Document:

Document

Exhibit 10.5

LEASE AGREEMENT
BETWEEN
BP PRUCENTER ACQUISITION LLC, a Delaware limited liability company
as Landlord
AND
SEMRUSH INC., a Delaware Corporation
as Tenant
Prudential Center

RETAIL LEASE
BASIC LEASE INFORMATION
									
	Date:		Nov. 19, 2020
			
	Landlord:		BP Prucenter Acquisition LLC
			
	Tenant:		SEMRUSH Inc. 
			
	Building:		Prudential Center
			
	Premises:		Portion of 24th Floor

			
	Rentable Area 		7,234 square feet 
			
	Scheduled Delivery Date:		January 26, 2017
			
	Rent Commencement Date:		Earlier of (1) Commencement Date and (2) December 16, 2018
			
	Expiration Date:		Thirty-six months (36) from the Commencement Date
			
	Base Rent:		

									
	Rent Years	Rate PSF	Annual Rate
	1	$73.00	$528,082.00
	2	$74.83	$541,320.22
	3	$76.70	$554,847.80

									
	Security Deposit: 		$88,013.67 in form of Letter of Credit 
			
	Broker: 		NAI Hunneman
			
	Base Year:		2017
			
	Permitted Use of Premises:		General office purposes. 

									
	Tenant's Address for Notices:		From and after Commencement Date:
			
	Landlord's Address for Notice:
		c/o Boston Properties Limited Partnership
			
	Exhibits and Schedules:		Exhibit A: Floor Plan
Exhibit B: Building Rules

						
	TENANT	LANDLORD
		
	SEMRISH Inc.	BP PRUCENTER ACQUISITION LLC

PRUDENTIAL CENTER
PRUDENTIAL TOWER 
800 BOYLSTON STREET
BOSTON, MASSAHUSETTS
Lease Dated November 19, 2018
THIS INSTRUMENT IS AN INDENTURE OF LEASE in which the Landlord and the Tenant are the parties hereinafter named, and which relates to space in the building known as the Prudential Tower, Boston Massachusetts 02199.
The parties to this instrument hereby agree with each other as follows:
ARTICLE 1
Reference Data
1.1Subjects Referred To
Each reference in this Lease to any of the following subject shall be constructed to incorporate the data stated for that subject in this Article:
									
	Landlord:		BP PRUCENTER ACQUISITION LLC, a Delaware limited liability company
			
	Present Mailing Address of Landlord:		c/o Boston Properties Limited Partnership 
Prudential Center
800 Boylston Street, Suite 1900
Boston, Massachusetts 02199-8103
			
	Landlord's Construction Representative:		E.J.Winslow
			
	Tenant:		SEMRUSH Inc., a Delaware corporation
			
	Present Mailing Address of Tenant:		7 Neshaminy Interplex, Suite 301
Trevose, PA 19053-6980
			
	Tenant's Email Address for Information Regarding Billings and Statements:		invoice@semrush.com
			
	Tenant's Construction Representative:		Ainella Mussina
			
	Expiration Date:		
		The date which is thirty-six (36) full calendar months 
(plus the partial month, if any) immediately following the Commencement Date. 

			
	Term or Lease Term (sometimes called the “Original Lease Term”):		
The period beginning on the Commencement Date and ending on the Expiration Date, unless sooner terminated as hereinafter provided.
			

									
	Lease Year:		
		A period of twelve (12) consecutive calendar months, commencing on the first day of January in each year, except that the first Lease Year of the Lease Term hereof shall be the period commencing on the Commencement Date and ending on the succeeding December 31, and the last Lease Year of the Lease 
Term hereof shall be the period commencing on 
January 1 of the calendar year in which the Lease Term ends, and ending with the date on which the Lease Term ends. 

			
	Rent Year:		
		Any twelve (12) month period during the Term of the Lease commencing as of the Rent Commencement Date, or as of any anniversary of the Rent Commencement Date, except that if the Rent Commencement Date does not occur on the first day of a calendar month, then (i) the first Rent Year shall further include the partial calendar month in which the first anniversary of the Rent Commencement Date occurs, and (ii) the remaining Rent Years shall be the successive twelve-(12)-month periods following the end of such first Rent Year.   

			
	Commencement Date:		
		The date on which Landlord delivers the Premises to Tenant with the Landlord’s Work substantially complete.
			
	Rent Commencement Date:		
		The earlier of: (i) the Commencement Date, and (ii) December 16, 2018, except that if the Commencement Date has occurred and Tenant takes occupancy of the Premises or any portion thereof for any purpose (e.g., business operations, etc.) prior to December 16, 2018, then the Rent Commencement Date shall be the date on which such occupancy first occurs. 

			
	Premises:		
		A portion of the twenty-fourth (24th) floor of the Building, in accordance with the floor plan annexed hereto as Exhibit D and incorporated herein by reference, as further defined and limited in Section 2.1 hereof. 

															
	Rentable Floor Area of the Premises: 
		7,234 square feet. 

					
	Annual Fixed Rent:		
During the Term of this Lease, Annual Fixed Rent shall be payable by Tenant as follows:
			Rent Years	Rate PSF	Annual Rate
			1	$73.00	$528,082.00
			2	$74.83	$541,320.22
			3	$76.70	$554,847.80
	Tenant Electricity:		See Section 5.2
					
	Additional Rent:				
		All charges and other sums payable by Tenant as set forth in this Lease, in addition to Annual Fixed Rent.
					
	Total Rentable Floor Area of the Building:	 

	

1,226,539 square feet.

					
	Building:				
		For the purposes of this Lease, the Building shall mean the building commonly known as The 
Prudential Tower located in the Prudential Center (as hereinafter defined), as the same may be altered, expanded, reduced or otherwise changed by Landlord from time to time. 

					
	Prudential Center or Site:				
		For purposes of this Lease, the Prudential Center or Site shall mean the land described on Exhibit A and the buildings, garages, together with all common areas and other improvements thereon, commonly known as Prudential Center, as the same may be altered, expanded, reduced or otherwise changed from time to time.
					
	Permitted Use:				
		General office purposes.
					
	PruOwner:				
		Each owner of record or tenant under a ground lease, from time to time, of all or any portion of the Prudential Center.
					
	Broker:		NAI Hunneman
					
	Security Deposit:		$88,013.67 in the form of a Letter of Credit in accordance with Section 16.26 

Table of Articles and Sections
												
	ARTICLE I	1
			1.1 Reference Data 	1
				
			1.2 Table of Articles and Sections
	4

				
			1.3 Exhibits
	7

				
	ARTICLE II
	7

				
		Premises
	7

				
			2.1 Demise and Lease of Premises
	7

				
			2.2 Appurtenant Rights and Reservations
	8

				
	ARTICLE III
	9

				
		Lease Term
	9

				
			3.1 Term 9
	
				
	ARTICLE IV
	9

				
	

	Condition of Premises; Alterations	9

				
			4.1 Landlord’s Work
	9

				
			4.2  As-Is Condition
	10

				
	ARTICLE V
	10

				
	

	Annual Fixed Rent and Electricity	10

				
			5.1 Fixed Rent
	10

				
			5.2 Payment of Electricity Charges
	11

				
	ARTICLE VI
	11

				
	

	Taxes 11	
				
			6.1 Definitions
	11

				
			6.2 Tenant’s Share of Real Estate Taxes
	12

												
				
	ARTICLE VII
	13

				
	

	Landlord’s Repairs and Services and Tenant’s Escalation Payments	13

				
			7.1 Structural Repairs
	13

				
			7.2 Other Repairs to be Made by Landlord
	13

				
			7.3 Services to be Provided by Landlord
	14

				
			7.4 Operating Costs Defined
	14

				
			7.5 Tenant’s Escalation Payments
	16

				
			7.6 No Damage
	17

				
	ARTICLE VIII
	18

				
	

	Tenant’s Repairs	18

				
			8.1 Tenant’s Repairs and Maintenance
	18

				
	ARTICLE IX
	18

				
	

	Alterations
	18

				
			9.1 Landlord’s Approval
	18

				
			9.2 Conformity of Work
	19

				
			9.3 Performance of Work, Governmental Permits and Insurance
	20

				
			9.4 Liens
	20

				
			9.5 Nature of Alterations
	20

				
			9.6 Increases in Taxes
	21

				
	ARTICLE X
	21

				
	

	Parking 21	
				
			10.1 Parking Privileges
	21

				

												
			10.2 Parking Charges
	22

				
			10.3 Garage Operation
	22

				
			10.4 Limitations
	22

				
	ARTICLE XI
	23

				
	

	Certain Tenant Covenants	23

				
	ARTICLE XII
	26

				
	

	Assignment and Subletting	26

				
	

		12.1 Restrictions on Transfer	26

				
	

		12.2 Tenant’s Notice	26

				
	

		12.3 Landlord’s Termination Right	27

				
	

		12.4 Consent of Landlord	27

				
	

		12.5 Exceptions	29

				
	

		12.6 Profit on Subleasing or Assignment	30

				
	

		12.7 Additional Conditions	30

				
	ARTICLE XIII
	31

				
	

	Indemnity and Insurance	31

				
		

	13.1 Tenant’s Indemnity	31

				
		

	13.2 Tenant’s Risk	33

				
		

	13.3 Tenant’s Commercial General Liability Insurance	34

				
		

	13.4 Tenant’s Property Insurance	34

				
		

	13.5 Tenant’s Other Insurance	35

				
		

	13.6 Requirements for Tenant’s Insurance	35

				
		

	13.7 Additional Insureds	36

												
				
		

	13.8 Certificates of Insurance	36

				
		

	13.9 Subtenants and Other Occupants	37

				
		

	13.10 No Violation of Building Policies	37

				
		

	13.11 Tenant to Pay Premium Increases	37

				
		

	13.12 Landlord’s Insurance	37

				
		

	13.13 Waiver of Subrogation	38

				
		

	13.14 Tenant’s Work	38

				
	ARTICLE XIV
	39

				
		Fire, Casualty and Taking
	39

				
		

	14.1 Damage Resulting from Casualty	39

				
		

	14.2 Uninsured Casualty	40

				
		

	14.3 Rights of Termination for Taking	40

				
		

	14.4 Award	41

				
	ARTICLE XV
	42

				
		Default
	42
				
			15.1 Tenant’s Default	42

				
		

	15.2 Termination; Re-Entry	43

				
			15.3 Continued Liability; Re-Letting
	43

				
			15.4 Liquidated Damages
	45

				
			15.5 Waiver of Redemption
	45

				
			15.6 Landlord’s Default
	45

				
	ARTICLE XVI
	46

				

												
		Miscellaneous Provisions
	46

				
			16.1 Waiver
	46

				
			16.2 Cumulative Remedies
	46

				
			16.3 Quiet Enjoyment
	46

				
			16.4 Surrender
	47

				
			16.5 Brokerage
	47

				
			16.6 Invalidity of Particular Provisions
	48

				
			16.7 Provisions Binding, Etc
	48

				
			16.8 Recording; Confidentiality
	48

				
			16.9 Notices and Time for Action
	49

				
			16.10 When Lease Becomes Binding and Authority
	49

				
			16.11 Paragraph Headings
	50

				
			16.12 Rights of Mortgagee
	50

				
			16.13 Rights of Ground Lessor
	50

				
			16.14 Notice to Mortgagee and Ground Lessor
	51

				
			16.15 Assignment of Rents
	51

				
			16.16 Status Report and Financial Statements
	52

				
			16.17 Self-Help
	52

				
			16.18 Holding Over
	52

				
			16.19 Entry by Landlord
	53

				
			16.20 Tenant’s Payments
	53

				
			16.21 Late Payment
	54

				
			16.22 Counterparts
	54

												
				
			16.23 Entire Agreement
	54

				
			16.24 Landlord Liability
	55

				
			16.25 No Partnership
	55

				
			16.26 Letter of Credit
	55

				
			16.27 Signage
	56

				
			16.28 Governing Law
	57

				
			16.29 Waiver of Trial by Jury
	57

				
			16.30 Electronic Signatures
	57

1.3     Exhibits 
The following Exhibits attached hereto are a part of this Lease, are incorporated herein by reference, and are to be treated as a part of this Lease for all purposes. Undertakings contained in such Exhibits are agreements on the part of Landlord and Tenant, as the case may be, to perform the obligations stated therein to be performed by Landlord and Tenant, as and where stipulated therein. 
Exhibit A --  Legal Description of the Prudential Center 
Exhibit B -- Plan Depicting Configuration of Premises 
Exhibit C -- Landlord’s Services 
Exhibit D -- Floor Plan 
Exhibit E -- Form of Declaration Affixing the Commencement Date of Lease 
Exhibit F -- List of Mortgages 
Exhibit G -- Form of Letter of Credit 
Exhibit H -- Form of Certificate of Insurance 
ARTICLE II 
Premises 
2.1Demise and Lease of Premises 
Landlord hereby demises and leases to Tenant, and Tenant hereby hires and accepts from Landlord, the Premises in the Building, excluding exterior faces of exterior walls, the common stairways and stairwells, elevators and elevator walls, mechanical rooms, electric and telephone closets, janitor closets, and pipes, ducts, shafts, conduits, wires and appurtenant fixtures serving exclusively or in common other parts of the Building, and if the Premises includes less than the entire rentable area of any floor, excluding the common corridors, elevator lobbies and restrooms located on such floor. Tenant hereby agrees with Landlord that, upon the written request of Landlord made from time to time, but in no event less than thirty (30) days in advance, Tenant shall relocate from the Premises then demised to Tenant under this Lease (the “Original Premises”) to other premises (the “Relocated Premises”) within the Building or the buildings located at the Prudential Center known as 800 Boylston Street, 111 Huntington Avenue, 101 Huntington Avenue or 888 Boylston Street and upon such relocation the Relocated Premises shall become the premises demised under this Lease and wherever the term “Premises” is used herein the same thereafter shall mean and refer to the Relocated Premises. Landlord, at its sole cost and expense, shall perform the partitioning of the Relocated Premises and shall place the same into substantially equivalent condition to that in which the Original Premises were in prior to such relocation, and Landlord shall also reimburse Tenant for Tenant’s reasonable out-ofpocket moving expenses in so relocating to the Relocated Premises upon billing therefor from Tenant, which billing shall include reasonable evidence thereof in the form of paid invoices, receipts and the like. Tenant shall not be required to vacate the Original Premises and to relocate to the Relocated Premises until the Relocated Premises shall be substantially complete subject to punch list items and items of long lead time. Upon any such relocation the Tenant shall enter into an amendment to this Lease confirming such relocation, but the Tenant’s failure to enter into such amendment shall not affect in any manner the relocation of the Premises demised under this Lease from the Original Premises to the Relocated Premises.  
2.2Appurtenant Rights and Reservations 
Subject to Landlord’s or any other PruOwner’s right to change or alter any of the following in Landlord’s discretion as herein provided, Tenant shall have, as appurtenant to the Premises, the non-exclusive right to use in common with others, but not in a manner or extent that would materially interfere with the normal operation and use of the Building as a multi-tenant office building and subject to reasonable rules of general applicability to tenants of the Building from time to time made by Landlord or any other PruOwner of which Tenant is given notice: (a) the common lobbies, corridors, stairways, and elevators of the Building, and the pipes, ducts, shafts, conduits, wires and appurtenant meters and equipment serving the Premises in common with others, (b) the loading areas serving the Building and the common walkways and driveways necessary for access to the Building, (c) if the Premises include less than the entire rentable floor area of any floor, the common restrooms, 

corridors and elevator lobby of such floor and (d) the plazas and other common areas of the Prudential Center as Landlord or any other PruOwner makes the same available from time to time; and no other appurtenant rights and easements. Notwithstanding anything to the contrary herein, Landlord has no obligation to allow any particular telecommunication service provider to have access to the Building or to the Premises. If Landlord permits such access, Landlord may condition such access upon the payment to Landlord by the service provider of fees assessed by Landlord in its sole discretion. 
Landlord reserves for its benefit and the benefit of any other PruOwner the right from time to time, without unreasonable interference with Tenant’s use: (a) to install, use, maintain, repair, replace and relocate for service to the Premises and other parts of the Building, or either, pipes, ducts, conduits, wires and appurtenant fixtures, wherever located in the Premises or the Building, and (b) to alter or relocate any other common facility, provided that substitutions are substantially equivalent or better. Installations, replacements and relocations referred to in clause (a) above shall be located so far as practicable in the central core area of the Building, above ceiling surfaces, below floor surfaces or within perimeter walls of the Premises. Except in the case of emergencies or for normal cleaning and maintenance operations, Landlord agrees to use all reasonable efforts to give, or cause such PruOwner to give, Tenant reasonable advance notice of any of the foregoing activities which require work in the Premises. 
Landlord reserves and excepts for its benefit and the benefit of any other PruOwner all rights of ownership and use in all respects outside the Premises, including without limitation, the Building and all other structures and improvements and plazas and common areas in the Prudential Center, except that at all times during the Lease Term Tenant shall have a reasonable means of access from a public street to the Premises. Without limitation of the foregoing reservation of rights by Landlord, it is understood that in its sole discretion Landlord or any other PruOwner, as the case may be, shall have the right to change and rearrange the plazas and other common areas, to change, relocate and eliminate facilities therein, to erect new buildings thereon, to permit the use of or lease all or part thereof for exhibitions and displays and to sell, lease or dedicate all or part thereof to public use; and further that Landlord or any other PruOwner, as the case may be, shall have the right to make changes in, additions to and eliminations from the Building and other structures and improvements in the Prudential Center, the Premises excepted; provided however that Tenant, its employees, agents, clients, customers, and invitees shall at all times have reasonable access to the Building and Premises. Subject to (i) Tenant’s compliance with Landlord's reasonable security program for the Building, and (ii) temporary interruption resulting from fire, casualty, maintenance activity, the actions of governmental authorities and other conditions not reasonably within Landlord’s control, Tenant shall have access to the Premises 24 hours per day, 365 days per year, except that Landlord is not under any obligation to permit individuals without proper building identification and satisfaction of Building rules and regulations to enter the Building after 6:00 p.m. or on weekends or holidays. 
ARTICLE III 
Lease Term 
3.1Term 
The Term of this Lease shall be the period specified in Section 1.1 hereof as the “Lease Term,” unless sooner terminated as herein provided. 
In the case where the Premises are to be delivered in their AS-IS condition, the day on which the Premises are delivered by Landlord to Tenant shall be the date on which the Landlord delivers the Premises to Tenant free and clear of all other tenants and occupants. In the case where the Landlord is to perform work to the Premises as provided in Article IV, the Premises shall be considered delivered by the Landlord to the Tenant on the day when the Premises are deemed to be substantially complete, as defined in Article IV.  
As soon as may be convenient after the Commencement Date has been determined, Landlord and Tenant agree to join with each other in the execution, in the form of Exhibit E hereto, of a written Declaration Affixing the Commencement Date of Lease in which the Commencement Date and specified Lease Term shall be stated. If Tenant shall fail to execute such Declaration Affixing the Commencement Date of Lease, the Commencement Date and Lease Term shall be as reasonably determined by Landlord in accordance with the terms of this Lease.  

ARTICLE IV 
Condition of Premises; Alterations 
4.1Landlord’s Work 
Landlord shall deliver the Premises to Tenant in the configuration depicted in the plan attached hereto as Exhibit B (excluding work identified in Exhibit B to be performed by Tenant). Landlord shall perform the following work in the Premises at Landlord’s sole cost and expense (the “Landlord’s Work”): (i) re-paint the Premises; and (ii) re-carpet the Premises.  At the direction of Tenant, and at Tenant’s sole cost and expense, Landlord shall paint select locations of the Premises, as determined by Landlord, with “IdeaPaint.” Subject to obtaining the Landlord’s consent in accordance with Article IX, Tenant may, at Tenant’s sole cost and expense, perform the following additional work, to be performed by a contractor approved by Landlord (the “Tenant’s Work”): (i) install new doors; (ii) install additional lighting; (iii) install marker wallpaper; and (iv) install additional cabling.  Tenant’s Work shall be considered “alterations” for purposes of this Lease and shall be subject to the provisions of Article IX.  
Landlord shall use reasonable efforts to substantially complete the Landlord’s Work by December 16, 2018.  Landlord shall use reasonable efforts to notify Tenant, orally or in writing, of any circumstances of which Landlord is aware that have caused or may cause a delay in the substantial completion of the Landlord’s Work.  Notwithstanding anything to the contrary herein, Landlord’s Work shall become part of the Premises and shall become the property of Landlord and remain upon the Premises as a part thereof upon the expiration or earlier termination of the Lease Term. 
4.2As-Is Condition 
Except for Landlord’s Work, Tenant shall accept the Premises in their as-is condition without any obligation on Landlord’s part to perform any additions, alterations, improvements, demolition or other work therein or pertaining thereto.  Without limiting the generality of the foregoing, Tenant shall be responsible, at its sole cost and expense, for the installation of all of its furniture, tel-data wiring and security systems, and for all of its moving expenses. 
ARTICLE V 
Annual Fixed Rent and Electricity  
5.1Fixed Rent 
Tenant agrees to pay to Landlord, on the Rent Commencement Date, and thereafter monthly, in advance, on the first day of each and every calendar month during the Original Lease Term, a sum equal to one-twelfth (1/12th) of the Annual Fixed Rent specified in Section 1.1 hereof. Until notice of some other designation is given, fixed rent and all other charges for which provision is herein made shall be paid by remittance to or for the order of Boston Properties Limited Partnership, as agent of Landlord. All remittances received by BOSTON PROPERTIES LIMITED PARTNERSHIP, as agent as aforesaid, or by any subsequently designated recipient, shall be treated as a payment to Landlord.  
Annual Fixed Rent for any partial month shall be paid by Tenant to Landlord at such rate on a pro rata basis, and, if the Rent Commencement Date shall be other than the first day of a calendar month, the first payment of Annual Fixed Rent which Tenant shall make to Landlord shall be a payment equal to a proportionate part of such monthly Annual Fixed Rent for the partial month from the Rent Commencement Date to the first day of the succeeding calendar month. 
Additional Rent payable by Tenant on a monthly basis, as elsewhere provided in this Lease, likewise shall be prorated, and the first payment on account thereof shall be determined in similar fashion and shall commence on the Rent Commencement Date and other provisions of this Lease calling for monthly payments shall be read as incorporating this undertaking by Tenant. 
Notwithstanding that the payment of Annual Fixed Rent payable by Tenant to Landlord shall not commence until the Rent Commencement Date, Tenant shall be subject to, and shall comply with, all other provisions of 

this Lease as and at the times provided in this Lease. The Annual Fixed Rent and all other charges for which provision is made in this Lease shall be paid by Tenant to Landlord without setoff, deduction or abatement. 
5.2Payment of Electricity Charges 
The Premises shall be separately metered for electricity and Tenant shall use a meter assigned to Tenant in order to monitor electricity usage in the Premises.  Commencing as of the Rent Commencement Date, Tenant shall be responsible for the cost of all electricity consumed within the Premises and shall pay all such electricity charges directly to the supplier of the same. Tenant’s failure to make payment when due to the utility company shall be considered to be a failure in the payment of rent hereunder for which Landlord shall have all its rights and remedies under this Lease and at law and in equity.  
ARTICLE VI 
Taxes 
6.1Definitions 
With reference to the real estate taxes referred to in this Article VI, it is agreed that terms used herein are defined as follows: 
(a)“Tax Year” means the 12-month period beginning July 1 each year during the Lease Term or if the appropriate Governmental tax fiscal period shall begin on any date other than July 1, such other date. 
(b)“Landlord’s Tax Expenses Allocable to the Premises” means the same proportion of Landlord’s Tax Expenses as Rentable Floor Area of Tenant’s Premises bears to 95% of the Rentable Floor Area of the Building. 
(c)“Landlord’s Tax Expenses” with respect to any Tax Year means the aggregate “real estate taxes” (hereinafter defined) with respect to that Tax Year, reduced by any net abatement receipts with respect to that Tax Year. 
(d)“Real estate taxes” means all taxes and special assessments of every kind and nature and user fees and other like fees assessed by any governmental authority (including, but not limited to, any tax, assessment or charge resulting from the creation of a special improvement district) on, or allocable to the Building and reasonable expenses of and fees for any formal or informal proceedings for negotiation or abatement of taxes (collectively, “Abatement Expenses”), which Abatement Expenses shall be excluded from Base Taxes. The amount of special taxes or special assessments to be included shall be limited to the amount of the installment (plus any interest other than penalty interest payable thereon) of such special tax or special assessment required to be paid during the year in respect of which such taxes are being determined. There shall be excluded from such taxes all income, estate, succession, inheritance and transfer taxes; provided, however, that if at any time during the Lease Term the present system of ad valorem taxation of real property shall be changed so that in lieu of, or in addition to, the whole or any part of the ad valorem tax on real property, there shall be assessed on Landlord a capital levy or other tax on the gross rents received with respect to the Building, or a Federal, State, County, Municipal, or other local income, franchise, excise or similar tax, assessment, levy or charge (distinct from any now in effect in the jurisdiction in which the Prudential Center is located) measured by or based, in whole or in part, upon any such gross rents, then any and all of such taxes, assessments, levies or charges, to the extent so measured or based, shall be deemed to be included within the term “real estate taxes” but only to the extent that the same would be payable if the Building, were the only property of Landlord. To the extent that the Building is not separately assessed for real estate tax purposes, but is assessed as part of a larger parcel, then the Landlord shall make a reasonable allocation as to the amount of the real estate taxes that should be allocated to the Building for the purposes of determination of the Tenant’s share of increases in real estate taxes under this 

Lease. The Landlord’s allocation, if made in good faith, shall be final. For the purposes of this Lease, real estate taxes shall include any payment in lieu of taxes or any payments made under Chapter 121A of the Massachusetts General Laws or any similar law. 
(e)“Base Taxes” means Landlord’s Tax Expenses (hereinbefore defined) for fiscal tax year 2019 (that is the period beginning July 1, 2018 and ending June 30, 2019). 
(f)“Base Taxes Allocable to the Premises” means the same proportion of Base Taxes as the Rentable Floor Area of Tenant’s Premises bears to 95% of the Total Rentable Floor Area of the Building. 
(g)If during the Lease Term the Tax Year is changed by applicable law to less than a full 12-month period, the Base Taxes and Base Taxes Allocable to the Premises shall each be proportionately reduced. 
6.2Tenant’s Share of Real Estate Taxes 
If with respect to any full Tax Year or fraction of a Tax Year falling within the Lease Term Landlord’s Tax Expenses Allocable to the Premises for a full Tax Year exceed Base Taxes Allocable to the Premises or for any such fraction of a Tax Year exceed the corresponding fraction of Base Taxes Allocable to the Premises (such amount being hereinafter referred to as the “Tax Excess”), then Tenant shall pay to Landlord, as Additional Rent, the amount of such Tax Excess. Payments by Tenant on account of the Tax Excess shall be made monthly at the time and in the fashion herein provided for the payment of Annual Fixed Rent. The amount so to be paid to Landlord shall be an amount from time to time reasonably estimated by Landlord to be sufficient to provide Landlord, in the aggregate, a sum equal to the Tax Excess, at least ten (10) days before the day on which tax payments by Landlord would become delinquent. Not later than ninety (90) days after Landlord’s Tax Expenses Allocable to the Premises are determinable for the first such Tax Year or fraction thereof and for each succeeding Tax Year or fraction thereof during the Lease Term, Landlord shall render Tenant a statement in reasonable detail certified by a representative of Landlord showing for the preceding year or fraction thereof, as the case may be, real estate taxes allocated to the Building, abatements and refunds, if any, of any such taxes and assessments, expenditures incurred in seeking such abatement or refund, the amount of the Tax Excess, the amount thereof already paid by Tenant and the amount thereof overpaid by, or remaining due from, Tenant for the period covered by such statement. Within thirty (30) days after the receipt of such statement, Tenant shall pay any sum remaining due. Any balance shown as due to Tenant shall be credited against Annual Fixed Rent next due, or refunded to Tenant if the Lease Term has then expired and Tenant has no further obligation to Landlord. Expenditures for legal fees and for other expenses incurred in obtaining an abatement or refund may be charged against the abatement or refund before the adjustments are made for the Tax Year. Only Landlord shall have the right to institute tax reduction or other proceedings to reduce real estate taxes or the valuation of the Building.  
To the extent that real estate taxes shall be payable to the taxing authority in installments with respect to periods less than a Tax Year, the statement to be furnished by Landlord shall be rendered and payments made on account of such installments. 
ARTICLE VII  
Landlord’s Repairs and Services and Tenant’s Escalation Payments 
7.1Structural Repairs 
Except for (a) normal and reasonable wear and use and (b) damage caused by fire or casualty and by eminent domain, Landlord shall, throughout the Lease Term, subject to provisions for reimbursement by Tenant as contained in Section 7.5, keep and maintain, or cause to be kept and maintained, in good order, condition and repair the following portions of the Building: the structural portions of the roof, the exterior and load bearing walls, the foundation, the structural columns and floor slabs and other structural elements of the Building; provided however, that Tenant shall pay to Landlord, as Additional Rent, the cost of any and all such repairs 

which may be required as a result of repairs, alterations, or installations made by Tenant or any subtenant, assignee, licensee or concessionaire of Tenant or any agent, servant, employee or contractor of any of them or to the extent of any loss, destruction or damage caused by the omission or negligence of Tenant, any assignee or subtenant or any agent, servant, employee, customer, visitor or contractor of any of them.  
7.2Other Repairs to be Made by Landlord 
Except for (a) normal and reasonable wear and use and (b) damage caused by fire or casualty and by eminent domain, and except as otherwise provided in this Lease, and subject to provisions for reimbursement by Tenant as contained in Section 7.5, Landlord agrees to keep and maintain, or cause to be kept and maintained, in good order, condition and repair the common areas and facilities of the Building, including heating, ventilating, air conditioning, plumbing and other Building systems equipment servicing the Premises, except that Landlord shall in no event be responsible to Tenant for (a) the condition of glass in and about the Premises (other than for glass in exterior walls for which Landlord shall be responsible unless the damage thereto is attributable to Tenant’s negligence or misuse, in which event the responsibility therefor shall be Tenant’s), or (b) any condition in the Premises or the Building caused by any act or neglect of Tenant or any agent, employee, contractor, assignee, subtenant, licensee, concessionaire or invitee of Tenant. Without limitation, Landlord shall not be responsible to make any improvements or repairs to the Building or the Premises other than as expressly provided in Section 7.1 or in this Section 7.2, unless expressly otherwise provided in this Lease. 
7.3Services to be Provided by Landlord 
In addition, and except as otherwise provided in this Lease and subject to (i) provisions for reimbursement by Tenant as contained in Section 7.5 and in Exhibit C hereto and (ii) Tenant’s responsibilities in regard to electricity as provided in Section 5.2, Landlord agrees to furnish services, utilities, facilities and supplies as set forth in said Exhibit C equal in quality comparable to those customarily provided by landlords in high quality buildings in Boston. In addition, Landlord agrees to furnish, at Tenant’s expense, reasonable additional Building operation services which are usual and customary in similar Class A office buildings in Boston, Massachusetts, and such additional special services as may be mutually agreed upon by Landlord and Tenant, upon reasonable and equitable rates from time to time established by Landlord. Tenant agrees to pay to Landlord, as Additional Rent, the cost of any such additional Building services requested by Tenant and for the cost of any additions, alterations, improvements or other work performed by Landlord in the Premises at the request of Tenant within thirty (30) days after being billed therefor. 
7.4Operating Costs Defined 
“Operating Expenses Allocable to the Premises” means the same proportion of the Operating Expenses for the Building (as hereinafter defined) as Rentable Floor Area of the Premises bears to 95% of the Total Rentable Floor Area of the Building. “Base Operating Expenses” means Operating Expenses for the Building for calendar year 2018 (that is the period beginning January 1, 2018 and ending December 31, 2018). Base Operating Expenses shall not include (i) market-wide cost increases due to extraordinary circumstances, including but not limited to, Force Majeure (as defined in Section 14.1), boycotts, strikes, conservation surcharges, security concerns, embargoes or shortages and (ii) the cost of any “Permitted Capital Expenditures” (as defined hereinbelow in this Section 7.4). “Base Operating Expenses Allocable to the Premises” means the same proportion of Base Operating Expenses as the Rentable Floor Area of Tenant’s Premises bears to 95% of the Total Rentable Floor Area of the Building. “Operating Expenses for the Building” means the cost of operation of the Building and the Building’s share of the cost of operating other areas of the Prudential Center as more specifically provided below in Section 7.4, including those incurred in discharging the obligations under Sections 7.2 and 7.3; however there shall be excluded from the Operating Expenses for the Building the cost of operation of the Garage. In addition, such costs shall exclude payments of debt service and any other mortgage charges, brokerage commissions, real estate taxes (to the extent paid pursuant to Section 6.2 hereof), and costs of special services rendered to tenants (including Tenant) for which a separate charge is made, but shall include, without limitation: 

(a)compensation, wages and all fringe benefits, workmen’s compensation insurance premiums and payroll taxes paid to, for or with respect to all persons for their services in the operating, maintaining, managing, insuring or cleaning of the Building or the Prudential Center; 
(b)payments under service contracts with independent contractors for operating, maintaining or cleaning of the Building or the Prudential Center; 
(c)steam, water, sewer, gas, oil, electricity and telephone charges (excluding such utility charges separately chargeable to tenants for additional or separate services and electricity charges paid by Tenant in the manner set forth in Section 5.2) and costs of maintaining letters of credit or other security as may be required by utility companies as a condition of providing such services; 
(d)cost of maintenance, cleaning and repairs and replacements(other than repairs reimbursed from contractors under guarantees); 
(e)cost of snow removal and care of landscaping; 
(f)cost of building and cleaning supplies and equipment; 
(g)premiums for insurance carried with respect to the Building or Prudential Center (including, without limitation, liability insurance, insurance against loss in case of fire or casualty and of monthly installments of Annual Fixed Rent and any Additional Rent which may be due under this Lease and other leases of space in the Building for not more than twelve (12) months in the case of both Annual Fixed Rent and Additional Rent and, if there be any first mortgage on the Building, including such insurance as may be required by the holder of such first mortgage);  
(h)management fees at reasonable rates for self-managed buildings consistent with the type of occupancy and the services rendered;  
(i)the Building’s share (as reasonably determined by Landlord) of Operating Expenses for the Building (as herein defined in this Section 7.4) related to the operation of the open areas, public areas and amenities, plazas, common areas, facilities and other non-leasable areas of the Prudential Center and other mixed use common area maintenance costs incurred by Landlord or any other PruOwner and allocated to the Building and any shuttle buses and other like amenities, for use of tenants of the Building either alone or in common with tenants of other buildings in the Prudential Center; 
(j)depreciation for capital improvements made by Landlord during the Lease Term (x) to reduce Operating Expenses if Landlord reasonably shall have determined that the annual reduction in Operating Expenses shall exceed depreciation therefor or (y) to comply with Legal Requirements (the capital expenditures described in subsections (x) and (y) being hereinafter referred to as “Permitted Capital Expenditures”) plus, in the case of both (x) and (y), an interest factor, reasonably determined by Landlord, as being the interest rate then charged for long term mortgages by institutional lenders on like properties within the general locality in which the Building is located, and depreciation in the case of both (x) and (y) shall be determined by dividing the original cost of such capital expenditure by the number of years of useful life of the capital item acquired, which useful life shall be determined reasonably by Landlord in accordance with generally accepted accounting principles and practices in effect at the time of acquisition of the capital item; provided, however, if Landlord reasonably concludes on the basis of engineering estimates that a particular capital expenditure will effect savings in other Operating Expenses, including, without limitation, energy related costs, and that such projected savings will, on an annual basis (“Projected Annual Savings”), exceed the annual depreciation therefor, then and in such event the amount of depreciation for such capital expenditure shall be increased to an amount equal to the Projected Annual Savings; 

and in such circumstance, the increased depreciation (in the amount of the Projected Annual Savings) shall be made for such period of time as it would take to fully amortize the cost of the item in question, together with interest thereon at the interest rate as aforesaid in equal monthly payments, each in the amount of 1/12th of the Projected Annual Savings, with such payment to be applied first to interest and the balance to principal;  
(k)all costs of applying and reporting for the Building or any part thereof to seek or maintain certification under the U.S. EPA’s Energy Star® rating system, the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED) rating system or a similar system or standard; and 
(l)all other reasonable and necessary expenses paid in connection with the operating, cleaning and maintenance of the Building or the Prudential Center or said common areas and facilities and properly chargeable against income.  
Notwithstanding the foregoing, in determining the amount of Operating Expenses for the Building for any calendar year or portion thereof falling within the Lease Term, if less than ninety-five percent (95%) of the Total Rentable Floor Area of the Building shall have been occupied by tenants at any time during the period in question, then, at Landlord’s election, those components of Operating Expenses for the Building that vary based on occupancy for such period shall be adjusted to equal the amount such components of Operating Expenses for the Building would have been for such period had occupancy been ninety-five percent (95%) throughout such period. 
7.5Tenant’s Escalation Payments 
(A)If with respect to any calendar year falling within the Lease Term, or fraction of a calendar year falling within the Lease Term at the beginning or end thereof, the Operating Expenses Allocable to the Premises (as defined in Section 7.4) for a full calendar year exceed Base Operating Expenses Allocable to the Premises (as defined in Section 7.4) or for any such fraction of a calendar year exceed the corresponding fraction of Base Operating Expenses Allocable to the Premises (such amount being hereinafter referred to as the “Operating Cost Excess”), then Tenant shall pay to Landlord, as Additional Rent, on or before the thirtieth (30th) day following receipt by Tenant of the statement referred to below in this Section 7.5, the amount of such excess.  
(B)Payments by Tenant on account of the Operating Cost Excess shall be made monthly at the time and in the fashion herein provided for the payment of Annual Fixed Rent. The amount so to be paid to Landlord shall be an amount from time to time reasonably estimated by Landlord to be sufficient to cover, in the aggregate, a sum equal to the Operating Cost Excess for each calendar year during the Lease Term. 
(C)No later than one hundred twenty (120) days after the end of the first calendar year or fraction thereof ending December 31 and of each succeeding calendar year during the Lease Term or fraction thereof at the end of the Lease Term, Landlord shall render Tenant a statement in reasonable detail and according to usual accounting practices certified by a representative of Landlord, showing for the preceding calendar year or fraction thereof, as the case may be, the Operating Expenses for the Building and the Operating Expenses Allocable to the Premises. Said statement to be rendered to Tenant also shall show for the preceding year or fraction thereof, as the case may be, the amounts already paid by Tenant on account of Operating Cost Excess and the amount of Operating Cost Excess remaining due from, or overpaid by, Tenant for the year or other period covered by the statement. 
If such statement shows a balance remaining due to Landlord, Tenant shall pay same to Landlord on or before the thirtieth (30th) day following receipt by Tenant of said statement. Any balance shown as due to Tenant shall be credited against Annual Fixed Rent next due, or refunded to Tenant if the Lease Term has then expired and Tenant has no further obligation to Landlord. 

Any payment by Tenant for the Operating Cost Excess shall not be deemed to waive any rights of Tenant to claim that the amount thereof was not determined in accordance with the provisions of this Lease. 
7.6No Damage 
Landlord shall not be liable to Tenant for any compensation or reduction of rent by reason of inconvenience or annoyance or for loss of business arising from the necessity of Landlord or its agents entering the Premises for any purposes in this Lease authorized, or for repairing the Premises or any portion of the Building or Prudential Center however the necessity may occur. In case Landlord is prevented or delayed from making any repairs, alterations or improvements, or furnishing any services or performing any other covenant or duty to be performed on Landlord’s part, by reason of any cause reasonably beyond Landlord’s control, including, without limitation, by reason of Force Majeure (as defined in Section 14.1 hereof) or for any cause due to any act or neglect of Tenant or Tenant’s servants, agents, employees, licensees or any person claiming by, through or under Tenant, Landlord shall not be liable to Tenant therefor, nor, except as expressly otherwise provided in this Lease, shall Tenant be entitled to any abatement or reduction of rent by reason thereof, or right to terminate this Lease, nor shall the same give rise to a claim in Tenant’s favor that such failure constitutes actual or constructive, total or partial, eviction from the Premises.
Landlord reserves the right to stop any service or utility system, when necessary by reason of accident or emergency, or until necessary repairs have been completed; provided, however, that in each instance of stoppage, Landlord shall exercise reasonable diligence to eliminate the cause thereof. Except in case of emergency repairs, Landlord will give Tenant at least twenty-four (24) hours’ notice of any contemplated stoppage and will use reasonable efforts to avoid unnecessary inconvenience to Tenant by reason thereof. 
ARTICLE VIII 
Tenant’s Repairs 
8.1Tenant’s Repairs and Maintenance 
Tenant covenants and agrees that, from and after the date that possession of the Premises is delivered to Tenant and until the end of the Lease Term, Tenant will keep neat and clean and maintain in good order, condition and repair the Premises and every part thereof, excepting only for those repairs for which Landlord is responsible under the terms of Article VII of this Lease and damage by fire or casualty and as a consequence of the exercise of the power of eminent domain. Tenant shall not permit or commit any waste, and Tenant shall be responsible for the cost of repairs which may be made necessary by reason of damages to common areas in the Building or Prudential Center by Tenant, Tenant’s agents, employees, contractors, sublessees, licensees, concessionaires or invitees. Tenant shall maintain all its equipment, furniture and furnishings in good order and repair. 
If repairs are required to be made by Tenant pursuant to the terms hereof, Landlord may demand that Tenant make the same forthwith, and if Tenant refuses or neglects to commence such repairs and complete the same with reasonable dispatch after such demand, Landlord may (but shall not be required to do so) make or cause such repairs to be made and shall not be responsible to Tenant for any loss or damage that may accrue to Tenant’s stock or business by reason thereof. If Landlord makes or causes such repairs to be made, Tenant agrees that Tenant will forthwith on demand, pay to Landlord as Additional Rent the cost thereof together with interest thereon at the rate specified in Section 16.21, and if Tenant shall default in such payment, Landlord shall have the remedies provided for non-payment of rent or other charges payable hereunder. 

