lessee, as the case may be, so long as the insurance is not invalidated thereby. 

        8.7 Indemnity. Except for Lessor’s negligence or willful misconduct, Lessee shall indemnify,
protect, defend and hold harmless the Premises, Lessor and its agents, Lessor’s master or ground lessor, partners and Lenders, from and against any and all claims, loss of rents and/or damages, liens, judgments, penalties, attorneys’ and
consultants’ fees, expenses and/or liabilities arising out of, involving, or in connection with, the use and/or occupancy of the Premises by Lessee. If any action or proceeding is brought against Lessor by reason of any of the foregoing
matters, Lessee shall upon notice defend the same at Lessee’s expense by counsel reasonably satisfactory to Lessor and Lessor shall cooperate with Lessee in such defense. Lessor need not have first paid any such claim in order to be defended or
indemnified. Except as otherwise set forth in Paragraph 8.8, Lessor shall indemnify, protect, defend and hold harmless Lessee and its agents from and against any and all claims, damages, liens, judgments, penalties, attorneys’ and
consultants’ fees, expenses and/or liabilities arising due to personal injury or property damage caused by the negligence or willful misconduct of Lessor or its employees, agents or contractors. If any action or proceeding is brought against
Lessee by reason of any of the foregoing matters, Lessor shall upon notice defend the same at Lessor’s expense by counsel reasonably satisfactory to Lessee and Lessee shall cooperate with Lessor in such defense. Lessee need not have first paid
any such claim in order to be defended or indemnified. 
 8.8 Exemption of Lessor and its Agents from Liability.
Notwithstanding the negligence or breach of this Lease by Lessor or its agents, neither Lessor nor its agents shall be liable to Lessee under any circumstances for: (i) injury or damage to the person or goods, wares, merchandise or other
property of Lessee, Lessee’s employees, contractors, invitees, customers, or any other person in or about the Premises, whether 

  

					
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such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, indoor air quality, the presence of mold or from the breakage, leakage, obstruction or other
defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether the said injury or damage results from conditions arising upon the Premises or upon other portions of the Building, or from
other sources or places, (ii) any damages arising from any act or neglect of any other tenant of Lessor or from the failure of Lessor or its agents to enforce the provisions of any other lease in the Project, or (iii) injury to
Lessee’s business or for any loss of income or profit therefrom. Instead, it is intended that Lessee’s sole recourse in the event of such damages or injury shall be to file a claim on the insurance policy(ies) that Lessee is required to
maintain pursuant to the provisions of paragraph 8. 
 8.9 Failure to Provide Insurance. Intentionally deleted.

 9. Damage or Destruction. 
 9.1 Definitions. 
 (a) “Premises Partial Damage” shall mean
damage or destruction to the improvements on the Premises, other than Lessee Owned Alterations and Utility Installations, which can reasonably be repaired in 6 months or less from the date of the damage or destruction, and the cost thereof does not
exceed a sum equal to 12 month’s Base Rent. Lessor shall notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total. 

(b) “Premises Total Destruction” shall mean damage or destruction to the improvements on the Premises, other than Lessee
Owned Alterations and Utility Installations and Trade Fixtures, which cannot reasonably be repaired in 6 months or less from the date of the damage or destruction and/or the cost thereof exceeds a sum equal to 12 month’s Base Rent. Lessor shall
notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total. 
 (c) “Insured Loss” shall mean damage or destruction to improvements on the Premises, other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which was caused by
an event required to be covered by the insurance described in Paragraph 8.3(a), irrespective of any deductible amounts or coverage limits involved. 
 (d) “Replacement Cost” shall mean the cost to repair or rebuild the improvements owned by Lessor at the time of the occurrence to their condition existing immediately prior thereto,
including demolition, debris removal and upgrading required by the operation of Applicable Requirements, and without deduction for depreciation. 
 (e) “Hazardous Substance Condition” shall mean the occurrence or discovery of a condition involving the presence of, or a contamination by, a Hazardous Substance, in, on, or under the
Premises which requires restoration. 
 9.2 Partial Damage - Insured Loss. If a Premises Partial Damage that is an
Insured Loss occurs, then Lessor shall, at Lessor’s expense, repair such damage (but not Lessee’s Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably possible and this Lease shall continue in full
force and effect. Notwithstanding the foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such repair, the Insuring Party shall promptly contribute the shortage in proceeds as and when
required to complete said repairs. 
 9.3 Partial Damage - Uninsured Loss. If a Premises Partial Damage that is not an
Insured Loss occurs, Lessor may either: (i) repair such damage as soon as reasonably possible at Lessor’s expense (subject to reimbursement pursuant to Paragraph 4.2), in which event this Lease shall continue in full force and effect, or
(ii) terminate this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of knowledge of the occurrence of such damage. Such termination shall be effective 60 days following the date of such notice. In the event
Lessor elects to terminate this Lease, Lessee shall have the right within 10 days after receipt of the termination notice to give written notice to Lessor of Lessee’s commitment to pay for the repair of such damage without reimbursement from
Lessor. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days after making such commitment. In such event this Lease shall continue in full force and effect, and Lessor shall proceed to make such repairs as
soon as reasonably possible after the required funds are available. If Lessee does not make the required commitment, this Lease shall terminate as of the date specified in the termination notice. 

9.4 Total Destruction. Notwithstanding any other provision hereof, if a Premises Total Destruction occurs, this Lease shall
terminate, at Lessee’s option, 60 days following such Destruction. 
         9.5 Damage Near
End of Term. If at any time during the last 6 months of this Lease there is damage for which the cost to repair exceeds one month’s Base Rent, whether or not an Insured Loss, Lessor or Lessee may terminate this Lease effective 60 days
following the date of occurrence of such damage by giving a written termination notice to the other party within 30 days after the date of occurrence of such damage. 
 9.6 Abatement of Rent; Lessee’s Remedies. 

                (a) Abatement. In the event of Premises Partial
Damage or Premises Total Destruction or a Hazardous Substance Condition for which Lessee is not responsible under this Lease, the Rent payable by Lessee for the period required for the repair, remediation or restoration of such damage shall be
abated in proportion to the degree to which Lessee’s use of the Premises is impaired. All other obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall have no liability for any such damage, destruction, remediation,
repair or restoration except as provided herein. 
 (b) Remedies. If Lessor is obligated to repair or restore the
Premises and does not commence, in a substantial and meaningful way, such repair or restoration within 30 days after such obligation shall accrue, Lessee may, at any time prior to the commencement of such repair or restoration, give written notice
to Lessor and to any Lenders of which Lessee has actual notice, of Lessee’s election to terminate this Lease on a date not less than 60 days following the giving of such notice. If Lessee gives such notice and such repair or restoration is not
commenced within 30 days thereafter, this Lease shall terminate as of the date specified in said notice. If the repair or restoration is commenced within such 30 days, this Lease shall continue in full force and effect. “Commence” shall
mean either the unconditional authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs. 

  

					
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REAL ESTATE ASSOCIATION	 	FORM MTN-16-04/14E

 9.7 Termination; Advance Payments. Upon termination of this Lease pursuant to
Paragraph 6.2(g) or Paragraph 9, an equitable adjustment shall be made concerning advance Base Rent and any other advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee’s Security Deposit as has
not been, or is not then required to be, used by Lessor. 
 10. Real Property Taxes. 