ARTICLE IX 
Alterations 
9.1Landlord’s Approval 
Tenant covenants and agrees not to make alterations, additions or improvements to the Premises, whether before or during the Lease Term, except in accordance with plans and specifications therefor first approved by Landlord in writing, which approval shall not be unreasonably withheld or delayed. However, Landlord’s determination of matters relating to aesthetic issues relating to alterations, additions or improvements which are visible outside the Premises shall be in Landlord’s sole discretion. Without limiting such standard, Landlord shall not be deemed unreasonable: 
(a)for withholding approval of any alterations, additions or improvements which (i) in Landlord’s opinion might affect any structural or exterior element of the Building, any area or element outside of the Premises or any facility or base building mechanical system serving any area of the Building outside of the Premises, or (ii) involve or affect the exterior design, size, height or other exterior dimensions of the Building, or (iii) enlarge the Rentable Floor Area of the Premises, or (iv) are inconsistent, in Landlord’s judgment, with alterations satisfying Landlord’s standards for new alterations in the Building, or (v) will require unusual expense to readapt the Premises to normal office use on Lease termination or increase the cost of construction or of insurance or taxes on the Building or of the services called for by Section 7.3 unless Tenant first gives assurance acceptable to Landlord for payment of such increased cost and that such readaptation will be made prior to such termination without expense to Landlord. 
(b)for making its approval conditional on Tenant’s agreement to restore the Premises to its condition prior to such alteration, addition, or improvement at the expiration or earlier termination of the Lease Term.  
Landlord’s review and approval of any such plans and specifications and consent to perform work described therein shall not be deemed an agreement by Landlord that such plans, specifications and work conform with applicable Legal Requirements and requirements of insurers of the Building and the other requirements of the Lease with respect to Tenant’s insurance obligations (herein called “Insurance Requirements”) nor deemed a waiver of Tenant’s obligations under this Lease with respect to applicable Legal Requirements and Insurance Requirements nor impose any liability or obligation upon Landlord with respect to the completeness, design sufficiency or compliance of such plans, specifications and work with applicable Legal Requirements and Insurance Requirements. Further, Tenant acknowledges that Tenant is acting for its own benefit and account, and that Tenant shall not be acting as Landlord’s agent in performing any work in the Premises, accordingly, no contractor, subcontractor or supplier shall have a right to lien Landlord’s interest in the Prudential Center in connection with any such work. Within 30 days after receipt of an invoice from Landlord, Tenant shall pay to Landlord, as a fee for Landlord’s review of any plans or work (including any review of plans or work relating to any assignment or subletting), as Additional Rent, an amount equal to the sum of : (i) $150.00 per hour, plus (ii) reasonable third party expenses incurred by Landlord to review Tenant’s plans and Tenant’s work.  
9.2Conformity of Work 
Tenant covenants and agrees that any alterations, additions, improvements or installations made by it to or upon the Premises shall be done in a good and workmanlike manner and in compliance with all applicable Legal Requirements and Insurance Requirements now or hereafter in force, that materials of first and otherwise good quality shall be employed therein, that the structure of the Building shall not be endangered or impaired thereby and that the Premises shall not be diminished in value thereby. 

9.3Performance of Work, Governmental Permits and Insurance 
All of Tenant’s alterations and additions and installation of furnishings shall be coordinated with any work being performed by or for Landlord and in such manner as to maintain harmonious labor relations and not to damage the Building or Prudential Center or interfere with Building construction or operation and, except for installation of furnishings, shall be performed by Landlord’s general contractor or by contractors or workers first approved by Landlord. Except for work by Landlord’s general contractor, Tenant shall procure all necessary governmental permits before making any repairs, alterations, other improvements or installations. Tenant agrees to save harmless and indemnify Landlord from any and all injury, loss, claims or damage to any person or property occasioned by or arising out of the doing of any such work whether the same be performed prior to or during the Lease Term. At Landlord’s election, Tenant shall cause its contractor to maintain a payment and performance bond in such amount and with such companies as Landlord shall reasonably approve. In addition, Tenant shall cause each contractor to carry insurance in accordance with Section 13.14 hereof and to deliver to Landlord certificates of all such insurance. Tenant shall also prepare and submit to Landlord a set of as-built plans, in both print and electronic forms, showing such work performed by Tenant to the Premises promptly after any such alterations, improvements or installations are substantially complete and promptly after any wiring or cabling for Tenant’s computer, telephone and other communications systems is installed by Tenant or Tenant’s contractor. Without limiting any of Tenant’s obligations hereunder, Tenant shall be responsible, as Additional Rent, for the costs of any alterations, additions or improvements in or to the Building that are required in order to comply with Legal Requirements as a result of any work performed by Tenant. Landlord shall have the right to provide rules and regulations relative to the performance of any alterations, additions, improvements and installations by Tenant hereunder and Tenant shall abide by all such reasonable rules and regulations and shall cause all of its contractors to so abide including, without limitation, payment for the costs of using Building services. Tenant acknowledges and agrees that Landlord shall be the owner of any additions, alterations and improvements in the Premises or the Building to the extent paid for by Landlord. 
9.4Liens 
Tenant covenants and agrees to pay promptly when due the entire cost of any work done on the Premises by Tenant, its agents, employees or contractors, and not to cause or permit any liens for labor or materials performed or furnished in connection therewith to attach to the Premises or the Building or the Prudential Center and immediately to discharge any such liens which may so attach.  
9.5Nature of Alterations 
All work, construction, repairs, alterations, other improvements or installations made to or upon the Premises (including, but not limited to, the construction performed by Landlord under Article IV), shall become part of the Premises and shall become the property of Landlord and remain upon and be surrendered with the Premises as a part thereof upon the expiration or earlier termination of the Lease Term, except as follows: 
(a)All trade fixtures whether by law deemed to be a part of the realty or not, installed at any time or times by Tenant or any person claiming under Tenant shall remain the property of Tenant or persons claiming under Tenant and may be removed by Tenant or any person claiming under Tenant at any time or times during the Lease Term or any occupancy by Tenant thereafter and shall be removed by Tenant at the expiration or earlier termination of the Lease Term if so requested by Landlord. Tenant shall repair any damage to the Premises occasioned by the removal by Tenant or any person claiming under Tenant of any such property from the Premises. 
(b)At the expiration or earlier termination of the Lease Term, Tenant shall remove: (i) any wiring, cables or other installations appurtenant thereto for Tenant’s computer, telephone and other communication systems and equipment whether located in the Premises or in any other portion of the Building, including all risers (collectively, “Cable”), unless Landlord notifies Tenant in writing that such Cable shall remain in the Premises, and (ii) any alterations, additions and improvements made with Landlord’s consent during the Lease Term for which such removal was made a condition of such consent under Section 9.1(b). Upon such removal 

Tenant shall restore the Premises to their condition prior to such alterations, additions and improvements and repair any damage occasioned by such removal and restoration. 
(c)If Tenant shall make any alterations, additions or improvements to the Premises for which Landlord’s approval is required under Section 9.1 without obtaining such approval, then at Landlord’s request at any time during the Lease Term, and at any event at the expiration or earlier termination of the Lease Term, Tenant shall remove such alterations, additions and improvements and restore the Premises to their condition prior to same and repair any damage occasioned by such removal and restoration. Nothing herein shall be deemed to be a consent to Tenant to make any such alterations, additions or improvements, the provisions of Section 9.1 being applicable to any such work. 
9.6Increases in Taxes 
Tenant shall pay, as Additional Rent, one hundred percent (100%) of any increase in real estate taxes on the Building which shall, at any time after the Rent Commencement Date, result from alterations, additions or improvements to the Premises made by Tenant if the taxing authority specifically determines such increase results from such alterations, additions or improvements made by Tenant. 
ARTICLE X 
Parking
10.1Parking Privileges 
Landlord shall provide to Tenant monthly parking privileges in the Prudential Center Garage (the “Garage”) for four (4) passenger automobiles for the parking of motor vehicles in unreserved stalls in the Garage by Tenant’s employees commencing on the Commencement Date. In the event that the Rentable Floor Area of the Premises decreases at any time during the Lease Term, the number of parking privileges provided to Tenant hereunder shall be reduced proportionately.  
10.2Parking Charges 
Tenant shall pay for such parking privileges at the prevailing monthly rates from time to time charged by the operator or operators of the Garage, whether or not such operator is an affiliate of Landlord. Such monthly parking charges for parking privileges shall constitute Additional Rent and shall be payable monthly as directed by Landlord upon billing therefor by Landlord or such operator. Tenant acknowledges that said monthly charges to be paid under this Section are for the use by the Tenant of the parking privileges referred to herein, and not for any other service. 
10.3Garage Operation 
Unless otherwise determined by Landlord or the operator of such garage (the “Garage Operator”), the Garage is to be operated on a self-parking basis, and Tenant shall be obligated to park and remove its own automobiles, and Tenant’s parking shall be on an unreserved basis, Tenant having the right to park in any available stalls. Tenant’s access and use privileges with respect to the Garage shall be in accordance with regulations of uniform applicability to the users of the Garage from time to time established by the Landlord or the Garage Operator. Tenant shall receive one (1) identification sticker or pass and one (1) magnetic card so-called, or other suitable device providing access to the Garage, for each parking privilege paid for by Tenant. Tenant shall supply Landlord with an identification roster listing, for each identification sticker or pass, the name of the employee and the make, color and registration number of the vehicle to which it has been assigned, and shall provide a revised roster to Landlord monthly indicating changes thereto. Any automobile found parked in the Garage during normal business hours without appropriate identification will be subject to being towed at said automobile owner’s expense. The parking privileges granted herein are non-transferable (other than to a permitted assignee or subtenant pursuant to the applicable provisions of Article XII hereof). Landlord or the Garage Operator may 

institute a so-called valet parking program for the Garage, and in such event Tenant shall cooperate in all respects with such program. Landlord reserves for itself and any other PruOwner the right to alter the Garage as it sees fit and in such case to change the Garage including the reduction in area of the same, Tenant acknowledging that in connection with the potential expansion of buildings in the Prudential Center or the addition of other buildings thereto, it may be necessary to make significant changes to the Garage which may result in the reduction of the amount of parking available in the Garage and the change of location of such parking or may change the access to or egress from the Garage, all of which Landlord or any other PruOwner may perform in its sole and exclusive discretion, without limitation to its other rights in respect thereof.
10.4Limitations 
Tenant agrees that it and all persons claiming by, through and under it, shall at all times abide by all reasonable rules and regulations promulgated by Landlord or the Garage Operator with respect to the use of the Garage. Except to the extent of gross negligence or willful acts, neither the Landlord nor the Garage Operator assumes any responsibility whatsoever for loss or damage due to fire or theft or otherwise to any automobile or to any personal property therein, however caused, and Tenant agrees, upon request from the Landlord, from time to time, to notify its officers, employees and agents then using any of the parking privileges provided for herein, of such limitation of liability. Tenant further acknowledges and agrees that a license only is hereby granted, and no bailment is intended or shall be created.  
ARTICLE XI 
Certain Tenant Covenants 
Tenant covenants and agrees to the following during the Lease Term and for such further time as Tenant occupies any part of the Premises: 
11.1To pay when due all Annual Fixed Rent and Additional Rent and all charges for utility services rendered to the Premises and service inspections therefor except as otherwise provided in Exhibit C and, as further Additional Rent, all charges for additional and special services rendered pursuant to Section 7.3. In the event Tenant pays any utilities for the Premises directly to the utility company or provider, Tenant shall grant Landlord access to Tenant’s account with such utility company or provider so that Landlord can review the utility bills relating to the Premises. 
11.2To use and occupy the Premises for the Permitted Use only, and not to injure or deface the Premises or the Building or Prudential Center and not to permit in the Premises any auction sale, vending machine or flammable fluids or chemicals, or nuisance, or the emission from the Premises of any objectionable noise or odor, nor to permit in the Premises anything which would in any way result in the leakage of fluid or the growth of mold, and not to use or devote the Premises or any part thereof for any purpose other than the Permitted Use, nor any use thereof which is inconsistent with the maintenance of the Building as an office building of the first-class in the quality of its maintenance, use and occupancy, or which is improper, offensive, contrary to law or ordinance or liable to invalidate or increase the premiums for any insurance on the Building or its contents or liable to render necessary any alteration or addition to the Building. Further, (i) Tenant shall not, nor shall Tenant permit its employees, invitees, agents, independent contractors, contractors, assignees or subtenants to, keep, maintain, store or dispose of (into the sewage or waste disposal system or otherwise) or engage in any activity which might produce or generate any substance which is or may hereafter be classified as a hazardous material, waste or substance (collectively “Hazardous Materials”), under federal, state or local laws, rules and regulations, including, without limitation, 42 U.S.C. Section 6901 et seq., 42 U.S.C. Section 9601 et seq., 42 U.S.C. Section 2601 et seq., 49 U.S.C. Section 1802 et seq. and Massachusetts General Laws, Chapter 21E and the rules and regulations promulgated under any of the foregoing, as such laws, rules and regulations may be amended from time to time (collectively “Hazardous Materials Laws”), (ii) Tenant shall immediately notify Landlord of any incident in, on or about the Premises, the Building or the Prudential Center that would require the filing of a notice under any Hazardous Materials Laws, (iii) Tenant shall comply and shall cause its employees, invitees, agents, independent contractors, contractors, assignees and subtenants to comply with each of the foregoing and (iv) Landlord shall have the right to make such inspections (including testing) as Landlord shall elect from time to time to determine that Tenant is complying with the foregoing. 
11.3Not to obstruct in any manner any portion of the Building not hereby leased or any portion thereof or of the Prudential Center used by Tenant in common with others; not without prior consent of Landlord to permit the painting or placing of any signs, curtains, blinds, shades, awnings, aerials or flagpoles, or the like, visible from outside the Premises; and to comply with all reasonable rules and regulations or the requirements of any 

customer handbook currently in existence or hereafter implemented, of which Tenant has been given notice, for the care and use of the Building and the Prudential Center and their facilities and approaches, but Landlord shall not be liable to Tenant for the failure of other occupants of the Building to conform to such rules and regulations. If and to the extent there is any conflict between the provisions of this Lease and any rules and regulations or customer handbook for the Building, the provisions of this Lease shall control. 
11.4To comply with all applicable Legal Requirements now or hereafter in force regarding the operation of Tenant’s business and the use, condition, configuration and occupancy of the Premises, including without limitation, all applicable standards and regulations of the Federal Occupational Safety and Health Administration (“OSHA Requirements”), which obligation shall include ensuring that all contractors (including sub-contractors) that Tenant utilizes to perform work in the Premises comply with OSHA Requirements and that all required training is provided for such work. In addition, Tenant shall, at its sole cost and expense, promptly comply with any Legal Requirements that relate to the Base Building (as hereinafter defined), but only to the extent such obligations are triggered by Tenant’s use of the Premises, other than for general office use, or alterations, additions or improvements in the Premises performed or requested by Tenant. “Base Building” shall include the structural portions of the Building, the public restrooms and the Building mechanical, electrical and plumbing systems and equipment located in the internal core of the Building on the floor or floors on which the Premises are located. Tenant shall promptly pay all fines, penalties and damages that may arise out of or be imposed because of its failure to comply with the provisions of this Section 11.4. 
11.5Not to place a load upon any floor in the Premises exceeding an average rate of 70 pounds of live load (including partitions) per square foot of floor area; and not to move any safe, vault or other heavy equipment in, about or out of the Premises except in such manner and at such time as Landlord shall in each instance authorize. Tenant’s business machines and mechanical equipment shall be placed and maintained by Tenant at Tenant’s expense in settings sufficient to absorb and prevent vibration or noise that may be transmitted to the Building structure or to any other space in the Building. 
11.6To pay promptly when due all taxes which may be imposed upon personal property (including, without limitation, fixtures and equipment) in the Premises to whomever assessed. 
11.7To pay, as Additional Rent, all reasonable costs, counsel and other fees incurred by Landlord in connection with the successful enforcement by Landlord of any obligations of Tenant under this Lease or in connection with any bankruptcy case involving Tenant or any guarantor. 
11.8To comply with all applicable Legal Requirements now or hereafter in force which shall impose a duty on Landlord or Tenant relating to or as a result of the use or occupancy of the Premises; provided that Tenant shall not be required to make any alterations or additions to the structure, roof, exterior and load bearing walls, foundation, structural floor slabs and other structural elements of the Building unless the same are required by such Legal Requirements as a result of or in connection with Tenant’s use or occupancy of the Premises beyond normal use of space of this kind. Tenant shall promptly pay all fines, penalties and damages that may arise out of or be imposed because of its failure to comply with the provisions of this Section 11.8. 
11.9The word “Prudential” alone or in any combination other than “Prudential Center” shall not be used by the Tenant for any purpose whatsoever. Tenant shall not use the words “Prudential Center” other than as part of the business address of Tenant and then only in such manner as will not appear to be part of Tenant’s name. Tenant shall not use the words “Prudential Center” in any manner which is undignified, confusing, detrimental or misleading in Landlord’s opinion and shall give no greater prominence to the words “Prudential Center” than to any other part of the business address of Tenant and shall give less prominence to the words “Prudential Center” than to Tenant’s name. The Tenant shall not utilize signage or advertising which contains (a) any description of the Prudential Center or the description of the location of the Premises other than “Prudential Center,” “at Prudential Center,” or an official street address such as “Boylston Street” or “Huntington Avenue” or a regional locator such as “Boston” or “Back Bay” and (b) any name of a building, space or area within the Prudential Center other than “Prudential Tower” if Tenant is located within the Prudential Tower in order to describe the location of the Premises. 
In order to reduce peak-hour trip generation of employees at the Prudential Center, the Landlord encourages all employers at the Prudential Center to adopt flexible work schedules for its employees. The Landlord encourages all employers at the Prudential Center to participate in the Corporate Pass Program of the Massachusetts Bay Transit Authority which is designed to encourage the use of mass transit by persons working in Boston. As of June 1988, one hundred and twenty-five greater Boston companies provided subsidies for the purchase by their employees of monthly transit passes through this program with subsidies ranging from 10% to 100% of the cost of the transit pass. The provision of transit pass subsidies may also offer certain benefits to employers under tax law. The Landlord encourages all employers at the Prudential Center to participate in this program and to inform their employees of the benefits of using monthly transit passes. 

11.10Any vendors engaged by Tenant to perform services in or to the Premises including, without limitation, janitorial contractors and moving contractors shall be coordinated with any work being performed by or for Landlord and in such manner as to maintain harmonious labor relations and not to damage the Building or Prudential Center or interfere with Building construction or operation and shall be performed by vendors first approved by Landlord. 
11.11As an inducement to Landlord to enter into this Lease, Tenant hereby represents and warrants that: (i) Tenant is not, nor is fifty percent (50%) or more of Tenant owned or controlled directly or indirectly by, any person, group, entity or nation named on the Specially Designated Nationals and Blocked Persons List maintained by the Office of Foreign Assets Control of the United States Treasury (“OFAC”) (any such person, group, entity or nation being hereinafter referred to as a “Prohibited Person”); (ii) Tenant is not (nor is fifty percent (50%) or more of Tenant owned, controlled, directly or indirectly, by any person, group, entity or nation which is) acting directly or indirectly for or on behalf of any Prohibited Person; and (iii) Tenant (and any person, group, or entity which Tenant controls, directly or indirectly) has not conducted nor will conduct business nor has engaged nor will engage in any transaction or dealing with any Prohibited Person that either may cause or causes Landlord to be in violation of any OFAC rule or regulation, including without limitation any assignment of this Lease or any subletting of all or any portion of the Premises. In connection with the foregoing, it is expressly understood and agreed that (x) any breach by Tenant of the representations and warranties in this Section 11.11 shall be deemed an immediate Event of Default by Tenant under Section 15.1(d) of this Lease (without the benefit of notice or grace) and shall be covered by the indemnity provisions of Section 13.1 below, and (y) the representations and warranties contained in this subsection shall be continuing in nature and shall survive the expiration or earlier termination of this Lease. 
ARTICLE XII 
Assignment and Subletting 
12.1Restrictions on Transfer
Except as otherwise expressly provided herein, Tenant covenants and agrees that it shall not assign, mortgage, pledge, hypothecate or otherwise transfer this Lease and/or Tenant’s interest in this Lease or sublet (which term, without limitation, shall include granting of concessions, licenses or the like) the whole or any part of the Premises. If and so long as Tenant is a corporation with fewer than five hundred (500) shareholders or a limited liability company or a partnership, an assignment, within the meaning of this Article XII, shall be deemed to include one or more sales or transfers of stock or membership or partnership interests, by operation of law or otherwise, or the issuance of new stock or membership or partnership interests, by which an aggregate of more than fifty percent (50%) of Tenant’s stock or membership or partnership interests shall be vested in a party or parties who are not stockholders or members or partners as of the date hereof (a “Majority Interest Transfer”). For the purpose of this Section 12.1, ownership of stock or membership or partnership interests shall be determined in accordance with the principles set forth in Section 544 of the Internal Revenue Code of 1986, as amended from time to time, or the corresponding provisions of any subsequent law. In addition, the following shall be deemed an assignment within the meaning of this Article XII: (a) the merger or consolidation of Tenant into or with any other entity, or the sale of all or substantially all of its assets, and (b) the establishment by the Tenant or a permitted successor or assign of one or more series of (1) members, managers, limited liability company interests or assets, which may have separate rights, powers or duties with respect to specified property or obligations of the Tenant (or such successor or assignee) or profits or losses associated with specified property or obligations of the Tenant (or such successor or assignee), pursuant to §18-215 of the Delaware Limited Liability Company Act, as amended, or similar laws of other states or otherwise, or (2) limited partners, general partners, partnership interests or assets, which may have separate rights, powers or duties with respect to specified property or obligations of the Tenant (or such successor or assignee) or profits or losses associated with specified property or obligations of the Tenant (or such successor or assignee) pursuant to §17-218 of the Delaware Revised Uniform Limited Partnership Act, as amended, or similar laws of other states or otherwise (a “Series Reorganization”). Any assignment, mortgage, pledge, hypothecation, transfer or subletting not expressly permitted in or consented to by Landlord under this Article XII shall, at Landlord’s election, be void; shall be of no force and effect; and shall confer no rights on or in favor of third parties. In addition, Landlord shall be entitled to seek specific performance of or other equitable relief with respect to the provisions hereof. The limitations of this Section 12.1 shall be deemed to apply to any guarantor(s) of this Lease. 
12.2Tenant’s Notice 
Notwithstanding the provisions of Section 12.1 above, in the event Tenant desires to assign this Lease or to sublet the whole (but not part) of the Premises (no partial subletting being permitted other than as provided in 

Section 12.5 below), Tenant shall give Landlord notice (the “Proposed Transfer Notice”) of any proposed sublease or assignment, and said notice shall specify the provisions of the proposed assignment or subletting, including (a) the name and address of the proposed assignee or subtenant, (b) in the case of a proposed assignment or subletting pursuant to Section 12.4 below, such information as to the proposed assignee’s or proposed subtenant’s net worth and financial capability and standing as may reasonably be required for Landlord to make the determination referred to in said Section 12.4 (provided, however, that Landlord shall hold such information confidential having the right to release same to its officers, accountants, attorneys and mortgage lenders on a confidential basis), (c) all of the terms and provisions upon which the proposed assignment or subletting is to be made, (d) in the case of a proposed assignment or subletting pursuant to Section 12.4 below, all other information necessary to make the determination referred to in said Section 12.4 and (e) in the case of a proposed assignment or subletting pursuant to Section 12.5 below, such information as may be reasonably required by Landlord to determine that such proposed assignment or subletting complies with the requirements of said Section 12.5.  
12.3Landlord’s Termination Right 
Landlord shall have the right at its sole option, to be exercised within thirty (30) days after receipt of Tenant’s Proposed Transfer Notice (the “Acceptance Period”), to terminate this Lease as of a date specified in a notice to Tenant, which date shall not be earlier than sixty (60) days nor later than one hundred and twenty (120) days after Landlord’s notice to Tenant; provided, however, that upon the termination date as set forth in Landlord’s notice, all obligations relating to the period after such termination date (but not those relating to the period before such termination date) shall cease and promptly upon being billed therefor by Landlord, Tenant shall make final payment of all Annual Fixed Rent and Additional Rent due from Tenant through the termination date. In the event that Landlord shall not exercise its termination rights as aforesaid, or shall fail to give any or timely notice pursuant to this Section the provisions of Sections 12.4, 12.6 and 12.7 shall be applicable. If Landlord exercises its termination right, then Landlord shall be free to lease the Premises or applicable portion thereof, to any person or persons, including, without limitation, to Tenant’s prospective assignee or subtenant.  This Section 12.3 shall not be applicable to an assignment or sublease pursuant to Section 12.5. 
12.4Consent of Landlord 
Notwithstanding the provisions of Section 12.1 above, but subject to the provisions of this Section 12.4 and the provisions of Sections 12.6 and 12.7 below, in the event that Landlord shall not have exercised the termination right as set forth in Section 12.3, or shall have failed to give any or timely notice under Section 12.3, then for a period of ninety (90) days (i) after the receipt of Landlord’s notice stating that Landlord does not elect the termination right, or (ii) after the expiration of the Acceptance Period, in the event Landlord shall not give any or timely notice under Section 12.3 as the case may be, Tenant shall have the right to assign this Lease or sublet the whole (but not part) of the Premises in accordance with the Proposed Transfer Notice provided that, in each instance, Tenant first obtains the express prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed.  
Without limiting the foregoing standard, Landlord shall not be deemed to be unreasonably withholding its consent to such a proposed assignment or subleasing if: 
(a)the proposed assignee or subtenant is an occupant of the Building or elsewhere in the Prudential Center or is (or within the previous sixty (60) days has been) in active negotiation with Landlord or an affiliate of Landlord for premises in the Building or elsewhere in the Prudential Center or is not of a character consistent with the operation of a first class office building (by way of example Landlord shall not be deemed to be unreasonably withholding its consent to an assignment or subleasing to any governmental or quasi-governmental agency), or 
(b)the proposed assignee or subtenant is not of good character and reputation, or 
(c)the proposed assignee or subtenant does not possess adequate financial capability to perform the Tenant obligations as and when due or required, or 
(d)the assignee or subtenant proposes to use the Premises (or part thereof) for a purpose other than the purpose for which the Premises may be used as stated in Section 1.1 hereof, or 

(e)the character of the business to be conducted or the proposed use of the Premises by the proposed subtenant or assignee shall (i) be likely to increase Operating Expenses for the Building beyond that which Landlord now incurs for use by Tenant; (ii) be likely to increase the burden on elevators or other Building systems or equipment over the burden generated by normal and customary office usage; or (iii) violate or be likely to violate any provisions or restrictions contained herein relating to the use or occupancy of the Premises, or 
(f)there shall be existing an Event of Default (defined in Section 15.1) or there have been three (3) or more Event of Default occurrences during the Lease Term, or 
(g)the proposed rent and other charges to be payable by the proposed assignee or subtenant are less than the market rent and other charges for first class office space for properties of a similar character in the Boston Downtown market, or 
(h)any part of the rent payable under the proposed assignment or sublease shall be based in whole or in part on the income or profits derived from the Premises or if any proposed assignment or sublease shall potentially have any adverse effect on the real estate investment trust qualification requirements applicable to Landlord and its affiliates, or 
(i)the holder of any mortgage or ground lease on property which includes the Premises does not approve of the proposed assignment or sublease, or 
(j)due to the identity or business of a proposed assignee or subtenant, such approval would cause Landlord to be in violation of any covenant or restriction contained in another lease or other agreement affecting space in the Building or elsewhere in the Prudential Center. 
If Landlord shall consent to the proposed assignment or subletting, as the case may be, then, in such event, Tenant may thereafter sublease (the whole but not part of the Premises) or assign pursuant to Tenant’s notice, as given hereunder; provided, however, that if such assignment or sublease shall not be executed and delivered to Landlord within ninety (90) days after the date of Landlord’s consent, the consent shall be deemed null and void and the provisions of Section 12.2 shall be applicable. 
12.5Exceptions 
Notwithstanding the provisions of Sections 12.1, 12.3 and 12.4 above, but subject to the provisions of Section 12.2 above and Section 12.7 below, Tenant shall have the right: 
(x)to assign this Lease or to sublet the Premises (in whole or in part) to any other entity (the “Successor Entity”) (i) which controls or is controlled by Tenant or Tenant’s parent corporation or which is under common control with Tenant, provided that such transfer or transaction is for a legitimate regular business purpose of Tenant other than a transfer of Tenant’s interest in this Lease, or (ii) which purchases all or substantially all of the assets of Tenant, or (iii) which purchases all or substantially all of the stock of (or other ownership or membership interests in) Tenant or (iv) which merges or combines with Tenant, or 
(y)to effect a Series Reorganization, or
(z)to engage in a Majority Interest Transfer,  
provided that in any of the foregoing events as described in clauses (y) or (z) above the transaction is for a legitimate business purpose of Tenant other than the limitation or segregation of the liabilities of Tenant, and provided further that in any of the foregoing events as described in clauses (x), (y) and (z), the entity to which this Lease is so assigned or which so sublets the Premises or the series established by the Series Reorganization has a credit worthiness (e.g. net assets on a pro forma basis using generally accepted accounting principles consistently applied and using the most recent financial statements) which is the same or better than the Tenant as of the date of this Lease (the foregoing transferees referred to, individually or collectively, as a “Permitted 

Transferee”).  Except in cases of statutory merger or a Series Reorganization, in which case the surviving entity in the merger or the series to which this Lease has been designated shall be liable as the Tenant under this Lease, Tenant shall continue to remain fully liable under this Lease, on a joint and several basis with the Permitted Transferee. If any parent, affiliate or subsidiary of Tenant to which this Lease is assigned or the Premises sublet (in whole or in part) shall cease to be such a parent, affiliate or subsidiary, such cessation shall be considered an assignment or subletting requiring Landlord’s consent. 
12.6Profit on Subleasing or Assignment 
In the case of any assignment or subleasing as to which Landlord may consent (other than an assignment or subletting permitted under Section 12.5 above) such consent shall be upon the express and further condition, covenant and agreement, and Tenant hereby covenants and agrees that, in addition to the Annual Fixed Rent, Additional Rent and other charges to be paid pursuant to this Lease, fifty percent (50%) of the “Assignment/Sublease Profits” (hereinafter defined), if any, shall be paid to Landlord. The “Assignment/Sublease Profits” shall be the excess, if any, of (a) the “Assignment/Sublease Net Revenues” as hereinafter defined over (b) the Annual Fixed Rent and Additional Rent and other charges provided in this Lease (provided, however, that for the purpose of calculating the Assignment/Sublease Profits in the case of a sublease, appropriate proportions in the applicable Annual Fixed Rent, Additional Rent and other charges under this Lease shall be made based on the percentage of the Premises subleased and on the terms of the sublease). The “Assignment/Sublease Net Revenues” shall be the fixed rent, additional rent and all other charges and sums payable either initially or over the term of the sublease or assignment plus all other profits and increases to be derived by Tenant as a result of such subletting or assignment, less the reasonable costs of Tenant incurred in such subleasing or assignment (the definition of which shall be limited to brokerage commissions and alteration allowances, in each case actually paid), as set forth in a statement certified by an appropriate officer of Tenant and delivered to Landlord within thirty (30) days of the full execution of the sublease or assignment document, amortized over the term of the sublease or assignment. 
All payments of the Assignment/Sublease Profits due Landlord shall be made within ten (10) days of receipt of same by Tenant. 
12.7Additional Conditions 
(A)It shall be a condition of the validity of any assignment or subletting consented to under Section 12.4 above, or any assignment or subletting of right under Section 12.5 above, that both Tenant and the assignee or sublessee enter into a separate written instrument directly with Landlord in a form and containing terms and provisions reasonably required by Landlord, including, without limitation, the agreement of the assignee or sublessee to be bound directly to Landlord for all the obligations of the Tenant under this Lease (including any amendments or extensions thereof), including, without limitation, the obligation (a) to pay the rent and other amounts provided for under this Lease (but in the case of a partial subletting pursuant to Section 12.5, such subtenant shall agree on a pro rata basis to be so bound) and (b) to comply with the provisions of Article XII hereof and (c) to indemnify the “Landlord Parties” (as defined in Section 13.13) as provided in Section 13.1 hereof. Such assignment or subletting shall not relieve the Tenant named herein of any of the obligations of the Tenant hereunder and Tenant shall remain fully and primarily liable therefor and the liability of Tenant and such assignee (or subtenant, as the case may be) shall be joint and several. Further, and notwithstanding the foregoing, the provisions hereof shall not constitute a recognition of the sublease or the subtenant thereunder, as the case may be, and at Landlord’s option, upon the termination or expiration of the Lease (whether such termination is based upon a cause beyond Tenant’s control, a default of Tenant, the agreement of Tenant and Landlord or any other reason), the sublease shall be terminated. 
(B)As Additional Rent, Tenant shall pay to Landlord as a fee for Landlord’s review of any proposed assignment or sublease requested by Tenant and the preparation of any associated documentation in connection therewith, within thirty (30) days after receipt of an invoice from Landlord, an amount equal to the sum of (i) $1,000.00 and/or (ii) reasonable out of pocket legal fees or other expenses incurred by Landlord in connection with such request.  
(C)If this Lease be assigned, or if the Premises or any part thereof be sublet or occupied by anyone other than Tenant, Landlord may upon prior notice to Tenant, at any time and from time to time, collect rent and other charges from the assignee, sublessee or occupant and apply the net amount collected to the rent and other charges herein reserved, but no such assignment, subletting, occupancy or collection shall be deemed a waiver of this covenant, or a waiver of the provisions of Article XII hereof, or the acceptance of the assignee, sublessee or 

occupant as a tenant or a release of Tenant from the further performance by Tenant of covenants on the part of Tenant herein contained, the Tenant herein named to remain primarily liable under this Lease. 
(D)The consent by Landlord to an assignment or subletting under Section 12.4 above, or the consummation of an assignment or subletting of right under Section 12.5 above, shall in no way be construed to relieve Tenant from obtaining the express consent in writing of Landlord to any further assignment or subletting. 
(E)On or after the occurrence of an “Event of Default” (defined in Section 15.1), Landlord shall be entitled to one hundred percent (100%) of any Assignment/Sublease Profits. 
(F)Without limiting Tenant’s obligations under Article IX, Tenant shall be responsible, at Tenant’s sole cost and expense, for performing all work necessary to comply with Legal Requirements and Insurance Requirements in connection with any assignment or subletting hereunder including, without limitation, any work in connection with such assignment or subletting. 
ARTICLE XIII 
Indemnity and Insurance 
13.1Tenant’s Indemnity 
(a)Indemnity. To the fullest extent permitted by law, Tenant waives any right to contribution against the Landlord Parties (as hereinafter defined) and agrees to indemnify and save harmless the Landlord Parties from and against all claims of whatever nature by a third party arising from or claimed to have arisen from (i) any act, omission or negligence of the Tenant Parties (as hereinafter defined); (ii) any accident, injury or damage whatsoever caused to any person, or to the property of any person, occurring in or about the Premises from the earlier of (A) the date on which any Tenant Party first enters the Premises for any reason or (B) the Commencement Date, and thereafter throughout and until the end of the Lease Term, and after the end of the Lease Term for so long after the end of the Lease Term as any of Tenant’s Property (as defined in Section 13.4) remains on the Premises, or Tenant or anyone acting by, through or under Tenant may use, be in occupancy of any part of, or have access to the Premises or any portion thereof;  (iii) any accident, injury or damage whatsoever occurring outside the Premises but within the Building or the Garage, or on common areas or the Prudential Center, where such accident, injury or damage results, or is claimed to have resulted, from any act, omission or negligence on the part of any of the Tenant Parties; or (iv) any breach of this Lease by Tenant. Tenant shall pay such indemnified amounts as they are incurred by the Landlord Parties. This indemnification shall not be construed to deny or reduce any other rights or obligations of indemnity that any of the Landlord Parties may have under this Lease. The indemnification rights of Landlord Parties provided in this Lease are their exclusive indemnification rights with respect to this Lease.  Landlord Parties waive any additional rights to indemnification they may have against Tenant Parties with respect to this Lease under common law.  Notwithstanding anything contained herein to the contrary, Tenant shall not be obligated to indemnify a Landlord Party for any claims to the extent that such Landlord Party’s damages in fact result from matters included in Landlord’s indemnity in Section 13.1.1 of this Article.   
(b)Breach. In the event that either party hereto breaches any of its indemnity obligations hereunder: (i) such party shall pay to the other party all liabilities, loss, cost, or expense (including reasonable attorneys’ fees) incurred as a result of said breach, and the reasonable value of time expended by the other party as a result of said breach; and (ii) the Landlord Parties may deduct and offset from any amounts due to Tenant under this Lease any amounts owed by Tenant pursuant to this Section 13.1(b). 
(c)No limitation. The indemnification obligations under this Section 13.1 shall not be limited in any way by any limitation on the amount or type of damages, compensation or benefits payable by or for Tenant or any subtenant or other occupant of the Premises under workers’ compensation acts, disability benefit acts, or other employee benefit acts. Tenant waives any immunity from or limitation on its indemnity or contribution liability to the Landlord Parties based upon such acts. 
(d)Subtenants and other occupants. Tenant shall require its subtenants and other occupants of the Premises to provide similar indemnities to the Landlord Parties in a form reasonably acceptable to Landlord. 

(e)Survival. The terms of this Section 13.1 shall survive any termination or expiration of this Lease. 
(f)Costs. The foregoing indemnity and hold harmless agreement shall include indemnity for all costs, expenses and liabilities (including, without limitation, attorneys’ fees and disbursements) incurred by the Landlord Parties in connection with any such claim or any action or proceeding brought thereon, and the defense thereof. In addition, in the event that any action or proceeding shall be brought against one or more Landlord Parties by reason of any such claim, Tenant, upon request from the Landlord Party, shall resist and defend such action or proceeding on behalf of the Landlord Party by counsel appointed by Tenant’s insurer (if such claim is covered by insurance without reservation) or otherwise by counsel reasonably satisfactory to the Landlord Party. The Landlord Parties shall not be bound by any compromise or settlement of any such claim, action or proceeding without the prior written consent of such Landlord Parties. 
(g)Landlord Parties and Tenant Parties. The term “Landlord Party” or “Landlord Parties” shall mean Landlord, any affiliate of Landlord, Landlord’s managing agents for the Building, each mortgagee (if any), each ground lessor (if any), and each of their respective direct or indirect partners, officers, shareholders, directors, members, trustees, beneficiaries, servants, employees, principals, contractors, licensees, agents or representatives. For the purposes of this Lease, the term “Tenant Party” or “Tenant Parties” shall mean Tenant, any affiliate of Tenant, any permitted subtenant or any other permitted occupant of the Premises, and each of their respective direct or indirect partners, officers, shareholders, directors, members, trustees, beneficiaries, servants, employees, principals, contractors, licensees, agents, invitees or representatives. 
13.1.113.1.1 Landlord’s Indemnity.  Subject to the limitations in Section 16.24 and in Section 13.2 and Section 13.13 of this Article, and to the extent not resulting from any act, omission, fault, negligence or misconduct of Tenant or its contractors, licensees, invitees, agents, servants or employees, Landlord waives its right to contribution and agrees to indemnify and save harmless Tenant from and against any claim by a third party arising from (i) any injury to any person occurring in the Premises or in the Complex after the date that possession of the Premises is first delivered to Tenant and until the expiration or earlier termination of the Lease Term, to the extent such injury results from the negligence or willful misconduct of Landlord or Landlord's employees, or from any breach or default by Landlord in the performance or observance of its covenants or obligations under this Lease; or (ii) any breach of this Lease by Landlord; provided, however, that in no event shall the aforesaid indemnity render Landlord responsible or liable for any loss or damage to fixtures, personal property or other property of Tenant, and Landlord shall in no event be liable for any indirect or consequential damages.  Tenant shall provide notice of any such third party claim to Landlord as soon as practicable. Landlord shall have the right, but not the duty, to defend the claim.  The provisions of this Section shall not be applicable to (i) the holder of any mortgage now or hereafter on the Property or Building (whether or not such holder shall be a mortgagee in possession of or shall have exercised any rights under a conditional, collateral or other assignment of leases and/or rents respecting the Property or Building), or (ii) any person acquiring title as a result of, or subsequent to, a foreclosure of any such mortgage or a deed in lieu of foreclosure, except to the extent of liability insurance maintained by either of the foregoing.  The indemnification rights of Tenant provided in this Lease are its exclusive indemnification rights with respect to this Lease.  Tenant waives any additional rights to indemnification it may have against Landlord Parties with respect to this Lease under common law. 
13.2Tenant’s Risk 
Tenant agrees to use and occupy the Premises, and to use such other portions of the Building and the Prudential Center as Tenant is given the right to use by this Lease at Tenant’s own risk. The Landlord Parties shall not be liable to the Tenant Parties for any damage, injury, loss, compensation, or claim (including, but not limited to, claims for the interruption of or loss to a Tenant Party’s business) based on, arising out of or resulting from any cause whatsoever, including, but not limited to, repairs to any portion of the Premises or the Building or the Prudential Center, any fire, robbery, theft, mysterious disappearance, or any other crime or casualty, the actions of any other tenants of the Building or of any other person or persons, or any leakage in any part or portion of the Premises or the Building or the Prudential Center, or from water, rain or snow that may leak into, or flow from any part of the Premises or the Building or the Prudential Center, or from drains, pipes or plumbing fixtures in 

the Building or the Prudential Center. Any goods, property or personal effects stored or placed in or about the Premises shall be at the sole risk of the Tenant Party, and neither the Landlord Parties nor their insurers shall in any manner be held responsible therefor. The Landlord Parties shall not be responsible or liable to a Tenant Party, or to those claiming by, through or under a Tenant Party, for any loss or damage that may be occasioned by or through the acts or omissions of persons occupying adjoining premises or any part of the premises adjacent to or connecting with the Premises or any part of the Building or otherwise. The provisions of this section shall be applicable to the fullest extent permitted by law, and until the expiration or earlier termination of the Lease Term, and during such further period as any of Tenant’s Property remains on the Premises, or Tenant or anyone acting by, through or under Tenant may use, be in occupancy of any part of, or have access to the Premises or of the Building. 
13.3Tenant’s Commercial General Liability Insurance 
Tenant agrees to maintain in full force on or before the earlier of (i) the date on which any Tenant Party first enters the Premises for any reason or (ii) the Commencement Date, and thereafter throughout and until the end of the Lease Term, and after the end of the Lease Term for so long as any of Tenant’s Property remains on the Premises, or Tenant or anyone acting by, through or under Tenant may use, be in occupancy of any part of, or have access to the Premises or any portion thereafter, a policy of commercial general liability insurance, on an occurrence basis, issued on a form at least as broad as Insurance Services Office (“ISO”) Commercial General Liability Coverage “occurrence” form CG 00 01 10 01 or another Commercial General Liability “occurrence” form providing equivalent coverage. Such insurance shall include contractual liability coverage, specifically covering but not limited to the indemnification obligations undertaken by Tenant in this Lease. The minimum limits of liability of such insurance shall be Three Million Dollars ($3,000,000) per occurrence, which may be satisfied through a combination of primary and excess/umbrella insurance. In addition, in the event Tenant hosts a function in the Premises, in the Building or on the Property, Tenant agrees to obtain, and cause any persons or parties providing services for such function to obtain, the appropriate insurance coverages as determined by Landlord (including liquor liability coverage, if applicable) and provide Landlord with evidence of the same.  
13.4Tenant’s Property Insurance 
Tenant shall maintain at all times during the Lease Term, and during such earlier or later time as Tenant may be performing work in or to the Premises or have property, fixtures, furniture, equipment, machinery, goods, supplies, wares or merchandise on the Premises, and continuing thereafter so long as any of Tenant’s Property, remains on the Premises, or Tenant or anyone acting by, through or under Tenant may use, be in occupancy of or have access to, any part of the Premises, business interruption insurance and insurance against loss or damage covered by the so-called “all risk” or equivalent type insurance coverage with respect to (i) Tenant’s property, fixtures, furniture, equipment, machinery, goods, supplies, wares and merchandise, and other property of Tenant located at the Premises, (ii) all additions, alterations and improvements made by or on behalf of the Tenant in the Premises (except to the extent paid for by Landlord in connection with this Lease) or existing in the Premises as of the date of this Lease (“Leasehold Improvements”), and (iii) any property of third parties, including but not limited to leased or rented property, in the Premises in Tenant’s care, custody, use or control, provided that such insurance in the case of (iii) may be maintained by such third parties, (collectively, “Tenant’s Property”).  At the request of Landlord, Tenant shall provide to Landlord a detailed description of the Leasehold Improvements made by or on behalf of Tenant and the cost thereof. The business interruption insurance required by this section shall be in minimum amounts typically carried by prudent tenants engaged in similar operations, but in no event shall be in an amount less than the Annual Fixed Rent then in effect during any Lease Year, plus any Additional Rent due and payable for the immediately preceding Lease Year.  The “all risk” insurance required by this section shall be in an amount at least equal to the full replacement cost of Tenant’s Property.  In addition, during such time as Tenant is performing work in or to the Premises, Tenant, at Tenant’s expense, shall also maintain, or shall cause its contractor(s) to maintain, builder’s risk insurance for the full insurable value of such work.  Landlord and such additional persons or entities as Landlord may reasonably request shall be named as loss payees, as their interests may appear, on the policy or policies required by this section for Leasehold Improvements. In the event of loss or damage covered by the “all risk” insurance required by this Lease, the responsibilities for repairing or restoring the loss or damage shall be determined in accordance with Article XIV. To the extent that Landlord is obligated to pay for the repair or restoration of the loss or damage covered by the policy, Landlord shall be paid the proceeds of the “all risk” insurance covering the loss or damage. To the extent Tenant is obligated to pay for the repair or restoration of the loss or damage, covered by the policy, Tenant shall be paid the proceeds of the “all risk” insurance covering the loss or damage. If both Landlord and Tenant are obligated to pay for the repair or restoration of the loss or damage covered by the policy, the insurance proceeds shall be paid to each of them in the pro rata proportion of their obligations to repair or restore the loss or damage. If the loss or damage is not repaired or restored (for example, if the Lease is terminated pursuant to Article XIV), 