10.1 Definition. As used herein, the term “Real Property Taxes” shall include any form of assessment; real estate,
general, special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or estate taxes); improvement bond; and/or license fee imposed upon or levied against any legal or equitable interest of Lessor in the
Project, Lessor’s right to other income therefrom, and/or Lessor’s business of leasing, by any authority having the direct or indirect power to tax and where the funds are generated with reference to the Project address and where the
proceeds so generated are to be applied by the city, county or other local taxing authority of a jurisdiction within which the Project is located. The term “Real Property Taxes” shall also include any tax, fee, levy, assessment or charge,
or any increase therein: (i) imposed by reason of events occurring during the term of this Lease, including but not limited to, a change in the ownership of the Project, (ii) imposed by reason of a change in the improvements thereon,
and/or (iii) levied or assessed on machinery or equipment provided by Lessor to Lessee pursuant to this Lease. In calculating Real Property Taxes for any calendar year, the Real Property Taxes for any real estate tax year shall be included in
the calculation of Real Property Taxes for such calendar year based upon the number of days which such calendar year and tax year have in common. 
 10.2 Payment of Taxes. Except as otherwise provided in Paragraph 10.3, Lessor shall pay the Real Property Taxes applicable to the Project, and said payments shall be included in the calculation of
Common Area Operating Expenses in accordance with the provisions of Paragraph 4.2. 
 10.3 Additional Improvements.
Common Area Operating Expenses shall not include Real Property Taxes specified in the tax assessor’s records and work sheets as being caused by additional improvements placed upon the Project by other lessees or by Lessor for the exclusive
enjoyment of such other lessees. Notwithstanding Paragraph 10.2 hereof, Lessee shall, however, pay to Lessor at the time Common Area Operating Expenses are payable under Paragraph 4.2, the entirety of any increase in Real Property Taxes if assessed
solely by reason of Alterations, Trade Fixtures or Utility Installations placed upon the Premises by Lessee or at Lessee’s request or by reason of any alterations or improvements to the Premises made by Lessor subsequent to the execution of
this Lease by the Parties. 
 10.4 Joint Assessment. If the Building is not separately assessed, Real Property Taxes
allocated to the Building shall be an equitable proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be determined by Lessor from the respective valuations assigned in
the assessor’s work sheets or such other information as may be reasonably available. Lessor’s reasonable determination thereof, in good faith, shall be conclusive. 
 10.5 Personal Property Taxes. Lessee shall pay prior to delinquency all taxes assessed against and levied upon Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings,
equipment and all personal property of Lessee contained in the Premises. When possible, Lessee shall cause its Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings, equipment and all other personal property to be assessed
and billed separately from the real property of Lessor. If any of Lessee’s said property shall be assessed with Lessor’s real property, Lessee shall pay Lessor the taxes attributable to Lessee’s property within 10 days after receipt
of a written statement setting forth the taxes applicable to Lessee’s property. 
 11. Utilities and Services. Lessee shall pay for
all water, gas, heat, light, power, telephone, trash disposal and other utilities and services supplied to the Premises, together with any taxes thereon. Lessor represents that, to the extent available from the applicable utility providers, all
utilities supplied to the Premises will be by direct meter. Lessee agrees that Lessor shall have the right to delay such direct meter service for the utilities servicing the Premises until another tenant occupies all or a portion of the unoccupied
portion of the Building. In the event such direct metering is unavailable for one or more of the utilities, Lessor shall install, at its sole cost and expense, sub-meters to measure such utilities servicing the Premises. Notwithstanding the
provisions of Paragraph 4.2, if one or more utilities are not separately metered for the Premises (and Lessor is unable to sub-meter such utilities) at the time the Building is occupied by one or more tenants other than Lessee, and Lessor at any
time reasonably determines in good faith that Lessee is using a disproportionate amount of such commonly metered utilities, then Lessee shall pay to Lessee, within 30 days after receipt of written notice from Lessor, the amount equal to the amount
reasonably allocated by Lessor to the Premises for such increased costs. Lessor shall furnish reasonable evidence of such disproportionate usage simultaneously with such written notice. In the event of any interruption of utilities or services to
the Premises for more than five (5) consecutive days that is caused by the negligence or willful misconduct of Lessor or Lessor’s agents, employees, or contractors, and such interruption unreasonably interferes with Lessee’s use of
the Premises, Lessee’s rent obligations shall be abated until such time as such utilities or services are restored. 
 12. Assignment
and Subletting. 
 12.1 Lessor’s Consent Required. 

(a) Except as otherwise set forth in Paragraph 55, Lessee shall not voluntarily or by operation of law assign, transfer, mortgage or
encumber (collectively, “assign or assignment”) or sublet all or any part of Lessee’s interest in this Lease or in the Premises without Lessor’s prior written consent, which shall not be unreasonably withheld, conditioned,
or delayed. 
 (b) Unless Lessee is a corporation and its stock is publicly traded on a national stock exchange, and except as
otherwise set forth in Paragraph 55, a change in the control of Lessee shall constitute an assignment requiring consent. The transfer, on a cumulative basis, of 50% or more of the voting control of Lessee shall constitute a change in control for
this purpose. 

  

					
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 (c) Intentionally deleted. 

(d) An assignment or subletting without consent (where such consent was required) shall, at Lessor’s option, be a Default curable
after notice per Paragraph 13.1(c), or a noncurable Breach without the necessity of any notice and grace period. If Lessor elects to treat such unapproved assignment or subletting as a noncurable Breach, Lessor may terminate this Lease as set forth
in Article 13. 
 (e) Intentionally deleted 
 (f) Lessor may reasonably withhold consent to a proposed assignment or subletting if Lessee is in Default at the time consent is requested. 

(g) Notwithstanding the foregoing, allowing a de minimis portion of the Premises, ie. 20 square feet or less, to be used by a third party
vendor in connection with the installation of a vending machine or payphone shall not constitute a subletting. 
 12.2 Terms
and Conditions Applicable to Assignment and Subletting. 
 (a) Regardless of Lessor’s consent, no assignment or
subletting shall: (i) be effective without the express written assumption by such assignee or sublessee of the obligations of Lessee under this Lease, (ii) release Lessee of any obligations hereunder, or (iii) alter the primary
liability of Lessee for the payment of Rent or for the performance of any other obligations to be performed by Lessee. 
 (b)
Lessor may accept Rent or performance of Lessee’s obligations from any person other than Lessee pending approval or disapproval of an assignment. Neither a delay in the approval or disapproval of such assignment nor the acceptance of Rent or
performance shall constitute a waiver or estoppel of Lessor’s right to exercise its remedies for Lessee’s Default or Breach. 
 (c) Lessor’s consent to any assignment or subletting shall not constitute consent to any subsequent assignment or subletting. 
 (d) In the event of any Default or Breach by Lessee, Lessor may proceed directly against Lessee, any Guarantors or anyone else responsible for the performance of Lessee’s obligations under this
Lease, including any assignee or sublessee, without first exhausting Lessor’s remedies against any other person or entity responsible therefore to Lessor, or any security held by Lessor. 

(e) Each request for consent to an assignment or subletting shall be in writing, accompanied by information relevant to Lessor’s
determination as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the intended use and/or required modification of the Premises, if any, together with a fee of
$500 as consideration for Lessor’s considering and processing said request. Lessee agrees to provide Lessor with such other or additional information and/or documentation as may be reasonably requested. (See also Paragraph 36) 

(f) Any assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment, entering into such sublease, or
entering into possession of the Premises or any portion thereof, be deemed to have assumed and agreed to conform and comply with each and every term, covenant, condition and obligation herein to be observed or performed by Lessee during the term of
said assignment or sublease, other than such obligations as are contrary to or inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented to in writing. 

12.3 Additional Terms and Conditions Applicable to Subletting. The following terms and conditions shall apply to any subletting by
Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein: 
 (a) Lessee hereby assigns and transfers to Lessor all of Lessee’s interest in all Rent payable on any sublease, and Lessor may collect such Rent and apply same toward Lessee’s obligations under
this Lease; provided, however, that until a Breach shall occur in the performance of Lessee’s obligations, Lessee may collect said Rent. In the event that the amount collected by Lessor exceeds Lessee’s then outstanding obligations any
such excess shall be refunded to Lessee. Lessor shall not, by reason of the foregoing or any assignment of such sublease, nor by reason of the collection of Rent, be deemed liable to the sublessee for any failure of Lessee to perform and comply with
any of Lessee’s obligations to such sublessee. Lessee hereby irrevocably authorizes and directs any such sublessee, upon receipt of a written notice from Lessor stating that a Breach exists in the performance of Lessee’s obligations under
this Lease, to pay to Lessor all Rent due and to become due under the sublease. Sublessee shall rely upon any such notice from Lessor and shall pay all Rents to Lessor without any obligation or right to inquire as to whether such Breach exists,
notwithstanding any claim from Lessee to the contrary. 
 (b) In the event of a Breach by Lessee, Lessor may, at its option,
require sublessee to attorn to Lessor, in which event Lessor shall undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of such sublease; provided, however, Lessor shall not be
liable for any prepaid rents or security deposit paid by such sublessee to such sublessor or for any prior Defaults or Breaches of such sublessor. 
 (c) Any matter requiring the consent of the sublessor under a sublease shall also require the consent of Lessor. 
 (d) No sublessee shall further assign or sublet all or any part of the Premises without Lessor’s prior written consent. 
 (e) Lessor shall deliver a copy of any notice of Default or Breach by Lessee to the sublessee, who shall have the right to cure the Default of Lessee within the grace period, if any, specified in such
notice. The sublessee shall have a right of reimbursement and offset from and against Lessee for any such Defaults cured by the sublessee. 

13. Default; Breach; Remedies. 
 13.1 Default; Breach. A “Default” is defined as a failure by the Lessee to comply with or perform any of the terms, covenants,

  

					
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conditions or Rules and Regulations under this Lease. A “Breach” is defined as the occurrence of one or more of the following Defaults, and the failure of Lessee to cure such
Default within any applicable grace period: 
 (a) The abandonment of the Premises, or the vacating of the Premises without
providing a commercially reasonable level of security, or where the coverage of the property insurance described in Paragraph 8.3 is jeopardized as a result thereof, or without providing reasonable assurances to minimize potential vandalism.

 (b) The failure of Lessee to make any payment of Rent or any Security Deposit required to be made by Lessee hereunder,
whether to Lessor or to a third party, when due, to provide reasonable evidence of insurance or surety bond, or to fulfill any obligation under this Lease which endangers or threatens life or property, where such failure continues for a period of 5
business days following written notice to Lessee. THE ACCEPTANCE BY LESSOR OF A PARTIAL PAYMENT OF RENT OR SECURITY DEPOSIT SHALL NOT CONSTITUTE A WAIVER OF ANY OF LESSOR’S RIGHTS, INCLUDING LESSOR’S RIGHT TO RECOVER POSSESSION OF THE
PREMISES. 
 (c) The failure of Lessee to allow Lessor and/or its agents access to the Premises or the commission of waste, act
or acts constituting public or private nuisance, and/or an illegal activity on the Premises by Lessee, where such actions continue for a period of 3 business days following written notice to Lessee. 

(d) The failure by Lessee to provide (i) reasonable written evidence of compliance with Applicable Requirements,
(ii) intentionally deleted, (iii) the rescission of an unauthorized assignment or subletting, (iv) an Estoppel Certificate or financial statements, (v) a requested subordination, (vi) intentionally deleted, (vii) any
document requested under Paragraph 41, (viii) material data safety sheets (MSDS), or (ix) any other documentation or information which Lessor may reasonably require of Lessee under the terms of this Lease, where any such failure continues
for a period of 10 business days following written notice to Lessee. 
 (e) A Default by Lessee as to the terms, covenants,
conditions or provisions of this Lease, or of the rules adopted under Paragraph 2.9 hereof, other than those described in subparagraphs 13.1(a), (b), (c) or (d), above, where such Default continues for a period of 30 days after written notice;
provided, however, that if the nature of Lessee’s Default is such that more than 30 days are reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said 30 day period and thereafter
diligently prosecutes such cure to completion. 
 (f) The occurrence of any of the following events: (i) the making of any
general arrangement or assignment for the benefit of creditors; (ii) becoming a “debtor” as defined in 11 U.S.C. § 101 or any successor statute thereto (unless, in the case of a petition filed against Lessee, the same is
dismissed within 60 days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where possession is not restored to
Lessee within 60 days; or (iv) the attachment, execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure is not discharged within 60
days; provided, however, in the event that any provision of this subparagraph is contrary to any applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions. 

(g) The discovery that any financial statement of Lessee or of any Guarantor given to Lessor was materially false. 

13.2 Remedies. If Lessee fails to perform any of its affirmative duties or obligations, within 10 days after written notice (or in
case of an emergency, without notice), Lessor may, at its option, perform such duty or obligation on Lessee’s behalf, including but not limited to the obtaining of reasonably required bonds, insurance policies, or governmental licenses, permits
or approvals. Lessee shall pay to Lessor an amount equal to the costs and expenses incurred by Lessor in such performance upon receipt of an invoice therefor. In the event of a Breach, Lessor may, with or without further notice or demand, and
without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such Breach: 

                (a) Terminate Lessee’s right to possession of the
Premises by any lawful means, in which case this Lease shall terminate and Lessee shall immediately surrender possession to Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the unpaid Rent which had been earned at the
time of termination; (ii) the worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that the Lessee proves could have been
reasonably avoided; (iii) the worth at the time of award of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the Lessee proves could be reasonably avoided; and
(iv) any other amount necessary to compensate Lessor for all the detriment proximately caused by the Lessee’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result
therefrom, including but not limited to the cost of recovering possession of the Premises, expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys’ fees, and that portion of any leasing
commission paid by Lessor in connection with this Lease applicable to the unexpired term of this Lease. The worth at the time of award of the amount referred to in provision (iii) of the immediately preceding sentence shall be computed by
discounting such amount at the discount rate of the Federal Reserve Bank of the District within which the Premises are located at the time of award plus one percent. Efforts by Lessor to mitigate damages caused by Lessee’s Breach of this Lease
shall not waive Lessor’s right to recover any damages to which Lessor is otherwise entitled. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to recover in such proceeding
any unpaid Rent and damages as are recoverable therein, or Lessor may reserve the right to recover all or any part thereof in a separate suit. If a notice and grace period required under Paragraph 13.1 was not previously given, a notice to pay rent
or quit, or to perform or quit given to Lessee under the unlawful detainer statute shall also constitute the notice required by Paragraph 13.1. In such case, the applicable grace period required by Paragraph 13.1 and the unlawful detainer statute
shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two such grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies provided for in this Lease
and/or by said statute. 
 (b) Continue the Lease and Lessee’s right to possession and recover the Rent as it becomes due,
in which event Lessee may sublet or assign, subject only to reasonable limitations. Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Lessor’s interests, shall not constitute a termination of the
Lessee’s right to possession. 

  

					
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 (c) Pursue any other remedy now or hereafter available under the laws or judicial decisions
of the state wherein the Premises are located. The expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee from liability under any indemnity provisions of this Lease as to matters
occurring or accruing during the term hereof or by reason of Lessee’s occupancy of the Premises. 
 13.3 Inducement
Recapture. Intentionally deleted. 
 13.4 Late Charges. Lessee hereby acknowledges that late payment by Lessee of
Rent will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges, and late charges which may be
imposed upon Lessor by any Lender. Accordingly, if any Rent shall not be received by Lessor within 5 days after such amount shall be due, and such Rent is not paid within three (3) business days after written notice from Lessor following such
initial 5 day period, then Lessee shall immediately pay to Lessor a one-time late charge equal to 10% of each such overdue amount or $100, whichever is greater. The parties hereby agree that such late charge represents a fair and reasonable estimate
of the costs Lessor will incur by reason of such late payment. Acceptance of such late charge by Lessor shall in no event constitute a waiver of Lessee’s Default or Breach with respect to such overdue amount, nor prevent the exercise of any of
the other rights and remedies granted hereunder. Notwithstanding anything to the contrary contained herein, Lessee shall not be required to pay such late charge the first time in any 12-month period that Lessee fails to pay Rent went due.

 13.5 Interest. Any monetary payment due Lessor hereunder, other than late charges, not received by Lessor, when due
shall bear interest from the 31st day after it was due. The interest (“Interest”) charged shall be computed at the rate of 10% per annum but shall not exceed the maximum rate allowed by law. Interest is payable in addition to
the potential late charge provided for in Paragraph 13.4. 
 13.6 Breach by Lessor. 

(a) Notice of Breach. Lessor shall not be deemed in breach of this Lease unless Lessor fails to perform an obligation required to
be performed by Lessor within 30 days after receipt by Lessor of written notice specifying wherein such obligation of Lessor has not been performed (unless such failure materially and adversely interferes with Lessee’s use of the Premises, in
which case Lessor shall be required to cure such failure within a reasonable time under the circumstances); provided, however, that if the nature of Lessor’s obligation is such that more than 30 days are reasonably required for its performance,
then Lessor shall not be in breach if performance is commenced within such 30 day period and thereafter diligently pursued to completion. 
 (b) Performance by Lessee on Behalf of Lessor. In the event that neither Lessor nor Lender cures said breach within the periods set forth in Paragraph 13.6(a), or if having commenced said cure they
do not diligently pursue it to completion, then Lessee may elect to cure said breach at Lessee’s expense and offset from Rent the actual and reasonable cost to perform such cure, provided however, that such offset shall not exceed an amount
equal to the greater of one month’s Base Rent or the Security Deposit, reserving Lessee’s right to reimbursement from Lessor for any such expense in excess of such offset. Lessee shall document the cost of said cure and supply said
documentation to Lessor. 
 14. Condemnation. If the Premises or any portion thereof are taken under the power of eminent domain or sold
under the threat of the exercise of said power (collectively “Condemnation”), this Lease shall terminate as to the part taken as of the date the condemning authority takes title or possession, whichever first occurs. If more than
10% of the floor area of the Unit, or more than 25% of the parking spaces is taken by Condemnation, Lessee may, at Lessee’s option, to be exercised in writing within 10 days after Lessor shall have given Lessee written notice of such taking (or
in the absence of such notice, within 10 days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority takes such possession. If Lessee does not terminate this Lease in accordance with
the foregoing, this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in proportion to the reduction in utility of the Premises caused by such Condemnation.
Condemnation awards and/or payments shall be the property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold, the value of the part taken, or for severance damages; provided, however, that Lessee
shall be entitled to any compensation paid by the condemnor for Lessee’s relocation expenses, loss of business goodwill and/or Trade Fixtures, without regard to whether or not this Lease is terminated pursuant to the provisions of this
Paragraph. All Alterations and Utility Installations made to the Premises by Lessee, for purposes of Condemnation only, shall be considered the property of the Lessee and Lessee shall be entitled to any and all compensation which is payable
therefor. In the event that this Lease is not terminated by reason of the Condemnation, Lessor shall repair any damage to the Premises caused by such Condemnation. 
 15. Brokerage Fees. 
 15.1
Additional Commission. In addition to the payments owed pursuant to Paragraph 1.10 above, and unless Lessor and the Brokers otherwise agree in writing, Lessor agrees that: (a) if Lessee exercises any
Option, (b) if Lessee or anyone affiliated with Lessee acquires from Lessor any rights to the Premises or other premises owned by Lessor and located within the Project, (c) if Lessee remains in possession of the Premises, with the consent
of Lessor, after the expiration of this Lease, or (d) if Base Rent is increased, whether by agreement or operation of an escalation clause herein, then, Lessor shall pay Brokers a fee in
accordance with the fee schedule of the Brokers in effect at the time the Lease was executed. 
 15.2
Assumption of Obligations. Any buyer or transferee of Lessor’s interest in this Lease shall be deemed to have assumed Lessor’s obligation hereunder. Brokers shall be third party beneficiaries of the
provisions of Paragraphs 1.10, 15, 22 and 31. If Lessor fails to pay to Brokers any amounts due as and for brokerage fees pertaining to this Lease when due, then such amounts shall accrue Interest. In addition, if Lessor fails to pay any amounts to
Lessee’s Broker when due, Lessee’s Broker may send written notice to Lessor and Lessee of such failure and if Lessor fails to pay 