the insurance proceeds shall be paid to Landlord and Tenant in the pro rata proportion of their relative contributions to the cost of the leasehold improvements covered by the policy.  
13.5Tenant’s Other Insurance 
Tenant agrees to maintain in full force on or before the earlier of (i) the date on which any Tenant Party first enters the Premises for any reason or (ii) the Commencement Date, and thereafter throughout the end of the Lease Term, and after the end of the Lease Term for so long after the end of the Lease Term any of Tenant’s Property remains on the Premises or as Tenant or anyone acting by, through or under Tenant may use, be in occupancy of, or have access to the Premises or any portion thereafter, (1) automobile liability insurance (covering any automobiles owned or operated by Tenant at the Building); (2) worker’s compensation insurance as required by law; and (3) employer’s liability insurance. Such automobile liability insurance shall be in an amount not less than One Million Dollars ($1,000,000) for each accident. Such employer’s liability insurance shall be in an amount not less than One Million Dollars ($1,000,000) for each accident, One Million Dollars ($1,000,000) disease-policy limit, and One Million Dollars ($1,000,000) disease-each employee.  
13.6Requirements for Tenant’s Insurance  
All insurance required to be maintained by Tenant pursuant to this Lease shall be maintained with responsible companies that are admitted to do business, and are in good standing in the Commonwealth of Massachusetts and that have a rating of at least “A” and are within a financial size category of not less than “Class X” in the most current Best’s Key Rating Guide or such similar rating as may be reasonably selected by Landlord. All such insurance shall: (1) be acceptable in form and content to Landlord; and (2) contain a clause requiring the insurer to provide Landlord thirty (30) days’ prior written notice of cancellation or failure to renew.  All commercial general liability, excess/umbrella liability and automobile liability insurance policies shall be primary and noncontributory. No such policy shall contain any self-insured retention greater than Twenty-Five Thousand Dollars ($25,000.00) for property insurance and TwentyFive Thousand Dollars ($25,000.00) for commercial general liability insurance. Any deductibles and such self-insured retentions shall be deemed to be “insurance” for purposes of the waiver in Section 13.13 below. Landlord reserves the right from time to time to require Tenant to obtain higher minimum amounts of insurance based on such limits as are customarily carried with respect to similar properties in the area in which the Premises are located. The minimum amounts of insurance required by this Lease shall not be reduced by the payment of claims or for any other reason. In the event Tenant shall fail to obtain or maintain any insurance meeting the requirements of this Article, or to deliver such policies or certificates as required by this Article, Landlord may, at its option, on five (5) days’ notice to Tenant, procure such policies for the account of Tenant, and the cost thereof shall be paid to Landlord within five (5) days after delivery to Tenant of bills therefor. 
13.7Additional Insureds 
To the fullest extent permitted by law, the commercial general liability and auto insurance carried by Tenant pursuant to this Lease, and any additional liability insurance carried by Tenant pursuant to Section 13.5 of this Lease or any other provision of this Lease, shall name Landlord, Landlord’s managing agent, and such other persons as Landlord may reasonably request from time to time as additional insureds with respect to liability arising out of or related to this Lease or the operations of Tenant (collectively “Additional Insureds”). Such insurance shall provide primary coverage without contribution from any other insurance carried by or for the benefit of Landlord, Landlord’s managing agent, or other Additional Insureds. Such insurance shall also waive any right of subrogation against each Additional Insured. For the avoidance of doubt, each primary policy and each excess/umbrella policy through which Tenant satisfies its obligations under this Section 13.7 must provide coverage to the Additional Insureds that is primary and non-contributory. 
13.8Certificates of Insurance 
On or before the earlier of (i) the date on which any Tenant Party first enters the Premises for any reason or (ii) the Commencement Date, Tenant shall furnish Landlord with certificates evidencing the insurance coverage required by this Lease, and renewal certificates shall be furnished to Landlord at least annually thereafter, and at least thirty (30) days prior to the expiration date of each policy for which a certificate was furnished (acceptable forms of such certificates for liability and property insurance, respectively, as of the date hereof, are attached as Exhibit H, however, other forms of certificates may satisfy the requirements of this Section 13.8). Failure by the Tenant to provide the certificates required by this Section 13.8 shall not be deemed to be a waiver of the requirements in this Section 13.8. Upon request by Landlord, a true and complete copy of any insurance policy required by this Lease shall be delivered to Landlord within ten (10) days following Landlord’s request. 
13.9Subtenants and Other Occupants 
Tenant shall require its subtenants and other occupants of the Premises to provide written documentation evidencing the obligation of such subtenant or other occupant to indemnify the Landlord Parties to the same extent that Tenant is required to indemnify the Landlord Parties pursuant to Section 13.1 above, and to maintain 

insurance that meets the requirements of this Article, and otherwise to comply with the requirements of this Article, provided that the terms of this Section 13.9 shall not relieve Tenant of any of its obligations to comply with the requirements of this Article. Tenant shall require all such subtenants and occupants to supply certificates of insurance evidencing that the insurance requirements of this Article have been met and shall forward such certificates to Landlord on or before the earlier of (i) the date on which the subtenant first enters the Premises or (ii) the commencement of the sublease. Tenant shall be responsible for identifying and remedying any deficiencies in such certificates or policy provisions. 
13.10No Violation of Building Policies 
Tenant shall not commit or permit any violation of the policies of fire, boiler, sprinkler, water damage or other insurance covering the Prudential Center and/or the fixtures, equipment and property therein carried by Landlord, or do or permit anything to be done, or keep or permit anything to be kept, in the Premises, which in case of any of the foregoing (i) would result in termination of any such policies, (ii) would adversely affect Landlord’s right of recovery under any of such policies, or (iii) would result in reputable and independent insurance companies refusing to insure the Prudential Center or the property of Landlord in amounts reasonably satisfactory to Landlord. 
13.11Tenant to Pay Premium Increases 
If, because of anything done, caused or permitted to be done, or omitted by Tenant (or its subtenant or other occupants of the Premises), the rates for liability, fire, boiler, sprinkler, water damage or other insurance on the Prudential Center or on the property and equipment of Landlord or any other tenant or subtenant in the Building shall be higher than they otherwise would be, Tenant shall reimburse Landlord and/or the other tenants and subtenants in the Building for the additional insurance premiums thereafter paid by Landlord or by any of the other tenants and subtenants in the Building which shall have been charged because of the aforesaid reasons, such reimbursement to be made from time to time on Landlord’s demand.  
13.12Landlord’s Insurance 
(a)Required insurance. Landlord shall maintain insurance against loss or damage with respect to the Building on an “all risk” or equivalent type insurance form, with customary exceptions, subject to such deductibles and self-insured retentions as Landlord may determine, in an amount equal to at least the replacement value of the Building. Landlord shall also maintain such insurance with respect to any improvements, alterations, and fixtures of Tenant located at the Premises to the extent paid for by Landlord. The cost of such insurance shall be treated as a part of Operating Expenses for the Building. Payment for losses thereunder shall be made solely to Landlord.  
(b)Optional insurance. Landlord may maintain such additional insurance with respect to the Building and the Prudential Center, including, without limitation, earthquake insurance, terrorism insurance, flood insurance, liability insurance and/or rent insurance, as Landlord may in its sole discretion elect. Landlord may also maintain such other insurance as may from time to time be required by the holder of any mortgage on the Building or the Prudential Center. The cost of all such additional insurance shall also be part of the Operating Expenses for the Building.  
(c)Blanket and self-insurance. Any or all of Landlord’s insurance may be provided by blanket coverage maintained by Landlord or any affiliate of Landlord under its insurance program for its portfolio of properties, or by Landlord or any affiliate of Landlord under a program of self-insurance, and in such event Operating Expenses for the Building shall include the portion of the reasonable cost of blanket insurance or self-insurance that is allocated to the Building. 
(d)No obligation. Landlord shall not be obligated to insure, and shall not assume any liability of risk of loss for, Tenant’s Property, including any such property or work of Tenant’s subtenants or occupants. Landlord will also have no obligation to carry insurance against, nor be responsible for, any loss suffered by Tenant, subtenants or other occupants due to interruption of Tenant’s or any subtenant’s or occupant’s business. 
13.13Waiver of Subrogation 
To the fullest extent permitted by law, and notwithstanding any term or provision of this Lease to the contrary, the parties hereto waive and release any and all rights of recovery against the other, and agree not to seek to recover from the other or to make any claim against the other, and in the case of Landlord, against all Tenant Parties, and in the case of Tenant, against all Landlord Parties, for any loss or damage incurred by the waiving/releasing party to the extent such loss or damage is insured under any insurance policy required by this Lease or 

which would have been so insured had the party carried the insurance it was required to carry hereunder. Tenant shall obtain from its subtenants and other occupants of the Premises a similar waiver and release of claims against any or all of Tenant or Landlord. In addition, the parties hereto (and in the case of Tenant, its subtenants and other occupants of the Premises) shall procure an appropriate clause in, or endorsement on, any insurance policy required by this Lease pursuant to which the insurance company waives subrogation. The insurance policies required by this Lease shall contain no provision that would invalidate or restrict the parties’ waiver and release of the rights of recovery in this section. The parties hereto covenant that no insurer shall hold any right of subrogation against the parties hereto by virtue of such insurance policy. 
13.14Tenant’s Work 
During such times as Tenant is performing work or having work or services performed in or to the Premises, Tenant shall require its contractors, and their subcontractors of all tiers, to obtain and maintain commercial general liability, automobile, workers compensation, employer’s liability, builder’s risk, and equipment/property insurance in such amounts and on such terms as are customarily required of such contractors and subcontractors on similar projects. The amounts and terms of all such insurance are subject to Landlord’s written approval, which approval shall not be unreasonably withheld. The commercial general liability and auto insurance carried by Tenant’s contractors and their subcontractors of all tiers pursuant to this Section 13.14 shall name the Additional Insureds as additional insureds with respect to liability arising out of or related to their work or services. Such insurance shall provide primary coverage without contribution from any other insurance carried by or for the benefit of Landlord, Landlord’s managing agent, or other Additional Insureds. Such insurance shall also waive any right of subrogation against each Additional Insured. Tenant shall obtain and submit to Landlord, prior to the earlier of (i) the entry onto the Premises by such contractors or subcontractors or (ii) commencement of the work or services, certificates of insurance evidencing compliance with the requirements of this Section 13.14. 
ARTICLE XIV 
Fire, Casualty and Taking 
14.1Damage Resulting from Casualty 
In case the Building is damaged by fire or casualty, and such fire or casualty damage cannot, in the ordinary course, reasonably be expected to be repaired within one hundred twenty (120) days from the time that repair work would commence as reasonably determined by Landlord, Landlord may, at its election, terminate this Lease by notice given to Tenant within sixty (60) days after the date of such fire or other casualty, specifying the effective date of termination. The effective date of termination specified by Landlord shall not be less than thirty (30) days nor more than forty-five (45) days after the date of notice of such termination. Unless terminated pursuant to the foregoing provisions, this Lease shall remain in full force and effect following any such damage subject, however, to the following provisions. 
If during the last Lease Year of the Lease Term (as it may have been extended), the Building shall be damaged by fire or casualty and such fire or casualty damage to the Premises cannot reasonably be expected to be repaired or restored within one hundred twenty (120) days from the time that repair or restoration work would commence as reasonably determined by Landlord, then Tenant shall have the right, by giving notice to Landlord not later than thirty (30) days after such damage, to terminate this Lease, whereupon this Lease shall terminate as of the date of such notice with the same force and effect as if such date were the date originally established as the expiration date hereof. 
If the Building or any part thereof is damaged by fire or casualty and this Lease is not so terminated, or Landlord has no right to terminate this Lease, and in either such case the holder of any mortgage which includes the Building as a part of the mortgaged premises or any ground lessor of any ground lease which includes the Building as part of the demised premises allows the net insurance proceeds to be applied to the restoration of the Building, Landlord, promptly after such damage and the determination of the net amount of insurance proceeds available shall use due diligence to restore the Premises and the Building in the event of damage thereto (excluding Tenant’s Property (as defined in Section 13.4 hereof)), except as expressly provided in the immediately following paragraph of this Section 14.1) into proper condition for use and occupation and a just proportion of the Annual Fixed Rent, the Operating Cost Excess and the Tax Excess according to the nature and extent of the injury to the Premises shall be abated from the date of casualty until the Premises shall have been put by Landlord substantially into such condition. Notwithstanding the foregoing, Landlord shall not be obligated to expend for such repairs and restoration any amount in excess of the net insurance proceeds. 

Notwithstanding the foregoing, if Landlord is proceeding with the restoration of the Building and the Premises in accordance with the previous paragraph, Landlord shall also restore any alterations, additions or improvements within the Premises that are part of Tenant’s Property (x) which have previously been approved by Landlord in accordance with the terms and provisions of this Lease or which are existing in the Premises as of the date of this Lease, and (y) with respect to which Tenant has carried “all risk” insurance covering the loss or damage in accordance with Section 13.4 above and pays the proceeds of such insurance (or an amount equivalent thereto) to Landlord within five (5) business days following Landlord’s written request); provided, however, that in no event shall Landlord be required to fund any insufficiency in the insurance proceeds (or equivalent amount) provided by Tenant with respect to such loss or damage (or to fund any of the costs of restoration in the absence of any payment by Tenant). 
Where Landlord is obligated or otherwise elects to effect restoration of the Premises, unless such restoration is completed within one (1) year from the date of the casualty, such period to be subject, however, to extension where the delay in completion of such work is due to Force Majeure, as defined hereinbelow (but in no event beyond eighteen (18) months from the date of the casualty or taking), Tenant, as its sole and exclusive remedy, shall have the right to terminate this Lease at any time after the expiration of such one-year (as extended) period until the restoration is substantially completed, such termination to take effect as of the thirtieth (30th) day after the date of receipt by Landlord of Tenant’s notice, with the same force and effect as if such date were the date originally established as the expiration date hereof unless, within such thirty (30) day period such restoration is substantially completed, in which case Tenant’s notice of termination shall be of no force and effect and this Lease and the Lease Term shall continue in full force and effect. The term “Force Majeure” shall mean any prevention, delay or stoppage due to governmental regulation, strikes, lockouts, acts of God, acts of war, terrorists acts, civil commotions, unusual scarcity of or inability to obtain labor or materials, labor difficulties, fire or other casualty (including the time necessary to repair any damage caused thereby) or other causes reasonably beyond Landlord’s control or attributable to Tenant’s action or inaction. 
14.2Uninsured Casualty 
Notwithstanding anything to the contrary contained in this Lease, if the Building or the Premises shall be substantially damaged by fire or casualty as the result of a risk not covered by the forms of casualty insurance at the time maintained by Landlord and such fire or casualty damage cannot, in the ordinary course, reasonably be expected to be repaired within thirty (30) days from the time that repair work would commence, Landlord may, at its election, terminate the Lease Term by notice to Tenant given within thirty (30) days after such loss. If Landlord shall give such notice, then this Lease shall terminate as of the date of such notice with the same force and effect as if such date were the date originally established as the expiration date hereof. 
14.3Rights of Termination for Taking 
If the Building, or such portion thereof as to render the balance (if reconstructed to the maximum extent practicable in the circumstances) unsuitable for Tenant’s purposes, shall be taken by condemnation or right of eminent domain, Landlord or Tenant shall have the right to terminate this Lease by notice to the other of its desire to do so, provided that such notice is given not later than thirty (30) days after Tenant has been deprived of possession. If either party shall give such notice, then this Lease shall terminate as of the date of such notice with the same force and effect as if such date were the date originally established as the expiration date hereof. 
Further, if so much of the Building or Prudential Center shall be so taken that continued operation of the Building would be uneconomic, Landlord shall have the right to terminate this Lease by giving notice to Tenant of Landlord’s desire to do so not later than thirty (30) days after Tenant has been deprived of possession of the Premises (or such portion thereof as may be taken). If Landlord shall give such notice, then this Lease shall terminate as of the date of such notice with the same force and effect as if such date were the date originally established as the expiration date hereof.  
Should any part of the Premises be so taken or condemned during the Lease Term hereof, and should this Lease not be terminated in accordance with the foregoing provisions, and the holder of any mortgage which includes the Premises as part of the mortgaged premises or any ground lessor of any ground lease which includes the Premises as part of the demised premises allows the net condemnation proceeds to be applied to the restoration of the Building, Landlord agrees that after the determination of the net amount of condemnation proceeds available to Landlord, Landlord shall use due diligence to put what may remain of the Premises into proper condition for use and occupation as nearly like the condition of the Premises prior to such taking as shall be practicable (excluding Tenant’s Property). Notwithstanding the foregoing, Landlord shall not be obligated to expend for such repair and restoration any amount in excess of the net condemnation proceeds made available to it. 
If the Premises shall be affected by any exercise of the power of eminent domain and neither Landlord nor Tenant shall terminate this Lease as provided above, then the Annual Fixed Rent, the Operating Cost Excess and 

the Tax Excess shall be justly and equitably abated and reduced according to the nature and extent of the loss of use thereof suffered by Tenant; and in case of a taking which permanently reduces the Rentable Floor Area of the Premises, a just proportion of the Annual Fixed Rent, the Operating Cost Excess and the Tax Excess shall be abated for the remainder of the Lease Term. 
14.4Award 
Except as otherwise provided in this Section 14.4, Landlord shall have and hereby reserves and excepts, and Tenant hereby grants and assigns to Landlord, all rights to recover for damages to the Building, the Prudential Center, and the Garage and the leasehold interest hereby created, and compensation accrued or hereafter to accrue by reason of such taking, damage or destruction, as aforesaid, and by way of confirming the foregoing, Tenant hereby grants and assigns, and covenants with Landlord to grant and assign to Landlord, all rights to such damages or compensation. 
However, nothing contained herein shall be construed to prevent Tenant from prosecuting in any such proceedings a claim for its trade fixtures so taken or relocation, moving and other dislocation expenses, provided that such action shall not affect the amount of compensation otherwise recoverable by Landlord from the taking authority. 
ARTICLE XV 
Default 
15.1Tenant’s Default 
This Lease and the Lease Term are subject to the limitation that Tenant shall be in default if, at any time during the Lease Term, any one or more of the following events (herein called an “Event of Default” a “default of Tenant” or similar reference) shall occur and not be cured prior to the expiration of the grace period (if any) herein provided, as follows: 
(a)Tenant shall fail to pay any installment of the Annual Fixed Rent, or any Additional Rent or any other monetary amount due under this Lease on or before the date on which the same becomes due and payable, and such failure continues for five (5) days after notice from Landlord thereof; or 
(b)Landlord having rightfully given the notice specified in (a) above to Tenant twice in any twelve (12) month period, Tenant shall fail thereafter to pay the Annual Fixed Rent, Additional Rent or any other monetary amount due under this Lease on or before the date on which the same becomes due and payable; or 
(c)Tenant shall assign its interest in this Lease or sublet any portion of the Premises in violation of the requirements of Article XII of this Lease; or 
(d)Tenant shall fail to perform or observe some term or condition of this Lease which, because of its character, would immediately jeopardize Landlord’s interest (such as, but without limitation, failure to maintain general liability insurance, or the employment of labor and contractors within the Premises which interfere with Landlord’s work, in violation of Sections 9.3, 11.2 or 11.10 or a failure to observe the requirements of Section 11.2), and such failure continues for three (3) days after notice from Landlord to Tenant thereof; or 
(e)Tenant shall fail to perform or observe any other requirement, term, covenant or condition of this Lease (not hereinabove in this Section 15.1 specifically referred to) on the part of Tenant to be performed or observed and such failure shall continue for thirty (30) days after notice thereof from Landlord to Tenant, or if said default shall reasonably require longer than thirty (30) days to cure, if Tenant shall fail to commence to cure said default within thirty (30) days after notice thereof and/or fail to continuously prosecute the curing of the same to completion with due diligence; or  
(f)The estate hereby created shall be taken on execution or by other process of law; or 
(g)Tenant shall make an assignment or trust mortgage arrangement, so-called, for the benefit of its creditors; or 
(h)Tenant shall judicially be declared bankrupt or insolvent according to law; or 

(i)a receiver, guardian, conservator, trustee in involuntary bankruptcy or other similar officer is appointed to take charge of all or any substantial part of Tenant’s property by a court of competent jurisdiction; or 
(j)any petition shall be filed against Tenant in any court, whether or not pursuant to any statute of the United States or of any State, in any bankruptcy, reorganization, composition, extension, arrangement or insolvency proceeding, and such proceedings shall not be fully and finally dismissed within sixty (60) days after the institution of the same; or 
(k)Tenant shall file any petition in any court, whether or not pursuant to any statute of the United States or any State, in any bankruptcy, reorganization, composition, extension, arrangement or insolvency proceeding; or 
(l)Tenant otherwise abandons or vacates the Premises. 
15.2Termination; Re-Entry 
Upon the happening of any one or more of the aforementioned Events of Default (notwithstanding any waiver of a former breach of covenant or consent in a former instance), Landlord or Landlord’s agents or servants may give to Tenant a notice (hereinafter called “notice of termination”) terminating this Lease on a date specified in such notice of termination (which shall be not less than five (5) days after the date of the mailing of such notice of termination), and this Lease and the Lease Term, as well as any and all of the right, title and interest of the Tenant hereunder, shall wholly cease and expire on the date set forth in such notice of termination (Tenant hereby waiving any rights of redemption) in the same manner and with the same force and effect as if such date were the date originally specified herein for the expiration of the Lease Term, and Tenant shall then quit and surrender the Premises to Landlord. 
In addition or as an alternative to the giving of such notice of termination, Landlord or Landlord’s agents or servants may, by any suitable action or proceeding at law, immediately or at any time thereafter re-enter the Premises and remove therefrom Tenant, its agents, employees, servants, licensees, and any subtenants and other persons, and all or any of its or their property therefrom, and repossess and enjoy the Premises, together with all additions, alterations and improvements thereto; but, in any event under this Section 15.2, Tenant shall remain liable as hereinafter provided. 
The words “re-enter” and “re-entry” as used throughout this Article XV are not restricted to their technical legal meanings. 
15.3Continued Liability; Re-Letting 
(A)If this Lease is terminated or if Landlord shall re-enter the Premises as aforesaid, or in the event of the termination of this Lease, or of re- entry, by or under any proceeding or action or any provision of law by reason of an Event of Default hereunder on the part of Tenant, Tenant covenants and agrees forthwith to pay and be liable for, on the days originally fixed herein for the payment thereof, amounts equal to the several installments of Annual Fixed Rent, all Additional Rent and other charges reserved as they would, under the terms of this Lease, become due if this Lease had not been terminated or if Landlord had not entered or re-entered, as aforesaid, and whether the Premises be relet or remain vacant, in whole or in part, or for a period less than the remainder of the Lease Term, or for the whole thereof, but, in the event the Premises be relet by Landlord, Tenant shall be entitled to a credit in the net amount of rent and other charges received by Landlord in reletting, after deduction of all reasonable expenses incurred in reletting the Premises (including, without limitation, remodeling costs, brokerage fees and the like), and in collecting the rent in connection therewith, in the following manner: 
Amounts received by Landlord after reletting shall first be applied against such Landlord’s expenses, until the same are recovered, and until such recovery, Tenant shall pay, as of each day when a payment would fall due under this Lease, the amount which Tenant is obligated to pay under the terms of this Lease (Tenant’s liability prior to any such reletting and such recovery not in any way to be diminished as a result of the fact that such reletting might be for a rent higher than the rent provided for in this Lease); when and if such expenses have been completely recovered, the amounts received from reletting by Landlord as have not previously been applied shall be credited against Tenant’s obligations as of each day when a payment would fall due under this Lease, and only the net amount thereof shall be payable by Tenant. Further, Tenant shall not be entitled to any credit of any kind for any period after the date when the Lease Term is scheduled to expire according to its terms. 

(B)Landlord agrees to use reasonable efforts to relet the Premises after Tenant vacates the same in the event this Lease is terminated based upon an Event of Default by Tenant hereunder. The marketing of the Premises in a manner similar to the manner in which Landlord markets other premises within Landlord’s control within the Building shall be deemed to have satisfied Landlord’s obligation to use “reasonable efforts” hereunder. In no event shall Landlord be required to (i) solicit or entertain negotiations with any other prospective tenant for the Premises until Landlord obtains full and complete possession of the Premises (including, without limitation, the final and unappealable legal right to relet the Premises free of any claim of Tenant), (ii) relet the Premises before leasing other vacant space in the Building, or (iii) lease the Premises for a rental less than the current fair market rent then prevailing for similar office space in the Building. 
(C)In the alternative, Landlord may elect, by notice given to Tenant at any time after the termination of this Lease under Section 15.2, above, and whether or not Landlord shall have collected any damages as hereinbefore provided in this Article XV, but as final damages and in lieu of all other such damages beyond the date of such notice, to require Tenant to pay such a sum as at the time of such notice represents the amount of the excess, if any, of (a) the discounted present value, at a discount rate of 6%, of the Annual Fixed Rent, Additional Rent and other charges which would have been payable by Tenant under this Lease for the remainder of the Lease Term if the Lease terms had been fully complied with by Tenant, over and above (b) the discounted present value, at a discount rate of 6%, of the Annual Fixed Rent, Additional Rent and other charges that would be received by Landlord if the Premises were re- leased at the time of such notice for the remainder of the Lease Term at the fair market value (including provisions regarding periodic increases in Annual Fixed Rent if such are applicable) prevailing at the time of such notice as reasonably determined by Landlord , plus all expenses which Landlord may have incurred with respect to the collection of such damages.  
For the purposes of this Article, if Landlord elects to require Tenant to pay damages in accordance with this Section 15.3(C), the total rent shall be computed by assuming the Tax Excess under Section 6.2 and the Operating Cost Excess under Section 7.5 to be the same as were payable for the twelve (12) calendar months (or if less than twelve (12) calendar months have been elapsed since the date hereof, the partial year) immediately preceding such termination of re-entry. 
(D)Nothing contained in this Lease shall limit or prejudice the right of Landlord to prove for and obtain in proceedings for bankruptcy or insolvency by reason of the termination of this Lease, an amount equal to the maximum allowed by any statute or rule of law in effect at the time when, and governing the proceeds in which, the damages are to be proved, whether or not the amount be greater, equal to, or less than the amount of the loss or damages referred to above. 
15.4Liquidated Damages 
In lieu of any other damages or indemnity and in lieu of the recovery by Landlord of all sums payable under all the foregoing provisions of this Article XV, Landlord may elect to collect from Tenant, by notice to Tenant, given to Tenant at the time of termination and Tenant shall thereupon pay, as liquidated damages, an amount equal to the sum of the Annual Fixed Rent and all Additional Rent payable for the twelve (12) months ended next prior to the such termination plus the amount of Annual Fixed Rent and Additional Rent of any kind accrued and unpaid at the time of such termination plus any and all expenses which the Landlord may have incurred for and with respect to the collection of any of such rent. 
15.5Waiver of Redemption 
Tenant, for itself and any and all persons claiming through or under Tenant, including its creditors, upon the termination of this Lease and of the Lease Term in accordance with the terms hereof, or in the event of entry of judgment for the recovery of the possession of the Premises in any action or proceeding, or if Landlord shall enter the Premises by process of law or otherwise, hereby waives any right of redemption provided or permitted by any statute, law or decision now or hereafter in force, and does hereby waive, surrender and give up all rights or privileges which it or they may or might have under and by reason of any present or future law or decision, to redeem the Premises or for a continuation of this Lease for the Lease Term hereby demised after having been dispossessed or ejected therefrom by process of law, or otherwise.  
15.6Landlord’s Default 
Landlord shall in no event be in default in the performance of any of Landlord’s obligations hereunder unless and until Landlord shall have failed to perform such obligations within thirty (30) days, or such additional time 

as is reasonably required to correct any such default, after notice by Tenant to Landlord properly specifying wherein Landlord has failed to perform any such obligation. 
Tenant shall not assert any right to deduct the cost of repairs or any monetary claim against the Landlord from rent thereafter due and payable, but shall look solely to the Landlord for satisfaction of such claim.  
ARTICLE XVI 
Miscellaneous Provisions 
16.1Waiver 
No waiver by either party hereto of any condition of this Lease, nor any failure by Tenant to deliver any security deposit, letter of credit, pre-paid rent, financial information, guaranty or other item required upon the execution and delivery of this Lease, shall be construed as excusing satisfaction of any such condition or the delivery of any such item by the other party, and the waiving party reserves the right to declare the failure of the other party to satisfy any such condition or deliver any such item an Event of Default under this Lease. 
Further, no waiver at any time of any of the provisions hereof by Landlord or Tenant shall be construed as a waiver of any of the other provisions hereof, and a waiver at any time of any of the provisions hereof shall not be construed as a waiver at any subsequent time of the same provisions. The consent or approval of Landlord or Tenant to or of any action by the other requiring such consent or approval shall not be construed to waive or render unnecessary Landlord’s or Tenant’s consent or approval to or of any subsequent similar act by the other. 
No payment by Tenant, or acceptance by Landlord, of a lesser amount than shall be due from Tenant to Landlord shall be treated otherwise than as a payment on account. The acceptance by Landlord of a check for a lesser amount with an endorsement or statement thereon, or upon any letter accompanying such check, that such lesser amount is payment in full, shall be given no effect, and Landlord may accept such check without prejudice to any other rights or remedies which Landlord may have against Tenant. Further, the acceptance by Landlord of Annual Fixed Rent, Additional Rent or any other charges paid by Tenant under this Lease shall not be or be deemed to be a waiver by Landlord of any default by Tenant, whether or not Landlord knows of such default, except for such defaults as to which such payment relates.  
16.2Cumulative Remedies 
Except as expressly provided in this Lease, the specific remedies to which Landlord and Tenant may resort under the terms of this Lease are cumulative and are not intended to be exclusive of any other remedies or means of redress which they may be lawfully entitled to seek in case of any breach or threatened breach of any provisions of this Lease. In addition to the other remedies provided in this Lease, Landlord shall be entitled to the restraint by injunction of the violation or attempted or threatened violation of any of the covenants, conditions or provisions of this Lease or to seek specific performance of any such covenants, conditions or provisions, provided, however, that the foregoing shall not be construed as a confession of judgment by Tenant. 
16.3Quiet Enjoyment 
This Lease is subject and subordinate to all matters of record. Landlord agrees that, upon Tenant’s paying the Annual Fixed Rent, Additional Rent and other charges herein reserved, and performing and observing the covenants, conditions and agreements hereof upon the part of Tenant to be performed and observed, Tenant shall and may peaceably hold and enjoy the Premises during the Lease Term (exclusive of any period during which Tenant is holding over after the expiration or termination of this Lease without the consent of Landlord), without interruption or disturbance from Landlord or persons claiming through or under Landlord, subject, however, to the terms of this Lease. This covenant shall be construed as running with the land to and against subsequent owners and successors in interest, and is not, nor shall it operate or be construed as, a personal covenant of Landlord, except to the extent of the Landlord’s interest in the Premises, and this covenant and any and all other covenants of Landlord contained in this Lease shall be binding upon Landlord and upon such subsequent owners or successors in interest of Landlord’s interest under this Lease, including ground or master lessees, to the extent of their respective interests, as and when they shall acquire same and then only for so long as they shall retain such interest. 
16.4Surrender 
(A)No act or thing done by Landlord during the Lease Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept such surrender shall be valid, unless in writing signed by Landlord. No employee of Landlord or of Landlord’s agents shall have any power to accept the keys of the Premises as an acceptance of a surrender of the Premises prior to the termination of this Lease; provided, however, that the foregoing shall not apply to the delivery of keys to Landlord or its agents in its (or their) capacity as managing 

agent or for purpose of emergency access. In any event, however, the delivery of keys to any employee of Landlord or of Landlord’s agents shall not operate as a termination of the Lease or a surrender of the Premises. 
(B)Upon the expiration or earlier termination of the Lease Term, Tenant shall surrender the Premises to Landlord in the condition as required by Sections 8.1 and 9.5, first removing all goods and effects of Tenant and completing such other removals as may be permitted or required pursuant to Section 9.5. 
16.5Brokerage 
(A)Tenant warrants and represents that Tenant has not dealt with any broker in connection with the consummation of this Lease other than the broker, person or firm designated in Section 1.1 hereof; and in the event any claim is made against the Landlord relative to dealings with brokers other than the broker designated in Section 1.1 hereof, Tenant shall defend the claim against Landlord with counsel of Landlord’s selection first reasonably approved by Tenant and save harmless and indemnify Landlord on account of loss, cost or damage which may arise by reason of such claim.  
(B)Landlord warrants and represents that Landlord has not dealt with any broker in connection with the consummation of this Lease other than the broker, person or firm, if any, designated in Section 1.1 hereof; and in the event any claim is made against the Tenant relative to dealings by Landlord with brokers other than the broker designated in Section 1.1 hereof, Landlord shall defend the claim against Tenant with counsel of Tenant’s first reasonably approved by Landlord selection and save harmless and indemnify Tenant on account of loss, cost or damage which may arise by reason of such claim. Landlord agrees that it shall be solely responsible for the payment of brokerage commissions to the broker, person or firm designated in Section 1.1 hereof in connection with the Original Lease Term. 
16.6Invalidity of Particular Provisions 
If any term or provision of this Lease, including but not limited to any waiver of contribution or claims, indemnity, obligation, or limitation of liability or of damages, or the application thereof to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term and provision of this Lease shall be valid and be enforced to the fullest extent permitted by law. 
16.7Provisions Binding, Etc. 
The obligations of this Lease shall run with the land, and except as herein otherwise provided, the terms hereof shall be binding upon and shall inure to the benefit of the successors and assigns, respectively, of Landlord and Tenant and, if Tenant shall be an individual, upon and to his heirs, executors, administrators, successors and assigns. Each term and each provision of this Lease to be performed by Tenant shall be construed to be both a covenant and a condition. The reference contained to successors and assigns of Tenant is not intended to constitute a consent to assignment by Tenant, but has reference only to those instances in which Landlord may have later given consent to a particular assignment as required by the provisions of Article XII hereof.  
16.8Recording; Confidentiality 
Each of Landlord and Tenant agree not to record the within Lease, but each party hereto agrees, on the request of the other, to execute a so-called Notice of Lease or short form lease in form recordable and complying with applicable law and reasonably satisfactory to Landlord’s and Tenant’s attorneys. In no event shall such document set forth the rent or other charges payable by Tenant under this Lease; and any such document shall expressly state that it is executed pursuant to the provisions contained in this Lease, and is not intended to vary the terms and conditions of this Lease.  
Each party hereto agrees that this Lease, the terms contained herein, and all information referring to this Lease obtained prior to execution of this Lease and within the Lease Term will be treated as strictly confidential and except as required by law or any applicable securities exchange, and except as required in connection with any enforcement of the terms of this Lease, neither party shall disclose the same to any third party without the prior written consent of the other party, other than to the disclosing party’s partners, lenders, accountants and attorneys who have been advised of the confidentiality provisions contained herein and agree to be bound by the same. In the event Tenant is required by law to provide this Lease or disclose any of its terms, Tenant shall give Landlord prompt notice of such requirement prior to making disclosure so that Landlord may seek an appropriate protective order. If failing the entry of a protective order 

Tenant is compelled to make disclosure, Tenant shall only disclose portions of the Lease which Tenant is required to disclose and will exercise reasonable efforts to obtain assurance that confidential treatment will be accorded to the information so disclosed. 
The obligation not to disclose confidential information shall continue throughout the Lease Term and for one (1) year after the expiration or earlier termination of this Lease. 
16.9Notices and Time for Action 
Whenever, by the terms of this Lease, notice shall or may be given either to Landlord or to Tenant, such notices shall be in writing and shall be sent by hand, registered or certified mail, or overnight or other commercial courier, postage or delivery charges, as the case may be, prepaid as follows: 
If intended for Landlord, addressed to Landlord at the address set forth in Article I of this Lease (or to such other address or addresses as may from time to time hereafter be designated by Landlord by like notice) with a copy to Landlord, Attention: Regional General Counsel. 
If intended for Tenant, addressed to Tenant at the address set forth in Article I of this Lease except that from and after the Commencement Date the address of Tenant shall be the Premises (or to such other address or addresses as may from time to time hereafter be designated by Tenant by like notice). 
Except as otherwise provided herein, all such notices shall be effective when received; provided, that (i) if receipt is refused, notice shall be effective upon the first occasion that such receipt is refused, (ii) if the notice is unable to be delivered due to a change of address of which no notice was given, notice shall be effective upon the date such delivery was attempted, (iii) if the notice address is a post office box number, notice shall be effective the day after such notice is sent as provided hereinabove or (iv) if the notice is to a foreign address, notice shall be effective two (2) days after such notice is sent as provided hereinabove. 
Where provision is made for the attention of an individual or department, the notice shall be effective only if the wrapper in which such notice is sent is addressed to the attention of such individual or department. 
Any notice given by an attorney on behalf of Landlord or by Landlord’s managing agent shall be considered as given by Landlord and shall be fully effective. Any notice given by an attorney on behalf of Tenant shall be considered as given by Tenant and shall be fully effective. 
Time is of the essence with respect to any and all notices and periods for giving of notice or taking any action thereto under this Lease. 
16.10When Lease Becomes Binding and Authority 
Employees or agents of Landlord have no authority to make or agree to make a lease or any other agreement or undertaking in connection herewith. The submission of this document for examination and negotiation does not constitute an offer to lease, or a reservation of, or option for, the Premises, and this document shall become effective and binding only upon the execution and delivery hereof by both Landlord and Tenant. All negotiations, considerations, representations and understandings between Landlord and Tenant are incorporated herein and may be modified or altered only by written agreement between Landlord and Tenant, and no act or omission of any employee or agent of Landlord shall alter, change or modify any of the provisions hereof. Landlord and Tenant hereby represent and warrant to the other that all necessary action has been taken to enter this Lease and that the person signing this Lease on behalf of Landlord and Tenant has been duly authorized to do so. 
16.11Paragraph Headings 
The paragraph headings throughout this instrument are for convenience and reference only, and the words contained therein shall in no way be held to explain, modify, amplify or aid in the interpretation, construction or meaning of the provisions of this Lease. 
16.12Rights of Mortgagee 
This Lease shall be subject and subordinate to any mortgage now or hereafter on the Building (or any part thereof), and to all renewals, modifications, consolidations, replacements and extensions thereof and all substitutions therefor, provided that in the case of a future mortgage the holder of such mortgage agrees to recognize the right of Tenant to use and occupy the Premises upon the payment of rent and other charges payable by Tenant under this Lease and the performance by Tenant of Tenant’s obligations hereunder. In confirmation of such subordination and recognition, Tenant shall execute and deliver promptly such instruments of subordination as such mortgagee may reasonably request, subject to receipt of such instruments of recognition from such mortgagee as Tenant may reasonably request (Tenant hereby agreeing to pay any legal or other fees charged by the mortgagee in connection with providing the same). In the event that any mortgagee or its respective successor in title shall succeed to the interest of Landlord, then this Lease shall nevertheless continue in full force and effect and Tenant shall and does hereby agree to attorn to such mortgagee or successor and to recognize such mortgagee or successor as its landlord. If any holder of a mortgage which includes the Premises, executed and 

recorded prior to the Date of this Lease, shall so elect, this Lease, and the rights of Tenant hereunder, shall be superior in right to the rights of such holder, with the same force and effect as if this Lease had been executed, delivered and recorded, or a statutory notice hereof recorded, prior to the execution, delivery and recording of any such mortgage. The election of any such holder shall become effective upon either notice from such holder to Tenant in the same fashion as notices from Landlord to Tenant are to be given hereunder or by the recording in the appropriate registry or recorder’s office of an instrument in which such holder subordinates its rights under such mortgage to this Lease. 
If in connection with obtaining financing a bank, insurance company, pension trust or other institutional lender shall request reasonable modifications in this Lease as a condition to such financing, Tenant will not unreasonably withhold, delay or condition its consent thereto, provided that such modifications do not increase the monetary obligations of Tenant hereunder or materially adversely affect the leasehold interest hereby created or Tenant’s rights hereunder. 
16.13Rights of Ground Lessor 
If Landlord’s interest in property (whether land only or land and buildings) which includes the Premises is acquired by another party and simultaneously leased back to Landlord herein, the holder of the ground lessor’s interest in such lease shall enter into a recognition agreement with Tenant simultaneously with the sale and leaseback, wherein the ground lessor will agree to recognize the right of Tenant to use and occupy the Premises upon the payment of Annual Fixed Rent, Additional Rent and other charges payable by Tenant under this Lease and the performance by Tenant of Tenant’s obligations hereunder, and wherein Tenant shall agree to attorn to such ground lessor as its Landlord and to perform and observe all of the tenant obligations hereunder, in the event such ground lessor succeeds to the interest of Landlord hereunder under such ground lease. 
16.14Notice to Mortgagee and Ground Lessor  
After receiving notice from any person, firm or other entity that it holds a mortgage which includes the Premises as part of the mortgaged premises, or that it is the ground lessor under a lease with Landlord as ground lessee, which includes the Premises as a part of the leased premises, no notice from Tenant to Landlord shall be effective unless and until a copy of the same is given to such holder or ground lessor at the address as specified in said notice (as it may from time to time be changed), and the curing of any of Landlord’s defaults by such holder or ground lessor within a reasonable time after such notice (including a reasonable time to obtain possession of the premises if the mortgagee or ground lessor elects to do so) shall be treated as performance by Landlord. For the purposes of this Section 16.14, the term “mortgage” includes a mortgage on a leasehold interest of Landlord (but not one on Tenant’s leasehold interest). If any mortgage is listed on Exhibit F then the same shall constitute notice from the holder of such mortgage for the purposes of this Section 16.14. 
16.15Assignment of Rents 
With reference to any assignment by Landlord of Landlord’s interest in this Lease, or the rents payable hereunder, conditional in nature or otherwise, which assignment is made to the holder of a mortgage or ground lease on property which includes the Premises, Tenant agrees: 
(a)That the execution thereof by Landlord, and the acceptance thereof by the holder of such mortgage, or the ground lessor, shall never be treated as an assumption by such holder or ground lessor of any of the obligations of Landlord hereunder, unless such holder, or ground lessor, shall, by notice sent to Tenant, specifically otherwise elect; and  
(b)That, except as aforesaid, such holder or ground lessor shall be treated as having assumed Landlord’s obligations hereunder only upon foreclosure of such holder’s mortgage and the taking of possession of the Premises, or, in the case of a ground lessor, the assumption of Landlord’s position hereunder by such ground lessor. In no event shall the acquisition of title to the Building and the land on which the same is located by a purchaser which, simultaneously therewith, leases the entire Building or such land back to the seller thereof be treated as an assumption, by operation of law or otherwise, of Landlord’s obligations hereunder, but Tenant shall look solely to such seller-lessee, and its successors from time to time in title, for performance of Landlord’s obligations hereunder. In any such event, this Lease shall be subject and subordinate to the lease to such purchaser provided that such purchaser-lessor agrees to recognize the right of Tenant to use and occupy the Premises upon the payment of rent and all other charges payable by Tenant under this Lease and the performance by Tenant of Tenant’s obligations under this Lease. For all purposes, such seller-lessee, and its successors in title, shall be the landlord hereunder unless and until Landlord’s position shall have been assumed by such purchaser-lessor.  

16.16Status Report and Financial Statements 
Recognizing that Landlord may find it necessary to establish to third parties, such as accountants, banks, potential or existing mortgagees, potential purchasers or the like, the then current status of performance hereunder, Tenant, within ten (10) days after the request of Landlord made from time to time, will furnish to Landlord, or any existing or potential holder of any mortgage encumbering the Premises, the Building or the Prudential Center, or any potential purchaser of the Premises, the Building, or the Prudential Center (each an “Interested Party”) a statement of the status of any matter pertaining to this Lease, including, without limitation, acknowledgments that (or the extent to which) each party is in compliance with its obligations under the terms of this Lease. In addition, Tenant shall deliver to Landlord, or any Interested Party designated by Landlord, financial statements of Tenant, and any guarantor of Tenant’s obligations under this Lease, as reasonably requested by Landlord including, but not limited to, financial statements for the past three (3) years. Any such status statement or financial statement delivered by Tenant pursuant to this Section 16.16 (or any financial statement otherwise delivered by Tenant in connection with this Lease or any future amendment hereto) may be relied upon by any Interested Party.  
16.17Self-Help 
If Tenant shall at any time fail to make any payment or perform any act which Tenant is obligated to make or perform under this Lease and (except in the case of emergency) if the same continues unpaid or unperformed beyond applicable grace periods, then Landlord may, but shall not be obligated so to do, after ten (10) days’ notice to and demand upon Tenant, or without notice to or demand upon Tenant in the case of any emergency, and without waiving, or releasing Tenant from, any obligations of Tenant in this Lease contained, make such payment or perform such act which Tenant is obligated to perform under this Lease in such manner and to such extent as may be reasonably necessary, and, in exercising any such rights, pay any costs and expenses, employ counsel and incur and pay reasonable attorneys’ fees. All sums so paid by Landlord and all reasonable and necessary costs and expenses of Landlord incidental thereto, together with interest thereon at the annual rate equal to the sum of (a) the Base Rate from time to time announced by Bank of America, N.A. or its successor as its Base Rate and (b) two percent (2%) (but in no event greater than the maximum rate permitted by applicable law), from the date of the making of such expenditures by Landlord, shall be deemed to be Additional Rent and, except as otherwise in this Lease expressly provided, shall be payable to the Landlord on demand, and if not promptly paid shall be added to any rent then due or thereafter becoming due under this Lease, and Tenant covenants to pay any such sum or sums with interest as aforesaid, and Landlord shall have (in addition to any other right or remedy of Landlord) the same rights and remedies in the event of the non-payment thereof by Tenant as in the case of default by Tenant in the payment of Annual Fixed Rent. 
16.18Holding Over 
Any holding over by Tenant after the expiration or earlier termination of the Lease Term shall be treated as a tenancy at sufferance and shall be on the terms and conditions as set forth in this Lease, as far as applicable except that Tenant shall pay as a use and occupancy charge an amount equal to 200% of the greater of (x) the Annual Fixed Rent and Additional Rent calculated (on a daily basis) at the highest rate payable under the terms of this Lease or (y) the fair market rental value of the Premises, in each case for the period measured from the day on which Tenant’s hold-over commences and terminating on the day on which Tenant vacates the Premises. In addition, Tenant shall save Landlord, its agents and employees harmless and will exonerate, defend and indemnify Landlord, its agents and employees from and against any and all damages which Landlord may suffer on account of Tenant’s hold-over in the Premises after the expiration or prior termination of the Lease Term. Nothing in the foregoing nor any other term or provision of this Lease shall be deemed to permit Tenant to retain possession of the Premises or hold over in the Premises after the expiration or earlier termination of the Lease Term. All property which remains in the Building or the Premises after the expiration or termination of this Lease shall be conclusively deemed to be abandoned and may either be retained by Landlord as its property or sold or otherwise disposed of in such manner as Landlord may see fit. If any part thereof shall be sold, then Landlord may receive the proceeds of such sale and apply the same, at its option against the expenses of the sale, the cost of moving and storage, any arrears of rent or other charges payable hereunder by Tenant to Landlord and any damages to which Landlord may be entitled under this Lease and at law and in equity. 
16.19Entry by Landlord 
Landlord, and its duly authorized representatives, shall, upon reasonable prior notice (except in the case of emergency), have the right to enter the Premises at all reasonable times (except at any time in the case of emergency) for the purposes of inspecting the condition of same and making such repairs, alterations, additions or improvements thereto as may be necessary if Tenant fails to do so as required hereunder (but the Landlord shall have no duty whatsoever to make any such inspections, repairs, alterations, additions or improvements except as otherwise provided in Sections 4.1, 7.1 and 7. 2), and to show the Premises to prospective tenants 

during the twelve (12) months preceding expiration of the Lease Term as it may have been extended and at any reasonable time during the Lease Term to show the Premises to prospective purchasers and mortgagees. 
In the event Tenant sends a notice alleging the existence of a dangerous or unsafe condition, any requirements for prior notice or limitations on Landlord’s access to the Premises contained in this Lease shall be deemed waived by Tenant so that Landlord may immediately exercise its rights under this Section 16.19 and Section 16.17 in such manner as Landlord deems necessary in its sole discretion to remedy such dangerous or unsafe condition. 
16.20Tenant’s Payments 
Each and every payment and expenditure, other than Annual Fixed Rent, shall be deemed to be Additional Rent hereunder, whether or not the provisions requiring payment of such amounts specifically so state, and shall be payable, unless otherwise provided in this Lease, within ten (10) days after written demand by Landlord, and in the case of the non-payment of any such amount, Landlord shall have, in addition to all of its other rights and remedies, all the rights and remedies available to Landlord hereunder or by law in the case of non-payment of Annual Fixed Rent. Unless expressly otherwise provided in this Lease, the performance and observance by Tenant of all the terms, covenants and conditions of this Lease to be performed and observed by Tenant shall be at Tenant’s sole cost and expense. If Tenant has not objected to any statement of Additional Rent which is rendered by Landlord to Tenant within ninety (90) days after Landlord has rendered the same to Tenant, then the same shall be deemed to be a final account between Landlord and Tenant not subject to any further dispute. In the event that Tenant shall seek Landlord’s consent or approval under this Lease, then Tenant shall reimburse Landlord, upon demand, as Additional Rent, for all reasonable costs and expenses, including legal and architectural costs and expenses, incurred by Landlord in processing such request, whether or not such consent or approval shall be given. Notwithstanding anything in this Lease to the contrary, if Landlord or any affiliate of Landlord has elected to qualify as a real estate investment trust (“REIT”), any service required or permitted to be performed by Landlord pursuant to this Lease, the charge or cost of which may be treated as impermissible tenant service income under the laws governing a REIT, may be performed by a taxable REIT subsidiary that is affiliated with either Landlord or Landlord’s property manager, an independent contractor of Landlord or Landlord’s property manager (the “Service Provider”). If Tenant is subject to a charge under this Lease for any such service, then, at Landlord’s direction, Tenant will pay such charge either to Landlord for further payment to the Service Provider or directly to the Service Provider, and, in either case, (i) Landlord will credit such payment against Additional Rent due from Tenant under this Lease for such service, and (ii) such payment to the Service Provider will not relieve Landlord from any obligation under the Lease concerning the provisions of such service. 
16.21Late Payment 
If Landlord shall not have received any payment or installment of Annual Fixed Rent or Additional Rent (the “Outstanding Amount”) on or before the date on which the same first becomes payable under this Lease (the “Due Date”), the amount of such payment or installment shall incur a late charge equal to the sum of: (a) five percent (5%) of the Outstanding Amount for administration and bookkeeping costs associated with the late payment and (b) interest on the Outstanding Amount from the Due Date through and including the date such payment or installment is received by Landlord, at a rate equal to the lesser of (i) the rate announced by Bank of America, N.A. (or its successor) from time to time as its prime or base rate (or if such rate is no longer available, a comparable rate reasonably selected by Landlord), plus two percent (2%), or (ii) the maximum applicable legal rate, if any. Such interest shall be deemed Additional Rent and shall be paid by Tenant to Landlord upon demand. 
16.22Counterparts 
This Lease may be executed in several counterparts, each of which shall be deemed an original, and such counterparts shall constitute but one and the same instrument. 
16.23Entire Agreement 
This Lease constitutes the entire agreement between the parties hereto, Landlord’s managing agent and their respective affiliates with respect to the subject matter hereof and thereof and supersedes all prior dealings between them with respect to such subject matter, and there are no verbal or collateral understandings, agreements, representations or warranties not expressly set forth in this Lease. No subsequent alteration, amendment, change or addition to this Lease shall be binding upon Landlord or Tenant, unless reduced to writing and signed by the party or parties to be charged therewith. 
16.24Landlord Liability 
Tenant shall neither assert nor seek to enforce any claim for breach of this Lease against any of Landlord’s assets other than Landlord’s interest in the Building, and Tenant agrees to look solely to such interest for the satisfaction of any liability of Landlord under this Lease, it being specifically agreed that neither Landlord, nor 

any successor holder of Landlord’s interest hereunder, nor any beneficiary of any Trust of which any person from time to time holding Landlord’s interest is Trustee, nor any such Trustee, nor any member, manager, partner, director or stockholder nor Landlord’s managing agent shall ever be personally liable for any such liability. This paragraph shall not limit any right that Tenant might otherwise have to obtain injunctive relief against Landlord or Landlord’s successors-in-interest, or to take any other action which shall not involve the personal liability of Landlord, or of any successor holder of Landlord’s interest hereunder, or of any beneficiary of any trust of which any person from time to time holding Landlord’s interest is Trustee, or of any such Trustee, or of any manager, member, partner, director or stockholder of Landlord or of Landlord’s managing agent, to respond in monetary damages from Landlord’s assets other than Landlord’s interest in said Building, as aforesaid, but in no event shall Tenant have the right to terminate or cancel this Lease or to withhold rent or to set-off any claim or damages against rent as a result of any default by Landlord or breach by Landlord of its covenants or any warranties or promises hereunder, except in the case of a wrongful eviction of Tenant from the demised premises (constructive or actual) by Landlord continuing after notice to Landlord thereof and a reasonable opportunity for Landlord to cure the same.
In the event that Landlord shall be determined to have wrongfully withheld any consent or approval under this Lease, the sole recourse and remedy of the Tenant in respect thereof shall be to specifically enforce Landlord’s obligation to grant such consent or approval, and in no event shall the Landlord be responsible for any damages of whatever nature in respect of its failure to give such consent or approval nor shall the same otherwise affect the obligations of the Tenant under this Lease or act as any termination of this Lease.   
In no event shall Landlord or Tenant ever be liable to the other party for any indirect or consequential damages, or for loss of profits or the like suffered from whatever cause; provided however, the foregoing shall not in any way apply to or otherwise limit Landlord’s remedies with respect to any hold over of Tenant after the expiration or earlier termination of this Lease. 
16.25No Partnership 
The relationship of the parties hereto is that of landlord and tenant and no partnership, joint venture or participation is hereby created. 
16.26Letter of Credit 
Concurrently with the execution of this Lease, Tenant shall pay to Landlord a security deposit in the amount of Eighty-Eight Thousand Thirteen and 67/100 Dollars ($88,013.67) and Landlord shall hold the same, throughout the Lease Term, unless sooner returned to Tenant as provided in this Section 16.26, as security for the performance by Tenant of all obligations on the part of Tenant to be performed under this Lease. Such deposit shall be in the form of an irrevocable, unconditional, negotiable letter of credit (the “Letter of Credit”). The Letter of Credit shall (i) be issued by and drawn on a bank reasonably approved by Landlord and at a minimum having a long term issuer credit rating from Standard and Poor’s Professional Rating Service of A or a comparable rating from Moody’s Professional Rating Service, (ii) be substantially in the form attached hereto as Exhibit G, (iii) permit one or more draws thereunder to be made accompanied only by certification by Landlord or Landlord’s managing agent that pursuant to the terms of this Lease, Landlord is entitled to draw upon such Letter of Credit, (iv) permit transfers at any time without charge, (v) permit presentment in Boston, Massachusetts and (vi) provide that any notices to Landlord be sent to the notice address provided for Landlord in this Lease. If the credit rating for the issuer of such Letter of Credit falls below the standard set forth in (i) above or if the financial condition of such issuer changes in any other material adverse way or if any trustee, receiver or liquidator shall be appointed for the issuer, Landlord shall have the right to require that Tenant provide a substitute letter of credit that complies in all respects with the requirements of this Section, and Tenant’s failure to provide the same within thirty (30) days following Landlord’s written demand therefor shall entitle Landlord to immediately draw upon the Letter of Credit. Any such Letter of Credit shall be for a term of two (2) years (or for one (1) year if the issuer thereof regularly and customarily only issues letters of credit for a maximum term of one (1) year) and shall in either case provide for automatic renewals through the date which is ninety 
(90) days subsequent to the scheduled expiration of this Lease (as the same may be extended). Any failure or refusal of the issuer to honor the Letter of Credit shall be at Tenant’s sole risk and shall not relieve Tenant of its obligations hereunder with regard to the security deposit. Upon the occurrence of any default of Tenant, Landlord shall have the right from time to time without prejudice to any other remedy Landlord may have on account thereof, to draw on all or any portion of such deposit held as a Letter of Credit and to apply the proceeds of such Letter of Credit or any cash held as such deposit, or any part thereof, to Landlord’s damages arising from such default on the part of Tenant under the terms of this Lease. If Landlord so applies all or any portion of such deposit, Tenant shall within seven (7) days after notice from Landlord deposit cash with Landlord in an amount sufficient to restore such deposit to the full amount stated in this Section 16.26. While Landlord holds any cash 

deposit Landlord shall have no obligation to pay interest on the same and shall have the right to commingle the same with Landlord’s other funds. Neither the holder of a mortgage nor the Landlord in a ground lease on property which includes the Premises shall ever be responsible to Tenant for the return or application of any such deposit, whether or not it succeeds to the position of Landlord hereunder, unless such deposit shall have been received in hand by such holder or ground Landlord. 
Tenant not then being in default and having performed all of its obligations under this Lease, including the payment of all Annual Fixed Rent, Landlord shall return the deposit, or so much thereof as shall not have theretofore been applied in accordance with the terms of this Section 16.26, to Tenant on the expiration or earlier termination of the Lease Term (as the same may have been extended) and surrender possession of the Premises by Tenant to Landlord in the condition required in the Lease at such time. 
16.27Signage 
Landlord shall install, at its sole cost and expense, Building-standard multi-tenant directional signage for Tenant within the elevator lobby on the twenty-fourth (24th) floor of the Building.  Subject to Landlord’s prior approval as to location, size and design, Tenant may install, at its sole cost and expense, identification signage at the entrance to the Premises.  Tenant shall be obligated to remove such identification signage at the expiration or termination of the Lease Term and to repair any damage caused by such removal. 
16.28Governing Law 
This Lease shall be governed exclusively by the provisions hereof and by the law of The Commonwealth of Massachusetts, as the same may from time to time exist. 
16.29Waiver of Trial by Jury  
To induce Landlord to enter into this Lease, the Tenant hereby waives any right to trial by jury in any action, proceeding or counterclaim brought by either Landlord or Tenant on any matters whatsoever arising out of or any way connected with this Lease, the relationship of the Landlord and the Tenant, the Tenant’s use or occupancy of the premises and/or any claim of injury or damage, including but not limited to, any summary process eviction action. 
16.30Electronic Signatures  
The parties acknowledge and agree that this Lease may be executed by electronic signature, which shall be considered as an original signature for all purposes and shall have the same force and effect as an original signature. Without limitation, “electronic signature” shall include faxed versions of an original signature or electronically scanned and transmitted versions (e.g., via pdf) of an original signature. 

EXECUTED in two or more counterparts offered by persons or officers hereunto duly authorized on the Date set forth in Section 1.1 above. 
												
	WITNESS: 		LANDLORD:

				
	/s/ Victor L. Paslin		BP PRUCENTER ACQUISITION LLC, a Delaware limited liability company 
				
			BY: BOSTON PROPERTIES LIMITED PARTNERSHIP, a Delaware Limited Partnership, its sole member
				
			BY: BOSTON PROPERTIES, INC., a Delaware corporation, its general partner
				
			BY:	/s/ David C. Provost
			Name: 	David C. Provost
			Title: 	SVP

															
	WITNESS:		TENANT:
			
	/s/ Ainella Mussina		SEMRUSH INC., a Delaware Corporation
				
			By: 	/s/ Dmitry Melnikov 
			Name: 		Dmitry Melnikov
			Title:		COO
					Hereunto duly authorized

EXHIBIT A 

LEGAL DESCRIPTION 
A parcel of land situated in the City of Boston, County of Suffolk, Commonwealth of Massachusetts, known as and numbered 800, 800A, 800D, 800F (a/k/a 85-101 Huntington Avenue), and 800H (a/k/a 103-111 Huntington Avenue) Boylston Street, and shown as Lot 20 on that certain plan entitled  “Prudential Center – Subdivision Plan of Land in Boston, Massachusetts, Suffolk County,” dated June 21, 2011, prepared by DGT Survey Group, a division of Digital Geographic Technologies, Inc., and recorded with the Suffolk County Registry of Deeds in Plan Book 2011, Page 242. 
CONFIGURATION OF PREMISES 

EXHIBIT B 

Page 1 
Exhibit B 
LANDLORD SERVICES 
I.CLEANING: 
Cleaning and janitor services as provided below: 
A.OFFICE AREAS: 
Daily:  (Monday through Friday, inclusive, holidays observed by the cleaning company excepted). 
1.Empty all waste receptacles and ashtrays and remove waste material from the Premises; wash receptacles as necessary. 
2.Sweep and dust mop all uncarpeted areas using a dust-treated mop. 
3.Vacuum all rugs and carpeted areas. 
4.Hand dust and wipe clean with treated cloths all horizontal surfaces, including furniture, office equipment, window sills, door ledges, chair rails, and convector tops, within normal reach. 
5.Wash clean all water fountains and sanitize. 
6.Move and dust under all desk equipment and telephones and replace same (but not computer terminals, specialized equipment or other materials). 
7.Wipe clean all chrome and other bright work. 
8.Hand dust grill work within normal reach. 
9.Main doors to premises shall be locked and lights shut off upon completion of cleaning. 
Weekly: 
1.Dust coat racks and the like. 
2.Spot clean entrance doors, light switches and doorways. 
Quarterly: 
1.Render high dusting not reached in daily cleaning to include: 
a)dusting all pictures, frames, charts, graphs and similar wall hangings. 
b)dusting of all vertical surfaces, such as walls, partitions, doors and door frames, etc. 
c)dusting all pipes, ducts and moldings. 
d)dusting of all vertical blinds. 
e)dust all ventilating, air conditioning, louvers and grills. 

2.Spray buff all resilient floors. 
B.LAVATORIES: 
Daily:  (Monday through Friday, inclusive, holidays observed by the cleaning company excepted). 
1.Sweep and damp mop. 
2.Clean all mirrors, powder shelves, dispensers and receptacles, bright work, flushometers, piping and toilet seat hinges. 
3.Wash both sides of all toilet seats. 
4.Wash all basins, bowls and urinals. 
5.Dust and clean all powder room fixtures. 
6.Empty and clean paper towel and sanitary disposal receptacles. 
7.Remove waste paper and refuse. 
8.Refill tissue holders, soap dispensers, towel dispensers, sanitary dispensers; materials to be furnished by Landlord. 
Monthly: 
1.Machine scrub lavatory floors. 
2.Wash all partitions and tile walls in lavatories. 
3.Dust all lighting fixtures and grills in lavatories. 
C.MAIN LOBBIES, ELEVATORS, STAIRWELLS AND COMMON CORRIDORS: 
Daily:  (Monday through Friday, inclusive, holidays observed by the cleaning company excepted). 
1.Sweep and damp mop all floors, empty and clean waste receptacles, dispose of waste. 
2.Clean elevators, wash or vacuum floors, wipe down walls and doors. 
3.Spot clean any metal work inside lobbies. 
4.Spot clean any metal work surrounding building entrance doors. 
5.Sweep all stairwells and dust handrails. 
Monthly:  
1.All resilient tile floors in public areas to be spray buffed. 
D.WINDOW CLEANING: 
All exterior windows shall be washed at a frequency necessary to maintain a first class appearance. 

II.HVAC: 
A.Heating, ventilating and air conditioning equipment will be provided with sufficient capacity to accommodate a maximum population density of one (1) person per one hundred fifty (150) square feet of useable floor area served, and a combined lighting and standard electrical load of 6.0 watts per square foot of useable floor area. In the event Tenant introduces into the Premises personnel or equipment which overloads the system’s ability to adequately perform its proper functions, Landlord shall so notify 
Tenant in writing and supplementary system(s) may be required and installed by Landlord at Tenant’s expense, if within fifteen (15) days Tenant has not modified its use so as not to cause such overload. 
Operating criteria of the basic system shall not be less than the following: 
(1)Cooling season indoor temperature of not in excess of 73 - 79 degrees Fahrenheit when outdoor temperature is 91 degrees Fahrenheit ambient.  
(2)Heating season minimum room temperature of 68 - 75 degrees Fahrenheit when outdoor temperature is 6 degrees Fahrenheit ambient. 
B.Landlord shall provide heating, ventilating and air conditioning as normal seasonal changes may require during Normal Building Operating Hours (8:00 a.m. to 6:00 p.m., Monday through Friday, legal holidays in all cases excepted). 
If Tenant shall require air conditioning (during the air conditioning season) or heating or ventilating during any season outside Normal Building Operating Hours, Landlord shall use landlord’s best efforts to furnish such services for the area or areas specified by written request of Tenant delivered to the Building Superintendent or the Landlord before 3:00 p.m. of the business day preceding the extra usage. For such services, Tenant shall pay Landlord, as Additional Rent, upon receipt of billing, a sum equal to the cost incurred by Landlord. 
III.ELECTRICAL SERVICES: 
A.Landlord shall provide electric power for a combined load of 3.0 watts per square foot of useable area for lighting and for office machines through standard receptacles for the typical office space. 
B.Landlord, at its option, may require separate metering and direct billing to Tenant for the electric power required for any special equipment (such as computers and reproduction equipment). Tenant shall be solely responsible for the cost associated with such meter(s) required for Tenant’s special equipment and installation thereof. 
C.Landlord will furnish and install, at Tenant’s expense, all replacement lighting tubes, lamps and ballasts required by Tenant.  
IV.ELEVATORS: 
Provide passenger elevator service. 
V.WATER: 
Provide tempered water for lavatory purposes and cold water for drinking, lavatory and toilet purposes. 
VI.CARD ACCESS SYSTEM: 
Landlord will provide a card access system at one entry door of the building. 

EXHIBIT D 

FLOOR PLAN 

EXHIBIT E

FORM OF DECLARATION AFFIXING THE COMMENCEMENT DATE OF LEASE 
THIS AGREEMENT made this                                       day of                                  , 201__, by and between 
[LANDLORD] (hereinafter “Landlord”) and [TENANT] (hereinafter “Tenant”). 
W I T N E S S E T H  T H A T: 
1.This Agreement is made pursuant to Section [3.1] of that certain Lease dated [date], between Landlord and Tenant (the “Lease”). 
2.It is hereby stipulated that the Lease Term commenced on [commencement date], (being the “Commencement Date” under the Lease), and shall end and expire on [expiration date], unless sooner terminated or extended, as provided for in the Lease. 
WITNESS the execution hereof by persons hereunto duly authorized, the date first above 
written. 
															
			LANDLORD:		
					
			By:		
			Name:		
			Title:		
					
			TENANT:		
	ATTEST:		[TENANT]		
					
				
				
				
					
	By:		By:		
	Name:		Name:		
	Title:		Title:		
				Hereunto duly authorized

Page 1 
Exhibit E 
LIST OF MORTGAGES 
None. 

EXHIBIT F

Page 1 
Exhibit F 
FORM OF LETTER OF CREDIT 
[Letterhead of a money center bank acceptable to the Landlord] 
[Please note the tenant on this Letter of Credit must match the exact tenant entity in the Lease] 
[date] 
[Landlord] c/o Boston Properties LP 800 Boylston Street, Suite 1900 
Boston, Massachusetts 02199-8103 Attn: Lease Administration, Legal Dept. 
Ladies and Gentlemen: 
We hereby establish our Irrevocable Letter of Credit and authorize you to draw on us at sight for the account of [Tenant] (“Applicant”), the aggregate amount of [spell out dollar amount] and [__]/100 Dollars [($                               )]. You shall have the right to make partial draws against this Letter of Credit from time to time. 
Funds under this Letter of Credit are available to the beneficiary hereof as follows: 
Any or all of the sums hereunder may be drawn down at any time and from time to time from and after the date hereof by [Landlord] (“Beneficiary”) when accompanied by this Letter of Credit and a written statement signed by an individual purporting to be an authorized agent of Beneficiary, certifying that such moneys are due and owing to Beneficiary, and a sight draft executed and endorsed by such individual. 
This Letter of Credit is transferable in its entirety to any successor in interest to Beneficiary as owner of [Property, Address, City/Town, State]. Should a transfer be desired, such transfer will be subject to the return to us of this advice, together with written instructions. Any fees related to such transfer shall be for the account of the Applicant. 
The amount of each draft must be endorsed on the reverse hereof by the negotiating bank. We hereby agree that this Letter of Credit shall be duly honored upon presentation and delivery of the certification specified above. 
This Letter of Credit shall expire on [Final Expiration Date]. 
Notwithstanding the above expiration date of this Letter of Credit, the term of this Letter of Credit shall be automatically renewed for successive, additional one (1) year periods unless, at least sixty (60) days prior to any such date of expiration, the undersigned shall give written notice to 
Beneficiary, by certified mail, return receipt requested and at the address set forth above or at such other 

EXHIBIT G 

Page 1 
Exhibit G 
address as may be given to the undersigned by Beneficiary, that this Letter of Credit will not be renewed. 
If any instructions accompanying a drawing under this Letter of Credit request that payment is to be made by transfer to your account with another bank, we will only effect such payment by fed wire to a U.S. regulated bank, and we and/or such other bank may rely on an account number specified in such instructions even if the number identifies a person or entity different from the intended payee. 
This Letter of Credit is governed by the Uniform Customs and Practice for Documentary Credits (1993 Revision), International Chamber of Commerce Publication 500. 
Very truly yours, 
[Name of Issuing Bank]
						
	By:	
	Name:	
	Title:	

EXHIBIT H

EXHIBIT H 
FORM OF CERTIFICATE OF INSURANCE 

Page 1
Exhibit H

Page 2
Exhibit HDocument

Exhibit 10.6

LEASE AGREEMENT
BETWEEN
4P – IMMO. PRAHA s.r.o
as Landlord
AND
SEMRUSH CZ s.r.o
as Tenant
Kavčí Hory Office Park

RETAIL LEASE
BASIC LEASE INFORMATION
						
	Date:	June 15, 2020
		
	Landlord:	4P – Immo. Praha s.r.o.
		
	Tenant:	SEMRUSH CZ s.r.o.
	Building:	Kavčí Hory Office Park
		
	Premises:	Second (2nd) Floor

		
	Rentable Area 
	Office 1:  57,072.20 sqm; Common Area:  5,789.30 sqm; Term 2:  83,131,.65 sqm
		
	Scheduled Delivery Date:	January 26, 2017
		
	Rent Commencement Date:	February 1, 2017
		
	Expiration Date:	Office Premises 1 Lease ends on February 28, 2018, and Office Premises 2 Lease begins on March 1, 2018 and terminates on July 31, 2022
		
	Base Rent:	Term 1:  €9,131.46; Term 2:  €12,075.97, due in each case on the first (1st) and no later than the fifteenth (15th) of the month

		
	Security Deposit:	Three-month’s rent:  €41,598.58
		
	Base Year:	2017
		
	Permitted Use of Premises:	Office space.

									
	Tenant’s Address for Notices:	From and after Commencement Date:
SEMRUSH CZ s.r.o.
Na strži 1702/65, Nusle, Prague 4,
Postal Code 140 00

			
	Landlord’s Address for Notices:	4P – Immo. Praha s.r.o.
			
	Exhibits and Schedules:	Exhibit A:  Floor Plan
Exhibit B:  Building Rules
			
	TENANT	LANDLORD
			
	SEMRUSH CZ s.r.o.	4P – Immo. Praha s.r.o.

TABLE OF CONTENTS
Page
									
	1.	PREAMBLE	1
	2.	SUBJECT OF THE LEASE	1
	3.	PURPOSE OF THE LEASE	2
	4.	FIT-OUT	3
	5.	COMMENCEMENT AND TERMINATION OF THE LEASE	5
	6.	HAND-OVER OF THE SUBJECT OF THE LEASE	6
	7.	BORROWING OF THE SUBJECT OF THE LEASE BEFORE THE LEASE COMMENCEMENT DAY	7
	8.	RENT AND DISCOUNTS ON RENT	8
	9.	OPERATING COSTS	10
	10.	PAYMENTS	12
	11.	BANK GUARANTEE, DEPOSIT	14
	12.	PREMATURE TERMINATION OF THE LEASE	15
	13	SUB-LEASE, TRANSFER OF RIGHTS	17
	14.	RIGHTS AND OBLIGATIONS OF THE LEASE	18
	15.	RIGHTS AND OBLIGATIONS OF THE LESSOR	22
	16.	INFORMATION AND ADVERTISING BOARDS AND PANELS	23
	17.	RETURN OF THE SUBJECT OF THE LEASE	24
	18.	GOVERNING LAW, COURT JURISDICTION	25
	19.	FINAL PROVISIONS	26

						
	Exhibit 2:	Floor Plan
	Exhibit 3:	Description of the Building
	Exhibit 4: 	Hand-Over Protocol Sample
	Exhibit 5: 	Indexation Clause
	Exhibit 6:	List of Operating Costs
	Exhibit 7:	Bank Guarantee Sample
	Exhibit 8: 	List of Warranty Periods
	Exhibit 9:	Space Plan and Specification of the Lessee’s Fit-Out Works
	Exhibit 10:	Space Plan

LEASE AGREEMENT
The Parties
(1)Semrush CZ s. r. o., with its registered office at Na strži 1702/65, Nusle, Prague 4, Postal Code 140 00, ID no. 044 64 800, registered in the Commercial Register maintained by Municipal court in Prague, Section C, Insert 247376, represented by Mr Stepan Shirokikh, executive director (the “Lessee”); and
(2)4P - Immo. Praha s. r. o., with its registered office at Prague 8 – Karlín, Karolinská 661/4, Post Code 186 00, ID no. 27208648, tax no. CZ27208648, registered in the Commercial Register maintained by Municipal court in Prague, Section C, Insert 104573, represented by Mr Alois Vyleta and Ms Hedwig Höfler, executive directors (the “Lessor”);
(The Lessor and the Lessee also the “Parties” or individually a “Party”; this Lease Agreement also the “Agreement”);
the Parties have agreed as follows:
1.Preamble
1.1The Lessor is the exclusive owner of plots of land no. 2915/12, 2915/30 and 2910/198 and furthermore of plot no. 2915/50 and administrative building no. 1718 situated thereon, known as “Kavčí Hory Office Park” (the “Building”), all in the cadastral area of Nusle, the municipality of the Prague, and furthermore of plot no. 970/11 in the cadastral area of Podolí, the municipality of Prague (the “Real Estate”).  The use of the Building was approved by a final occupancy permit issued by the Municipality of Prague 4 on 11 June 2008 under ref. no. P4/93867/08/OST/ROK/3822, which came in force on 12 June 2008.
2.Subject of the Lease
2.1.The Lessor hereby leases to the Lessee and the Lessee hereby leases from the Lessor for the Rent set forth in Article 8 hereof the non-residential premises in the Building specified further below as these are marked in colours in the plan of the individual floors of the Building attached hereto as Exhibit 2 (the “Floor Plan”).  The mentioned non-residential premises consist of the following:
(a)office premises situated on the 2nd floor of the Building with a net rentable area of 794.48 sqm, that shall be exclusively used by the Lessee (net rentable area 1 - exclusive) marked in blue colour in the Floor Plan (the “Office Premises 1”), which shall be increased for the purposes of calculation of the Rent and other charges by the Lessee’s share in the common premises in the Building (the “Common Premises 1”) of 80.59 sqm resulting in the leasable area of the Office Premises 1 of 875.07 sqm;

(The Office Premises 1 also the “Subject of the Lease”).
2.2The net rentable area of the Subject of the Lease was determined by an officially authorized surveyor pursuant to the “Directive for calculation of the leased floor area of office premises” (“Richtlinie zur Berechnung der Büromietfläche”) published in 1996 by “Gesellschaft für Immobilienwirtschaftliche Forschung”, “Deutscher Verband Chartered Surveyors e.V.” and “Normenausschuß Bau DIN 227”.  For avoidance of doubts, the Parties declare that the term “net rentable area” shall, for purposes of this Agreement, mean the same as the term “rentable area” used pursuant to the above-mentioned measuring method.
2.3Until 31 August 2017, the Lessee is entitled to exercise (by submitting a written notification to the Lessor) the right of substitution of the Subject of the Lease (the “Expansion Option”) with respect to the office premises situated on the 4th floor of the Building with a net rentable area of 1,370.02 sqm, that shall be exclusively used by the Lessee (net rentable area 1 - exclusive) marked in green colour in the Floor Plan (the “Office Premises 2”), which shall be increased for the purposes of calculation of the Rent and other charges by the Lessee’s share in the common premises in the Building (the “Common Premises 2”) of 138.98 sqm resulting in the leasable area of the Office Premises 2 of 1,509 sqm.  Provided the Lessee exercises the Expansion Option, the Lessee is obliged to vacate the Office Premises 1 (with respect to movables) on 1 March 2018 at the latest and hand-over the Office Premises 1 to the Lessor in the “as is” condition.  The hand-over of the Office Premises 1 shall be subject to a written hand-over protocol signed by the Parties.
3.Purpose of the Lease
3.1The Lessor grants to the Lessee the right to use the Office Premises exclusively as office premises (the “Purpose of the Lease”).  Within the purpose of use mentioned in the preceding sentence the Lessee undertakes to use the Subject of the Lease only for activities registered as the Lessee’s scope of business activity listed in the Lessee’s extract from the Commercial Register attached at Exhibit 1 hereto.
3.2The Lessee is entitled neither to:  (i) deal with any goods nor to sell goods in the Subject of the Lease, nor to (ii) organize exhibitions, markets, presentations and similar events in the Subject of the Lease, except for occasional events for Lessee’s clients, contractors and/or any third persons in an extent usual and acceptable for office premises, nor to (iii) otherwise use the Subject of the Lease in a manner or extent exceeding the usual and acceptable office premises.
3.3Any extension of the Lessee’s scope of business activity performed in the Subject of the Lease whether it is or is not individually subject to record in the Commercial Register, or by any other activity, whether it is or is not subject to record in the any register is subject to prior written consent of the Lessor.  The exemption from the above-mentioned is acquiring new activity, which belongs to unregulated trade according to the Trade Act, of which the Lessee will inform the Lessor without undue delay following the acquisition of such activity.
2