  

					
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such amounts within 10 days after said notice, Lessee shall pay said monies to its Broker and offset such amounts against Rent. In addition, Lessee’s Broker shall be deemed to be a
third party beneficiary of any commission agreement entered into by and/or between Lessor and Lessor’s Broker for the limited purpose of collecting any brokerage fee owed. 

15.3 Representations and Indemnities of Broker Relationships. Lessee and Lessor each represent and warrant to the other that it
has had no dealings with any person, firm, broker or finder (other than the Brokers, if any) in connection with this Lease, and that no one other than said named Brokers is entitled to any commission or finder’s fee in connection herewith.
Lessee and Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against liability for compensation or charges which may be claimed by any such unnamed broker, finder or other similar party by reason of any
dealings or actions of the indemnifying Party, including any costs, expenses, attorneys’ fees reasonably incurred with respect thereto. 

16. Estoppel Certificates. 
 (a) Each Party (as “Responding Party”) shall within 10 days after written notice from the other Party (the “Requesting Party”) execute, acknowledge and deliver to the
Requesting Party a statement in writing in form similar to the then most current “Estoppel Certificate” form published by the AIR Commercial Real Estate Association, plus such additional information, confirmation and/or statements
as may be reasonably requested by the Requesting Party. If Lessor desires to finance, refinance, or sell the Premises, or any part thereof, Lessee shall within 10 days after written notice from Lessor deliver to any potential lender or purchaser
designated by Lessor such financial statements as may be reasonably required by such lender or purchaser, including but not limited to Lessee’s financial statements for the past 3 years. All such financial statements shall be received by Lessor
and such lender or purchaser in confidence and shall be used only for the purposes herein set forth. 
 17. Definition of Lessor. The
term “Lessor” as used herein shall mean the owner or owners at the time in question of the fee title to the Premises, or, if this is a sublease, of the Lessee’s interest in the prior lease. In the event of a transfer of
Lessor’s title or interest in the Premises or this Lease, Lessor shall deliver to the transferee or assignee (in cash or by credit) any unused Security Deposit held by Lessor. Upon such transfer or assignment and delivery of the Security
Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with respect to the obligations and/or covenants under this Lease thereafter to be performed by the Lessor, provided successor assumes all obligations. Subject to the
foregoing, the obligations and/or covenants in this Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove defined. 
 18. Severability. The invalidity of any provision of this Lease, as determined by a court of competent jurisdiction, shall in no way affect the validity of any other provision hereof. 

19. Days. Unless otherwise specifically indicated to the contrary, the word “days” as used in this Lease shall mean and refer to
calendar days. 
 20. Limitation on Liability. The obligations of Lessor under this Lease shall not constitute personal obligations of
Lessor, or its partners, members, directors, officers or shareholders, and Lessee shall look to Lessor’s interest in the Project, and to no other assets of Lessor, for the satisfaction of any liability of Lessor with respect to this Lease, and
shall not seek recourse against Lessor’s partners, members, directors, officers or shareholders, or any of their personal assets for such satisfaction. 
 21. Time of Essence. Time is of the essence with respect to the performance of all obligations to be performed or observed by the Parties under this Lease. 

22. No Prior or Other Agreements. This Lease contains all agreements between the Parties with respect to any matter mentioned herein, and no other
prior or contemporaneous agreement or understanding shall be effective. 
 23. Notices. 

23.1 Notice Requirements. All notices required or permitted by this Lease or applicable law shall be in writing and may be
delivered in person (by hand or by courier) or may be sent by certified or registered mail or U.S. Postal Service Express Mail, with postage prepaid, or by overnight courier, facsimile or email, and shall be deemed sufficiently given if served in a
manner specified in this Paragraph 23. The addresses noted adjacent to a Party’s signature on this Lease shall be that Party’s address for delivery or mailing of notices. Either Party may by written notice to the other specify a different
address for notice. A copy of all notices to Lessor shall be concurrently transmitted to such party or parties at such addresses as Lessor may from time to time hereafter designate in writing. 

        23.2 Date of Notice. Any notice sent by registered or certified mail, return receipt requested,
shall be deemed given on the date of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon. Notices delivered by United States Express Mail or overnight courier that guarantees next day delivery shall be deemed
given 24 hours after delivery of the same to the Postal Service or courier. Notices transmitted by facsimile transmission or by email shall be deemed delivered upon confirmation of receipt (if by fax, a confirmation report from a fax machine is
sufficient), provided a copy is also delivered via overnight courier or mail, as permitted in Paragraph 23.1. If notice is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business day. 

24. Waivers. 
 (a) No
waiver by Lessor of the Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a waiver of any other term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same or of any other
term, covenant or condition hereof. Lessor’s consent to, or approval of, any act shall not be deemed to render unnecessary the obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as
the basis of an estoppel to enforce the provision or provisions of this Lease requiring such consent. 
 (b) The acceptance of
Rent by Lessor shall not be a waiver of any Default or Breach by Lessee. Any payment by Lessee may be accepted by Lessor on account of moneys or damages due Lessor, notwithstanding any qualifying statements or conditions made by Lessee in connection
therewith, which such statements and/or conditions shall be of no force or effect whatsoever unless specifically agreed to in writing by Lessor at or before the time of deposit of such payment. 

  

					
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 (c) THE PARTIES AGREE THAT THE TERMS OF THIS LEASE SHALL GOVERN WITH REGARD TO ALL MATTERS
RELATED THERETO AND HEREBY WAIVE THE PROVISIONS OF ANY PRESENT OR FUTURE STATUTE TO THE EXTENT THAT SUCH STATUTE IS INCONSISTENT WITH THIS LEASE. 
 25. Disclosures Regarding The Nature of a Real Estate Agency Relationship. Intentionally deleted. 
 26. No Right To Holdover. Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or termination of this Lease. In the event that Lessee holds over, then
the Base Rent shall be increased to 125% of the Base Rent applicable immediately preceding the expiration or termination for the first month and then increase to 150% of the Base Rent thereafter. Holdover Base Rent shall be calculated on monthly
basis. Nothing contained herein shall be construed as consent by Lessor to any holding over by Lessee. 
 27. Cumulative Remedies. No
remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies at law or in equity. 