3.4The Lessee may not use the Subject of the Lease for other purposes than those described above in Section 3.1.
3.5The Lessee is entitled to place its registered office at the address of the Subject of Lease.  The Lessor shall provide the Lessee at its request with a written consent with the placement of the registered office of the Lessee in the Subject of Lease for the purpose of registration of the Lessee’s registered office in the Commercial Register.  The Lessee is obliged to change its registered office and, within the same deadline, ensure a change of the address of any other companies for which the Lessee was granted a consent from the Lessor with placement of registered office in the Building, within 60 days after termination of this Agreement and to evidence such a changes to the Lessor, provided that the new address of the registered office of the Lessee and/or other relevant companies shall differ from the address of the Subject of Lease.  If the Lessee fails to fulfil its obligation mentioned in this Section, the Lessee shall pay to the Lessor a contractual penalty amounting to EUR 100 for each commenced day of delay with its fulfilment.
4.Fit-Out
4.1Unless the Parties agree otherwise, the Lessee shall take over the Subject of the Lease from the Lessor on the date and time set out by the Lessor (the “Handover Date”); on 26 January 2017 at the latest, provided the Lessee has already provided the Lessor with the Security (as defined in Section 11.1 below).  If the Lessee fails to provide the Lessor with the Security in line with the previous sentence, the deadline for the Handover Date shall be automatically prolonged accordingly.  The Lessor shall request the Lessee to take-over the Subject of the Lease by written notice delivered at least 5 days in advance.  The Lessee has inspected the Subject of the Lease and accepts it in its “as-is” condition including the Lessor’s Works (as defined below) which will be procured for by the Lessor.  If the Lessee fails to attend to hand over the Subject of the Lease and shall not take over the Subject of the Lease on the Handover Date, the Subject of the Lease shall be deemed to be duly handed over to the Lessee on the date following the Handover Date.
4.2The Lessee intends to carry out certain modifications and works in the Office Premises 1, according to space plan and specification of works attached hereto as Exhibit 9 (the “Lessee’s Fit-Out Works”).  The Lessee’s Fit-Out Works shall be carried out at the sole costs and responsibility of the Lessee, and the rules set forth in Clauses 14.8 through 14.11 shall apply accordingly
4.3The Lessee shall indemnify the Lessor or its customers against damage, loss or other harm caused by the Lessee and/or any of its contractors during the implementation of or in connection with the Lessee’s Fit-Out Works and reimburse to these persons such damage, loss or other harm.
4.4The Lessor undertakes that it will until Hand-Over Date carry out modifications and works, consisting of laying down of the carpet and painting the walls of the Office Premises 1 (the “Lessor’s Fit-Out Works”).
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4.5Provided the Lessee does not exercise the Expansion Option and stays in the leased Office Premises 1, the Lessor undertakes to provide the Lessee with contribution amounting to maximum EUR 120/1 sqm of the area of the Office Premises 1 + VAT as a contribution for further Internal or Construction Modifications in the Office Premises 1 (but excluding movable items) (the “Lessor’s Contribution 1”).  For avoidance of doubts the Parties declare that if the real costs of the Internal or Construction Modifications in the Office Premises 1 per 1sqm of the Office Premises 1 are in the amount of EUR 120 or higher, the Lessor shall provide the Lessee with contribution amounting to EUR 120 per 1sqm.  If the real costs of the Internal or Construction Modifications in the Office Premises 1 per 1sqm of the Office Premises 1 are lower than the amount of EUR 120, the Lessor shall provide the Lessee with contribution covering these real costs.
4.6In case the Lessee exercises the Expansion Option, the Lessor undertakes to provide the Lessee with contribution amounting to maximum EUR 120/1 sqm of the area of the Office Premises 2 + VAT as a contribution for the Internal or Construction Modifications in the Office Premises 2 (but excluding movable items) (the “Lessor’s Contribution 2”).  For avoidance of doubts the Parties declare that if the real costs of the Internal or Construction Modifications in the Office Premises 2 per 1sqm of the Office Premises 2 are in the amount of EUR 120 or higher, the Lessor shall provide the Lessee with contribution amounting to EUR 120 per 1sqm.  If the real costs of the Internal or Construction Modifications in the Office Premises 2 per 1sqm of the Office Premises 2 are lower than the amount of EUR 120, the Lessor shall provide the Lessee with contribution covering these real costs
4.7The Lessor’s Contribution 1 and Lessor’s Contribution 2 (as the case may be) shall be paid as follows (to be selected by the Lessee)
(a)after the Lessee ensures completion of the relevant Internal or Construction Modifications, deliver to the Lessor as-built project documentation (having features in accordance with this Agreement), procures for official use permit (if relevant) a deliver to the Lessor the final invoice of the supplier of the works, the Lessee shall be entitled to issue a tax document (invoice) regarding the Lessor’s Contribution 1 or Lessor’s Contribution 2 (as the case may be); the tax document (invoice) shall be payable within 30 days following its delivery to the Lessor;
(b)the Lessee requests the Lessor to carry out the Internal or Construction Modifications on its own, with maximum costs EUR 120 per 1 sqm of the Office Premises 1 or Office Premises 2 (as the case may be), according to the space plan and material specification delivered by the Lessee 5 months before the first day of the Lease Term 2 (at the latest); in this case all items related to construction works will be covered by the contributions of the Lessor, including relevant permits or construction supervision; the cabling, IT devices and security devices on the doors are included in the works procured and paid for by the Lessor, however these particular works/items shall be selected (subject to agreement with the relevant supplier) by the Lessee who shall be also solely responsible for their due and timely installation and performance.
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4.8If the actual costs for Internal or Construction Modifications pursuant to 4.7(b) (the Lessor acting with due care and based on market standard prices) shall exceed the amount of the contributions pursuant to Sections 4.5 or 4.6 above (as the case may be), the Lessee shall pay the difference to the Lessor in the form of an additional rent as a lump-sum payment within 30 days following the delivery of a tax document/invoice.  The respective tax document/invoice shall be issued by the Lessor on the Handover Date, at the earliest.
4.9The Lessee shall be entitled to inspect the tender documentation for the contractor that will carry out the Internal or Construction Modifications pursuant to 4.7(b).  The Parties have agreed that the Lessor is obliged to invite at least 4 contractors to participate in the tender for execution of the Internal or Construction Modifications pursuant to 4.7(b) (which are not subject to common control) and, without delay after expiry of the period for filing of the offers in the tender, to acquaint the Lessee with the filed offers.  In such case, the supplier shall be selected by the Lessor.
4.10In case of Section 4.8 above (i.e. if the actual costs for Internal or Construction Modifications pursuant to 4.7(b) (the Lessor acting with due care and based on market standard prices) shall exceed the amount of the contributions pursuant to Sections 4.5 or 4.6 above), the Lessee is entitled within 5 days after being acquainted with the offers to determine one contractor who shall execute the Internal or Construction Modifications pursuant to 4.7(b).  If the Lessee does not determine one contractor within the stated period, the Lessor shall be obliged to choose the contractor who offered the lowest price to execute the Internal or Construction Modifications pursuant to 4.7(b).  In such case the lowest price will be deemed market standard and the Lessee will be precluded from objecting against the price of the modifications.  This proposed price shall be considered as the maximum actual costs unless the Lessee approves in writing the increase of such costs.
5.Commencement and Termination of the Lease
5.1The lease relationship hereunder shall commence on 1 February 2017 (the “Lease Commencement Date”) and shall terminate on 31 July 2022 (the “Lease Term 1”) unless the Lessee exercises the Expansion Option.
5.2Provided the Lessee exercises the Expansion Option, the lease term regarding the Office Premises 1 shall terminate on 28 February 2018 and the lease term regarding the Office Premises 2 shall commence on 1 March 2018 with the termination date on 31 July 2022 (the “Lease Term 2”).  As of the first day of the Lease Term 2, the Office Premises 2 shall be regarded as Subject of the Leases under this Agreement and the Lease Term 2 substitutes the Lease Term 1.
5.3In the period from 1 May 2018 to 31 December 2018, the Lessee shall be entitled to deliver a written request to the Lessor asking whether there will be vacant office premises (type net rentable area 1 - exclusive) with area from 1,000 sqm to 1,400 sqm in the Building ready for lease commencement from 1 December 2019 to 1 April 2020 (with possible lease term until 31 July 2022) (the “Additional Premises”).  The Lessor shall answer Lessee’s request within 2 months following its receipt.
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5.4If the Lessor’s answer is positive, the Parties shall conclude an amendment hereto within 2 months following delivery of the Lessor’s answer, on basis of which the Subject of the Lease will be (with effect as of an agreed day between 1 December 2019 to 1 April 2020) expanded by the Additional Premises, applying conditions relevant for the Subject of the Lease as of the date of the expansion.  If the Lessor’s answer is negative or if the Lessor does not answer, the Lessee shall within 1 month following delivery of such answer (or within 1 month following the expiry of the deadline for Lessor’s answer) state whether it exercises the right for premature termination of the lease in accordance with Section 5.5.
5.5The Lessee is entitled to prematurely terminate the lease of the Office Premises 1 or Office Premises 2 (as the case may be) under this Agreement as of 31 January 2020 (the “Premature termination Day”) provided (i) the Lessee proceeds in accordance with Sections 5.3 and 5.4 and delivers to the Lessor a written notice of premature termination of the lease within the agreed period and (ii) pays to the Lessor (at the same time with delivery of the notice of termination of the lease pursuant to Section 5.4 above) an amount of 2/5 of the Lessor’s Contribution 1 or Lessor’s Contribution 2 (as the case may be) under Section 4.6 above and 2/5 of the total Rent discounts under Section 8.6 and 8.7 below.  Provided the lease relationship is prematurely terminated in line with this Section, the Lessee is obliged to vacate the Subject of the Lease and remove all internal modifications (including those carried out on basis of this Agreement prior to the Lease Commencement Date) so that the Subject of the Lease is reinstated into the basic condition described in the Technical Specification of the Building (as defined below).  For avoidance of doubts, if the Lessee does not proceed in accordance with Sections 5.3 and 5.4 above, in particular of it does not submit a request for existence of vacant leasable premises or if it does not timely state whether it exercises the premature termination, then the right for premature termination of the lease pursuant of this Section ceases to exist.
6.Hand-Over of the Subject of the Lease
6.1The hand-over of the Office Premises 1 to the Lessee shall be performed on the Hand-Over Date (as defined in Section 4.1 above).  The Lessor hereby undertakes to hand over to the Lessee the Subject of the Lease in a condition specified in the space plan, attached hereto as Exhibit 10, and with the Lessor’s Fit-Out Works.  The Parties have further agreed that prior to the Hand-Over Date, the Lessee has checked all IT items (including the cabling and server room) and the Lessor therefore assumes no responsibility for them.  On the Hand-Over Date the Lessor shall hand-over to the Lessee, and the Lessee shall take-over from the Lessor the Subject of the Lease for the purpose of use set forth herein.  The hand-over shall be subject to a written hand-over protocol signed by the Parties in the form according to the sample attached as Exhibit 4 hereto (the “Hand-Over Protocol”).
6.2The Lessor hereby undertakes to hand over to the Office Premises 2 to the Lease (if the Expansion Option is exercised) in a condition specified in the Technical 
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specification of the Building attached hereto as Exhibit 3 (the “Technical Specification of the Building”), as follows:
(a)in case of application of Section 4.7(a), in condition described in the Technical Specification of the Building, such handover occurring 2 months before the Lease Commencement Date 2, at the latest; or
(b)in case of application of Section 4.7(b), in condition described in the Technical Specification of the Building and further with Internal and Construction Modifications of the Office Premises 2 described in the respective clause, such handover occurring 7 days before the Lease Commencement Date 2, at the latest
(the hand-over dates pursuant to points (a) and (b) above hereinafter as the “Office Premises 2 Hand-Over Date”).
The hand-over shall be subject to a written hand-over protocol signed by the Parties in the form according to the sample attached as Exhibit 4 hereto.
6.3Any defects of the Subject of the Lease not substantially preventing the use of the Subject of the Lease and/or defects that can be remedied without preventing the use thereof do not give any rights to the Lessee to refuse the hand-over of the Subject of the Lease on the Hand-Over Date.
6.4Unless otherwise set forth in the Hand-Over Protocol, the Lessee will be deemed to have taken-over the Subject of the Lease in the condition and state stipulated herein.  The Lessor hereby undertakes to use all necessary effort in order to remedy any and all defects listed in the Hand-Over Protocol without undue delay with respect to the character of the defect and availability of suppliers of construction works.  If such situation is not remedied within 5 business days following the Lease Commencement Date and, at the same time, such defects limit or hinder the use of the Subject of the Lease or any of its part, the Lessee is entitled to an appropriate reduction of the Rent.  Should the Lessee fail to participate on the hand-over of the Subject of the Lease and/or fail to sign the Hand-Over Protocol, the hand-over of the Subject of the Lease shall be deemed as executed on the Hand-Over Date as stated by the Lessor in the Hand-Over Protocol prepared and executed by the Lessor in the Lessee’s absence.
7.Borrowing of the Subject of the Lease before the Lease Commencement Day
7.1As from the Hand-Over Date until the day preceding the Lease Commencement Date (the “Borrowing Term”), the Lessor shall let the Lessee use the Subject of the Lease at no charge exclusively for the purposes of performance of the Lessee’s Fit-Out Works under terms and conditions of this Section 4 hereof and for the purpose of moving in movable items and other office equipment.  The Borrowing Term shall also refer to the period from the Office Premises 2 Hand-Over Date to the day preceding the Lease Commencement Date 2, during which the Lessee shall use the Office Premises 2 either:  (i) in case of application of 4.7(a), for execution of the relevant Internal and Construction Works and for moving in 
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Lessee’s movables, or (ii) in case of application of 4.7(b), only for moving in of the Lessee’s movables.
7.2During the Borrowing Term, the Lessee is not entitled to use the Subject of the Lease for other purposes than those stated above in Section 7.1 above.
7.3During the Borrowing Term, the Lessee shall use the access to the Office Premises 1 for the purpose stated in Section 7.1 hereof under the instruction of the administrator of the Building.
7.4During the Borrowing Term, the Lessee shall pay to the Lessor only the Direct Operating Costs under Article 9 hereof.
7.5The Lessee agrees that during its use of the Subject of the Lease during the Borrowing Term it shall observe all legal regulations, in particular, without limitation, legal regulations relating to the fire protection and protection of health and safety at work.
7.6During the Borrowing Term the Lessee is not entitled to pass the Subject of the Lease or a part thereof to third parties for use (except for Lessee’s contractors).
7.7Anytime during the Borrowing Term, the Lessor and/or a person authorized by it may access the Subject of the Lease particularly in order to review the fulfilment of the Lessee’s obligations hereunder and in order to perform repairs, maintenance and inspection of the Subject of the Lease.  The Lessee is obligated to enable such access.
7.8The Lessor shall have the right to claim from the Lessee the payment of a contractual penalty of EUR 500 and the Lessee shall pay such contractual penalty in any individual case when the Lessee breaches any of its contractual obligations set forth in Section 7.1, 7.2, 7.6 and/or in the first sentence of Section 7.9 hereof.
7.9In case the Lessee and/or any Lessee’s Person cause damage in and/or on the Real Estate and/or on its component part or accessories during the Borrowing Term, the Lessee shall repair such damage at its costs without undue delay.  If the Lessee does not meet this obligation, the Lessor will be entitled, subject to a prior written notice (except in situations of imminent danger), to have the repairs made at the Lessee’s expenses, if the Lessee fails to commence the required repairs works within 3 days from receipt of such a notice.  In such a case, the costs of these works shall be paid by the Lessee immediately but not later than 10 days after receipt of the invoice.
7.10The following provisions hereof regulating rights and obligations of the Parties during the Lease Term shall apply accordingly on the Borrowing Term:  Articles 4, 6, 9, 10 (with the exception of Article 10.8), 11, 12, 13, 14, 15.8, 17, 18 and 19 and such other provisions of this Agreement which, due to their character, allow for their application prior to the Lease Commencement Date.
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8.Rent and Discounts on Rent
8.1The monthly rent for the Subject of the Lease, for the period commencing upon the Lease Commencement Date and expiring on 28 February 2018, consists of (whereas the Parties agree that solely for purposes of calculation of this rent, the actual area of the Office Premises 1 and the Common Premises 1 shall be reduced as stated below):
•for 1 sqm of the reduced rentable area of the Office Premises 1:  EUR 13.80 x 600.76 sqm, total of EUR 8,290.49
•for 1 sqm of the reduced Lessee’s share in the Common Premises 1:  EUR 13.80 x 60.94 sqm, total of EUR 840.97
Total for each month EUR 9,131.46
8.2.The monthly rent for the Subject of the Lease, for the period commencing on 1 March 2018 to the end of the Lease Term 1, consists of (if the Expansion option has not been exercised):
•for 1 sqm of the rentable area of the Office Premises 1: EUR 13.80 x 794.48 sqm, total of EUR 10,963.82
•for 1 sqm of the Lessee’s share in the Common Premises 1: EUR 13.80 x 80.59 sqm, total of EUR 1,112.14
Total for each month EUR 12,075.97
8.3The monthly rent for the Subject of the Lease, for the period commencing on 1 March 2018 to the end of the Lease Term 2, consists of (if the Expansion option has been exercised):
•for 1 sqm of the rentable area of the Office Premises 2: EUR 13.80 x 1,370.02 sqm, total of EUR 18,906.28
•for 1 sqm of the Lessee’s share in the Common Premises 2: EUR 13.80 x 138.98 sqm, total of EUR 1,917.92
Total for each month EUR 20,824.20
(the rent pursuant to Sections 8.1, 8.2 and 8.3 jointly as the “Rent”).
8.4The Rent shall be subject to VAT and other charges in line with Section 10.4 below.
8.5The Parties have agreed that the Rent shall be indexed (increased) from time to time always as of January 1 of each year beginning as of 1 January 2018 in accordance with the indexation clause set forth in Exhibit 5 hereof.
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8.6The Parties have agreed on 50 % discount of the monthly current Rent for the time period of months February and March 2017.  For avoidance of any doubts the Parties confirm that the Rent discount hereunder:  (i) shall not affect the amount of the Security (as defined below) and (ii) will not affect the Lessor’s right for the payment of indexation in full amount.
8.7The Parties have further agreed (regardless whether the Lessee has exercised the Expansion Option) on 50 % discount of the monthly current Rent for the time period of months January and February from 2019 through 2022 (inclusive).  For avoidance of any doubts the Parties confirm that the Rent discount hereunder:  (i) shall not affect the amount of the Security (as defined below) and (ii) will not affect the Lessor’s right for the payment of indexation in full amount.
8.8The Lessee has a right for (i) the discount specified in Section 8.6 and (as long as it applies) for the discount specified in Section 8.7 hereof, and (ii) Lessor’s Contribution 1 or Lessor’s Contribution 2 (whichever applies), only if the following conditions are fulfilled:
(a)The Lessee will have the Subject of the Lease leased at least until the expiry of the Lease Term 1 under Section 5.1 or the Lease Term 2 under Section 5.2 above, except in case that the Lessee rightfully validly terminates this Agreement from the reasons stated by this Agreement that are on the Lessor’s part; and
(b)the Lessee fulfils conditions stated by this Agreement concerning technical improvement of the Subject the Lease (i.e. a need of prior written consent of the Lessor with the performance and performance thereof at the Lessee’s costs).
8.9The Parties hereof have agreed that if the conditions according to Section 8.8 hereof are not fulfilled, the right of the Lessee for (i) Rent discount according to Section 8.6 and 8.7 hereof and (ii) Lessor’s Contribution 1 or Lessor’s Contribution 2 (whichever applies) shall extinct.  In such case the Lessee shall pay to the Lessor compensation corresponding to (i) the difference between the full Rent (without the discount pursuant to Section 8.6  hereof and if applicable pursuant to Section 8.7 hereof) and the Rent after the discount pursuant to Section 8.6 hereof and if applicable pursuant to Section 8.7 hereof, whereas this amount shall be with regard to the date of its return increased by the full indexation pursuant to Section 8.5 hereof valid at the time when such condition or conditions under Section 8.8 hereof was/were breached, and (ii) the amount of the Lessor’s Contribution 1 or Lessor’s Contribution 2 (whichever applies), to the bank account of the Lessor determined by this Agreement for regular payments of the Rent, within 1 month from the moment of such breach of the condition or conditions according to Section 8.8 hereof.
8.10For tax purposes, a supply in the form of lease hereunder is provided through partial supplies, each partial supply being considered as a separate taxable supply.  Partial supply shall mean a taxable supply taking place every calendar month, provided that the 1st day of the appropriate calendar month is considered as the taxable supply date except for the first supply, for which the taxable supply date is the Lease Commencement Date.
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9.Operating Costs
9.1Costs of supply of media and services based on a separate measuring falling directly on the Subject of the Lease shall be paid by the Lessee to the Lessor, as of the Hand-Over Date, in full including related fees, if any (the “Direct Operating Costs”).  The Direct Operating Costs shall be charged by the Lessor to the Lessee in the amounts charged by relevant suppliers without any additional charges.  The Lessee shall pay any Direct Operating Costs to the Lessor within 14 days after the issuance of the Lessor’s invoice to the bank account set forth in the respective invoice.  The Lessor may install any meters of any media/services consumption, which are used exclusively by the Lessee.
9.2As of the Lease Commencement Date and apart from the Direct Operating Costs, the Lessee is obligated to pay to the Lessor a pro-rated portion of the costs for operation, maintenance and repairs of the Real Estate and infrastructures serving the Real Estate as set forth in Exhibit 6 (the “Operating Costs”) hereof, provided that this pro-rata share will be determined:  in relation to the Office Premises 1 and if applicable on the Office Premises 2, as the proportion of the Office Premises’ 1 and if applicable on the Office Premises’ 2  rentable area and the total rentable area of all office premises in the Building.
9.3The Lessor shall exert its reasonable efforts to ensure that the Operating Costs correspond to common operating costs achievable under market conditions as for their frequency, quality and scope, and considering the standard of the Building.
9.4The Lessee is obligated to pay, together with the Rent, monthly charge for the share on the Operating Costs, in the amount reasonably estimated by the Lessor in line with Section 10.1 below.  This amount shall also reflect appropriate VAT.
9.5The charge for the period commencing upon the Lease Commencement Date and expiring on 28 February 2018, it shall be calculated as follows (whereas the Parties agree that for purposes of calculation of this charge, the actual area of the Office Premises 1 and the Common Premises 1 shall be reduced as stated below):
•for 1 sqm of the rentable Office Premises 1: CZK 95 x 600.76 sqm, total of CZK 57,072.20
•for 1 sqm of the Lessee’s share in the Common Premises 1: CZK 95 x 60.94 sqm, total of CZK 5,789.30
Total for each month CZK 62,861.50
9.6The charge for the period commencing on 1 March 2018 to the end of the Lease Term 1 (if the Expansion option has not been exercised) shall be calculated as follows:
•for 1 sqm of the rentable Office Premises 1: CZK 95 x 794.48 sqm, total of CZK 75,475.60
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•for 1 sqm of the Lessee’s share in the Common Premises 1: CZK 95 x 80.59 sqm, total of CZK 7,656.05
Total for each month CZK 83,131.65
9.7The charge for the period commencing on 1 March 2018 to the end of the Lease Term 2, (if the Expansion Option has been exercised) shall be calculated as follows:
•for 1 sqm of the rentable Office Premises 2: CZK 95 x 1,370.02 sqm, total of CZK 130,151.90
•for 1 sqm of the Lessee’s share in the Common Premises 2: CZK 95 x 138.98 sqm, total of CZK 13,203.10
Total for each month CZK 143,355
(the charges described in Sections 9.5, 9.6 and 9.7 above jointly as the “Charge”).
9.8During a calendar year the Lessor shall be entitled to adjust the amount of Charge on the basis of change of consumption and/or prices by means of a written notice delivered to the Lessee.  Such adjusted Charge shall be payable from the month following the month in which such written notice was delivered to the Lessee.
9.9No later than within 6 months after the end of each calendar year, the Lessor shall charge to the Lessee the Operating Costs for the previous calendar year and issue a tax document thereon, on the basis of which it shall return any overpayments or, as the case may be, shall charge any underpayment caused as a consequence of difference between actual share of the Operation Costs attributable to the Subject of the Lease for the previous year and Charges paid by the Lessee; the date on which the reconciliation is made is the date of taxable supply.  The Lessor shall record any and all accounting documents regarding the Operation Costs in a demonstrable manner.  Once a year the Lessee may inspect the documents regarding the Operating Costs paid for the previous calendar year on its own costs provided that it delivers a written request to the Lessor 10 working days in advance at the latest.  Notwithstanding the above, in case this Agreement terminates, the Lessor shall, within a reasonable period of time, but no later than within 90 days after the termination hereof, prepare a reconciliation of the Charges as at the termination date on the basis of the Operating Costs determined according to available invoices and reasonable estimate of the Lessor.
9.10The Lessor is not liable for any interruption of services (i.e.  gas, electric power, water, etc.) provided in connection with the use of the Subject of the Lease if such interruption did not arise out of Lessor’s breach of duties hereunder or under the law; the Lessor undertakes, however, to exert without undue delay its best efforts, which can reasonably be required therefrom for the supply of such services to be provided in accordance herewith, and the interruption of services be remedied as soon as possible.  Provided the interruption of services occurs on the part of the suppliers, then the Lessor shall provide the Lessee with reasonable assistance with raising damages claims vis-à-vis such suppliers.
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9.11The Lessee is obligated to pay all the costs for services, which it itself orders in connection with the use of the Subject of the Lease.  The Lessee shall pay these costs directly to the relevant suppliers of these services.
9.12For tax purposes, a supply in the form of services provided in connection with the lease hereunder is provided through partial supplies, each partial supply being considered a separate taxable supply.  Partial supply shall be understood to mean a taxable supply taking place on 1st day of every calendar month except for the first calendar month of the Lease Term for which the Lease Commencement Date shall be the date of taxable supply.
10.Payments
10.1Except for the Direct Operating Costs, the Lessee is obligated to pay the Rent and any other payments under Article 9 above always in advance no later than on the 15th day of each calendar month for which the payment is made, or in case of the payment for the 1st month of the Lease Term no later than on the 15th day from the Lease Commencement Date, to the bank accounts of the Lessor held with UniCredit Bank Czech Republic and Slovakia, a. s., unless the Lessor notifies the Lessee in writing of a different account:
•the Rent, including VAT and other taxes and fees set forth by the law, if any, 
•The Charges (including the reconciliation under 9.9 above), including VAT and other taxes and fees set forth by the law, if any
10.2The Lessee shall make all payments under this Agreement by virtue of bank transfer provided that bank charges associated with bank transfers shall be borne by the Lessee.
10.3The Lessor shall send to the Lessee invoices or tax documents for the Rent and the Charges always prior to the due date thereof by electronic means to the Lessee’s e-mail address:  invoice@semrush.com.  The Lessor is obligated to send invoices/tax documents for the Rent for the 1st month of the Lease Term and for the Charge for the 1st month of the Lease Term without undue delay after the Lease Commencement Date.  Any Lessor’s default in sending the invoice/tax document has no effect whatsoever on the duty of the Lessee to pay the Rent and the Charges on or before their due date hereunder.  The Parties have however in this connection agreed that should the invoices not be provided to the Lessee in a proper way repeatedly, the Lessee will be entitled to request the Lessor in writing to deliver the invoices/tax documents to the Lessee in a demonstrable manner, i.e. either by means of a registered post or by a personal delivery against the signature, and the Lessor shall be obliged to accept such request.
10.4Neither the Rent nor any payments under Article 9 include any statutory taxes or fees related to their payment and are shown without the VAT.  The Parties have agreed that the VAT shall be added to the Rent.  If the legal regulations in the future set forth additional taxes and/or fees relating to the Rent or to any payment under Article 9 above, such taxes and/or fees shall be added thereto.
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10.5If either Party is in default with any payment hereunder, it shall pay to the other Party a contractual penalty in the amount of 0.05 % of the outstanding amount for each day of delay.  The contractual penalty shall, however, not apply in case of Lessor’s default related to reconciliation of the Operating Costs.
10.6The Lessee shall not have the right to set off its claims towards the Lessor against claims of the Lessor towards the Lessee nor to exercise any right of retention against such claims.
10.7The right for indemnification shall neither cease to exist, nor be limited in any manner upon obligation to pay or upon payment of any contractual penalty pursuant to this Agreement.  The right for indemnification shall exist independently from the right to the payment of a contractual penalty.
10.8During the whole Lease Term the Lessee undertakes to be a registered VAT payer.  In case the Lessee does not fulfil this obligation, the Lessee undertakes to remedy any damages and/or tax losses and/or disadvantages, which arise in consequences with the breach of this Lessee’s obligation The Parties agreed that in case that the Lessee does not fulfil this obligation within the period ending on 31 March 2017, the Lessor is not entitled to impose any sanctions against the Lessee hereunder nor terminate this Agreement based on this reason and the claims of the Lessor based on the breach of this obligation by the Lessee are limited exclusively on claims for damages and/or tax losses and/or disadvantages, which arise to the Lessor in consequences with the breach of this Lessee’s obligation.
11.Bank Guarantee, Deposit
11.1Within five (5) days following the conclusion hereof at the latest, the Lessee shall provide the Lessor with either a security deposit or with an irrevocable and unconditional bank guarantee corresponding in all material aspects to the wording of the sample attached at Exhibit 7 hereto, in each case in the amount equal to the aggregate of 3 month’s (i) Rent, (ii) the Charges, and (iii) the VAT applicable thereon as a security for performance by the Lessee of any and all its obligations hereunder or in connection hereto (the “Security”).  As at the Lease Commencement Date, the Security shall amount to EUR 41,598.58.  In case any of the above items forming the Security is increased and as a result the total amount of the Security is newly changed by at least 10%, the Lessor shall be entitled to inform the Lessee of the new amount of the Security which shall be then replenished by the Lessee within 14 days following receipt of such information.
11.2Upon the Lessor’s request, the Security shall be increased by the Lessee during the Lease Term so as to ensure that the amount of the Security shall always be equal to the aggregate of amounts specified in Section 11.1 above.  The Lessee shall do so within 10 days following the Lessor’s written request being delivered to the Lessee.  If the Security is provided by means of a bank guarantee the Lessor may make such a request only if a cumulative increase occurs in the Rent, the Charges and the applicable VAT by at least 5 percent as compared to the value of the existing bank guarantee, and the Lessee shall then provide the Lessor with a new bank guarantee or with an appropriate amendment to the current bank guarantee.
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11.3In case of using the bank guarantee and/or security deposit or their part by the Lessor the Lessee hereby undertakes to refill such bank guarantee or security deposit to its original amount within 10 days from obtaining a written notice of the Lessor.
11.4If the Security is provided in the form of a bank guarantee, the Lessee shall ensure, that the bank guarantee remains valid and effective until six (6) months following expiry of the Lease Term.  The Lessee is entitled to provide the Lessor with a bank guarantee with a shorter validity, however not less than 12 months, provided that no later than 2 months prior to the expiry of the bank guarantee, the Lessee shall provide the Lessor with amendment to the existing guarantee, extending the bank guarantee’s validity for at least additional 12 months.  If the Lessee breaches such obligation, the Lessor will be entitled to draw down the bank guarantee in the full extent and keep it as a security deposit.
11.5In case this Agreement is terminated, the Lessor shall return the Security to the Lessee within 14 days from the satisfaction of all the Lessee’s obligations hereunder, however within 6 months following the termination hereof at the latest.  The Parties agree that if the Security has been provided in the form of the security deposit, it shall be adjusted by any interests accrued or bank charges incurred in relation to the bank account at which the Security has been deposited.  If the bank account at which the Security has been deposited, is not subject to any interest, the Lessee shall not be entitled for payment of any interest.
11.6The bank guarantee under Section 11.1 above has to be issued by a bank which has its registered office or branch situated in the Czech Republic and which is entitled to provide bank services within the Czech Republic.
11.7The Lessee is entitled, at its own discretion under the rules set forth in this Article, to replace the bank guarantee by the deposit or vice versa (the “Replacement”).  Within 10 days from the day of receipt of such Replacement, the Lessor shall return back to the Lessee the original bank guarantee to the Lessee or the deposit to a bank account notified to the Lessor in writing.
11.8The Lessor is entitled to use the Security to reimburse any and all its claims towards the Lessee arising under this Agreement and/or in connection with this Agreement, as well as all its claims for reimbursement of damages, mainly damages arising from loss on rent, Operating Costs and other payments under this Agreement until the latest determined end of the Lease Term under this Agreement and/or claims for reimbursement of reasonable and fully documented costs, including administrative costs and costs of legal representation if the Lessee has failed to perform such payments by their due dates.  For avoidance of doubts the Parties have agreed that the use of the Security is not subject to previous proving the respective claim.
11.9If that the bank providing the bank guarantee loses its license to engage in banking activities or such a bank is declared insolvent, the Lessee is obliged to replace the current bank guarantee with a security deposit or a new bank guarantee complying with Section 11.1 above within 14 days following the appropriate event occurs.
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11.10Provided the Lessee chooses security deposit as a form of the Security, then the Lessee shall be obliged to deposit the respective amount into the bank account 
12.Premature Termination of the Lease
12.1The happening of any of the following shall be deemed to be an event of Lessee’s default (the “Event of Lessee’s Default”) under this Lease:
(a)the Lessee uses the Subject of the Lease in conflict with the Purpose of the Lease agreed in this Agreement, and does not remedy the situation within 5 days following the delivery of a written request by the Lessor;
(b)the Lessee is in delay with payment of the Rent, the Charge or any other payment hereunder for a time period exceeding 14 days, and does not remedy the situation within 10 days following the delivery of a written request by the Lessor;
(c)the Lessee and/or the persons who use the Subject of the Lease with the consent of the Lessee grossly disturbs peace and order in the Building, and does not remedy the situation within 5 days following the delivery of a written request by the Lessor;
(d)the Lessee subleases the Subject of the Lease or a part thereof or transfers any of its rights hereunder to a third party without a prior consent of the Lessor;
(e)in conflict with Section 3.3 hereof the Lessee changed the scope of business activities or other activities performed in the Subject of the Lease, and the Lessee does not remedy the situation within 5 days following the delivery of a written request by the Lessor;
(f)the Lessee fails to submit to the Lessor in a due and timely manner the Security or to refill the Security in accordance with Article 11 hereof, and does not remedy the situation within 5 days following the delivery of a written request by the Lessor;
(g)the Lessee repeatedly (i.e. at least twice in past 6 months) and grossly breaches its material obligations stated in this Agreement, and, provided it is a persisting breach, the Lessee does not remedy the situation within 10 days following the delivery of a written request by the Lessor;
(h)initiation of any liquidation proceedings or insolvency proceedings against the Lessee, or the decision on insolvency has been issued or a bankruptcy has been declared on the Lessee’s assets (excluding proceedings which are vexatious or frivolous and which are contested by the Lessee in good faith, as reasonably evidenced to the Lessor);
(i)in the Subject of the Lease the Lessee stores things, storage of which is not allowed by the Lessor or by this Agreement, and the Lessee does not remedy the situation within 5 days following the delivery of a written request by the Lessor.
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12.2Upon the occurrence of an Event of Lessee’s Default, the Lessor may, in addition to statutory remedies available, to:
(a)request the Lessee to pay (and the Lessee shall make the payment immediately upon the receipt of such a request) the Lessor a contractual penalty amounting to the aggregate of 12 months’ (i) Rent, (ii) Charges and (iii) VAT thereon; such contractual penalty shall be during the last year of the Lease Term decreased equally every month by 1/12; and/or
(b)terminate this Agreement.  The Lessor is further entitled to terminate this Agreement in case that a decision to remove the Building or a decision on changes of the Building preventing the use of the Subject of the Lease for the purpose stated in this Agreement was made, and such removal or changes were not requested by the Lessor.
12.3The happening of any of the following shall be deemed to be an event of Lessor’s default (the “Event of Lessor’s Default”) under this Lease, allowing the Lessee to terminate this Agreement:
(a)due to reasons on the side of the Lessor it is not possible to use the Subject of the Lease for the purposes agreed in this Agreement for a time period exceeding 1 month and the Lessor fails to remedy such situation, despite a written notice of the Lessee, within an additional time period provided in the notice of the Lessee, which shall not be shorter than 60 days;
(b)the Lessor repeatedly (i.e. at least twice in past 6 months) and grossly breaches its material obligations stipulated in this Agreement, and the Lessor fails to remedy such situation, despite a written notice of the Lessee, within an additional time period provided in the notice of the Lessee, which shall not be shorter than 45 days.
12.4This Agreement may be terminated only on the basis of a written termination notice, provided that the notice period shall be 1 month commencing as of the day following the day of its delivery to the other Party.  The Parties agree that this Agreement may be terminated or withdrawn from exclusively for reasons stipulated herein.
12.5Should either Party terminate this Agreement by a termination notice due to reasons on the side of the other Party, the breaching Party shall compensate the terminating Party in full extent for damage caused by such premature termination hereof (in case of termination delivered by the Lessor, especially the damage caused by the loss on Rent, Operating Costs and other payments according to the Agreement, until the last determined end of the Lease Term), a lost profit included, and the legal costs etc.  The Lessee shall compensate the damage (including lost profit) in the extent such claim exceeds the contractual penalty to which the Lessee is obliged in connection with the premature termination hereof.
12.6If, due to reasons on neither Party’s side, the Subject of the Lease is destroyed, either in whole or in part, or the Building is damaged to the extent that reasonable use is not possible and if the reasonable period necessary for restoration does not exceed 6 months, the Lessor may at its sole risk and expense proceed to restore the Subject of the Lease or the 
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Building.  If the Lessor proceeds with the restoration and notifies the Lessee of such intention within 1 months of the above casualty event, neither Party shall terminate the Agreement.  If, in the meantime, the use of the Subject of the Lease, in whole or in part, is limited and if the damage was not caused or contributed to by an act or the negligence of the Lessee, any of its representatives, or those for whom the Lessee is responsible, the Lessee has the right to an appropriate Rent and/or Charge abatement, or alternatively (if chosen by the Lessor) for substitute premises of similar quality and area to be provided by the Lessor for the period of the reconstruction.
13.Sub-Lease, Transfer of Rights
13.1The Lessee may not, whether in part or in whole, pass the Subject of the Lease for use or for sub-lease the Subject of the Lease to third parties without a prior written consent of the Lessor.
13.2The Lessee is not entitled to transfer the rights and obligations under this Agreement, to a third person without a prior written consent of the Lessor, provided that the transfer shall also include any event of transformations of the Lessee pursuant to Act on Transformations of Companies.  This obligation shall not apply to such transformations where the direct or indirect change in the ownership of voting securities or partnership interests (or their equivalent) is not exceeding 50% by contract, by operation of law or otherwise, or where the direct or indirect change in the majority ownership of the Lessee or its owner results in a change of control of the Lessee.  The Lessor may assign and/or transfer the rights and obligations hereunder to any third person and the Lessee hereby agrees to any such transfer and/or assignment.
13.3If at any time during the Lease Term the enterprise of the Lessee, or a part thereof to which this Agreement belongs, is transferred or leased to a third party, the Lessee shall inform the Lessor thereabout without undue delay.
13.4The Lessee undertakes to guarantee the fulfilment of obligations of the acquirer of rights and obligations vis-à-vis the Lessor pursuant to this Agreement.  In case that such acquirer fails to perform such obligations, the Lessee shall fulfil such obligations towards the Lessor in the acquirer’s place.
14.Rights and Obligations of the Lessee
14.1The Lessee is obligated to treat the Subject of the Lease including its equipment, fixtures and facilities and any Construction Modifications or Internal Modifications (as defined below) and Lessor’s/Lessee’s Fit-Out Works in a due and careful manner and with appropriate attention.  The Lessee is obligated to maintain the Office Premises and repair or arrange for repairs of any damages to the Subject of the Lease, which are attributable to the Lessee and for which the Lessor is not liable, including its equipment, fixtures and facilities.  Further the Lessee is obligated to use the Subject of the Lease without disturbing and/or detriment to other tenants and the Building.
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14.2The Lessee is obligated to follow the rules of the Building applicable for all lessees of the Building (the “Rules of the Building”).  The Lessee confirms that it has acknowledged the wording of the currently valid Rules of the Building.  The Lessee is obligated to secure that the Rules of the Building are observed by the Lessee’s employees, customers, contractors, visitors, sub-lessees and other persons that are allowed to enter the Subject of the Lease with the knowledge of the Lessee (the “Lessee’s Persons”).  The Lessor shall have the right to modify the Rules of the Building.  The Lessee shall be obliged to observe such modified Rules of the Building starting on the 14th day following the day of its delivery to the Lessee.
14.3Provided that the Lessee has notified the Lessor of defects of the parts of the Subject of the Lease including Lessor’s Fit-Out Works to which the warranty periods apply without undue delay and provided that such defects have not been caused by the Lessee or other persons under Section 14.2 hereof, Section 14.1 hereof does not apply to repairs, which occur during the warranty periods listed in Exhibit 8 hereof and the respective repairs are to be carried out exclusively by the general contractor of the Building or the Lessor’s Fit-Out Works, and/or the sub-contractor who is/are responsible for such defects at no costs to the Lessee.
14.4Any defects on the Subject of the Lease or the Lessor’s Fit-Out Works that are detected during the warranty periods, as such defects are covered by warranties listed in Exhibit 8 hereof, must be notified by the Lessee to the Lessor without undue delay.  The Lessee shall be liable for damages caused by any late notification of such defects.  In the event of any imminent danger, the Lessee itself shall take the necessary measures to protect the Lessor from damages or to mitigate the imminent damages of the Lessor.
14.5Unless falling under the obligations of the Lessor pursuant to Section 15.2 below, the Lessee shall be liable for damages which are caused by failure to fulfil the Lessee’s obligations, in particular, if utility and sewage lines, toilets, and heating and other facilities are handled and maintained improperly, or the rooms are inadequately ventilated, heated, cleaned or insufficiently protected against frost, unless such situation occurs due to the fault on the side of the Lessor.  Similarly, the Lessee shall be personally or, as the case may be, jointly and severally with any of the Lessee’s Persons liable in the same manner also for damages which are caused by third persons, who were allowed to enter the Subject of the Lease with the knowledge of the Lessee’s Persons.
14.6If the Lessee does not meet its obligations to carry out the required repairs in accordance with this Agreement or arrange for such repairs, the Lessor shall be entitled subject to a prior written notice (or immediately in situations of imminent danger), but not obligated, to have the repairs made at the Lessee’s expense, if the Lessee does not commence the required repairs works within 3 days from the receipt of the written notice of the Lessor.  In such case, the costs of these works shall be paid by the Lessee promptly but not later than 10 days after receipt of the invoice.  These costs shall not exceed the usual amounts in given place and time, considering the maintenance of the Building’s quality.
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14.7The Lessee shall inform the Lessor without undue delay upon determining about the need to perform in the Subject of the Lease any repairs:
(a)specified in Section 15.2 hereof; and
(b)specified in Section 14.1 if the Lessee is not able to fulfil its obligation to repair or arrange for such repairs, provided the costs of such repairs shall be borne by the Lessee.  The Lessor shall charge the Lessee for such costs, without any supplementary charges or fee by the Lessor, in a special invoice that the Lessee is obligated to pay within the maturity period of 10 days as from its delivery.
The Lessor is obligated to perform all announced repairs without undue delay after their announcement by the Lessee, provided, however, that the Lessee provides the Lessor with necessary co-operation and assistance, in particular, without limitation, by allowing the Lessor and/or persons authorized by it to access the Subject of the Lease.
The Lessee shall inform the Lessor without undue delay upon determining about the need to perform repairs of any defects and/or damages in the Common Premises 1 and if applicable also Common Premises 2, provided costs for repairs of the Common Premises 1 and if applicable also Common Premises 2 shall be borne by the Lessee, unless such defects have been caused by the Lessee or by the Lessee’s Persons.
14.8In the Subject of the Lease, the Lessee is not entitled to perform, without a prior written consent of the Lessor which shall not be unreasonably withheld:  (i) any structural modification, structural or construction improvements, build-in adjustments or installation of technological equipment that would have a fixed connection to the Building and/or which require construction permit or notification to a building office (the “Construction Modifications”), or (ii) any internal and/or non-structural modifications, for which no construction permit or notification to the building office is required (the “Internal Modifications”).
14.9The Lessee shall perform any Construction Modifications and/or Internal Modifications at its own costs.  The Parties have agreed that costs for any technical improvement of the Subject of the Lease performed and financed by the Lessee in line with this Agreement may be depreciated by the Lessee pursuant to valid legal regulations, and the Lessor further undertakes not to increase the initial Building price by such costs.
14.10Prior to commencement of the Construction Modifications and/or Internal Modifications (or, prior to commencement of any changes thereto) the Lessee shall deliver to the Lessor appropriate project documentation which shall correspond to the project documentation provided to the Lessee by the Lessor and which shall be approved by the Lessor.  The Lessee shall carry out the Construction Modifications and/or Internal Modifications in accordance with this Agreement, approved project documentation, conditions set out in the relevant consents and permits of the public authorities, rules and regulations determined by the Lessor and the Lessee shall be responsible for the carrying out of the Construction Modifications and/or Internal Modifications.  While carrying out the Construction Modifications and/or Internal Modifications, the Lessee shall proceed so as not to disturb other lessees or users of the Building, particularly by 
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vibrations, noise or odour, and shall adopt all measurements for this purpose.  In case the project documentation for the Construction Modifications and/or Internal Modifications contains irregularities, unclarities or is not complete, the Lessor shall require the Lessee to remedy the situation without undue delay.  The Lessee shall obtain any and all consents and permits of public authorities necessary to carry out or modify the Construction Modifications and/or Internal Modifications and to use them within the Subject of the Lease after their completion and the Lessor is obliged to provide the Lessee with all reasonably required assistance.
14.11When performing the Construction Modifications and/or Internal Modifications, the Lessee is obligated to ensure that it is in compliance with the unity of the Building.  All elements which affect the exterior of the Building or the Subject of the Lease, in particular but not limited to the window blinds, shall be subject to a prior written consent of the Lessor.  Within 2 months after completion of the Construction Modifications and/or Internal Modifications at the latest, the Lessee is obligated to deliver to the Lessor documentation of the as-built state of the Construction Modifications and/or Internal Modifications in an electronic and editable form, as applicable, and obtain the use approval, if necessary, for the same purpose of the lease, and further notify to the Lessor the acquisition price of such Construction Modifications and/or Internal Modifications while at the same time proving such acquisition price by delivering to the Lessor copies of invoices and tax documents on such acquisition price.
14.12During the notice period and/or during 12 months before expiration of the Lease Term, the Lessor and/or persons authorized by it may enter the Subject of the Lease on business days in regular working hours upon a prior notice delivered 24 hours in advance, at the latest, in order to allow inspection thereof by third parties that are interested in leasing the Subject of the Lease.  The Lessee is obligated to secure that such visitors are accompanied by its representative.
14.13The Lessee undertakes to conclude the following insurance policies in sufficient amounts for a time period commencing as from the Hand-Over Date of the Subject of the Lease at the latest and to maintain such insurance policies in full effect throughout the entire Lease Term, the insurance policies to be provided by a reputable insurance company which shall be approved in advance in writing by the Lessor.  The insurance shall cover at least:
(a)Insurance of Lessee’s Fit-Out Works and Lessor’s Fit-Out Works,  Construction Modifications, Internal Modifications or  other construction or non-construction modifications to the Subject of the Lease made by the Lessee or by the Lessor (including the modifications that were in the Subject of the Lease of the Hand-Over Date) and insurance of damages of  movable assets, stock, commercial documentation, pieces of art and valuables of the Lessee and any third party located in the Office Premises 1 or in the Common Premises 1 and Office Premises 2 or in the Common Premises 2 against natural disasters (in the minimum extent of “pojištěný živel”) with the co-insurance not exceeding CZK 100,000 for any one occurrence;
(b)insurance of damages caused by burglary, robbery and/or vandalism and damages incurred in connection with the above-mentioned perils in the Office Premises 1 and if applicable Office Premises 2 and inside of the Office Premises 1 and if 
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applicable Office Premises 2 with the deductible not exceeding CZK 100,000 for any one occurrence;
(c)insurance of glass in the Office Premises 1 and if applicable Office Premises 2;
(d)insurance of damages caused by business interruption of the Lessee’s busienss against the perils defined in “Pojištěný živel” with a maximum deductible of seven days and with minimum indemnity period of 12 months;
(e)business interruption insurance covering damages caused by supply interruption of energy, utilities and/or damages to utility networks in the Office Premises 1 and if applicable Office Premises 2 with indemnity period at least 6 months and a maximum deductible of 30 days;
(f)insurance of Lessee’s liability for damages caused to third parties by damages to life, health, consequential and net financial losses, personal injuries and/or environmental damages for a minimum insurance amount of CZK 50,000,000 and a maximum deductible of CZK 100,000;
(g)any and all other insurance the conclusion of which is demanded according to the Czech law.
“Pojištěný živel” means the following insurance perils:  fire, explosion, lightening, crash or fall or airplane, its part or cargo, flood and inundation, windstorm and hailstorm, landslide, rock and earth fall, avalanche, earthquake, weight of snow or ice, vehicle or its cargo impact, fall of tree, pole or other object which is not part of the damaged item, sonic boom and smoke, water/liquids escaping from water pipes and media escaping by failure from stable fire extinguishers and sprinklers, pipes or heating.
In case any damage on the Subject of the Lease and/or the Property is covered both by the Lessee’s and Lessor’s insurance, the Lessee shall primarily use its own insurance and claim the indemnification from its insurance company.  The Lessor’s insurance may be used only in the extent in which the damage is not remedied from the Lessee’s insurance.
14.14The Lessee shall submit to the Lessor a copy of the insurance policy and a confirmation that all premiums and insurance contributions for the following insurance period have been paid within 15 days as from receipt of the Lessor’s request.
14.15Any increase in the insurance premiums of the Lessor in connection with the activities of the Lessee or resulting from Construction Modifications or Internal Modifications and/or any other changes in the Subject of the Lease performed by the Lessee shall be borne by the Lessee.
14.16The Lessee agrees that during its use of the Subject of the Lease, during the preparation and creation of documentation for performance of the Construction Modifications 
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and/or Internal Modifications, during the performance of the Construction Modifications and/or Internal Modifications and/or equipping the Subject of the Lease with interior equipment, it shall observe all legal regulations, in particular, without limitation, legal regulations relating to the fire protection and protection of health and safety at work.
14.17The Lessee hereby undertakes that it shall not place within the Subject of the Lease any equipment exceeding the capacity or overextending the technical parameters of the Building.
14.18The Lessee will not place or permit to be placed, will not use or permit to be used, will not maintain or permit to be maintained within the Subject of the Lease, and will not bring or permit to be brought onto the Real Estate any hazardous substances, contaminants or pollutants, toxic substances or wastes, infectious materials, petroleum products, asbestos or asbestos containing materials (except immaterial amounts of ordinary cleaning materials).
15.Rights and Obligations of the Lessor
15.1During the Lease Term, the Lessor is obligated to provide the Lessee with the Subject of the Lease to uninterrupted use under the condition that the Lessee fulfils all its obligations under this Agreement.
15.2In the extent affecting the Lessee’s use of the Subject of the Lease hereunder, the Lessor shall be obligated to repair and maintain the following parts of the Building at its own expense, if such expenses are not covered by the Operating Costs:  the roof of the Building, all statically supporting parts of the Building, all pipes and plumbing installations (connections up to the Subject of the Lease); electrical connections (connections up to the Subject of the Lease); sewer pipes (connections up to the Subject of the Lease); foundations; and external walls of the Building and all Building’s base-built fire safety systems.
15.3The Lessor is furthermore obligated to conclude and maintain an insurance policy with adequate coverage for the Building, covering mainly:
•insurance of liability of the real estate owner for damages caused to third parties for a minimum insurance amount of CZK 50,000,000;
•insurance policy against damages caused by natural disasters (fire, windstorm, landslide) as well as damage to the Real Estate caused by broken water pipelines and water (“živelní pojištění v rozsahu požár, vítr, sesuv, vodovod”).
15.4The Lessor’s liability to the Lessee for damages in any case is limited up to CZK 50,000,000.  Parties agreed that the damage is considered as maximal foreseeable amount of damage.
15.5The Lessor may access the Subject of the Lease on business days in regular working hours upon prior notification delivered to the Lessee at least 24 hours in 
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advance, in particularly in order to review the fulfilment by the Lessee of its obligations pursuant to this Agreement and in order to perform repairs, maintenance and inspection of the Subject of the Lease, in all cases upon a prior notice delivered to the Lessee.
15.6In cases of imminent danger, the Lessor may enter the Subject of the Lease at any time without giving a prior notification to the Lessee and the Lessee shall secure that the Lessor may enter the Subject of the Lease immediately even in the absence of the Lessee.
15.7If the Lessee does not fulfil duly its payment obligations under this Agreement even after a written reminder of the Lessor giving the Lessee an additional period of 5 days for remedy, the Lessor shall have the right not to provide services and/or utility supply (electricity, gas, water etc.) connected with the use of the Subject of the Lease and to disrupt provision of such services and/or utilities.
15.8The Lessor shall have the right to claim from the Lessee the payment of a contractual penalty in the amount of EUR 250 per every day on which the breach lasted or in the amount of EUR 1,000 if it is a one-off breach, and the Lessee is obligated to pay such contractual penalty to the Lessor in any individual case when the Lessee breaches any of its contractual obligations set forth in Articles 3 and 4, in Section 14.1, Section 14.7, Section 14.8, Section 14.11, Section 14.12, Section 14.13 and/or in Article 16 hereof, and such breach is not remedied within additional period of 5 days (if this Agreement does not stipulate a different period) which commences to run from the day of delivery of written Lessor’s request to remedy the breach to the Lessee.  In any individual case the Lessee breaches any of its contractual obligations set forth in Sections 11.2, 11.3, 11.4 and 11.6 hereof the Lessor shall be entitled to claim a contractual penalty in the amount of EUR 2,000 per each day of delay.  If the Lessee (who’s in delay at that moment) subsequently fulfils its obligation set forth in Sections 11.2, 11.3, 11.4 and/or 11.6 hereof,  with fulfilment of which the Lessee is in delay, within additional 14 days at the latest, the total accrued amount of the contractual penalty shall be reduced by 75%.  The maximum amount of the contractual penalty that the Lessor is entitled to receive under this Section is the amount of the actually valid Security in line with Section 11.2 hereof.  The same applies also to breach of Section 11.9 hereof, however, with the exception that in case of additional fulfilment of such obligation within 14 days following the commencement of the delay, the Lessor shall waive the right for 100% of the accrued amount of the contractual penalty.  In case of breach of the obligation to return the Subject of the Lease on due and timely manner under Section 17.1 and/or 17.2 hereof the Lessee shall be obligated to pay to the Lessor a lump-sum contractual penalty in the amount of 2 monthly Rent payments (without VAT) valid in the time of the breach of the obligation.
15.9The Parties hereby declare that the Lessor has provided to the Lessee with the Building’s energy consumption certificate prior to execution hereof.
16.Information and Advertising Boards and Panels
16.1Placement of signs, shop signs, information panels, advertisements, boards etc. (the “Signposts”) in the Subject of the Lease or in/on the Real Estate may be performed 
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exclusively by the Lessor.  The Lessee shall reimburse all costs, fees and charges connected with the manufacture, placement, installation and use of the Signposts related to the Lessee, if such manufacture, placement, installation and use of the Signposts are requested by the Lessee.
16.2The Lessor may install standard size Signposts with the Lessee’s company logo according to the design of general information system of the Building on the main directory board located in the main lobby on the ground floor of the Building.  The costs of manufacture and placement of the Signposts under this Section 16.2 shall be borne by the Lessee.
16.3Upon the termination of the lease relationship the Lessor will, at Lessee’s costs, reinstate the places after dismantling of the Signposts, the placement or installation of which was requested by the Lessee, into the original condition, in which such places used for placement of the Signposts had been before the Lessee requested the placement and/or installation of the Signposts on its own costs.
17.Return of the Subject of the Lease
17.1Upon termination of the lease relationship the Lessee shall return the Subject of the Lease, clean and empty (i.e. without Lessee’s movables) and in the “as is” condition as on the day of termination of the lease relationship, save for usual wear and tear and further save for necessary repairs in compliance with due use of the Subject of the Lease with good care and attention.  The Lessee shall return to the Lessor all the keys as well as all the carriers of the access code to the Subject of the Lease.  The Parties shall prepare and execute a written protocol recording the return of the Subject of the Lease by the Lessee to the Lessor.
17.2Unless this Agreement stipulates otherwise, the Lessee undertakes to remove from the Subject of the Lease at its own expense, upon returning of the Subject of the Lease, all its movable assets and equipment, however, the Lessee shall leave in the Subject of the Lease all Construction Modifications, Internal Modifications and Lessee’s Fit-Out Works (together as “Lessee’s Improvements”) and further the Lessor’s Fit-Out Works and also the movable items described in the Hand-Over Protocol.  The Lessee furthermore undertakes to repair all damages possibly caused by such removal.
17.3If the Lessee fails to perform its obligations upon the termination of the Lease, particularly if the Lessee fails to vacate the Subject of the Lease and restore the same to the state as required under this Agreement, the Lessor shall be entitled to enter into the Subject of the Lease and perform the relevant works instead of the Lessee and at the expense of the Lessee.  The Lessor shall be entitled to keep any of the unremoved Lessee’s Improvements.  In such a case, it shall be deemed that the value of the Lessee’s Improvements left in the Subject of the Lease corresponds to an amount of CZK 10 000 and this amount shall be paid by the Lessor to the Lessee within 2 months following termination of the lease hereunder.  Lessee’s Improvements left in the Subject of the Lease shall become the property of the Lessor (except for Lessee’s Improvements that already became the Lessor’s ownership by their installation in the Subject of the Lease); the Lessee expressly agrees with this.  The Lessee shall also indemnify the Lessor for any and all damage caused by non-fulfilment of the obligation to vacate and return the Subject of the Lease in line with this Agreement.
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17.4Provided that the Lessee fails to vacate the Subject of the Lease as of the day of termination hereof, the Lessor will be entitled to store any and all of the movable property left in the Subject of the Lease (the “Unremoved Assets”) at the Lessee’s cost and send a written notice to the Lessee regarding the place where such movable property is stored.  The Lessee explicitly agrees that (i) such storing of the Unremoved Assets shall not be longed than one month, (ii) the Lessor shall bear no liability regarding the Unremoved Assets, and that (iii) should the Lessee fail collect the Unremoved Assets during the storing period, the storing entity, or the Lessor, will be entitled to dispose of the Unremoved Assets at its discretion, including their sale (provided, however, that the Lessor shall pay out the proceeds of such sale to the Lessee after deduction of costs connected with the sale and set off of the Lessor’s receivables due to the Lessee) or destroying at the risks and costs of the Lessee.
Notwithstanding whether the Lessor exercises its right to store the Unremoved Assets under previous paragraph or not, the Lessor will be entitled, at its discretion, to:  (i) acquire all Unremoved Assets, or any of them upon delivering a written notification to the Lessee and the payment of EUR 100 and VAT thereon and/or (ii) to dispose of the Unremoved Assets in any other way at its discretion, including the right to sell (provided, however, that the Lessor shall pay out the proceeds of such sale to the Lessee after deduction of costs connected with the sale and set off of the Lessor’s receivables due to the Lessee) or to destroy the Unremoved Assets.  The Lessee undertakes to procure, that it will have necessary disposal rights to such Unremoved Assets in order to enable the Lessor to exercise its rights under this Section 17.4 in full extent.  The Lessee shall indemnify the Lessor for any and all damage, expenses or costs incurred by the Lessor in case it breaches its obligations pursuant to the previous sentence.
17.5If the Lessee continues using the Subject of the Lease after the expiration or termination of this Agreement without a written consent of the Lessor, or if the Lessee fails to return the Subject of the Lease duly and on a timely basis, the Lessee shall pay to the Lessor a contractual penalty of two times the last daily Rent for each day of such delay besides a lump-sum contractual penalty under Section 15.8 hereof.
18.Governing Law, Court Jurisdiction
18.1.This Agreement and relationships arising hereunder shall be governed by the Czech law.
18.2.Any disputes arising under or in relation to this Lease shall be finally settled by the common courts of the Czech Republic, provided that in line with Section 89a of the Civil Proceedings Code, the court competent according to the Lessor’s registered office shall be competent for deciding on such disputes.
18.3.The Parties have agreed that the provisions of following Sections of Act no.  89/2012 Coll., the Civil Code (the “Civil Code”) shall not apply to the contractual relation constituted by the Lease Agreement:  1765, 1766, 1899, 1977 through 1979, 2000, 2002 through 2004, last sentence of 2208(1) as to the possibility to terminate the lease, 2210(3), 2212, 2219(2), 2223, 2232, 2233(2), 2253, 2287, 2304, 2305, 2307(2), 2308 through 2311 and 2315.  The Parties hereby agree that exercise of Parties’ rights pursuant to Section 2314 of the Civil Code 
26