28. Covenants and Conditions; Construction of Agreement. All provisions of this Lease to be observed or performed by Lessee are both covenants and
conditions. In construing this Lease, all headings and titles are for the convenience of the Parties only and shall not be considered a part of this Lease. Whenever required by the context, the singular shall include the plural and vice versa. This
Lease shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it. 
 29. Binding Effect; Choice of Law. This Lease shall be binding upon the parties, their personal representatives, successors and assigns and be governed by the laws of the State in which the
Premises are located. Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located. 
 30. Subordination; Attornment; Non-Disturbance. 
 30.1 Subordination.
This Lease and any Option granted hereby shall be subject and subordinate to any ground lease, mortgage, deed of trust, or other hypothecation or security device (collectively, “Security Device”), now or hereafter placed upon the
Premises, to any and all advances made on the security thereof, and to all renewals, modifications, and extensions thereof. Lessee agrees that the holders of any such Security Devices (in this Lease together referred to as “Lender”)
shall have no liability or obligation to perform any of the obligations of Lessor under this Lease. Any Lender may elect to have this Lease and/or any Option granted hereby superior to the lien of its Security Device by giving written notice thereof
to Lessee, whereupon this Lease and such Options shall be deemed prior to such Security Device, notwithstanding the relative dates of the documentation or recordation thereof. 
 30.2 Attornment. In the event that Lessor transfers title to the Premises, or the Premises are acquired by another upon the foreclosure or termination of a Security Device to which this Lease is
subordinated (i) Lessee shall, subject to the non-disturbance provisions of Paragraph 30.3, attorn to such new owner, and upon request, enter into a new lease, containing all of the terms and provisions of this Lease, with such new owner for
the remainder of the term hereof, or, at the election of the new owner, this Lease will automatically become a new lease between Lessee and such new owner, and (ii) Lessor shall thereafter be relieved of any further obligations hereunder and
such new owner shall assume all of Lessor’s obligations, except that such new owner shall not: (a) be liable for any act or omission of any prior lessor or with respect to events occurring prior to acquisition of ownership; (b) be
subject to any offsets or defenses which Lessee might have against any prior lessor, (c) be bound by prepayment of more than one month’s rent, or (d) be liable for the return of any security deposit paid to any prior lessor which was
not paid or credited to such new owner. 
 30.3 Non-Disturbance. With respect to Security Devices entered into by Lessor
after the execution of this Lease, Lessee’s subordination of this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a “Non-Disturbance Agreement”) from the Lender which Non-Disturbance
Agreement provides that Lessee’s possession of the Premises, and this Lease, including any options to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record owner of the Premises.
Further, within 60 days after the execution of this Lease, Lessor shall use its commercially reasonable efforts to obtain a Non-Disturbance Agreement from the holder of any pre-existing Security Device which is secured by the Premises. In the event
that Lessor is unable to provide the Non-Disturbance Agreement within said 60 days, then Lessee may, at Lessee’s option, directly contact Lender and attempt to negotiate for the execution and delivery of a Non-Disturbance Agreement. 

30.4 Self-Executing. The agreements contained in this Paragraph 30 shall be effective without the execution of any further
documents; provided, however, that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises, Lessee and Lessor shall execute such further writings as may be reasonably required to separately
document any subordination, attornment and/or Non-Disturbance Agreement provided for herein. 
 31. Attorneys’ Fees. If any Party or
Broker brings an action or proceeding involving the Premises whether founded in tort, contract or equity, or to declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal thereon, shall be
entitled to reasonable attorneys’ fees. Such fees may be awarded in the same suit or recovered in a separate suit, whether or not such action or proceeding is pursued to decision or judgment. The term, “Prevailing Party” shall
include, without limitation, a Party or Broker who substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment, or the abandonment by the other Party or Broker of its claim or
defense. The attorneys’ fees award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred. 
 32. Lessor’s Access; Showing Premises; Repairs. Lessor and Lessor’s agents shall have the right to enter the Premises at any time, in the case of an emergency, and otherwise at reasonable
times after not less than 24 hours prior notice for the purpose of showing the same to 

  

					
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REAL ESTATE ASSOCIATION	 	FORM MTN-16-04/14E

 
prospective purchasers, lenders, or tenants (during the last 9 months of the term only), and making such alterations, repairs, improvements or additions to the Premises as Lessor may deem
necessary or desirable and the erecting, using and maintaining of utilities, services, pipes and conduits through the Premises and/or other premises as long as there is no material adverse effect on Lessee’s use of the Premises. All such
activities shall be without abatement of rent or liability to Lessee. 
 33. Auctions. Lessee shall not conduct, nor permit to be
conducted, any auction upon the Premises without Lessor’s prior written consent. Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to permit an auction. 

34. Signs. Lessor may place on the Premises ordinary “For Sale” signs at any time and ordinary “For Lease” signs during the
last 6 months of the term hereof. Except for ordinary “For Sublease” signs which may be placed only on the Premises, Lessee shall not place any sign upon the Project without Lessor’s prior written consent, which shall not be
unreasonably withheld, conditioned, or delayed. All signs must comply with all Applicable Requirements. Notwithstanding the foregoing, subject to Lessor’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed,
Lessee shall have the right to place signs with company name and address on and around the Project’s driveways and trucking vestibules to provide guidance and direction to freight transportation providers. 

35. Termination; Merger. Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of this Lease by Lessee, the
mutual termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises; provided, however, that Lessor may elect to continue any one or all
existing subtenancies. Lessor’s failure within 10 days following any such event to elect to the contrary by written notice to the holder of any such lesser interest, shall constitute Lessor’s election to have such event constitute the
termination of such interest. 
 36. Consents. Except as otherwise provided herein, wherever in this Lease the consent of a Party is
required to an act by or for the other Party, such consent shall not be unreasonably withheld or delayed. Lessor’s consent to any act, assignment or subletting shall not constitute an acknowledgment that no Default or Breach by Lessee of this
Lease exists, nor shall such consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated in writing by Lessor at the time of such consent. The failure to specify herein any particular condition
to Lessor’s consent shall not preclude the imposition by Lessor at the time of consent of such further or other conditions as are then reasonable with reference to the particular matter for which consent is being given. In the event that either
Party disagrees with any determination made by the other hereunder and reasonably requests the reasons for such determination, the determining party shall furnish its reasons in writing and in reasonable detail within 10 business days following such
request. 
 37. Guarantor. 
 37.1 Execution. The Guarantors, if any, shall each execute a guaranty in the form most recently published by the AIR Commercial Real Estate
Association. 
 37.2 Default. It shall constitute a Default of the Lessee if any Guarantor
fails or refuses, upon request to provide: (a) evidence of the execution of the guaranty, including the authority of the party signing on Guarantor’s behalf to obligate Guarantor, and in the case of a corporate Guarantor, a certified copy
of a resolution of its board of directors authorizing the making of such guaranty, (b) current financial statements, (c) an Estoppel Certificate, or (d) written confirmation that the guaranty is still in effect. 

38. Quiet Possession. Subject to payment by Lessee of the Rent and performance of all of the covenants, conditions and provisions on Lessee’s
part to be observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of the Premises during the term hereof. 
 39. Options. See Paragraph 51. If Lessee is granted any option, as defined below, then the following provisions shall apply. 

39.1 Definition. “Option” shall mean: (a) the right to extend or reduce the term of or renew this Lease or
to extend or reduce the term of or renew any lease that Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the Premises or other property of Lessor; (c) the right to purchase, the right of
first offer to purchase or the right of first refusal to purchase the Premises or other property of Lessor. 
 39.2 Options
Personal To Original Lessee. Intentionally deleted. 
 39.3 Multiple Options. In the event that Lessee has any
multiple Options to extend or renew this Lease, a later Option cannot be exercised unless the prior Options have been validly exercised. 
 39.4 Effect of Default on Options. 
 (a) Lessee shall have no right to
exercise an Option: (i) during the period commencing with the giving of any notice of Default and continuing until said Default is cured, (ii) during the period of time any Rent is unpaid (without regard to whether notice thereof is given
Lessee), or (iii) during the time Lessee is in Breach of this Lease. 
 
 (b) The period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee’s inability to exercise an Option because of the provisions of Paragraph 39.4(a).

                 (c) An Option shall terminate and be of no
further force or effect, notwithstanding Lessee’s due and timely exercise of the Option, if, after such exercise and prior to the commencement of the extended term or completion of the purchase, (i) Lessee fails to pay Rent for a period of
30 days after such Rent becomes due (without any necessity of Lessor to give notice thereof),or (ii) if Lessee commits a Breach of this Lease. 
 40. Security Measures. Lessee hereby acknowledges that the Rent payable to Lessor hereunder does not include the cost of guard service or other security measures, and that Lessor shall have no
obligation whatsoever to provide same. Lessee assumes all responsibility for the protection of the Premises, Lessee, its agents and invitees and their property from the acts of third parties. 
 41. Reservations. Lessor reserves the right: (i) to grant, without the consent or joinder of Lessee, such easements, rights and dedications that

  

					
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REAL ESTATE ASSOCIATION	 	FORM MTN-16-04/14E

 
Lessor deems necessary, (ii) to cause the recordation of parcel maps and restrictions, and (iii) to create and/or install new utility raceways, so long as such easements, rights,
dedications, maps, restrictions, and utility raceways do not unreasonably interfere with the use of the Premises by Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to effectuate such rights. 

42. Performance Under Protest. If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to the other under
the provisions hereof, the Party against whom the obligation to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be regarded as a voluntary payment and there shall survive the right
on the part of said Party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part thereof, said Party shall be entitled to recover such sum or so
much thereof as it was not legally required to pay. A Party who does not initiate suit for the recovery of sums paid “under protest” within 6 months shall be deemed to have waived its right to protest such payment. 

43. Authority; Multiple Parties; Execution. 
 (a) If either Party hereto is a corporation, trust, limited liability company, partnership, or similar entity, each individual executing this Lease on behalf of such entity represents and warrants that he
or she is duly authorized to execute and deliver this Lease on its behalf. Each Party shall, within 30 days after request, deliver to the other Party satisfactory evidence of such authority. 

(b) If this Lease is executed by more than one person or entity as “Lessee”, each such person or entity shall be jointly and
severally liable hereunder. It is agreed that any one of the named Lessees shall be empowered to execute any amendment to this Lease, or other document ancillary thereto and bind all of the named Lessees, and Lessor may rely on the same as if all of
the named Lessees had executed such document. 
 (c) This Lease may be executed by the Parties in counterparts, each of which
shall be deemed an original and all of which together shall constitute one and the same instrument. 
 44. Conflict. Any conflict between
the printed provisions of this Lease and the typewritten or handwritten provisions shall be controlled by the typewritten or handwritten provisions. 
 45. Offer. Preparation of this Lease by either party or their agent and submission of same to the other Party shall not be deemed an offer to lease to the other Party. This Lease is not intended to
be binding until executed and delivered by all Parties hereto. 
 46. Amendments. This Lease may be modified only in writing, signed by
the Parties in interest at the time of the modification. As long as they do not materially change Lessee’s obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications to this Lease as may be reasonably required by a
Lender in connection with the obtaining of normal financing or refinancing of the Premises. 
 47. Waiver of Jury Trial. THE PARTIES
HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO TRIAL BY JURY IN ANY ACTION OR PROCEEDING INVOLVING THE PROPERTY OR ARISING OUT OF THIS AGREEMENT. 

48. Arbitration of Disputes. An Addendum requiring the Arbitration of all disputes between the Parties and/or Brokers arising out of this Lease  ̈ is x is not attached to this Lease. 
 49.
Accessibility; Americans with Disabilities Act. 
 (a) The Premises: x
have not undergone an inspection by a Certified Access Specialist (CASp).  ̈ have undergone an inspection by a Certified Access Specialist (CASp) and it was determined that the Premises met all
applicable construction-related accessibility standards pursuant to California Civil Code §55.51 et seq.  ̈ have undergone an inspection by a Certified Access Specialist (CASp) and it was
determined that the Premises did not meet all applicable construction-related accessibility standards pursuant to California Civil Code §55.51 et seq. 
 (b) Since compliance with the Americans with Disabilities Act (ADA) is dependent upon Lessee’s specific use of the Premises, Lessor makes no warranty or representation as to whether or not
the Premises comply with ADA or any similar legislation. In the event that Lessee’s specific and unique use of the Premises requires modifications or additions to the Premises in order to be in ADA compliance, Lessee agrees to make any
such necessary modifications and/or additions at Lessee’s expense. 
 LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND
EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE
AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. 
 ATTENTION: NO REPRESENTATION OR
RECOMMENDATION IS MADE BY THE AIR COMMERCIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO: 

1. SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. 
 2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE
ZONING OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE PREMISES FOR LESSEE’S INTENDED USE. 

WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS
OF THE STATE IN WHICH THE PREMISES ARE LOCATED. 

  

					
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REAL ESTATE ASSOCIATION	 	FORM MTN-16-04/14E

 The parties hereto have executed this Lease at the place and on the dates specified above their respective
signatures. 
  

									
	Executed at:	 		 	Executed at:
	On:	 		 		 	On:	 	
			
	By LESSOR:	 		 	By LESSEE:
			
	JURUPA GATEWAY LLC	 		 	J.A. COSMETICS US, INC.
	By:	 	 Alere Property Group LLC, sole member
	 		 		 	
					
	By:	 	 /s/ Daniel L. Webb
	 		 	By:	 	 /s/ Tarang P. Amin

	Name Printed: Daniel L. Webb	 		 	Name Printed: Tarang P. Amin
	Title:	 	Vice President	 		 	Title:	 	Chairman and CEO

									
					
	By:	 		 		 	By:	 	
	Name Printed:	 		 	Name Printed:
	Title:	 		 		 	Title:	 	
	Address:	 	 ###
	 		 	Address:	 	 ###

					
	Telephone:	 	 ###
	 		 	Telephone:	 	 ###

	Facsimile:	 	 ###
	 		 	Facsimile:	 	(            )               
                                         
            
	Email:	 		 		 	Email:	 	
	Email:	 		 		 	Email:	 	
	Federal ID No.	 		 	Federal ID No.

  

					
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REAL ESTATE ASSOCIATION	 	FORM MTN-16-04/14E

									
	BROKER:	 		 		 	BROKER:	 	
			
	COLLIERS INTERNATIONAL	 		 	CUSHMAN & WAKEFIELD
	Attn:	 		 		 	Attn:	 	
	Title:	 		 		 	Title:	 	
	Address:	 		 		 	Address:	 	
					
	Telephone:	 	(                    )	 		 	Telephone:	 	(                    )
	Facsimile:	 	(                    )       
                                         
            	 		 	Facsimile:	 	(                    )       
                                         
            
	Email:	 		 		 	Email:	 	
	Federal ID No.	 		 	Federal ID No.
	Broker/Agent BRE License #:	 		 	Broker/Agent BRE License #:

 NOTICE: These forms are often modified to meet changing requirements of law and industry needs. Always
write or call to make sure you are utilizing the most current form: AIR Commercial Real Estate Association, 500 N Brand Blvd, Suite 900, Glendale, CA 91203. 
 Telephone No. (213) 687-8777. Fax No.: (213) 687-8616. 
 ©Copyright 1999 By AIR Commercial Real Estate Association. 

All rights reserved. No part of these works may be reproduced in any form without permission in writing. 

  

					
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REAL ESTATE ASSOCIATION	 	FORM MTN-16-04/14E

 RENT 
 ADJUSTMENT(S) 
 STANDARD LEASE ADDENDUM 

 

			
	Dated	  	December 9, 2015
		
	By and Between (Lessor)	  	 JURUPA GATEWAY LLC

		
	(Lessee)	  	 J.A. COSMETICS US, INC.

		
	Address of Premises:	  	 5685 Jurupa Street

		
		  	 Ontario, California

 Paragraph 50  
  

	A.	RENT ADJUSTMENTS: 

The monthly rent for each month of the adjustment period(s) specified below shall be increased using the method(s) indicated below:

 Fixed Rental Adjustment(s) (FRA) 
 The monthly Base Rent shall be increased equal to the following amounts on the dates during the periods set forth below: 

 

					
	PERIOD: On (Fill in FRA Adjustment Date(s)):	 	The New monthly Base Rent shall be:	 
		
	 3/1/16 — 5/31/16
	 	$	0.00	  
		
	 6/1/16 — 2/28/17
	 	$	88,257.22	  
	 3/1/17 — 2/28/18
	 	$	90,904.94	  
	 3/1/18 — 2/28/19
	 	$	93,632.08	  
	 3/1/19 — 2/29/20
	 	$	96,441.05	  
	 3/1/20 — 2/28/21
	 	$	99,334.28	  
	 3/1/21 — 5/31/21
	 	$	102,314.31	  

  

	B.	NOTICE: 

 Unless specified
otherwise herein, notice of any such adjustments, other than Fixed Rental Adjustments, shall be made as specified in paragraph 23 of the Lease. 
  

	C.	BROKER’S FEE: 

 The Brokers shall be paid a Brokerage Fee for each adjustment specified above in accordance with paragraph 15 of the Lease or if applicable, paragraph 9 of the Sublease. 

NOTICE: These forms are often modified to meet changing requirements of law and industry needs. Always write or call to make sure you
are utilizing the most current form: AIR Commercial Real Estate Association, 500 N Brand Blvd, Suite 900, Glendale, CA 91203. 

Telephone No. (213) 687-8777. Fax No.: (213) 687-8616. 

  

					
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REAL ESTATE ASSOCIATION	 	FORM MTN-16-04/14E

 OPTION(S) TO EXTEND 

STANDARD LEASE ADDENDUM 
  

			
	Dated	  	December 9, 2015
		
	By and Between (Lessor)	  	 JURUPA GATEWAY LLC

		
	By and Between (Lessee)	  	 J.A. COSMETICS US, INC.

		
	Address of Premises:	  	 5685 Jurupa Street

		
		  	 Ontario, California

 Paragraph 51 
  

	A.	OPTION(S) TO EXTEND: 

 Lessor hereby
grants to Lessee the option to extend the term of this Lease for two (2) additional sixty (60) month period(s) commencing when the prior term expires upon each and all of the following terms and conditions: 

(i) In order to exercise an option to extend, Lessee must give written notice of such election to Lessor and Lessor must receive the same
at least 9 but not more than 12 months prior to the date that the option period would commence, time being of the essence. If proper notification of the exercise of an option is not given and/or received, such option shall
automatically expire. Options (if there are more than one) may only be exercised consecutively. 
 (ii) The provisions of
paragraph 39, including those relating to Lessee’s Default set forth in paragraph 39.4 of this Lease, are conditions of this Option. 
 (iii) Except for the provisions of this Lease granting an option or options to extend the term, all of the terms and conditions of this Lease except where specifically modified by this option shall apply.