will not affect the rights and obligations of the Parties under this Agreement, especially in relation to the termination of the lease, vacation of the Premises and its hand-over to the Lessor and related rights and obligations.  The Parties explicitly agree that potential objections raised by the Lessee according to Section 2314(1) of the Civil Code do not give the Lessee the right to continue to use the Premises after the date as of which the lease has ceased to exist based on the withdrawal or termination of the Lessor.
18.4.The Parties expressly agree that this Agreement can be terminated only for the reasons stated herein and that all reasons for an early termination of the contractual relationship (on the basis of withdrawal or termination) stipulated by the Civil Code are excluded by agreement of the Parties.  This is regardless of whether the respective section of the Civil Code is included in those sections of the Civil Code the application of which shall be excluded under this Agreement.
19.Final Provisions
19.1Any and all notices, requests or other communications by either of the Parties pursuant to this Agreement shall be made in writing and shall be deemed as duly made as soon as such communications are delivered to the other Party in person, via a courier providing verification of delivery or via registered mail to the address of the relevant Party stated below or to such other address as either of the Parties has announced to the other Party.
(a)If to the Lessor:
						
	4P –Immo. Praha s. r. o.
	Karolinská 661/4
	186 00 Prague 8 – Karlín
	Czech Republic
	Attn. of:	Alois Vyleta, Hedwig Höfler
	Tel. No.:	+420.233.109.310
	E-mail:	alois.vyleta@caimmo.cz

(b)If to the Lessee prior to the Lease Commencement Date:
						
	Semrush CZ s. r. o.
	Na strži 1702/65
	140 00 Prague 4
	Czech Republic
	Attn. of:	Stepan Shirokikh
	E-mail:	s.shirokikh@semrush.com
	Tel. No.:	+420 774 032 592

27

(c)If to the Lessee after the Lease Commencement Date:
						
	Semrush CZ s. r. o.
	Na Hřebenech II
	140 00 Prague 4
	the Czech Republic
	Attn. of:	Stepan Shirokikh
	E-mail:	s.shirokikh@semrush.com
	Tel. No.:	+420 774 032 592

Any and all notices made pursuant to this Agreement shall be deemed as delivered:
(a)on the date of their physical receipt by the addressee in case of personal delivery or delivery via a messenger service; or
(b)on the date stated on the receipt in case of delivery via registered mail through the operator of the mail services; or
(c)on the third business day after demonstrable sending through the operator of the mail services, if the Party does not hand over the notice at its valid address for delivering mail to its hands pursuant this Agreement or the Commercial Register (including delivery by the registered mail).
19.2This Agreement including all its Exhibits hereto represents the entire agreement of the Parties.  All previous oral and written arrangements were either incorporated in this Agreement, or they shall become null and void.  There are no side oral agreements to this Agreement.  Any changes or amendments hereto shall be valid only if made in writing and if signed by both Parties.
19.3Should any provision of this Agreement be or become invalid, ineffective or unenforceable, the remaining provisions of this Agreement shall remain unaffected thereby and in full force and effect.  The Parties have agreed to replace the invalid, ineffective or unenforceable provision of this Agreement by another valid, effective and enforceable regulation that shall be identical to the business purpose of the original provision or that shall be as close as possible by its business purpose to the original provision.
19.4This Agreement has been executed in two counterparts in the Czech and English languages.  In the event of any discrepancy between the language versions, the Czech version shall prevail.
19.5Each Party shall receive one original counterpart of this Agreement.
28

19.6The following Exhibits constitute an inseparable part hereof:
						
	Exhibit 1	Excerpt from the Commercial Register in respect of the Lessee;
	Exhibit 2	Floor Plan;
	Exhibit 3	Description of the Building;
	Exhibit 4	Hand-Over Protocol (sample);
	Exhibit 5	Indexation Clause;
	Exhibit 6	List of Operating Costs;
	Exhibit 7	Bank Guarantee (sample);
	Exhibit 8	List of Warranty Periods.
	Exhibit 9	Space Plan and Specification of the Lessee’s Fit-Out Works
	Exhibit 10	Space Plan

19.7The Parties hereto consider all information contained in this Agreement or acquired in connection with this Agreement as confidential.  Neither of the Parties may disclose such information to any third party without a prior written consent of the other Party, except for cases where (a) such disclosure is required by the law, or (b) such disclosure is required by the state administration bodies acting in compliance with legal regulations, or (c) the information concerned is already publicly available in compliance with relevant legal regulations, or (d) such information must be disclosed to third parties in connection with the pursue by the Lessor of its business activities, in particular its activity as the lesser of the Building and of other real estate, as the developer, investor and property administrator, and in connection with investments in the Building and other real estate and with marketing activities.
19.8This Agreement shall become valid and effective on the date of its signing by both of the Parties hereto.
In __________ on __/__/____
			
	
	Alois Vyleta
	Jednatel/Executive Director

29

EXHIBIT 1
EXCERPT FROM THE COMMERCIAL REGISTER IN RESPECT OF THE LESSEE

EXHIBIT 2
FLOOR PLAN

EXHIBIT 3
DESCRIPTION OF THE BUILDING

EXHIBIT 4
HAND-OVER PROTOCOL (SAMPLE)
HAND-OVER PROTOCOL
Lessor:    ...............
Identification No. (IČO):  ............, Tax Identification No. (DIČ):  .........., with registered office ................registered in the Commercial Register maintained by the Municipal Court in Prague, Section .., File No. ............
represented by .......... , ...................
Lessee:    ......................
Identification No. (IČO):  ............., Tax Identification No. (DIČ):  ........... , with registered office
registered in the Commercial Register maintained by the .......... Court in ........., Section ..., File No. ........
represented by ..........., ..............
Place:  administrative building No. ...... (hereinafter referred to as the “Building”)
Date and Time:    ______________________
Based on the lease agreement for premises concluded on ......... (the „Lease Agreement for Premises”) by and between the Lessor and Lessee, the Lessor leased to the Lessee premises for the purpose of operation of business specified in Section 2.1 of the Lease Agreement for Premises located in the Building (the „Subject of the Lease”).
The Lessor hereby hands-over the Subject of the Lease under the Lease Agreement for Premises to the Lessee and the Lessee hereby takes-over the Subject of the Lease under the Lease Agreement for Premises from the Lessor as follows:
(d)office premises situated on the ......... floor of the Building with a rentable area of ......... m2, that shall be exclusively used by the Lessee (net rentable area 1 -exclusive) marked in ......... in the Floor Plan attached as Exhibit 2 to the Lease Agreement for Premises (the „Office Premises”);
(e)storage premises situated on the ......... floor of the Building with a rentable area of  ........ m2, that shall be exclusively used by the Lessee (net rentable area 1 -exclusive) marked in ...... in the Floor Plan attached as Exhibit 2 to the Lease Agreement for Premises (the „Storage Premises”); and

The Office Premises and the Storage Premises set out in (a) and (b) are in a condition according to the Technical specification of the Building that is attached as Exhibit 3 of the Lease Agreement for Premises.  The Office Premises are handed-over to the Lessee for the purpose of use as premises determined for office purposes, the Storage Premises are handed-over to the Lessee for the purpose of use as premises determined for storage and archival purposes.  The Lessee is entitled to use the Subject of the Lease only for the purpose and for the activities set forth in Section 3.1 of the Lease Agreement for Premises.
The Lessor and the Lessee hereby declare that the Subject of the Lease has the defects specified in Exhibit 1 hereto.  The parties hereby declare that these defects stated in Exhibit 1 hereto are not material in any respect and do not hinder or otherwise interfere with the use of the Subject of the Lease and/or can be remedied without material interference of the use of the Subject of the Lease.
As agreed with the Lessee, the Lessor shall remedy these defects until the deadline for individual defects as stated in the Exhibit 1 hereto.
The Lessee hereby confirms that the Lessor handed-over the keys and access cards for access to the Subject of the Lease to the Lessee.  The list of the keys and access cards that are taken-over by the Lessee is included in the Exhibit 2 hereto.
			
	
	[Jméno/Name]

	[Funkce/Position]

						
	Exhibit 1	List of the defects, deadlines for remedy
	Exhibit 2	List of the keys and access cards handed over to the Lessee
	Exhibit 3	List of furniture in the Subject of the Lease

EXHIBIT 5
INDEXATION CLAUSE
Rules for Indexation
Rent Adjustment
1.The Parties have agreed that the Rent shall be adjusted according to the annual average rate of change of consumer prices index for the preceding calendar year determined and published on the basis of Regulation (EU) 2016/792, as amended, by the statistic office of the European Union EUROSTAT as a harmonized index “HICP- all items index (2015=100) for Euro Area, changing composition (the “HICP”).  In case the HICP is no longer published, then its succeeding index shall be used and in case there is no such succeeding index of the HICP than another index valid at that time which is the one most proximate to the HICP shall be used.
2.The adjustment of the Rent shall take place each year on 1 January (the “Indexation Date”) of the appropriate year pursuant to the HICP of the preceding year.  The first adjustment of the Rent shall take place on 1 January 2018.  Adjustment, which results in a reduction of the Rent, shall be excluded.
3.The Lessor shall advise the Lessee of the amount of the adjusted Rent (the “Indexation Notice”).  The Lessee shall start paying the Rent as adjusted pursuant to Article 2 above with effect from the first day of the calendar month immediately following the delivery of the Indexation Notification.  In addition, the Lessee shall pay to the Lessor the difference between the amount of the adjusted Rent and the Rent actually paid so far for the period from the beginning of the current calendar year up until (and including) the calendar month in which the Indexation Notification is delivered to the Lessee.
4.In the event that within a single calendar year the HICP increases by 5 or more percent, the Lessor shall be entitled to demand a corresponding adjustment earlier than in January of the following year.  This adjustment is to be taken into account when adjusting the Rent in January of the following year when adjusting the Rent, so that only the increase since the time of the last adjustment shall be taken into account.
5.In the event that the Lessor does not calculate the adjusted Rent, this shall not be construed as a waiver.

EXHIBIT 6
LIST OF OPERATING COSTS
List of Operating Costs
Operating costs are the costs incurred in the operation of the Real Estate and of the utility networks serving the same, corresponding to the character and technical specification of the Building, and the costs of services provided to lessees in the Building and related to the lease, in particular the following costs:
(f)of water and sewage fees – the cost of the consumption of water and all related fees, the cost of the lease of water meters, the use thereof and the costs of the operation and maintenance of pump equipment to drain wastewater and rainwater into the public sewage system, the cost of operating internal equipment to supply and treat water, including material for water treatment and fees for wastewater and rainwater drainage;
(g)of the operation, maintenance and repair of the central heating system and the equipment for the supply of fuels, including equipment for exhaust ventilation;
(h)of consumed fuel and the supplies thereof, the cost of operational electricity, the cost of the personnel operating and controlling and maintenance of the same, regular testing of its function and operation safety, including fine-tuning by an expert, cleaning of equipment in the operation room, the cost of metering emissions, the cost of leasing consumption metering equipment, as well as the cost of using consumption metering devices and related costs;
(i)of electricity consumption to maintain, operate and consume sources and substitute sources of electricity;
(j)of removing water-borne sediments and combustion remains in equipment, the cost of regular testing of its function and operation safety and fine-tuning by an expert, and metering costs;
(k)of water heating and for the operation, maintenance and repairs of all devices for hot water distribution and consumption, and the cost of removing water-borne sediments and combustion remains in equipment, as well as the cost of regular testing of its function and operation safety and related expert fine-tuning;
(l)of the operation of passenger and freight lifts and the cost of electricity to operate the same, the cost of supervision, operation, control of equipment and the care thereof, the cost of regular testing of its function and operation safety, including expert fine-tuning, as well as cleaning costs;
(m)of cleaning the Real Estate and the related roads and pavements, waste collection and disposal, the cost of maintenance, removal of snow, ice, leaves and other natural materials, etc.;

(n)of cleaning all common and public areas, access roads, corridors, stairs, technical areas, ventilation channels and other premises not used solely by specific lessees in the Building;
(o)of rodent control, disinfection and disinsection, plants care, including the restoration of plants and trees, for cleaning and care for public areas, access and entry roads;
(p)of electricity used for exterior lighting and the lighting of common areas of the Real Estate and for exterior access roads, technical and other premises which are not for exclusive use by specific lessees of the Building;
(q)of cleaning and examinations of chimneys and exhausts;
(r)of the insurance of the Real Estate and for the insurance against the Lessor’s liability to the extent specified in Section 15.3 hereof;
(s)to hire personnel to operate the reception, check entry to the Building and to patrol the Building;
(t)of the operation and maintenance of equipment ensuring the reception and distribution of television and radio signals, for electricity necessary for the operation thereof and for regular testing of the functions thereof, including the configuration thereof by a specialist technician, and payment for the use of the antenna that does not form a part of the Real Estate;
(u)of washing and cleaning of textiles used in the Building’s common areas and for the maintenance and operation of equipment serving for this purpose, including technological equipment;
(v)of the cleaning of the external walls of the Building, including windows and their frames, and for the maintenance and cleaning of towers ventilating the Building’s atrium;
(w)of the operation and maintenance of lightning conductors and other facilities protecting against lightning strikes, as well as the cost of the regular testing thereof;
(x)of the maintenance and repairs of all ventilating and air-conditioning facilities, including operational repairs and operational consumption, supplementation of operational media and other related operating costs;
(y)of the maintenance and operational repairs of the garage gate;
(z)of the maintenance and repairs of technical means of access control (e.g. code cards system);
(aa)taxes, fees and withholdings related to the Real Estate, in particular real estate tax;

(bb)other operating costs, including the cost of maintenance, operation and repair of the utility networks serving the Real Estate;
(cc)for the management of the Real Estate, i.e., in particular, any and all administrative, technical and servicing activities aimed at safeguarding proper operation of the Real Estate on optimal level carried out by an authorized natural or legal person;

EXHIBIT 7
BANK GUARANTEE (SAMPLE)
Bankovní záruka (vzor)
4P – Immo. Praha s.r.o.
Karolinská 661/4, 186 00 Praha 8
IČO:  272 08 648
zapsaná v obchodním rejstříku vedeném Městským soudem v Praze, oddíl C, vložka 104573
(věřitel)
BANKOVNÍ ZÁRUKA č. .............................
Byli jsme informováni, že společnost ................................., IČO:  .................., se sídlem ................................. (dále jen „Nájemce”), zapsaná v obchodním rejstříku vedeném Městským soudem v Praze, oddíl ......, vložka ................................., s Vámi jako Pronajímatelem uzavřela dne ................ nájemní smlouvu na nebytové prostory (dále jen „Nájemní smlouva na prostory”) a dne ....... nájemní smlouvu na parkovací místa (dále jen „Nájemní smlouva na parkovací místa”) a že je podle článku IX.  Nájemní smlouvy na prostory a Nájemní smlouvy na parkovací místa vyžadována bankovní záruka za splnění veškerých závazků společností .................................se sídlem ................................., zapsané v obchodním rejstříku vedeném Městským soudem v Praze, oddíl ......, vložka ................................. (dále jen „.................................”) jako Nájemce vzniklých jí z Nájemní smlouvy na prostory a/nebo z Nájemní smlouvy na parkovací místa a/nebo v souvislosti s Nájemní smlouvou na prostory a/nebo Nájemní smlouvou na parkovací místa (dále jen „Bankovní záruka”).
Na žádost přebíráme my, ....., se sídlem ...., zapsaná v obchodním rejstříku vedeném ...., oddíl ...., vložce ..., vůči Vám jako Věřiteli pro případ nesplnění závazků ................ vzniklých jí vůči Vám podle Nájemní smlouvy na prostory a /nebo Nájemní smlouvy na parkovací místa a/nebo v souvislosti s Nájemní smlouvou na prostory a /nebo Nájemní smlouvou na parkovací místa neodvolatelnou Bankovní záruku až do výše
EUR .....,- slovy:  ...... (dále jen „zaručená částka”)
a zavazujeme se Vám vyplatit bez odkladu, bez námitek a bez prověřování oprávněnosti Vaší výzvy jakoukoli částku nebo částky, až do celkové výše námi zaručené částky, a to po obdržení Vaší výzvy, která bude v souladu se všemi podmínkami této Bankovní záruky a bude obsahovat i Vaše písemné prohlášení, že ............ neuhradila řádně a včas své závazky vzniklé jí z Nájemní smlouvy na prostory a/nebo Nájemní smlouvy na parkovací místa a/nebo v souvislosti s Nájemní smlouvou na prostory a/nebo Nájemní smlouvou na parkovací místa ve výši částky požadované k výplatě podle této Bankovní záruky (dále jen „Výzva”).  Výzva musí obsahovat datum vystavení a číslo této Bankovní záruky, požadovanou částku k proplacení, název banky a číslo bankovního účtu, na který máme platbu poukázat.

Vaše písemná výzva nám musí být doručena nejpozději k níže uvedenému datu platnosti této Bankovní záruky.
Jakýkoli požadavek na splnění závazku z této Bankovní záruky bude splněn bez námitek, bez ohledu na právní stav ke dni vzniku požadavku na plnění (likvidace, insolvence, konkurs), bez ohledu na případné Vaše výzvy zasílané ......................, bez ohledu na případné právní spory nebo soudní řízení nebo jakékoliv jiné okolnosti, které by mohly splnění takového závazku ovlivnit, a bez ohledu na případné doplňky nebo změny Nájemní smlouvy na prostory a/nebo Nájemní smlouvy na parkovací místa provedené v průběhu doby nájmu.
Jakákoli platba vyplývající z této Bankovní záruky bude provedena tak, že Pronajímateli poukážeme na bankovní účet uvedený ve Výzvě částku požadovanou ve Výzvě bez odečtení jakýchkoli případných provizí, srážek, daní nebo jiných poplatků, které by se v budoucnu mohly vyskytnout.  Výše naší Bankovní záruky se sníží o každou námi provedenou částečnou platbu z této Bankovní záruky ve prospěch Věřitele.  Vyplacením celé výše námi zaručené částky ve prospěch Věřitele tato Bankovní záruka zanikne.
Tato naše Bankovní záruka je platná do ............. včetně.  Její platnost automaticky a zcela skončí, pokud do tohoto data neobdržíme Vaši písemnou Výzvu, nezávisle na tom, bude-li nám tato záruční listina vrácena či nikoli.
Platnost této naší Bankovní záruky rovněž skončí před výše uvedeným datem její platnosti po obdržení originálu této Bankovní záruky nebo Vašeho prohlášení, že netrváte na další platnosti této Bankovní záruky (dále jen „Prohlášení”).
Každá Vaše Výzva a Prohlášení musí obsahovat podpis statutárního orgánu Věřitele nebo jím zmocněné osoby, který musí být úředně ověřen a předložen společně s dokumenty prokazujícími, že podpis je právoplatně závazný pro Vaši společnost (originálem nebo ověřenou kopií výpisu z obchodního rejstříku, příp. plnou mocí).
Pro vznesení jakýchkoli případných platebních nároků z této Bankovní záruky je třeba, aby Bankovní záruka byla písemně uplatněna u .............., pokud existuje, jinak u kterékoliv pobočky ....................
Tato Bankovní záruka (včetně práva na uplatnění Bankovní záruky) je převoditelná na případného právního nástupce Věřitele jako pronajímatele podle Nájemní smlouvy na prostory a/nebo Nájemní smlouvy na parkovací místa, a to na základě písemného oznámení naší bance podepsaného za Vaši společnost a též za takového právního nástupce, předloženého společně s dokumenty prokazujícími, že podpisy jsou právoplatně závazné pro Vaši společnost a příslušného výše uvedeného právního nástupce (originálem nebo ověřenou kopií výpisu z obchodního rejstříku, příp. plnou mocí ověřenou notářem).  Tuto Bankovní záruku (včetně práva na uplatnění Bankovní záruky) je dále možné postoupit nebo zastavit ve prospěch financující banky Věřitele.
Tato Bankovní záruka se řídí právem České republiky, zejména ustanovením § 2029 a násl. občanského zákoníku.

V ............... dne .............

EXHIBIT 8
LIST OF WARRANTY PERIODS
List of Warranty Periods
Warranty periods started to run on 15.10.2008 and are ten (10) years and cover the following parts of the Building:
•roofs including panelwork, all gaps, performances etc.;
•waterproofing including all gaps, sealing of all gaps, performance etc.; and
•tightness of façade.

EXHIBIT 9
SPACE PLAN AND SPECIFICATION OF THE LESSEE’S FIT-OUT WORKS

EXHIBIT 10
SPACE PLAN

NÁJEMNÍ SMLOUVA
Smluvní strany:
(1)Semrush CZ s. r. o., se sídlem Na strži 1702/65, Nusle, 140 00 Praha 4, IČO 044 64 800, zapsaná v obchodním rejstříku vedeném Městským soudem v Praze, oddíl C, vložka 247376, zastoupená panem Stepanem Shirokikhem, jednatelem (dále jen „Nájemce”); a
(2)4P – Immo. Praha s. r. o., se sídlem Praha 8 – Karlín, Karolinská 661/4, PSČ 186 00, IČ 27208648, DIČ CZ27208648, zapsaná v obchodním rejstříku vedeném Městským soudem v Praze, oddíl C, vložka 104573, zastoupená panem Aloisem Vyletou a paní Hedwigou Höfler, jednateli (dále jen „Pronajímatel”);
(Pronajímatel a Nájemce jsou dále též uváděni společně jako „Smluvní strany” a jednotlivě jako „Smluvní strana”; tato nájemní smlouva je dále uváděna jen jako „Smlouva”)
se Smluvní strany dohodly následovně:
1.Preambule
1.1Pronajímatel je výlučným vlastníkem pozemků parc. č. 2915/12, 2915/30 a 2910/198 a dále pozemku parc. č. 2915/50 a na pozemku parc. č. 2915/50 stojící administrativní budovy čp. 1718, známé pod názvem „Kavčí Hory Office Park” (dále jen „Budova”), vše v katastrálním území Nusle, obec Hlavní město Praha, a dále pozemku parc. č. 970/11 v katastrálním území Podolí, obec Hlavní město Praha (společně dále jen „Nemovitosti”).  Užívání Budovy bylo povoleno kolaudačním rozhodnutím vydaným Městskou částí Praha 4 dne 11. června 2008 pod čj. P4/93867/08/OST/ROK/3822, které nabylo právní moci dne 12. června 2008.
2.Předmět nájmu
2.1Pronajímatel pronajímá Nájemci a Nájemce si od Pronajímatele najímá za Nájemné uvedené v článku 8 této Smlouvy níže specifikované nebytové prostory v Budově, které jsou barevně vyznačené v plánu jednotlivých podlaží Budovy, který tvoří přílohu 2 této Smlouvy (dále jen „Plán podlaží”).  Uvedené nebytové prostory se skládají z následujících prostor:
(a)kancelářské prostory umístěné ve 2. patře Budovy o čisté pronajímatelné ploše 794,48 m2, které budou ve výhradním užívání Nájemce (net rentable area 1 - exclusive), jak jsou vyznačeny modrou barvou v Plánu podlaží (dále jen „Kancelářské prostory 1”), kdy výměra čisté pronajímatelné plochy je pro účely výpočtu Nájemného a ostatních poplatků navýšena o podíl Nájemce na společných prostorech v Budově (dále jen „Společné prostory 1”) ve výši 80,59 m2, celkem tedy pronajímatelná plocha Kancelářských prostor 1 činí 875,07 m2;

(Kancelářské prostory 1 dále jen „Předmět nájmu”).
2.2Čistá pronajímatelná plocha Předmětu nájmu byla zjištěna úředně oprávněným zeměměřičem podle „Směrnice pro výpočet nájemní plochy kancelářských prostor” („Richtlinie zur Berechnung der Büromietfläche”) vydané v roce 1996 společností „Gesellschaft für Immobilienwirtschaftliche Forschung” („Společností pro výzkum hospodaření s nemovitostmi”), institucemi „Deutscher Verband Chartered Surveyors e.V.” („Německým svazem autorizovaných úředních odhadců”) a „Normenausschuß Bau DIN 227” („Výborem pro stanovení norem ve stavebnictví DIN 277”).  Pro vyloučení pochybností Smluvní strany konstatují, že pojem „čistá pronajímatelná plocha” je pro účely této Smlouvy totéž co termín „pronajímatelná plocha” používaný dle shora zmíněné měřicí metodiky.
2.3Nájemce je oprávněn do 31. srpna 2017 písemně oznámit Pronajímateli, že využívá práva na výměnu Předmětu nájmu (dále jen „Právo na expanzi”) ve vztahu ke kancelářským prostorům umístěným ve 4. patře Budovy o čisté pronajímatelné ploše 1 370,02 m2, které budou ve výhradním užívání Nájemce (net rentable area 1 - exclusive), jak jsou vyznačeny zelenou barvou v Plánu podlaží (dále jen „Kancelářské prostory 2”), kdy výměra čisté pronajímatelné plochy je pro účely výpočtu Nájemného a ostatních poplatků navýšena o podíl Nájemce na společných prostorech v Budově (dále jen „Společné prostory 2”) ve výši 138,98 m2, celkem tedy pronajímatelná plocha Kancelářských prostor 2 činí 1 509 m2.  V případě, že Nájemce využije Právo na expanzi, je povinen vystěhovat veškeré své movité vybavení z Kancelářských prostor 1 nejpozději do 1. března 2018 a předat je Pronajímateli ve stavu, v jakém se nacházejí.  O předání Kancelářských prostor 1 bude Smluvními stranami sepsán písemný předávací protokol.
3.Účel nájmu
3.1Pronajímatel přenechává Nájemci Kancelářské prostory k účelu užívání výhradně jako kancelářské prostory (dále jen „Účel nájmu”).  Nájemce se zavazuje Předmět nájmu v rámci výše uvedeného účelu užívání užívat pouze k činnostem, které jsou zapsány jako předmět podnikání Nájemce ve výpise z obchodního rejstříku, jež tvoří přílohu 1 této Smlouvy.
3.2Nájemce není oprávněn v Předmětu nájmu:  (i) nakládat se zbožím nebo prodávat zboží, nebo (ii) pořádat výstavy, trhy, přehlídky a podobné akce, s výjimkou příležitostných akcí pro Nájemcovi klienty, dodavatele a/nebo jiné třetí osoby v rozsahu obvyklém a přípustném pro kancelářské prostory, ani (iii) jinak užívat Předmět nájmu způsobem nebo v rozsahu větším, než je obvyklé a přípustné pro kancelářské prostory.
3.3Rozšíření předmětu podnikání Nájemce provozovaného v Předmětu nájmu bez ohledu na to, zda se jednotlivě zapisuje nebo nezapisuje do obchodního rejstříku, či o jakoukoliv činnost, bez ohledu na to, zda bude či nebude uvedena v jakémkoliv rejstříku, podléhá předchozímu písemnému souhlasu Pronajímatele.  Výjimkou je rozšíření předmětu podnikání o jakýkoliv obor, který náleží do živnosti volné dle Živnostenského zákona, kde postačí písemné oznámení zaslané Pronajímateli bezodkladně po získání nového oboru živnosti volné.
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3.4K jiným účelům než stanoveným výše v odstavci 3.1 není Nájemce oprávněn Předmět nájmu užívat.
3.5Nájemce je oprávněn na adrese Předmětu nájmu umístit své sídlo.  Pronajímatel poskytne Nájemci na jeho žádost písemný souhlas s umístěním sídla Nájemce v Předmětu nájmu za účelem zápisu sídla Nájemce do obchodního rejstříku.  Nájemce je povinen změnit své sídlo do 60 dnů po ukončení této Smlouvy a ve stejné lhůtě zajistit změnu adresy všech dalších společností, pro které Nájemce získal souhlas s umístěním sídla v Budově od Pronajímatele, a prokázat takové změny Pronajímateli s tím, že nová adresa sídla Nájemce a/nebo dalších společností se musí lišit od adresy Předmětu nájmu.  Pokud Nájemce nesplní svou povinnost uvedenou v tomto odstavci, je Nájemce povinen zaplatit Pronajímateli smluvní pokutu ve výši 100 EUR za každý započatý den prodlení se splněním této své povinnosti.
4.Dokončovací práce
4.1Pokud se Smluvní strany nedohodnou jinak, převezme Nájemce od Pronajímatele Předmět nájmu v den a hodinu stanovenou Pronajímatelem (dále jen „Den předání”), nejpozději však dne 26. ledna 2017, a to za předpokladu, že Nájemce k tomuto dni uhradil Pronajímateli Jistotu (jak je tato definována v odstavci 11.1 níže).  V případě, že Nájemce neuhradí Pronajímateli Jistotu v souladu s předchozí větou, posunuje se bez dalšího odpovídajícím způsobem nejzazší Den předání.  K převzetí Předmětu nájmu vyzve Pronajímatel Nájemce prostřednictvím písemné výzvy doručené alespoň 5 dní předem.  Nájemce si Předmět nájmu řádně prohlédl a přebírá jej ve stávajícím stavu spolu s Pracemi Pronajímatele (jak jsou definovány níže), jež budou zajištěny Pronajímatelem.  Pokud se Nájemce nedostaví k předání Předmětu nájmu a nepřevezme Předmět nájmu v Den předání, bude Předmět nájmu považovaný za řádně předaný Nájemci Pronajímatelem v den následujícím po Dni předání.
4.2Nájemce má v úmyslu provést určité úpravy a práce v Kancelářských prostorech 1, a to dle plánu prostor a specifikace prací, jež tvoří přílohu 9 této Smlouvy (dále jen „Dokončovací práce Nájemce”).  Dokončovací práce Nájemce provede Nájemce výlučně na své náklady a na svoji odpovědnost, pravidla v článcích 14.8 až 14.11 se uplatní přiměřeně.
4.3Nájemce je povinen odškodnit Pronajímatele či jeho zákazníky, za jakékoli škody způsobené Nájemcem a/nebo jeho dodavateli v průběhu realizace nebo v souvislosti s realizací Dokončovacích prací Nájemce a je povinen nahradit těmto osobám v případě, že jim způsobí škodu, ztráty nebo zranění, příslušnou škodu.
4.4Pronajímatel se zavazuje, že do Dne předání provede na své náklady pro Nájemce v Kancelářských prostorech 1 úpravy a práce spočívající v položení koberce a vymalování Kancelářských prostor 1 (dále jen „Dokončovací práce Pronajímatele”).
4.5V případě, že Nájemce nevyužije Právo na expanzi a setrvá v pronajatých Kancelářských prostorech 1, zavazuje se Pronajímatel poskytnout Nájemci částku ve výši maximálně 120 EUR/1 m2 výměry Kancelářských prostor 1 + DPH jako příspěvek na další Vnitřní nebo Stavební úpravy v Kancelářských prostorách 1 (nikoliv však na movité věci) (dále jen „Příspěvek Pronajímatele 1”).  Pro vyloučení pochybností Smluvní strany prohlašují, že 
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pokud by skutečné náklady Vnitřní nebo Stavební úpravy v Kancelářských prostorách 1 byly v přepočtu na 1m2 Kancelářských prostor 1 ve výši 120 EUR nebo vyšší, poskytne Pronajímatel Nájemci příspěvek ve výši 120 EUR/1 m2.  Pokud by skutečné náklady Vnitřní nebo Stavební úpravy v Kancelářských prostorách 1 byly v přepočtu na 1 m2 Kancelářských prostor 1 nižší než 120 EUR, poskytne Pronajímatel Nájemci příspěvek ve výši těchto skutečných nákladů.
4.6V případě, že Nájemce využije Právo na expanzi, Pronajímatel se zavazuje poskytnout Nájemci částku ve výši maximálně 120 EUR/1 m2 výměry Kancelářských prostor 2 + DPH jako příspěvek na Vnitřní nebo Stavební úpravy v Kancelářských prostorách 2 (nikoliv však na movité věci) (dále jen „Příspěvek Pronajímatele 2”).  Pro vyloučení pochybností Smluvní strany prohlašují, že pokud by skutečné náklady na Vnitřní nebo Stavební úpravy v Kancelářských prostorách 2 byly v přepočtu na 1m2 Kancelářských prostor 2 ve výši 120 EUR nebo vyšší, poskytne Pronajímatel Nájemci příspěvek ve výši 120 EUR/1 m2.  Pokud by skutečné náklady Vnitřní nebo Stavební úpravy v Kancelářských prostorách 2 byly v přepočtu na 1m2 Kancelářských prostor 2 nižší než 120 EUR, poskytne Pronajímatel Nájemci příspěvek ve výši těchto skutečných nákladů.
4.7Příspěvek Pronajímatele 1 a Příspěvek Pronajímatele 2 (dle případu) budou uhrazeny následujícím způsobem (dle volby Nájemce):
(a)poté, co Nájemce zajistí dokončení příslušných Vnitřních nebo Stavebních úprav, doručí Pronajímateli projektovou dokumentaci skutečného provedení úprav v souladu s touto Smlouvou, zajistí veřejnoprávní oprávnění k užívání úprav (je-li relevantní) a předloží Pronajímateli finální fakturu dodavatele prací, bude Nájemce oprávněn vystavit daňový doklad (fakturu), prostřednictvím něhož vyúčtuje Příspěvek Pronajímatele 1 nebo Příspěvek Pronajímatele 2 (dle případu).  Splatnost daňového dokladu (faktury) bude 30 dní po jejím doručení Pronajímateli; nebo
(b)Nájemce vyzve Pronajímatele, aby Vnitřní nebo Stavební úpravy prostor provedl sám s náklady maximálně 120 EUR/1 m2 z výměry Kancelářských prostor 1 nebo Kancelářských prostor 2 (dle případu), a to dle plánu prostor a specifikací materiálů dodaných Nájemcem nejpozději 5 měsíců před prvním dnem Nájemní doby 2; tímto způsobem je z příspěvků Pronajímatele hrazeno vše související se stavbou včetně veřejnoprávních povolení a stavebního dozoru; kabelové rozvody, IT zařízení a bezpečnostní prvky na dveřích jsou sice také součástí prací zajišťovaných a hrazených Pronajímatelem, nicméně specifikace těchto prací/věcí po dohodě s dodavatelem stavby vybere sám Nájemce, který bude za jejich včasné a řádné provedení a užívání sám odpovídat.
4.8V případě, že skutečně vynaložené náklady na Vnitřní nebo Stavební úpravy podle článku 4.7(b) (které Pronajímatel bude provádět odborně a za tržně obvyklé ceny) budou vyšší než výše příspěvků podle článků 4.5 nebo 4.6 výše (dle případu), zavazuje se Nájemce uhradit Pronajímateli příslušný rozdíl formou dodatečného nájemného, a to jako jednorázovou platbu nejpozději do 30 dnů ode dne doručení daňového dokladu/faktury.  Příslušný daňový doklad/faktura bude vystavený Pronajímatelem nejdříve ke Dni předání.
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4.9Nájemce bude oprávněn nahlížet do dokumentace týkající se výběru dodavatele pro provedení Vnitřních nebo Stavebních úprav podle článku 4.7(b).  Smluvní strany se dohodly, že Pronajímatel je povinen pozvat k účasti na výběrovém řízení na provedení Vnitřních nebo Stavebních úprav podle článku 4.7(b) alespoň 4 dodavatele (nepodléhající společné kontrole) a bez odkladu po uplynutí lhůty pro podání nabídek do výběrového řízení seznámit Nájemce s podanými nabídkami.  V takovém případě provede volbu dodavatele Pronajímatel.
4.10Pokud se bude jednat o případ dle odstavce 4.8 (skutečně vynaložené náklady na Vnitřní nebo Stavební úpravy podle článku 4.7(b) (které Pronajímatel bude provádět odborně a za tržně obvyklé ceny) budou vyšší než výše příspěvků podle odstavců 4.5 nebo 4.6 výše), je Nájemce oprávněn do 5 dnů od seznámení se se všemi nabídkami určit dodavatele, který Vnitřní nebo Stavební úpravy podle článku 4.7(b) provede.  Pokud tak Nájemce v uvedené lhůtě neučiní, bude Pronajímatel povinen vybrat k provedení Vnitřních nebo Stavebních úprav podle článku 4.7(b) toho dodavatele, který nabídl nejnižší cenu.  V takovém případě bude nejnižší cena považována za tržně obvyklou a Nájemce nebude oprávněn cenu daných úprav rozporovat.  Takto nabídnutá cena bude považována za maximální cenu skutečně vynaložených nákladů, ledaže Nájemce písemně odsouhlasí následné zvýšení takových nákladů.
5.Začátek a konec nájemního vztahu
5.1Nájemní vztah podle této Smlouvy počíná dne 1. února 2017 (dále jen „Den počátku nájmu”) a skončí dne 31. července 2022 (dále jen „Nájemní doba 1”), ledaže Nájemce využije Právo na expanzi.
5.2V případě, že Nájemce využije Právo na expanzi, skončí ke dni 28. února 2018 nájemní vztah ve vztahu ke Kancelářským prostorům 1 a zároveň ke dni 1. března 2018 započne nájemní vztah ve vztahu ke Kancelářským prostorům 2, který skončí dne 31. července 2022 (dále jen „Nájemní doba 2”).  V první den Nájemní doby 2 budou zároveň Kancelářské prostory 2 považovány za Předmět nájmu podle této Smlouvy a Nájemní doba 2 nahradí Nájemní dobu 1.
5.3Nájemce je oprávněn se v období od 1. května 2018 do 31. prosince 2018 písemně dotázat Pronajímatele, zda budou v Budově od 1. prosince 2019 do 1. dubna 2020 připraveny k pronájmu až do 31. července 2022 kancelářské prostory o výměře 1 000 m2 až 1 400 m2 s charakteristikou net rentable area 1 - exclusive (dále jen „Dodatečné prostory”). Pronajímatel Nájemci písemně odpoví do 2 měsíců od doručení Nájemcovy žádosti.
5.4Pokud Pronajímatel odpoví, že Dodatečné prostory k dispozici budou, uzavřou Smluvní strany do 2 měsíců od doručení odpovědi Pronajímatele dodatek k této Smlouvě, prostřednictvím něhož s účinností k dohodnutému dni v období od 1. prosince 2019 do 1. dubna 2020 rozšíří stávající Předmět nájmu o Dodatečné prostory, a to za podmínek aktuálních pro Předmět nájmu v té době.  Pokud Pronajímatel odpoví, že Dodatečné prostory k dispozici nebudou nebo neodpoví vůbec, je Nájemce povinen se do 1 měsíce od doručení této odpovědi (nebo do 1 měsíce od uplynutí lhůty k odpovědi) vyjádřit, zda uplatňuje právo na předčasné ukončení nájmu podle článku 5.5.
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5.5Nájemce je oprávněn předčasně ukončit nájem Kancelářských prostor 1 nebo Kancelářských prostor 2 (dle případu) dle této Smlouvy ke dni 31. ledna 2020 (dále jen „Den předčasného ukončení”) za předpokladu, že (i) Nájemce bude postupovat v souladu s články 5.3 a 5.4 a doručí Pronajímateli písemné oznámení o předčasném ukončení nájmu ve sjednané lhůtě a (ii) Pronajímateli současně s doručením oznámení o předčasném ukončení nájmu podle článku 5.4 uhradí částku odpovídající 2/5 Příspěvku Pronajímatele 1 nebo Příspěvku Pronajímatele 2 (dle případu) dle článku 4.6 výše a 2/5 celkových slev na Nájemném dle článku 8.6 a 8.7 Smlouvy.  V případě předčasného ukončení nájmu dle tohoto článku je Nájemce povinen Předmět nájmu vyklidit a odstranit veškeré vnitřní úpravy (včetně těch provedených na základě této Smlouvy před Dnem počátku nájmu) tak, aby byl Předmět nájmu vrácen v základním stavu dle Technické specifikace Budovy (jak je definována níže).  Pro vyloučení pochybností, nebude-li Nájemce postupovat v souladu s články 5.3 a 5.4 výše, zejména pokud se včas nedotáže na existenci volných pronajímatelných prostor nebo se včas nevyjádří, zda předčasné ukončení uplatňuje, pak jeho právo na předčasné ukončení nájmu podle tohoto článku zaniká.
6.Předání Předmětu nájmu
6.1.Předání Kancelářských prostor 1 Nájemci se uskuteční v Den předání (jak je definován v odstavci 4.1 výše).  Předmět nájmu se Pronajímatel zavazuje Nájemci předat ve stavu specifikovaném v plánu prostor, jenž tvoří přílohu 10 této Smlouvy a dále s Dokončovacími pracemi Pronajímatele.  Smluvní strany prohlašují, že před Dnem předání si Nájemce veškeré IT prvky (včetně kabelových rozvodu a serverovny) zkontroloval, a Pronajímatel tedy za jejich funkčnost nemá odpovědnost.  V Den předání předá Pronajímatel Nájemci a Nájemce převezme od Pronajímatele Předmět nájmu za účelem užívání stanoveným v této Smlouvě.  O předání Předmětu nájmu bude Smluvními stranami sepsán písemný předávací protokol podle vzoru, který tvoří přílohu 4 této Smlouvy (dále jen „Předávací protokol”).
6.2.Kancelářské prostory 2 (pokud je využito Právo na expanzi) se Pronajímatel zavazuje Nájemci předat ve stavu specifikovaném v Technické specifikaci Budovy, která je přílohou 3 této Smlouvy (dále jen „Technická specifikace Budovy”) následujícím způsobem:
(a)v případě dle odstavce 4.7(a),  ve stavu dle Technické specifikace Budovy, a to nejpozději 2 měsíce před Dnem zahájení nájmu 2; nebo
(b)v případě dle odstavce 4.7(b), ve stavu dle Technické specifikace Budovy a dále s Vnitřními a Stavebními úpravami Kancelářských prostor 2 popsanými v daném ustanovení, a to nejpozději 7 dní před Dnem zahájení nájmu 2
(dny předání dle písm. (a) a (b) výše dále jen „Den předání Kancelářských prostor 2”).
O předání Předmětu nájmu bude Smluvními stranami sepsán písemný předávací protokol podle vzoru, který tvoří přílohu 4 této Smlouvy.
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6.3.Jakékoli vady Předmětu nájmu, které podstatně nebrání v užívání Předmětu nájmu a/nebo které mohou být odstraněny, aniž by bránily v užívání Předmětu nájmu, neopravňují Nájemce k tomu, aby předání Předmětu nájmu odmítl v Den předání.
6.4    Pokud není v Předávacím protokolu uvedeno jinak, platí, že Nájemce převzal Předmět nájmu ve stavu odpovídajícím této Smlouvě.  Pronajímatel se zavazuje, že vynaloží veškeré nezbytné úsilí, aby byly všechny vady uvedené v Předávacím protokolu odstraněny bezodkladně s přihlédnutím k charakteru vady a možnostem dodavatelů stavebních prací.  Pokud by k odstranění nedošlo ani do 5 pracovních dnů ode Dne počátku nájmu a pokud by tyto vady současně omezovaly či bránily v užívání Předmětu nájmu či jeho části, má Nájemce právo na přiměřenou slevu z Nájemného.  Pokud se Nájemce nezúčastní předání Předmětu nájmu a/nebo nepodepíše Předávací protokol, považuje se předání Předmětu nájmu za uskutečněné v Den předání, který uvedl Pronajímatel v Předávacím protokolu jím vyhotoveném a podepsaném v nepřítomnosti Nájemce.
7.Výpůjčka Předmětu nájmu přede Dnem počátku nájmu
7.1.Smluvní strany tímto sjednávají, že ode Dne předání do dne předcházejícího Dni počátku nájmu (dále jen „Doba výpůjčky”) Pronajímatel bezplatně přenechá Nájemci Předmět nájmu za účelem provedení Dokončovacích prací Nájemce dle podmínek uvedených v článku 4 Smlouvy a za účelem nastěhování movitých věcí a jiného vybavení kanceláří.  Doba výpůjčky bude dále zahrnovat i období ode Dne předání Kancelářských prostor 2 do dne předcházejícího Dni počátku nájmu 2, kdy bude Nájemce oprávněn Kancelářské prostory 2 používat buď  (i) v případě aplikace odstavce 4.7(a), provedení příslušných Vnitřních nebo Stavebních úprav a k nastěhování movitého vybavení Nájemce, nebo (ii) v případě aplikace odstavce 4.7(b), pouze k nastěhování movitého vybavení Nájemce.
7.2.K jiným účelům než stanoveným výše v odstavci 7.1 není Nájemce oprávněn Předmět nájmu během Doby výpůjčky užívat.
7.3.Během Doby výpůjčky bude Nájemce užívat přístup do Kancelářských prostor 1 za účelem stanoveným v odstavci 7.1 této Smlouvy dle instrukcí správce Budovy.
7.4.Během Doby výpůjčky bude Nájemce Pronajímateli hradit pouze Přímé provozní náklady podle článku 9 této Smlouvy.
7.5.Nájemce se zavazuje, že při užívání Předmětu nájmu během Doby výpůjčky bude dodržovat veškeré právní předpisy, zejména právní předpisy týkající se požární ochrany a bezpečnosti a ochrany zdraví při práci.
7.6.Nájemce není oprávněn zcela ani zčásti přenechat Předmět nájmu během Doby výpůjčky k užívání třetím osobám (s výjimkou dodavatelů Nájemce).
7.7.Pronajímatel a/nebo jím pověřená osoba jsou oprávněni kdykoliv během Doby výpůjčky vstoupit do Předmětu nájmu, a to zejména za účelem ověření dodržování 
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povinností Nájemce podle tohoto článku a za účelem provádění oprav, údržby a kontroly Předmětu nájmu.  Nájemce je povinen tento přístup umožnit.
7.8.Pronajímatel je oprávněn požadovat od Nájemce úhradu smluvní pokuty ve výši 500 EUR a Nájemce je povinen Pronajímateli tuto smluvní pokutu uhradit v každém jednotlivém případě, kdy Nájemce poruší některou ze svých smluvních povinností uvedených v odstavci 7.1, 7.2, 7.6 a/nebo v první větě odst. 7.9 této Smlouvy.
7.9.V případě, že Nájemce a/nebo Osoby Nájemce způsobí v a/nebo na Nemovitostech a/nebo na jejich částech nebo příslušenství během Doby výpůjčky škodu, bude Nájemce povinen takovou škodu na své náklady odstranit bez zbytečného odkladu.  V případě, že tak Nájemce neučiní, Pronajímatel bude oprávněn, nikoliv však povinen, provést opravy na náklady Nájemce, pokud Nájemce ani na základě předchozí písemné výzvy (podmínka předchozí písemné výzvy Pronajímatele neplatí v případě bezprostředního nebezpečí) nezačne potřebné opravy provádět do 3 dnů od obdržení uvedené předchozí písemné výzvy Pronajímatele.  V takovém případě musí Nájemce výdaje vynaložené na tyto práce uhradit ihned, nejpozději však do 10 dnů po obdržení příslušné faktury.
7.10.Během Doby výpůjčky se následující ustanovení této Smlouvy upravující práva a povinnosti Smluvních stran během Nájemní doby použijí přiměřeně:  články 4, 6, 9, 10 (s výjimkou článku 10.8), 11, 12, 13, 14, 15.8, 17, 18 a 19 a dále případně i další ustanovení této Smlouvy, která svoji povahou umožní jejich aplikace přede Dnem zahájení nájmu.
8.Nájemné a slevy z Nájemného
8.1Měsíční nájemné za Předmět nájmu činí ode Dne počátku nájmu do 28. února 2018 (přičemž Smluvní strany souhlasí, že pouze pro výpočet tohoto nájemného bude skutečná plocha Kancelářských prostor 1 a Společných prostor 1 redukována, jak je uvedeno níže):
•za 1 m2 redukované pronajímatelné plochy Kancelářských prostor 1:  13,80 EUR x 600,76 m2, celkem 8 290,49 EUR
•za 1 m2 redukovaného podílu Nájemce na Společných prostorech 1:  13,80 EUR x 60,94 m2, celkem 840,97 EUR
měsíčně celkem 9 131,46 EUR
8.2Měsíční nájemné za Předmět nájmu činí od 1. března 2018 do konce Nájemní doby 1 (pokud nebylo uplatněno Právo na expanzi):
•za 1 m2 pronajímatelné plochy Kancelářských prostor 1: 13,80 EUR x 794,48 m2, celkem 10 963,82 EUR
•za 1 m2 podílu Nájemce na Společných prostorech 1: 13,80 EUR x 80,59 m2, celkem 1 112,14 EUR
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měsíčně celkem 12 075,97 EUR
8.3Měsíční nájemné za Předmět nájmu činí od 1. března 2018 do konce Nájemní doby 2 (pokud bylo uplatněno Právo na expanzi):
•za 1 m2 pronajímatelné plochy Kancelářských prostor 2: 13,80 EUR x 1 370,02 m2, celkem 18 906,28 EUR
•za 1 m2 podílu Nájemce na Společných prostorech 2: 13,80 EUR x 138,98 m2, celkem 1 917,92 EUR
měsíčně celkem 20 824,20 EUR
(nájemné podle článků 8.1, 8.2 a 8.3 společně dále jen „Nájemné”).
8.4Nájemné podléhá DPH a ostatním poplatkům v souladu s odstavcem 10.4 níže.
8.5Smluvní strany se dohodly, že Nájemné se průběžně indexuje (zvyšuje) vždy k 1. lednu každého roku počínaje 1. lednem 2018 podle indexační doložky stanovené v příloze 5 této Smlouvy.
8.6Smluvní strany se dohodly na 50% slevě z měsíčního aktuálního Nájemného na období měsíců února a března 2017.  Pro vyloučení pochybností Smluvní strany potvrzují, že sleva z Nájemného dle tohoto odstavce:  (i) nebude mít vliv na výši Jistoty (jak je definována níže), a (ii) nebude mít vliv na právo Pronajímatele na platbu indexace v plné výši.
8.7Smluvní strany se dále dohodly (bez odhledu na to, zda Nájemce uplatnil Právo na expanzi) na 50% slevě z měsíčního aktuálního Nájemného vždy na období měsíců ledna a února od roku 2019 až do roku 2022 (včetně).  Pro vyloučení pochybností Smluvní strany potvrzují, že sleva z Nájemného dle tohoto odstavce:  (i) nebude mít vliv na výši Jistoty (jak je definována níže), a (ii) nebude mít vliv na právo Pronajímatele na platbu indexace v plné výši.
8.8Nájemce má nárok na (i) slevu podle odstavce 8.6 a (v případě, že se uplatní) na slevu dle článku 8.7 této Smlouvy, a (ii) Příspěvek Pronajímatele 1 nebo Příspěvek Pronajímatele 2 (dle toho, který se uplatní) pouze za předpokladu, že budou splněny následující podmínky:
(a)Nájemce bude mít Předmět nájmu v nájmu nejméně po dobu Nájemní doby 1 dle odstavce 5.1 nebo Nájemní doby 2 dle odstavce 5.2 výše, kromě případu, kdy Nájemce oprávněně platně vypoví tuto Smlouvu z výpovědních důvodů stanovených touto Smlouvou, které jsou na straně Pronajímatele; a
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(b)Nájemce splní podmínky stanovené touto Smlouvou ohledně technického zhodnocení Předmětu nájmu (tj. nutnost předchozího písemného souhlasu Pronajímatele s jeho provedením a úhrady nákladů na jeho provedení Nájemcem).
8.9Smluvní strany se dohodly, že jestliže podmínka a/nebo podmínky dle odstavce 8.8 této Smlouvy nebudou splněny, Nájemci zaniká nárok na (i) slevu z Nájemného dle odstavce 8.6 a 8.7 této Smlouvy a (ii) Příspěvek Pronajímatele 1 nebo Příspěvek Pronajímatele 2 (dle toho, který se uplatní).  Nájemce je v takovém případě povinen Pronajímateli zaplatit kompenzaci ve výši odpovídající (i) rozdílu mezi plným Nájemným (bez uplatnění slev dle odstavce 8.6 a případně i dle odstavce 8.7 této Smlouvy) a Nájemným po uplatnění slev dle odstavce 8.6 a případně i odstavce 8.7 této Smlouvy, přičemž tato částka bude navýšena s ohledem na dobu, ve které bude vrácena, o indexaci podle odstavce 8.5 této Smlouvy platnou v době, kdy k porušení podmínky a/nebo podmínek dle odstavce 8.8 této Smlouvy došlo, a (ii) celkové výši Příspěvku Pronajímatele 1 nebo Příspěvku Pronajímatele 2 (dle toho, který se uplatní), a to na bankovní účet Pronajímatele určený touto Smlouvou pro pravidelné platby Nájemného, nejpozději do 1 měsíce od okamžiku, kdy k takovému porušení podmínky dle odstavce 8.8 této Smlouvy došlo.
8.10Pro daňové účely se plnění ve formě nájmu podle této Smlouvy poskytují jako dílčí plnění, jež jsou samostatnými zdanitelnými plněními.  Dílčí plnění znamená zdanitelné plnění, k němuž dochází každý kalendářní měsíc, s tím, že se za den zdanitelného plnění považuje 1. den příslušného kalendářního měsíce, s výjimkou prvního plnění, kdy se za den zdanitelného plnění považuje Den počátku nájmu.
9.Provozní náklady
9.1Náklady na dodávky médií a služeb, které na základě samostatného měření přímo připadají na Předmět nájmu, hradí Nájemce Pronajímateli ode Dne předání v plné výši včetně případných souvisejících poplatků (dále jen „Přímé provozní náklady”).  Přímé provozní náklady bude Pronajímatel účtovat Nájemci ve výši účtované ze strany příslušných dodavatelů bez jakýchkoliv dodatečných poplatků.  Nájemce je povinen platit Přímé provozní náklady Pronajímateli do 14 dnů ode dne vystavení faktury Pronajímatele na bankovní účet uvedený na příslušné faktuře.  Pronajímatel může instalovat měřidla spotřeb médií/služeb, která spotřebovává výlučně Nájemce.
9.2Nájemce je počínaje Dnem počátku nájmu povinen, vedle Přímých provozních nákladů, hradit Pronajímateli poměrnou část nákladů na provoz, údržbu a opravy Nemovitostí a Nemovitostem sloužící infrastruktury, jak jsou tyto uvedeny v příloze 6 této Smlouvy (dále jen „Provozní náklady”), s tím, že poměrný podíl bude určený:  ve vztahu ke Kancelářským prostorám 1, popř.  Kancelářským prostorám 2, jako poměr výměry pronajímatelné plochy Kancelářských prostor 1, popř.  Kancelářských prostor 2, a celkové výměry pronajímatelné plochy všech kancelářských prostor v Budově.
9.3Pronajímatel vyvine přiměřené úsilí, aby zajistil, že Provozní náklady budou odpovídat běžným provozním nákladům dosažitelným v tržních podmínkách, a to s ohledem na jejich četnost, kvalitu a rozsah a s ohledem na standard Budovy.
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9.4Nájemce je povinen společně s Nájemným hradit měsíční poplatek za podíl na Provozních nákladech, ve výši přiměřeně odhadnuté Pronajímatelem, a to v souladu s odstavcem 10.1 níže.  Tato částka bude také zohledňovat příslušnou DPH.
9.5Poplatek bude ode Dne počátku nájmu do 28. února 2018 vypočítán následovně (přičemž Smluvní strany souhlasí, že pro výpočet tohoto poplatku bude skutečná plocha Kancelářských prostor 1 a Společných prostor 1 redukována, jak je uvedeno níže):
•za 1 m2 pronajímatelné plochy Kancelářských prostor 1: 95 Kč x 600,76 m2, celkem 57 072,20 Kč
•za 1 m2 podílu Nájemce na Společných prostorech 1: 95 Kč x 60,94 m2, celkem 5 789,30 Kč
měsíčně celkem 62 861,50 Kč
9.6Poplatek bude od 1. března 2018 do konce Nájemní doby 1 (pokud nebylo uplatněno Právo na expanzi) vypočítán následovně:
•za 1 m2 pronajímatelné plochy Kancelářských prostor 1: 95 Kč x 794,48 m2, celkem 75 475,60 Kč
•za 1 m2 podílu Nájemce na Společných prostorech 1: 95 Kč x 80,59 m2, celkem 7 656,05 Kč
měsíčně celkem 83 131,65 Kč
9.7Poplatek bude od 1. března 2018 do konce Nájemní doby 2 (pokud bylo uplatněno Právo na expanzi) vypočítán následovně:
•za 1 m2 pronajímatelné plochy Kancelářských prostor 2: 95 Kč x 1 370,02 m2, celkem 130 151,90 Kč
•za 1 m2 podílu Nájemce na Společných prostorech 2: 95 Kč x 138,98 m2, celkem 13 203,10 Kč
měsíčně celkem 143 355 Kč
(poplatky podle článků 9.5, 9.6 a 9.7 výše společně dále jen „Poplatek”).
9.8Pronajímatel je oprávněn na základě změny spotřeby a/nebo cen během kalendářního roku upravit výši Poplatku na základě písemného oznámení doručeného Nájemci.  Takto upravený Poplatek je splatný od měsíce následujícího po měsíci, ve kterém bylo písemné oznámení doručeno Nájemci.
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9.9Pronajímatel nejpozději do 6 měsíců po uplynutí každého kalendářního roku vyúčtuje Nájemci Provozní náklady za uplynulý kalendářní rok a vystaví o tom daňový doklad, na základě kterého vrátí přeplatek, případně doúčtuje nedoplatek vzniklý v důsledku rozdílu mezi skutečným podílem Provozních nákladů připadajících na Předmět nájmu za uplynulý kalendářní rok a nájemcem zaplacenými Poplatky; datem uskutečnění zdanitelného plnění je datum provedení vyúčtování.  Pronajímatel je povinen evidovat všechny účetní doklady týkající se Provozních nákladů průkazným způsobem.  Nájemce má právo jednou ročně nahlédnout na své náklady do dokladů týkajících se Provozních nákladů zaplacených za předchozí kalendářní rok, pokud Pronajímateli nejpozději 10 pracovních dnů předem doručí písemnou žádost.  Bez ohledu na výše uvedené v případě, že bude tato Smlouva ukončena, připraví Pronajímatel v přiměřené době, nejdéle však do 90 dnů od ukončení této Smlouvy, vyúčtování Poplatků, a to ke dni ukončení této Smlouvy, na základě Provozních nákladů určených podle dostupných faktur a přiměřeného odhadu Pronajímatele.
9.10Pronajímatel neodpovídá za jakékoli přerušení dodávek služeb (tj. plyn, elektřina, voda apod.) poskytovaných v souvislosti s užíváním Předmětu nájmu, které nevzniklo z důvodu porušení povinností Pronajímatele dle této Smlouvy nebo dle zákona, zavazuje se však bezodkladně vyvinout veškeré úsilí, které po něm lze spravedlivě požadovat, aby dodávky těchto služeb byly poskytovány v souladu s touto Smlouvou a přerušení dodávek bylo co nejdříve odstraněno.  Pokud by došlo k odstávce dodávek služeb na straně dodavatelů, poskytne Pronajímatel Nájemci rozumně požadovanou součinnost ke vznesení případných nároků z titulu odpovědnosti za škodu vůči těmto dodavatelům.
9.11Nájemce je povinen hradit veškeré náklady na služby, které si sám objedná v souvislosti s užíváním Předmětu nájmu.  Nájemce bude tyto náklady hradit přímo příslušným dodavatelům takových služeb.
9.12Pro daňové účely se plnění ve formě služeb poskytovaných v souvislosti s nájmem podle této Smlouvy poskytují jako dílčí plnění, jež jsou samostatnými zdanitelnými plněními.  Dílčí plnění znamená zdanitelné plnění, k němuž dochází každý kalendářní měsíc, s tím, že se za den zdanitelného plnění považuje 1. den příslušného kalendářního měsíce, s výjimkou prvního plnění, kdy se za den zdanitelného plnění považuje Den počátku nájmu.
10.Platby
10.1S výjimkou Přímých provozních nákladů je Nájemce povinen hradit Nájemné a jakékoliv další platby dle článku 9 výše vždy předem, a to nejpozději do 15. dne každého kalendářního měsíce, za který je placeno, nebo do 15. dne ode Dne počátku nájmu v případě platby za 1. měsíc Nájemní doby, na následující bankovní účty Pronajímatele vedené u UniCredit Bank Czech Republic and Slovakia, a. s., pokud Pronajímatel Nájemci písemně nesdělí jiný účet:
•Nájemné včetně DPH a případných dalších zákonem stanovených daní a poplatků na bankovní účet vedený v EUR, číslo bankovního účtu 1002561770/2700; IBAN:  CZ46 2700 0000 0010 0256 1770
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•Poplatky (včetně dorovnání dle článku 9.9 výše) včetně DPH a případných dalších zákonem stanovených daní a poplatků na bankovní účet vedený v CZK číslo bankovního účtu 805798021/2700; IBAN:  CZ42 2700 0000 0008 0579 8021.
10.2Nájemce je povinen hradit veškeré platby dle této Smlouvy bankovním převodem s tím, že bankovní poplatky spojené s bankovními převody hradí Nájemce.
10.3Pronajímatel je povinen zasílat Nájemci faktury/daňové doklady na Nájemné a Poplatky vždy před datem splatnosti příslušné platby, a to elektronicky na e-mailovou adresu Nájemce:  invoice@semrush.com.  Pronajímatel je povinen zaslat Nájemci faktury/daňové doklady na Nájemné za 1. měsíc Nájemní doby a na Poplatek za 1. měsíc Nájemní doby bez zbytečného odkladu po Dni počátku nájmu.  Případné prodlení Pronajímatele se zasláním faktury/daňového dokladu nemá vliv na povinnost Nájemce platit Nájemné a Poplatky v den jejich splatnosti podle této Smlouvy nebo před takovým dnem splatnosti podle této Smlouvy.  Smluvní strany se však v této souvislosti dohodly, že pokud nebudou Nájemci faktury opakovaně řádně poskytovány, bude Nájemce oprávněn písemně vyzvat Pronajímatele, aby mu faktury/daňové doklady prokazatelně doručoval, a to buď doporučenou poštou, nebo osobním předáním oproti podpisu, a Pronajímatel bude povinen takové výzvě vyhovět.
10.4Nájemné jakož i částky uvedené v článku 9 nezahrnují zákonné daně nebo související poplatky a jsou uvedeny bez DPH.  Smluvní strany se dohodly, že k Nájemnému bude přidána DPH.  V případě, že právní předpisy v budoucnu stanoví další daně a/nebo poplatky týkající se Nájemného nebo jakékoli platby dle článku 9 výše, tyto daně a/nebo poplatky k nim budou přidány.
10.5Pokud bude kterákoliv Smluvní strana v prodlení s jakoukoliv platbou dle této Smlouvy, je povinna druhé Smluvní straně zaplatit smluvní pokutu ve výši 0,05 % dlužné částky za každý den prodlení.  Smluvní pokuta se však neuplatní v případě případného prodlení Pronajímatele v souvislosti s vyúčtováním Provozních nákladů.
10.6Nájemce není oprávněn započítat své pohledávky za Pronajímatelem vůči jakýmkoli pohledávkám Pronajímatele za Nájemcem ani uplatňovat jakékoliv zadržovací právo vůči takovým pohledávkám.
10.7Zaplacením jakékoliv smluvní pokuty dle této Smlouvy právo dané Smluvní strany na náhradu škody nezanikne a ani nebude jakýmkoliv způsobem omezeno.  Právo na náhradu škody je nezávislé na právu na platbu smluvní pokuty.
10.8Nájemce se zavazuje, že po celou Nájemní dobu bude registrovaným plátcem DPH.  V případě, že Nájemce tuto svou povinnost nesplní, zavazuje se Nájemce nahradit veškeré škody a/nebo daňové ztráty a/nebo nevýhody, které v důsledku porušení této povinnosti Nájemcem vzniknou Smluvní strany se dohodly, že v případě, že Nájemce tuto svou povinnost nebude plnit v období do 31.3.2017, není Pronajímatel oprávněn z tohoto důvodu uplatňovat vůči Nájemci žádné sankce dle této Smlouvy ani tuto Smlouvu ukončit a nároky Pronajímatele z důvodu porušení této povinnosti Nájemce v tomto období jsou omezeny výlučně na nárok na 
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náhradu veškerých škod a/nebo daňových ztrát a/nebo nevýhod, které v důsledku porušení této povinnosti Nájemcem Pronajímateli vzniknou.
11.Bankovní záruka, Depozit
11.1Nejpozději do pěti (5) dnů ode dne uzavření této Smlouvy je Nájemce povinen poskytnout Pronajímateli buď zajišťovací vklad, nebo neodvolatelnou a nepodmíněnou bankovní záruku odpovídající v podstatných ohledech vzoru, jehož znění tvoří přílohu 7 této Smlouvy, vždy ve výši rovnající se součtu (i) Nájemného, (ii) Poplatků, a (iii) příslušné DPH, a to za období 3 měsíců, jako jistotu zajišťující splnění veškerých závazků Nájemce podle této Smlouvy nebo v souvislosti s ní (dále jen „Jistota”).  Ke Dni počátku nájmu činí výše Jistoty 41 598,58 EUR.  V případě, že některá ze složek Jistoty (jak jsou uvedeny výše) bude navýšena a celková výše Jistoty se vždy nově změní alespoň o 10%, bude Pronajímatel oprávněn oznámit Nájemci novou výši Jistoty, kterou Nájemce poté doplní do 14 dnů ode dne doručení takového oznámení.
11.2Na základě žádosti Pronajímatele, je Nájemce povinen během Doby nájmu doplnit Jistotu, aby zajistil, že výše Jistoty bude vždy odpovídat součtu položek uvedených v odstavci 11.1 výše.  Nájemce je povinen tak učinit do 10 dnů po doručení písemné výzvy Pronajímatele.  Pokud je Jistota poskytnuta ve formě bankovní záruky, pak Pronajímatel může učinit takovou výzvu pouze v případě kumulativního růstu Nájemného, Poplatků a příslušné DPH o alespoň 5 procent oproti hodnotě stávající bankovní záruky, v takovém případě je Nájemce povinen poskytnout Pronajímateli novou bankovní záruku či příslušný dodatek ke stávající bankovní záruce.
11.3Pokud Pronajímatel použije bankovní záruku a/nebo zajišťovací vklad nebo jejich část, zavazuje se Nájemce do 10 dnů po doručení písemné výzvy Pronajímatele doplnit bankovní záruku nebo zajišťovací vklad do jejich původní výše.
11.4Jestliže je Jistota poskytnuta ve formě bankovní záruky, je Nájemce povinen zajistit, že bankovní záruka zůstane platná a účinná po celou Nájemní dobu a dále alespoň šest (6) měsíců po jejím uplynutí.  Nájemce je oprávněn poskytnout Pronajímateli bankovní záruku s kratší platností, nejméně však 12 měsíců s tím, že nejpozději 2 měsíce před vypršením bankovní záruky musí Nájemce poskytnout Pronajímateli dodatek ke stávající záruce, kterým bude prodloužena platnost bankovní záruky nejméně o dalších 12 měsíců.  V případě že Nájemce tuto povinnost poruší, je Pronajímatel oprávněn čerpat bankovní záruku v plném rozsahu a použít ji jako zajišťovací vklad.
11.5Dojde-li k ukončení této Smlouvy, pak je Pronajímatel povinen vrátit Jistotu Nájemci do 14 dnů ode dne kdy budou splněny všechny povinnosti Nájemce dle této Smlouvy, nejpozději však ve lhůtě 6 měsíců od skončení této Smlouvy.  Smluvní strany se dohodly, že pokud bude Jistota poskytnuta ve formě zajišťovacího vkladu, bude upravena o naběhlé úroky nebo bankovní poplatky vzniklé v souvislosti s bankovním účtem, na kterém je uložena.  V případě že bankovní účet, na kterém je Jistota uložena, není úročen, nemá Nájemce nárok na vyplacení žádného úroku.
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11.6Bankovní záruka podle odstavce 11.1 výše musí být vydána bankou, která má sídlo nebo organizační složku na území České republiky a která je oprávněna poskytovat bankovní služby na území České republiky.
11.7Nájemce má právo podle své vlastní volby podle v tomto článku výše uvedených pravidel nahradit bankovní záruku depozitem nebo obráceně (dále jen “Náhrada”).  Do 10 dnů ode dne obdržení takové Náhrady vrátí Pronajímatel Nájemci zpět původní bankovní záruku nebo depozit a to na účet oznámený písemně Pronajímateli.
11.8Pronajímatel je oprávněn použít Jistotu na úhradu veškerých svých nároků vůči Nájemci podle této Smlouvy a/nebo nároků, které vznikly v souvislosti s touto Smlouvou, jakož i nároky na náhradu škody, zejména škody způsobené ztrátou na Nájemném, na Provozních nákladech a ostatních platbách dle této Smlouvy, a to až do posledně určeného konce Nájemní doby dle této Smlouvy, a/nebo nároky na náhradu rozumných a plně zdokumentovaných nákladů, včetně administrativních nákladů a nákladů na právní zastoupení, pokud Nájemce tyto platby neuhradil ve lhůtě splatnosti.  Pro vyloučení pochybností Smluvní strany souhlasí, že předchozí prokázání nároku není podmínkou čerpání Zajištění.
11.9V případě, že banka, která poskytuje bankovní záruku, ztratí licenci k provozování bankovní činnosti nebo pokud bude rozhodnuto o úpadku takové banky, je Nájemce povinen nahradit stávající bankovní záruku zajišťovacím vkladem nebo novou bankovní zárukou odpovídající požadavkům uvedeným v odstavci 11.1 výše, a to ve lhůtě 14 dnů ode dne kdy nastane příslušná událost.
11.10Pokud se Nájemce rozhodne zvolit zajišťovací vklad jako formu Jistoty, pak je povinen složit příslušnou částku na bankovní účet č.ú. 2102487074/2700, vedený u UniCredit Bank Czech Republic and Slovakia, a.s., IBAN:  CZ13 2700 0000 0021 0248 7074, SWIFT:  BACXCZPP.
12.Předčasné ukončení nájmu
12.1Nastane-li kterýkoliv z následujících případů, bude to považováno za případ neplnění Nájemcem (dále jen „Případ neplnění Nájemcem”) podle této Smlouvy:
(a)Nájemce užívá Předmět nájmu v rozporu s Účelem nájmu stanoveným touto Smlouvou a tento stav není napraven ani do 5 dnů od doručení písemné výzvy Pronajímatele;
(b)Nájemce je více než 14 dní v prodlení s placením Nájemného, Poplatku nebo jakékoli jiné platby dle této Smlouvy a tento stav není napraven ani do 10 dnů od doručení písemné výzvy Pronajímatele;
(c)Nájemce a/nebo osoby, které Předmět nájmu užívají se souhlasem Nájemce, hrubě porušuje klid a pořádek v Budově a tento stav není napraven ani do 5 dnů od doručení písemné výzvy Pronajímatele;
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(d)Nájemce přenechá Předmět nájmu nebo jeho část do podnájmu nebo převede jakákoliv práva dle této Smlouvy třetí straně bez předchozího písemného souhlasu Pronajímatele;
(e)Nájemce v rozporu s odstavcem 3.3 této Smlouvy změnil předmět podnikání nebo jiné činnosti, které v Předmětu nájmu provozuje, a tento stav není napraven ani do 5 dnů od doručení písemné výzvy Pronajímatele;
(f)Nájemce řádně a včas Pronajímateli nepředloží Jistotu nebo nedoplní Jistotu v souladu s článkem 11 této Smlouvy a tento stav není napraven ani do 5 dnů od doručení písemné výzvy Pronajímatele;
(g)Nájemce opakovaně (tj. alespoň dvakrát během uplynulých 6 měsíců) a hrubě porušuje své podstatné povinnosti stanovené v této Smlouvě a, pokud se jedná o přetrvávající stav, tento stav není napraven ani do 10 dnů od doručení písemné výzvy Pronajímatele;
(h)zahájení insolvenčního řízení vůči Nájemci nebo vydání rozhodnutí o úpadku Nájemce anebo prohlášení konkurzu na majetek Nájemce (kromě řízení, která jsou obtěžující či bezdůvodná, která jsou Nájemcem v dobré víře napadena, což Nájemce Pronajímateli přiměřeně prokáže);
(i)Nájemce skladuje v Předmětu nájmu předměty, jejichž skladování není Pronajímatelem nebo podle této Smlouvy povoleno, a tento stav není napraven ani do 5 dnů od doručení písemné výzvy Pronajímatele.
12.2V případě, že dojde k některému Případu neplnění Nájemcem, je Pronajímatel oprávněn, vedle jakýchkoli prostředků, které má k dispozici na základě českých právních předpisů:
(a)požadovat, aby Nájemce Pronajímateli zaplatil (a Nájemce bude mít povinnost zaplatit neprodleně po obdržení takové žádosti) smluvní pokutu ve výši součtu (i) Nájemného, (ii) Poplatků a (iii) příslušné DPH, to vše za období 12 měsíců; tato smluvní pokuta se bude v posledním roce Doby nájmu lineárně snižovat každý měsíc o 1/12; a/nebo
(b)vypovědět tuto Smlouvu.  Pronajímatel je dále oprávněn vypovědět tuto Smlouvu také v případě, že bylo rozhodnuto o odstranění Budovy nebo o změnách Budovy, které brání užívání Předmětu nájmu za účelem uvedeným v této Smlouvě, a k odstranění ani změnám nedochází na žádost Pronajímatele.
12.3Nastane-li kterýkoliv z následujících případů, bude to považováno za případ neplnění Pronajímatelem (dále jen „Případ neplnění Pronajímatelem”) podle této Smlouvy, a Nájemce bude oprávněn vypovědět tuto Smlouvu:
(a)Předmět nájmu nemůže být užíván k účelu užívání podle této Smlouvy z důvodů na straně Pronajímatele po dobu delší než 1 měsíc a Pronajímatel nezjedná 
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nápravu ani přes písemné upozornění Nájemce ve lhůtě, kterou mu k tomu Nájemce stanoví, přičemž tato lhůta nebude kratší než 60 dní;
(b)Pronajímatel opakovaně (tj. alespoň dvakrát během uplynulých 6 měsíců) a hrubě porušuje své podstatné povinnosti stanovené v této Smlouvě a nezjedná nápravu ani přes písemné upozornění Nájemce ve lhůtě, kterou mu k tomu Nájemce stanoví, přičemž tato lhůta nebude kratší než 45 dní.
12.4.Tato Smlouva může být vypovězena pouze na základě písemné výpovědi, s 1-měsíční výpovědní lhůtou s tím, že výpovědní lhůta začíná běžet ode dne následujícího po dni doručení výpovědi druhé Smluvní straně.  Smluvní strany se dohodly, že Smluvní strany mohou Smlouvu vypovědět nebo od ní odstoupit pouze z důvodů uvedených v této Smlouvě.
12.5.Pokud některá ze Smluvních stran tuto Smlouvu ukončí výpovědí z důvodů na straně druhé Smluvní strany, je porušující Smluvní strana povinna v plném rozsahu nahradit vypovídající Smluvní straně škodu způsobenou takovým předčasným ukončením této Smlouvy (v případě výpovědi ze strany Pronajímatele se jedná zejména o škodu způsobenou ztrátou na Nájemném, Provozních nákladech a ostatních platbách dle této Smlouvy, a to až do posledně určeného konce Nájemní doby), včetně ušlého zisku, náklady právního zastoupení apod.  Nájemce je povinen nahradit škodu (včetně ušlého zisku) v míře, v jaké překračuje smluvní pokutu, kterou musí v souvislosti s předčasným ukončením nájmu zaplatit Pronajímateli.
12.6.Pokud dojde z objektivních důvodů ke zničení Předmětu nájmu či Budovy v celku nebo části, a to tak, že není možné Předmět nájmu rozumně využívat a pokud předpokládaná doba pro opravu takového poškození nepřesáhne 6 měsíců, pak je Pronajímatel oprávněn, na svůj náklad a riziko, zahájit opravu Předmětu nájmu nebo Budovy.  Pokud Pronajímatel tyto opravu zahájí a upozorní Nájemce na tento záměr do 1 měsíce ode dne, kdy nastala shora zmíněná událost, žádná ze Smluvních stran není oprávněna tuto Smlouvu ukončit.  Pokud je mezitím užívání Předmětu nájmu v celku či části omezeno a dané poškození nebylo způsobeno (či podpořeno) jednáním nebo opomenutím Nájemce či jeho zástupců nebo osob, za něž je Nájemce odpovědný, pak má Nájemce právo na přiměřenou slevu z Nájemného a/nebo Poplatků, anebo (dle volby Pronajímatele) na náhradní prostory v obdobné kvalitě a výměře, jež budou poskytnuty po dobu opravy.
13.Podnájem, Převod práv
13.1Nájemce není oprávněn zcela ani zčásti přenechat Předmět nájmu k užívání nebo do podnájmu třetím osobám bez předchozího písemného souhlasu Pronajímatele.
13.2Nájemce není oprávněn převést práva a povinnosti podle této Smlouvy na třetí osobu bez předchozího písemného souhlasu Pronajímatele s tím, že převod zahrnuje také jakoukoli přeměnu Nájemce dle zákona o přeměnách obchodních společností a družstev.  Tato povinnost se neuplatní na ty přeměny Nájemce, při nichž nedochází u Nájemce k přímé či nepřímé změně ve vlastnictví hlasovacích práv nebo podílů společníků (či jejich ekvivalentu), která by na základě smlouvy, ze zákona či jinak přesahovala 50 %, nebo k přímé či nepřímé 
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změně většinového vlastnictví Nájemce či vlastníka Nájemce vedoucí ke změně kontroly.  Pronajímatel může postoupit a/nebo převést práva a povinnosti dle této Smlouvy na jakoukoliv třetí osobu a Nájemce tímto s takovým postoupením nebo převodem souhlasí.
13.3Dojde-li kdykoliv během Nájemní doby k převodu podniku, popř. části podniku Nájemce, jehož část tvoří tato Smlouva, na třetí osobu nebo k nájmu podniku popř. části podniku Nájemce, jehož část tvoří tato Smlouva, je Nájemce povinen o tom neprodleně informovat Pronajímatele.
13.4Nájemce se zavazuje, že bude ručit za závazky nabyvatele práv a povinností z této Smlouvy vůči Pronajímateli.  V případě, že nabyvatel takovéto závazky nesplní, zavazuje se je vůči Pronajímateli splnit Nájemce namísto nabyvatele.
14.Práva a povinnosti Nájemce
14.1Nájemce je povinen s Předmětem nájmu včetně jeho vybavení, příslušenství a zařízení a jakýchkoli Stavebních úprav nebo Vnitřních úprav (jak jsou definovány níže) a Dokončovacích prací Pronajímatele/Nájemce zacházet řádně a šetrně a s náležitou péčí.  Nájemce je povinen udržovat Kancelářské prostory a opravovat nebo zajistit opravy jakýchkoliv škod na Předmětu nájmu, které jsou přičitatelné Nájemci a za něž neodpovídá Pronajímatel, včetně jeho vybavení, příslušenství a zařízení.  Dále je Nájemce povinen užívat Předmět nájmu bez rušení a bez újmy ostatním nájemcům a Budovy.
14.2Nájemce je povinen dodržovat provozní řád platný pro všechny nájemce Budovy (dále jen „Provozní řád”).  Nájemce potvrzuje, že vzal na vědomí v současnosti platný Provozní řád.  Nájemce je povinen zajistit jeho dodržování svými zaměstnanci, zákazníky, dodavateli, návštěvníky, podnájemci a dalšími osobami s vědomím Nájemce vpuštěnými do Předmětu nájmu (dále jen „Osoby Nájemce”).  Pronajímatel je oprávněn Provozní řád upravit.  Upravený Provozní řád je Nájemce povinen dodržovat od 14. dne po dni, kdy mu bude doručen.
14.3V případě, že Nájemce Pronajímateli bez zbytečného odkladu během záručních lhůt oznámí vady těch částí Předmětu nájmu včetně Dokončovacích prací Pronajímatele, na které se vztahují záruční lhůty a za předpokladu, že takové vady nebyly způsobeny Nájemcem nebo jinými osobami dle odstavce 14.2 této Smlouvy, odstavec 14.1 této Smlouvy se na opravy, které se vyskytnou v záručních lhůtách uvedených v příloze 8 této Smlouvy, neuplatní a příslušné opravy budou provedeny výhradně generálním dodavatelem Budovy [nebo Dokončovacích prací Pronajímatele], a/nebo sub-dodavatelem/sub-dodavateli, který/kteří je/jsou za takové vady zodpovědný/í bez nákladů na Nájemce.
14.4Vady na Předmětu nájmu nebo Dokončovacích prací Pronajímatele, které vyjdou najevo během záručních lhůt, na něž se vztahují záruky uvedené v příloze 8 této Smlouvy, je Nájemce povinen neprodleně oznámit Pronajímateli.  Nájemce odpovídá za škody způsobené opožděným oznámením takovýchto vad.  V případě bezprostředně hrozícího nebezpečí je Nájemce sám povinen učinit nezbytná opatření k tomu, aby ochránil Pronajímatele před škodami nebo aby škody hrozící Pronajímateli minimalizoval.
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14.5V případě, že se neuplatní povinnost Pronajímatele podle odstavce 15.2 této Smlouvy, pak Nájemce odpovídá za škody způsobené porušením svých povinností, zejména pokud Nájemce nebude řádně zacházet s inženýrskými sítěmi a rozvody, s odpadním potrubím, sociálním zařízením, topením a ostatními zařízeními a nebude je řádně udržovat a čistit, nebo pokud jsou místnosti neadekvátně větrány, vytápěny, čištěny nebo nedostatečně chráněny proti mrazu, pokud to není zapříčiněno důvody na straně Pronajímatele.  Obdobně Nájemce odpovídá osobně, případně společně a nerozdílně s Osobami Nájemce, stejným způsobem i za škody způsobené třetími osobami vpuštěnými do Předmětu nájmu s vědomím Osob Nájemce.
14.6V případě, že Nájemce nebude plnit své povinnosti provádět požadované opravy v souladu s touto Smlouvou, Pronajímatel bude oprávněn, nikoliv však povinen, provést opravy na náklady Nájemce, pokud Nájemce ani na základě předchozí písemné výzvy (podmínka předchozí písemné výzvy Pronajímatele neplatí v případě bezprostředního nebezpečí) nezačne potřebné opravy provádět do 3 dnů od obdržení uvedené předchozí písemné výzvy Pronajímatele.  V takovém případě musí Nájemce výdaje vynaložené na tyto práce uhradit ihned, nejpozději však do 10 dnů po obdržení příslušné faktury.  Ty náklady nesmí přesahovat obvyklou výši v daném místě a čase a se zřetelem k zachování kvality Budovy.
14.7Potřebu jakýchkoliv oprav v Předmětu nájmu je Nájemce povinen oznámit Pronajímateli bez zbytečného odkladu od jejich zjištění, a to pokud jde o opravy:
(a)specifikované v odstavci 15.2 této Smlouvy; a
(b)specifikované v odstavci 14.1 v případě, že Nájemce není schopen splnit závazek opravit nebo zajistit takové opravy, přičemž náklady takových oprav ponese Nájemce.  Pronajímatel Nájemci tyto náklady přeúčtuje bez jakékoliv přirážky nebo poplatku ze strany Pronajímatele zvláštní fakturou, kterou je Nájemce Pronajímateli povinen proplatit ve lhůtě splatnosti 10 dnů od doručení.
Pronajímatel je povinen provést všechny oznámené opravy bez zbytečného odkladu od jejich oznámení Nájemcem za předpokladu, že Nájemce poskytne Pronajímateli veškerou potřebnou součinnost a spolupráci, zejména umožněním vstupu Pronajímatele a/nebo jím pověřených osob do Předmětu nájmu.
Potřebu jakýchkoliv oprav vad a/nebo škod na Společných prostorách 1 a případně Společných prostorách 2 je Nájemce povinen oznámit Pronajímateli bez zbytečného odkladu od jejich zjištění, přičemž náklady na opravy Společných prostor 1 a případně Společných prostor 2 nese Nájemce, pokud takové vady byly způsobeny Nájemcem nebo Osobami Nájemce.
14.8Nájemce nesmí, bez předchozího písemného souhlasu Pronajímatele, který nebude bezdůvodně odepřen, v Předmětu nájmu provádět:  (i) jakékoli stavební úpravy, stavební vylepšení, vestavby nebo instalace technických zařízení, která budou pevně spojena s Budovou, a/nebo která vyžadují stavební povolení nebo ohlášení stavebnímu úřadu (dále jen „Stavební úpravy”), nebo (ii) jakékoli vnitřní a/nebo nestavební úpravy, pro které není potřeba stavební povolení nebo ohlášení stavebnímu úřadu (dále jen „Vnitřní úpravy”).
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14.9Nájemce provede veškeré Stavební úpravy a/nebo Vnitřní úpravy na své vlastní náklady.  Smluvní strany se dohodly, že náklady na jakékoli technické zhodnocení Předmětu nájmu provedené a financované Nájemcem v souladu s touto Smlouvou, je Nájemce oprávněn odepisovat dle platných právních předpisů, přičemž Pronajímatel se zavazuje, že o tyto náklady nezvýší vstupní cenu Budovy.
14.10Nájemce je povinen doručit Pronajímateli před zahájením Stavebních úprav a/nebo Vnitřních úprav (resp. před zahájením jakékoliv jejich změny či úpravy) aktuální projektovou dokumentaci, která bude vycházet z projektové dokumentace předané Nájemci Pronajímatelem a kterou Pronajímatel Nájemci schválí.  Nájemce se zavazuje provádět Stavební úpravy a/nebo Vnitřní úpravy v souladu s touto Smlouvou, schválenou projektovou dokumentací, podmínkami stanovenými v povoleních a souhlasech orgánů veřejné moci, pravidly a nařízeními určenými Pronajímatelem, přičemž Nájemce nese za jejich provádění plnou odpovědnost.  Nájemce je povinen při provádění Stavební úpravy a/nebo Vnitřní úpravy postupovat tak, aby nedocházelo k rušení ostatních nájemců Budovy, a to zejména vibracemi, hlukem či zápachem, a je za tímto účelem povinen přijmout veškerá opatření.  V případě, že projektová dokumentace k Stavební úpravy a/nebo Vnitřní úpravy bude obsahovat nedostatky, nejasnosti nebo bude neúplná, vyzve Pronajímatel Nájemce k nápravě bez zbytečného odkladu.  Nájemce je povinen obstarat si na vlastní náklady veškerá povolení a souhlasy orgánů veřejné moci potřebná pro realizaci či změnu Stavebních úprav a/nebo Vnitřních úprav a pro jejich užívání v Předmětu nájmu po jejich dokončení, k čemuž je Pronajímatel povinen Nájemci poskytnout veškerou rozumně požadovanou součinnost.
14.11Nájemce je povinen dbát při provádění Stavebních úprav a/nebo Vnitřních úprav na zachování jednotnosti Budovy.  Veškeré prvky ovlivňující vnější vzhled Budovy či Předmětu nájmu, zejména, nikoliv však výlučně, okenní žaluzie, podléhají předchozímu písemnému schválení Pronajímatele.  Do 2 měsíců po dokončení Stavebních úprav a/nebo Vnitřních úprav je Nájemce povinen doručit Pronajímateli dokumentaci provedeného stavu Stavebních úprav a/nebo Vnitřních úprav v elektronické a editovatelné podobě a získat v případě potřeby kolaudační souhlas ke stejnému užívání, a dále sdělit Pronajímateli pořizovací cenu takových Stavebních úprav a/nebo Vnitřních úprav a současně prokázat tuto cenu doručením kopií faktur a daňových dokladů na takovou pořizovací cenu Pronajímateli.
14.12Během výpovědní doby a/nebo během 12 měsíců před uplynutím Nájemní doby je Pronajímatel a/nebo jím pověřená osoba po předchozím oznámení doručeném nejpozději 24 hodin předem oprávněn vstupovat v pracovní dny v běžné pracovní době do Předmětu nájmu za účelem umožnění jeho prohlídky třetím osobám, které mají zájem o nájem Předmětu nájmu.  Nájemce povinen zajistit doprovod vstupujících osob zástupcem Nájemce.
14.13Nájemce se zavazuje, že nejpozději na dobu ode Dne předání Předmětu nájmu uzavře a bude udržovat následující pojištění s přiměřeným pojistným krytím, v plné platnosti po celou Nájemní dobu, a to u renomované pojišťovny, kterou předem písemně schválí Pronajímatel.  Tato pojištění by měla alespoň pokrývat:
(a)pojištění Dokončovacích prací Nájemce a Dokončovacích prací Pronajímatele, Stavebních úprav, Vnitřních úprav či jiných stavebních i nestavebních úprav 
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Předmětu nájmu provedených Nájemcem či Pronajímatelem (včetně úprav, jež byly v Předmětu nájmu v Den předání) a pojištění movitých věcí, zásob, obchodní dokumentace, uměleckých děl a cenností Nájemce či třetích osob nacházejících se v Kancelářských či Společných prostorách 1 a Kancelářských či společných prostorách 2, a to proti živelným škodám (minimálně v rozsahu „pojištěný živel”) se spoluúčastí nepřevyšující 100 000 Kč pro každou pojistnou událost;
(b)pojištění škod způsobených krádeží/loupeží a/nebo vandalismem či škod vzniklých v souvislosti s uvedenými riziky v Kancelářských prostorech 1 a případně i Kancelářských prostorách 2 a uvnitř Kancelářských prostor 1 a případně i Kancelářských prostor 2 se spoluúčastí nepřevyšující 100 000 Kč pro každou pojistnou událost;
(c)pojištění skel v Kancelářských prostorách 1 a případně i Kancelářských prostorách 2;
(d)pojištění škod způsobených přerušením provozu Nájemce proti rizikům definovaným v „Pojištěném živlu” se spoluúčastní maximálně po dobu 7 dnů a s dobou ručení nejméně po dobu 12 měsíců;
(e)pojištění škod způsobených přerušením provozu v důsledku přerušení dodávek energií a utilit a/nebo závad na inženýrských sítích v Kancelářských prostorách 1 a případně i Kancelářských prostorách 2 s dobou ručení pojišťovny nejméně po dobu 6 měsíců a maximální spoluúčastí nejvýše 30 dnů;
(f)pojištění odpovědnosti Nájemce za škody způsobené třetím osobám na životě, zdraví, majetku, následných a čistých finančních újmách, osobnostních újmách a/nebo újmách na životním prostředí s limitem plnění nejméně 50 000 000 Kč a maximální spoluúčastí 100 000 Kč;
(g)veškerá další pojištění, jejichž sjednání je vyžadováno dle právního řádu České republiky.
Pojištěným živlem se rozumí následující pojistná nebezpečí:  požár, výbuch, úder blesku, náraz nebo zřícení letadla, jeho části nebo nákladu, záplava a povodeň, vichřice a krupobití, sesuv půdy, zřícení skal nebo zemin, sesouvání nebo zřícení lavin, zemětřesení, tíha sněhu nebo námrazy, náraz dopravního prostředku nebo jeho nákladu, pád stromu, stožáru, nebo jiného předmětu, který není součástí poškozené věci, aerodynamický třesk a kouř, vodou/kapalinou unikající z vodovodních zařízení a médiem vytékajícím v důsledku poruchy ze stabilních hasicích zařízení a sprinklerů, potrubí nebo topných těles.
Pokud je jakákoliv škoda způsobená na Předmětu nájmu a/nebo Nemovitostech krytá jak pojištěním Nájemce, tak pojištěním Pronajímatele, je Nájemce povinen primárně využít své pojistné smlouvy a žádat vyplacení pojistného plnění od své pojišťovny.  Pojištění Pronajímatele může být použito pouze v rozsahu, v jakém nebude škoda uhrazena z pojištění Nájemce.
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14.14.Nájemce je povinen do 15 dnů od obdržení žádosti Pronajímatele předložit Pronajímateli kopii pojistné smlouvy a potvrzení příslušné pojišťovny o tom, že pojistné na následující pojistné období bylo zaplaceno.
14.15.Jakékoliv zvýšení pojistného Pronajímatele v souvislosti s činností Nájemce nebo s jejím rozšířením nebo na základě Stavebních úprav, Vnitřních úprav a/nebo jakýchkoliv jiných změn Předmětu nájmu prováděných nebo požadovaných Nájemcem hradí Nájemce.
14.16.Nájemce se zavazuje, že při užívání Předmětu nájmu, během přípravy a vytváření podkladů pro realizaci Stavebních úprav a/nebo Vnitřních úprav, při provádění Stavebních úprav a/nebo Vnitřních úprav a/nebo zařizování Předmětu nájmu vnitřním vybavením bude dodržovat veškeré právní předpisy, zejména právní předpisy týkající se požární ochrany a bezpečnosti a ochrany zdraví při práci.
14.17.Nájemce se zavazuje, že neumístí v Předmětu nájmu žádné zařízení překračující kapacitu nebo technické parametry Budovy.
14.18.Nájemce v Předmětu nájmu neumístí, ani nedovolí umístit, nebude používat, ani nedovolí používat, nebude spravovat ani nedovolí spravovat a nevnese, ani nedovolí vnést do Nemovitosti žádné zdraví škodlivé látky, zamořující nebo znečišťující materiály, jedovaté látky nebo odpady, infekční materiál, ropné produkty, azbest nebo azbest obsahující materiály (s výjimkou malého množství běžných čistících materiálů).
15.Práva a povinnosti Pronajímatele
15.1Pronajímatel je povinen poskytnout Nájemci po Nájemní dobu Předmět nájmu k nerušenému užívání za podmínky, že Nájemce bude plnit své povinnosti stanovené touto Smlouvou.
15.2V rozsahu ovlivňujícím užívání Předmětu nájmu Nájemcem dle této Smlouvy, je Pronajímatel povinen provádět na svoje náklady opravy a údržbu následujících částí Budovy, pokud takové náklady nejsou kryty z Provozních nákladů:  střecha Budovy, všech staticky nosných částí Budovy, potrubí a kanalizace (až k vyústění do Předmětu nájmu), elektrického vedení (až k vyústění do Předmětu nájmu), odpadů (až k vyústění do Předmětu nájmu), základů a vnějšího pláště Budovy a veškerých v základu Budovy vestavěných protipožárních systémů.
15.3Pronajímatel je dále povinen uzavřít pro Budovu pojistnou smlouvu na pojištění s přiměřeným krytím, jež se bude vztahovat zejména na:
•pojištění odpovědnosti vlastníka nemovitostí způsobené třetím osobám na minimální pojistnou částku 50 000 000 Kč;
•pojištění proti škodám způsobeným živelnými událostmi (požár, vítr, sesuvy půdy), jakož i proti škodám na Nemovitostech 
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způsobeným poruchami vodovodu a vodou („živelní pojištění v rozsahu požár, vítr, sesuv půdy, vodovod”).
15.4Odpovědnost Pronajímatele vůči Nájemci za škody je v každém případě omezena jen do výše 50 000 000 Kč.  Smluvní strany ujednávají, že tato škoda je Smluvními stranami považována za maximálně předvídatelnou výši škody.
15.5Pronajímatel je oprávněn v pracovní dny v běžné pracovní době vstupovat do Předmětu nájmu po předchozím oznámení doručeném alespoň 24 hodin předem, a to za účelem ověření dodržování povinností Nájemce podle této Smlouvy a za účelem provádění oprav, údržby a kontroly Předmětu nájmu, a to vždy po předchozím oznámení doručeném Nájemci.
15.6V případech bezprostředně hrozícího nebezpečí je Pronajímatel oprávněn vstoupit do Předmětu nájmu kdykoliv i bez předchozího oznámení Nájemci a Nájemce je povinen zajistit, aby Pronajímateli bylo umožněno vstoupit do Předmětu nájmu bezodkladně, a to i v případě nepřítomnosti Nájemce.
15.7Pokud Nájemce řádně neplní své platební povinnosti dle této Smlouvy, a to ani po písemné upomínce Pronajímatele s poskytnutím dodatečné lhůty 5 dnů k nápravě, je Pronajímatel oprávněn neposkytovat k užívání Předmětu nájmu související služby a/nebo dodávky médií (elektřinu, plyn, vodu apod.) a je oprávněn dodávky takových služeb a/nebo medií přerušit.
15.8Pronajímatel je oprávněn požadovat od Nájemce úhradu smluvní pokuty ve výši 250 EUR za každý den trvání prodlení nebo ve výši 1 000 EUR, jedná-li se o jednorázové porušení, a Nájemce je povinen Pronajímateli tuto smluvní pokutu uhradit v každém jednotlivém případě, kdy Nájemce poruší některou ze svých smluvních povinností uvedených v článcích 3 a 4, v odstavcích 14.1, 14.7, 14.8, 14.11, 14.12, 14.13 a/nebo v článku 16 této Smlouvy a toto porušení nenapraví ani v dodatečné 5denní lhůtě k nápravě (není-li v této Smlouvě stanovena lhůta jiná), která počne běžet ode dne doručení písemné výzvy Pronajímatele k nápravě Nájemci.  V každém jednotlivém případě porušení jakékoliv ze smluvních povinností Nájemce podle odstavců 11.2, 11.3, 11.4 a 11.6 této Smlouvy je Pronajímatel oprávněn požadovat smluvní pokutu ve výši 2 000 EUR za každý den prodlení.  Pokud však Nájemce (který je v tu chvíli v prodlení) dodatečně splní svoji povinnost podle odstavců 11.2, 11.3, 11.4 a/nebo 11.6 této Smlouvy, s jejímž plněním je v prodlení, nejpozději však do 14 dnů od začátku prodlení, dojde ke snížení do té doby naběhlé smluvní pokuty o 75%.  Maximální výše smluvní pokuty, kterou je Pronajímatel oprávněn podle tohoto odstavce požadovat, je částka aktuálně platné Jistoty dle odstavce 11.2 Smlouvy.  Totéž platí i pro porušení povinnosti podle odstavce 11.9 této Smlouvy, avšak s tou výjimkou, že v případě dodatečného plnění provedeného do 14 dnů od začátku prodlení Pronajímatel odpustí 100% z částky naběhlé smluvní pokuty.  V případě porušení povinností vrátit Předmět nájmu řádně a včas podle odstavce 17.1 a/nebo 17.2 této Smlouvy je Nájemce povinen uhradit Pronajímateli paušální smluvní pokutu ve výši 2 měsíčních plateb Nájemného (bez DPH) platného v době porušení povinnosti.
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15.9Smluvní strany prohlašují, že Pronajímatel před dnem podpisu této Smlouvy poskytl Nájemci průkaz energetické náročnosti Budovy.
16.Informační a reklamní tabule a vývěsky
1.Umístění nápisů, štítů, informačních tabulí, reklam, výloh apod. (dále jen „Označení”) na Předmětu nájmu a/nebo Nemovitostí může provést výhradně Pronajímatel.  Nájemce uhradí veškeré náklady, poplatky a odvody související s výrobou, umístěním, instalací a používáním Označení, která se týkají Nájemce, pokud jejich výrobu, umístění, instalaci a používání požadoval.
2.Pronajímatel může umístit Označení standardní velikosti s logem společnosti Nájemce podle designu všeobecného informačního systému Budovy na hlavní panel umístěný v recepci v přízemí Budovy.  Náklady na výrobu, umístění a instalaci Označení podle tohoto odstavce 16.2 nese Nájemce.
3.Při ukončení nájemního vztahu uvede Pronajímatel na náklady Nájemce místa po odmontování Označení do původního stavu, v jakém se nacházela před umístěním a/nebo instalací Označení, o jejichž umístění a/nebo instalaci Nájemce požádal.
17.Vrácení Předmětu nájmu
17.1Při skončení nájemního vztahu je Nájemce povinen vrátit Předmět nájmu v uklizeném a vyklizeném stavu (tj. bez movitých věcí Nájemce) a ve stavu v jakém se nachází ke dni skončení nájemního vztahu, s přihlédnutím k obvyklému opotřebení a nezbytným opravám v souladu s užíváním řádným způsobem a s náležitou péčí.  Nájemce je povinen vrátit Pronajímateli všechny klíče, jakož i všechny nosiče přístupového kódu k Předmětu nájmu.  O vrácení Předmětu nájmu Nájemcem Pronajímateli bude Smluvními stranami sepsán písemný protokol.
17.2Nájemce se zavazuje, není-li v této Smlouvě stanoveno jinak, že při vrácení Předmětu nájmu vyklidí na vlastní náklady z Předmětu nájmu veškerý svůj movitý majetek a vybavení, avšak ponechá v Předmětu nájmu veškeré Stavební úpravy, Vnitřní úpravy a Dokončovací práce Nájemce (společně dále jen „Vylepšení nájemce”), a dále Dokončovací práce Pronajímatele a také movité věci výslovně uvedené v Předávacím protokolu.  Nájemce se dále zavazuje, že odstraní veškeré škody případně takovým odstraněním způsobené.
17.3Pokud Nájemce nesplní své závazky ke dni ukončení nájmu, zejména nevyklidí Předmět nájmu a neuvede jej do stavu požadovaného touto Smlouvou, je Pronajímatel oprávněn vstoupit do Předmětu nájmu a vykonat veškeré potřebné práce místo Nájemce na náklady Nájemce.  Pronajímatel je oprávněn si ponechat jakákoliv neodstraněná Vylepšení Nájemce.  V takovém případě se bude mít za to, že hodnota Vylepšení Nájemce ponechaných v Předmětu nájmu se rovná částce 10 000 Kč a tato částka bude uhrazena Pronajímatelem Nájemci do 2 měsíců ode dne skončení nájmu podle této Smlouvy.  Vylepšení Nájemce se stanou majetkem Pronajímatele (s výjimkou těch Vylepšení Nájemce, která již přešla do majetku Pronajímatele jejich instalací v Předmětu nájmu).  Nájemce s tímto postupem výslovně souhlasí.  
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Nájemce odškodní Pronajímatele za veškeré škody způsobené nesplněním povinnosti Nájemce vyklidit a vrátit Předmět nájmu v souladu s touto Smlouvou.
17.4Pro případ, že Nájemce nevyklidí Předmět nájmu ke dni ukončení této Nájemní smlouvy, je Pronajímatel oprávněn veškerý movitý majetek ponechaný v Předmětu nájmu (dále jen „Neodstraněný majetek”) uskladnit na náklady Nájemce a zaslat Nájemci písemné oznámení ohledně místa uložení Neodstraněného majetku.  Nájemce výslovně souhlasí, že:  (i) doba uskladnění Neodstraněného majetku nebude delší než jeden měsíc, (ii) Pronajímatel nenese jakoukoliv odpovědnost za Neodstraněný majetek a dále že (iii) pokud si Nájemce Neodstraněný majetek během doby uskladnění ze skladu nevyzvedne, bude uskladnitel, resp. Pronajímatel, oprávněn s Neodstraněným majetkem naložit dle svého uvážení, včetně jeho prodeje (s tím, že výtěžek zpeněžení předá Nájemci po odečtení nákladů spojených s prodejem a započtení pohledávek Pronajímatele vůči Nájemci) či jejich zničení na riziko a náklady Nájemce.
Bez ohledu na skutečnost, zda Pronajímatel využije svého práva uskladnit Neodstraněný majetek dle předchozího odstavce či nikoliv, je Pronajímatel oprávněn dle svého uvážení:  (i) nabýt vlastnictví k Neodstraněnému majetku, nebo ke kterékoliv jeho části, na základě doručení písemného oznámení Nájemci a platby ve výši EUR 100 a příslušné DPH, a/nebo (ii) naložit s Neodstraněným majetkem jiným způsobem dle svého uvážení, včetně jeho prodeje (s tím, že výtěžek zpeněžení předá Nájemci po odečtení nákladů spojených s prodejem a započtení pohledávek Pronajímatele vůči Nájemci) nebo zničení na riziko a náklady Nájemce.  Nájemce se zavazuje zajistit, že bude držitelem veškerých nezbytných dispozičních práv ve vztahu k Neodstraněnému majetku tak, aby Pronajímatel mohl svá práva dle tohoto článku 17.4 v plném rozsahu vykonat.  Nájemce odškodní Pronajímatele za veškeré škody, výdaje nebo náklady, které Pronajímateli způsobil nesplněním své povinnosti podle předchozí věty.
17.5Pokud Nájemce bude Předmět nájmu užívat po ukončení nebo zrušení této Smlouvy bez písemného souhlasu Pronajímatele nebo pokud Předmět nájmu včas a řádně nevrátí, je Nájemce povinen zaplatit Pronajímateli smluvní pokutu ve výši dvojnásobku poslední výše denního Nájemného za každý den prodlení, a to vedle paušální smluvní pokuty podle poslední věty odstavce 15.8 této Smlouvy.
18.Rozhodné právo, Rozhodčí doložka
18.1Tato Smlouva a vztahy z ní vyplývající se řídí českým právním řádem.
18.2Jakékoliv spory, jež vzniknou z této Nájemní smlouvy nebo v souvislosti s ní budou řešeny obecnými soudy České republiky, přičemž podle §89a občanského soudního řádu bude soudem příslušným k řešení sporů soud určený podle sídla Pronajímatele.
18.3Smluvní strany se dohodly, že na vztah založený touto Nájemní smlouvou se neuplatní následující ustanovení zákona č. 89/2012 Sb., občanský zákoník (dále jen „Občanský zákoník”):  § 1765, § 1766, § 1899, § 1977 až 1979, § 2000, § 2002 až 2004, poslední věta § 2208 odst. 1 pokud jde o možnost vypovězení nájmu, § 2210 odst. 3, § 2212, § 2219 odst. 2, § 2223, § 2232, § 2233 odst. 2, § 2253, § 2287, § 2304, § 2305, § 2307 odst. 2, § 2308 až 2311 a § 2315. Smluvní strany se tímto dohodly, že výkon jejich práva dle ust. § 2314 
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Občanského zákoníku nebude mít vliv na jejich práva a povinnosti dle této Nájemní smlouvy, zejména ve vztahu k ukončení nájmu, vyklizení Pronajímaných prostor a jejich předání Pronajímateli a ve vztahu k souvisejícím právům a povinnostem.  Smluvní strany si výslovně ujednávají, že případné námitky podané Nájemcem dle ust. § 2314 odst. 1 Občanského zákoníku nedávají Nájemci právo Pronajímané prostory nadále užívat po dni, ke kterému nájem zanikl v důsledku výpovědi či odstoupení Pronajímatele.
18.4Smluvní strany se výslovně dohodly, že tuto Smlouvu lze ukončit pouze z důvodů daných v této Smlouvě a veškeré důvody pro předčasné ukončení smluvního vztahu (odstoupením a/nebo výpovědí) dané Občanským zákoníkem se dohodou Smluvních stran vylučují, a to bez ohledu na skutečnost, zda je příslušné ustanovení Občanského zákoníku výslovně uvedeno mezi ustanoveními, která se vylučují dle této Smlouvy.
19.Závěrečná ustanovení
19.1Veškerá oznámení, žádosti nebo jiná sdělení učiněná některou Smluvní stranou na základě této Smlouvy budou učiněna písemně a budou považována za řádně učiněná, jakmile budou doručena druhé Smluvní straně osobně, kurýrní službou poskytující potvrzení o doručení nebo doporučenou poštou na adresu příslušné Smluvní strany uvedenou níže nebo na jinou adresu, kterou příslušná Smluvní strana oznámí druhé Smluvní straně.
(a)Oznámení určená Pronajímateli:
						