 (iv) Intentionally deleted. 
 (v) The monthly rent for each month of the option period shall be calculated as follows, using the method(s) indicated below: 
 Market Rental Value Adjustment(s) (MRV) 
 a. On (Fill in MRV Adjustment
Date(s)) the first day of each extension period the Base Rent shall be adjusted to the “Market Rental Value” of the property as follows: 
 1) Four months prior to each Market Rental Value Adjustment Date described above, the Parties shall attempt to agree upon what the new MRV will be on the adjustment date. If agreement cannot be reached,
within thirty days, then: 
 (a) Lessor and Lessee shall immediately appoint a mutually acceptable appraiser or broker to
establish the new MRV within the next 30 days. Any associated costs will be split equally between the Parties, or 
 (b) Both
Lessor and Lessee shall each immediately make a reasonable determination of the MRV and submit such determination, in writing, to arbitration in accordance with the following provisions: 

(i) Within 15 days thereafter, Lessor and Lessee shall each select an  ̈ appraiser or x broker (“Consultant” - check one) of their choice to act as an arbitrator. The two arbitrators so appointed shall immediately select a third mutually acceptable Consultant to act as a
third arbitrator. 
 (ii) The 3 arbitrators shall within 30 days of the appointment of the third arbitrator reach a decision as
to what the actual MRV for the Premises is, and whether Lessor’s or Lessee’s submitted MRV is the closest thereto. The decision of a majority of the arbitrators shall be binding on the Parties. The submitted MRV which is determined to be
the closest to the actual MRV shall thereafter be used by the Parties. 
 (iii) If either of the Parties fails to appoint an
arbitrator within the specified 15 days, the arbitrator timely appointed by one of them shall reach a decision on his or her own, and said decision shall be binding on the Parties. 

(iv) The entire cost of such arbitration shall be paid by the party whose submitted MRV is not selected, ie. the one that is NOT the
closest to the actual MRV. 
 
 2) When determining MRV,
the Lessor, Lessee and Consultants shall consider the terms of comparable market transactions which shall include, but no limited to, rent, rental adjustments, abated rent, lease term and financial condition of tenants. 

  

					
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REAL ESTATE ASSOCIATION	 	FORM OE-4-04/14E

 3) Notwithstanding the foregoing, the new Base Rent shall not be less than the rent
payable for the month immediately preceding the rent adjustment. 
 b. Upon the establishment of each New Market Rental
Value: 
 1) the new MRV will become the new “Base Rent” for the purpose of calculating any further Adjustments, and

 2) the first month of each Market Rental Value term shall become the new “Base Month” for the purpose of
calculating any further Adjustments. 
  

	B.	NOTICE: 

 Unless specified
otherwise herein, notice of any rental adjustments, other than Fixed Rental Adjustments, shall be made as specified in paragraph 23 of the Lease. 
  

	C.	BROKER’S FEE: 

 The Brokers shall be paid a Brokerage Fee for each adjustment specified above in accordance with paragraph 15 of the Lease or if applicable, paragraph 9 of the Sublease. 

NOTICE: These forms are often modified to meet changing requirements of law and industry needs. Always write or call to make sure you
are utilizing the most current form: AIR Commercial Real Estate Association, 500 N Brand Blvd, Suite 900, Glendale, CA 91203. 

Telephone No. (213) 687-8777. Fax No.: (213) 687-8616. 

  

					
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REAL ESTATE ASSOCIATION	 	FORM OE-4-04/14E

 ADDENDUM 

 

			
	Date:	  	December 9, 2015
		
	By and Between	  	 (Lessor): Jurupa Gateway LLC

(Lessee): J.A. Cosmetics US, Inc.

		
	Address of Premises:	  	5685 Jurupa Street, Ontario, California
		
	 52.    Early Occupancy
	  	Subject to Paragraphs 3.2 and 3.4, Lessee shall be permitted to enter the Premises at any time after mutual execution of this Lease (the “Early Possession
Date”) and continuing until the Commencement Date, with no obligation to pay Rent, for the purpose of installing furniture, fixtures, racking and equipment, and otherwise preparing the Premises for Lessee’s occupancy as long as (a)
Lessee’s activities do not materially interfere with any work being performed by Lessor and/or its contractors at the Building and are conducted in compliance with Applicable Requirements and (b) Lessee does not commence business operations at
the Premises prior to the Commencement Date. Lessor shall be responsible for all utility charges applicable to the Premises during any such period of early occupancy. For the avoidance of doubt, Lessee’s activities to stock the Premises with
finished goods in preparation for business operations shall not be deemed commencement of business operations during period of early occupancy.
		
	 53.    Lessee Allowance
	  	(a) Lessor shall provide a tenant improvement allowance to Lessee in the amount of $638,088 (the “Improvement Allowance”) to be used for general purpose
tenant improvements (excluding tenant improvements that are specific and/or unique to Lessee or its business operations) to the Premises to be performed by (and that are reasonably acceptable to) Lessor, including, without limitation, construction
of an employee break room, employee restrooms, a separate trucker entrance with a vestibule and restroom, and installation of additional dock levelers, upgraded lighting, air circulation fans, electrical wiring for fork lift chargers and distributed
electrical service from the main panel (the “Improvements”).
		
		  	(b) As soon as reasonably possible after execution of this Lease, Lessor and Lessee shall meet to discuss the nature and extent of all improvements that Lessee desires in the
Premises. On or before the date that is three (3) business days after such meeting, Lessor shall deliver to Lessee a space plan depicting the Improvements (the “Space Plans”). Lessee shall notify Lessor whether it approves of
the submitted Space Plans within three (3) business days after Lessor’s submission thereof. If Lessee disapproves of such Space Plans, then Lessee shall notify Lessor thereof specifying in reasonable detail the reasons for such disapproval, in
which case Lessor shall, within three (3) business days after such notice, revise such Space Plans in accordance with Lessee’s objections, to the extent such modifications are acceptable to Lessor, and submit the same to Lessee for its review
and approval. Lessee shall notify Lessor in writing whether it approves of the resubmitted Space Plans within one (1) business day after its receipt thereof. This process shall be repeated until the Space Plans have been finally approved by
Lessee.

  

			
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		  	(c) Lessor shall obtain all required approvals and permits for the Improvements, and thereafter Lessor shall cause its contractor to construct the Improvements substantially in
accordance with the final, approved Space Plans, all Applicable Requirements, and in a good and workmanlike manner. Lessor’s contract with its contractor for the Improvements and any material modifications to such contract shall be subject to
Lessee’s reasonable approval.
		
		  	(d) Within three (3) business days after the Improvements are substantially complete, Lessor and Lessee shall conduct a walk-through of the Premises and identify any
necessary touch-up work, repairs and minor completion items that are necessary for final completion of the Improvements (“punch-list”). Lessor shall cause its contractor to complete all punch-list items promptly after such
walk-through.
		
		  	(e) Lessee must pre-approve any construction costs exceeding the Improvement Allowance (“Excess Costs”). Lessee shall pay any pre-approved
Excess Costs to Lessor within ten (10) days after Lessor’s written request (which shall include reasonable evidence of the Excess Costs) and such Excess Costs shall be deemed additional Rent under the Lease.
		
		  	(f) Subject to Paragraph 53(h) below, it is understood that some or all of the Improvements may be constructed during Lessee’s occupancy of the Premises and after the
Commencement Date. Lessor and Lessee shall agree upon a timeline for construction, and a methodology of construction in an effort to minimize disruption to Lessee’s business operations at the Premises.
		
		  	(g) Except as otherwise provided herein, in no event shall the commencement or completion of the Improvements affect the Commencement Date. All Improvements shall be subject to
the terms and conditions of the Lease. Lessor shall pay for the costs of the Improvements, together with all engineer, architect and consultant fees and expenses (including plan preparation costs) and all permit and approval fees and expenses
incurred by Lessor in connection with the Improvements (collectively, the “Improvement Costs”), in an amount up to, but not exceeding the Improvement Allowance.
		
		  	(h) Notwithstanding anything to the contrary contained herein, Lessor shall Substantially Complete the Improvements on or before the date that is eight-five (85) days after
Lessor and Lessee have both executed this Lease and approved the Space Plans (the “Substantial Completion Date”); provided, however, if the performance of Lessor’s Work is delayed due to any Lessee Delays
(as defined below) or other force majeure events beyond the reasonable control of Lessor, the Substantial Completion Date shall be extended by the period(s) of such delays. If Lessor fails to Substantially Complete the Improvements on or before the
Substantial Completion Date (as such date may be extended due to delays described in the preceding sentence), the Base Rent abatement provided for the period from the Commencement Date through May 31, 2016 shall be extended by one (1) day
for each day after the Substantial Completion Date (as such date may be extended due to delays described in the preceding sentence) until the Improvements are Substantially Complete. For the purposes of this Lease, “Substantial
Completion” shall mean completion of the Improvements in accordance with the

  

			
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		  	Space Plans, subject to only minor punch list items that do not materially interfere with Lessee’s use of the Premises. For purposes of this Lease, “Lessee
Delays” shall mean any interruptions or delays in the progress of the installation of the Improvements which is the result of any act or omission of Lessee or any of its employees, agents or contractors, including any
modifications to the Space Plans requested by Lessee or any failure to approve the contract for the Improvements or any modifications thereto within three (3) business days after Lessor’s request. Lessee Delays shall also include the failure of
Lessee to execute this Lease on or before December 4, 2015, and the Substantial Completion Date shall be automatically extended by the number of days after December 4, 2015 on which this Lease is executed by Lessee.
		
		  	(i) Notwithstanding anything in this Lease to the contrary, if Lessee commences business operations at the Premises prior to the Commencement Date and fails to cease such
business operations within three (3) business days after written notice from Lessor, then Lessee shall not be entitled to any additional abatement of Base Rent pursuant to Paragraph 53(h) if Lessor fails to complete the Improvements by the
Substantial Completion Date, and Lessor’s sole obligation with respect to the timing of completion of the Improvements shall be to complete the Improvements as soon as reasonably possible after execution of this Lease.
		
	 54.    Operating Expenses
	  	Notwithstanding the terms of Paragraph 7.1(b) of the Lease, Lessor intends to procure and maintain the service contracts described in Paragraph 7.1(b) of the Lease, and Lessor
may perform other Lessee obligations under Paragraph 7.1(a) of the Lease as further outlined in Paragraph 7.1(c). Lessee shall pay Lessor for the costs incurred by Lessor in connection with Lessor’s performance of any of Lessee’s
obligations pursuant to Paragraph 7.1(c) of the Lease, together with all other Common Area Operating Expenses required to be paid by Lessee pursuant to the terms of the Lease (the “Operating Expenses”). Lessor shall list and
estimate the Operating Expenses required to be paid by Lessee for the Premises for each calendar year during the Term of this Lease and shall deliver such estimate (the “Operating Expense Estimate”) to Lessee on or before
November 1st of each year (the “Estimate Date”) for the following calendar year. The current Operating Expense Estimate (including costs for the service contracts) for 2016 for the Premises is $22,545.78 per month. Lessee
shall pay to Lessor, on the first day of each month during the Term of this Lease, commencing on the Commencement Date, the Operating Expenses set forth in the Operating Expense Estimate.
		
	 55.    Permitted Assignments
	  	Notwithstanding anything to the contrary in Paragraph 12 of the Lease, Lessor’s consent shall not be required for (a) an assignment or sublease of this Lease to any entity
(i) resulting from a merger or consolidation with Lessee, (ii) acquiring all or substantially all of the assets, stock or membership interests of Lessee, or (iii) controlling Lessee, controlled by Lessee or under common control with Lessee
(collectively, an “Affiliate”); or (b) a merger, a consolidation or the acquisition of Lessee by any entity. Lessee shall provide prior written notice to Lessor of any such assignment or sublease of this Lease and, if
applicable, the assumption by the assignee or subtenant of all of Lessee’s obligations hereunder, together with copies of all documents governing such assignment and assumption. In no event shall the original

  

			
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		  	Lessee (J.A. Cosmetics US, Inc.) be released from its obligations under this Lease in connection with an assignment or subletting of the Lease made in accordance with this
Paragraph 55.
		
	 56.    Consequential Damages
	  	Notwithstanding anything in this Lease to the contrary, Lessor hereby waives its right to recover consequential damages from Lessee.
		
	 57.    Declaration of California Assistance 
	  	Lessee represents that this transaction would not have been financially viable without the incentives provided by California Competes.
		
	 58.    Controlling Provisions
	  	In the event of any conflict or inconsistency between the terms of this Addendum and the Lease to which it is attached, the terms of this Addendum shall control, it being the
express intent of the parties that the terms of the Addendum shall be primary and controlling. Unless otherwise defined herein, capitalized terms used in this Addendum have the meanings ascribed thereto in the Lease.

  

			
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 Exhibit A 
 Site Plan / Premises 
  
 

 

  

			
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 ENERGY DISCLOSURE LEASE ADDENDUM 

(For California Only) 
  

			
	Date:	  	 December 9, 2015

		
	By and Between (Lessor)	  	 JURUPA GATEWAY LLC

		
	(Lessee)	  	 J.A. COSMETICS US, INC.

		
	Address of Premises:	  	 5685 Jurupa Street

		
		  	 Ontario, California

 PREFACE: 

AB 1103, which first went into effect on January 1, 2014, requires the disclosure of energy consumption information for leases involving certain
types and sizes of non-residential buildings. These new rules apply only where the lease in question is for the entire building. Buildings containing less than 5000 square feet are exempt as are buildings being utilized for certain uses. In this
regard it is the use specified in the certificate of occupancy or the equivalent of the current or previous tenant/occupant that is important. While the use classifications are defined under the statewide California Building Code, the local
municipality selects the use classification for a particular building when it issues the occupancy permit. Consequently, local interpretations and applications of the use classifications can vary. In the case of industrial buildings utilized for
manufacturing, assembly or fabrication activities (Group F), the exemption will clearly apply. However, warehouses, depots and distribution centers are likely to be classified as Group S and, therefore, subject to the regulations. The occupancy
permit documentation is the best means of determining whether AB 1103 applies. 
 Besides F and S there are a number of other use
classifications – some of which are exempt and some are not. We recommend that you familiarize yourself with the types of businesses that fall under each use classification since AB 1103 encompasses retail, office, institutional, hospitality
and other commercial uses as well. For your reference, the following use classifications that are NOT exempt: 
  

	 	i.	Assembly (A) (for example: restaurants, theaters, and lecture halls) 

  

	 	ii.	Business (B) 

  

	 	iii.	Education (E) 

  

	 	iv.	Institutional - Assisted Living (I-1, R-2) 

  

	 	v.	Institutional - Nonambulatory (I-2) 

  

	 	vi.	Mercantile (M) (ie. retail) 

  

	 	vii.	Residential - Transient (R-1) (for example, a hotel) 

  

	 	viii.	Storage (S) 

  

	 	ix.	Utility - Parking Garage (U) 

 Please see the
International Code Council website that lists the various use classifications with links to the types of businesses that are included in each classification. http://publicecodes.cyberregs.com/st/ca/st/b200v10/st_ca_st_b200v10_3_sec001.htm

  

	 	A.	ACKNOWLEGEMENTS: 

 To the extent waivable, Lessee
waives any obligation of Lessor to deliver to Lessee the energy consumption and benchmarking disclosure documents for the Premises pursuant to Public Resources Code Section 25402.10, and Lessee expressly waives any and all claims against
Lessor, its agents and representatives relating to such disclosures or otherwise in connection with the applicable requirements of Public Resources Code Section 25402.10. 

  

					
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REAL ESTATE ASSOCIATION	 	FORM MTN-16-04/14E

	 	B.	UTILITIES: 

 If any of the services or utilities
listed in paragraph 11 of the Lease are separately billed or metered to Lessee, then, to the extent required in order for Lessor to comply with Public Resources Code Section 25402.10, Lessee hereby authorizes the release by such utility service
providers to Lessor of any and all energy usage data and other information related to the disclosure requirements under Public Resources Code Section 25402.10 and shall promptly execute any authorizations, consents or other documentation
required by any such utility service provider for the release to Lessor of such information. In addition, Lessee shall promptly deliver to Lessor copies of any utility bills requested by Lessor to the extent required in order for Lessor to comply
with Public Resources Code Section 25402.10. 
  

			
	Tenant Name:	 	J.A. COSMETICS US, INC.

			
		
	By:	 	 /s/ Daniel L. Webb

 NOTICE: These forms are often modified to meet changing requirements of law and industry needs. Always
write or call to make sure you are utilizing the most current form: AIR Commercial Real Estate Association, 500 N Brand Blvd, Suite 900, Glendale, CA 91203. 
 Telephone No. (213) 687-8777. Fax No.: (213) 687-8616. 
 © Copyright 2014 By AIR Commercial Real Estate Association. 

All rights reserved. No part of these works may be reproduced in any form without permission in writing. 

  

					
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