	4P –Immo. Praha s. r. o.
	Karolinská 661/4
	186 00 Praha 8 – Karlín
	Česká republika
	K rukám:	Alois Vyleta, Hedwig Höfler
	Tel:	+420.233.109.310
	E-mail:	alois.vyleta@caimmo.cz

(b)    Oznámení určená Nájemci přede Dnem počátku nájmu:
						
	Semrush CZ s. r. o.
	Na strži 1702/65
	140 00 Praha 4
	Česká republika
	K rukám:	Alois Vyleta, Hedwig Höfler
	E-mail:	s.shirokikh@semrush.com
	Tel:	+420 774 032 592

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(c)    Oznámení určená Nájemci po Dni počátku nájmu:
						
	Semrush CZ s. r. o.
	Na Hřebenech II
	140 00 Praha 4
	Česká republika
	K rukám:	Stepan Shirokikh
	E-mail:	s.shirokikh@semrush.com 
	Tel:	+420 774 032 592

Veškerá oznámení učiněná na základě této Smlouvy budou považována za doručená:
(a)v den jejich fyzického přijetí adresátem v případě osobního doručení nebo doručení kurýrní službou; nebo
(b)v den uvedený na doručence v případě doručení prostřednictvím provozovatele poštovních služeb doporučenou poštou; nebo
(c)v třetí pracovní den po prokazatelném odeslání prostřednictvím provozovatele poštovních služeb, jestliže Smluvní strana na adrese platné pro zasílání pošty k jejím rukám podle této Smlouvy nebo podle obchodního rejstříku zásilku nepřevezme (a to včetně doporučené pošty).
19.2Tato Smlouva včetně svých příloh představuje úplnou dohodu mezi Smluvními stranami.  Všechna předcházející ústní a písemná ujednání byla do ní buď zapracována, nebo pozbývají platnosti.  K této Smlouvě neexistují žádná vedlejší ústní ujednání.  Změny a doplňky této Smlouvy vyžadují ke své platnosti písemnou formu a podpisy obou Smluvních stran.
19.3Pokud je nebo se stane některé ustanovení této Smlouvy neplatným, neúčinným, nebo nevykonatelným, zůstávají zbývající ustanovení této Smlouvy nedotčena a v platnosti.  Neplatné, neúčinné nebo nevykonatelné ustanovení této Smlouvy bude Smluvními stranami nahrazeno jinou platnou, účinnou a vykonatelnou úpravou, která se bude shodovat s hospodářským účelem původního ustanovení nebo se mu co nejvíce přiblíží.
19.4Tato Smlouva byla vyhotovena ve dvou stejnopisech v českém a anglickém jazyce.  V případě rozporu mezi jazykovými verzemi má přednost verze česká.
19.5Každá ze Smluvních stran obdrží jeden stejnopis této Smlouvy.
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19.6Následující přílohy této Smlouvy tvoří její nedílnou součást:
						
	Příloha 1	Výpis z obchodního rejstříku Nájemce;
	Příloha 2	Plán podlaží;
	Příloha 3	Technická specifikace Budovy;
	Příloha 4	Předávací protokol (vzor);
	Příloha 5	Indexační doložka;
	Příloha 6	Soupis Provozních nákladů;
	Příloha 7	Bankovní záruka (vzor);
	Příloha 8	Seznam záručních lhůt.
	Příloha 9	Plán prostor a specifikace Dokončovacích prácí Nájemce
	Příloha 10	Plán prostor

19.7Smluvní strany považují veškeré informace obsažené v této Smlouvě nebo získané v souvislosti s ní za důvěrné.  Bez předchozího písemného souhlasu druhé Smluvní strany nesmí žádná ze Smluvních stran takové informace sdělit jakékoli třetí straně, vyjma případů, kdy (a) je takové sdělení vyžadováno zákonem, nebo (b) orgány státní správy jednajícími v souladu s právními předpisy, nebo (c) jsou předmětné informace již veřejně dostupné v souladu s příslušnými právními předpisy, nebo (d) je třeba sdělit takové informace třetím osobám v souvislosti s provozováním podnikatelské činnosti Pronajímatele, zejména jako pronajímatele Budovy a jiných nemovitostí, jako developera, investora a správce majetku a v souvislosti s investicemi do Budovy a jiných nemovitostí a s marketingovou činností.
19.8    Tato Smlouva nabývá platnosti a účinnosti v den jejího podpisu oběma Smluvními stranami.
V __________ dne __/__/____
			
	Semrush CZ s. r. o.
	
	
	Stepan Shirokikh
	Jednatel/Executive Director

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	4P - Immo. Praha s. r. o.
	
	
	Hedwig Höfler
	Jednatel/Executive Director

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PŘÍLOHA 1
VÝPIS Z OBCHODNÍHO REJSTŘÍKU NÁJEMCE

PŘÍLOHA 2
PLÁN PODLAŽÍ

PŘÍLOHA 3
TECHNICKÁ SPECIFIKACE BUDOVY

PŘÍLOHA 4
PŘEDÁVACÍ PROTOKOL (VZOR)
PŘEDÁVACÍ PROTOKOL
Pronajímatel:    .......................
IČO:  ............, DIČ:  ............, se sídlem ................, PSČ:  ............,
zapsaná v obchodním rejstříku vedeném Městským soudem v Praze v oddílu ...., vložce .............
jejímž jménem jedná ........... , ..............
Nájemce:    .......................
IČO:  ............., DIČ:  ..............., se sídlem
zapsaná v obchodním rejstříku vedeném Městským soudem v Praze v oddílu ......, vložce ...........
jejímž jménem jedná ................, .................
Místo:  administrativní budova č.p. ....... (dále jen “Budova”)
Datum a čas:  ______________________
Na základě nájemní smlouvy na prostory uzavřené dne ............. (dále jen „Nájemní smlouva na prostory”) mezi Pronajímatelem a Nájemcem Pronajímatel pronajal Nájemci prostory sloužící k podnikání uvedené v čl. 2.1 Nájemní smlouvy na prostory nacházející se v Budově (dále jen „Předmět nájmu”).
Pronajímatel tímto předává Nájemci Předmět nájmu dle Nájemní smlouvy na prostory a Nájemce od Pronajímatele tímto Předmět nájmu dle Nájemní smlouvy na prostory přebírá, a to:
(d)kancelářské prostory umístěné v ........ podlaží Budovy o výměře pronajímatelné plochy .......... m2, které budou ve výhradním užívání Nájemce (net rentable area 1 - exclusive), jak jsou vyznačeny ......... barvou v Plánu podlaží připojeném k Nájemní smlouvě na Prostory jako příloha 2 (dále jen „Kancelářské prostory”);
(e)skladovací prostory umístěné v ........ podlaží Budovy o výměře pronajímatelné plochy .......... m2, které budou ve výhradním užívání Nájemce (net rentable area 1 - exclusive), jak jsou vyznačeny ......... barvou v Plánu podlaží připojeném k Nájemní smlouvě na Prostory jako příloha 2 (dále jen „Skladovací prostory”);
Kancelářské prostory a Skladovací prostory popsané v písm. (a) a (b) výše jsou ve stavu podle Technické specifikace Budovy, která je přílohou 3 Nájemní smlouvy na prostory.  Kancelářské 

prostory jsou Nájemci předány k užívání pro kancelářské účely, Skladovací prostory jsou Nájemci předány pro účely skladování a archivace.  Nájemce je oprávněn užívat Předmět nájmu pouze pro účely stanovené v článku 3.1 Nájemní smlouvy na prostory.
Nájemce a Pronajímatel shodně prohlašují, že Předmět nájmu má vady specifikované v Příloze 1 tohoto předávacího protokolu.  Smluvní strany prohlašují, že vady uvedené v Příloze 1 tohoto předávacího protokolu nejsou v žádném ohledu podstatné a nebrání ani jinak neruší užívání Předmět nájmu ode Dne počátku nájmu a/nebo je lze odstranit bez podstatného narušení užívání Předmětu nájmu.
Dle dohody s Nájemcem se Pronajímatel zavazuje odstranit tyto vady ve lhůtě uvedené u jednotlivých vad v Příloze 1 tohoto předávacího protokolu.
Nájemce tímto potvrzuje, že Pronajímatel předal Nájemci klíče a vstupní karty k přístupu do Předmětu nájmu.  Seznam klíčů a vstupních karet, které Nájemce převzal, je obsažen v Příloze 2 tohoto předávacího protokolu.
			
	
	[Jméno/Name]

	[Funkce/Position]

						
	Příloha 1
	Seznam vad, termíny pro nápravu
	Příloha 2
	Seznam Nájemci předaných klíčů a vstupních karet
	Příloha 3
	List of furniture in the Subject of the Lease

PŘÍLOHA 5
INDEXAČNÍ DOLOŽKA
Pravidla indexace
Úprava Nájemného
1.Smluvní strany se dohodly, že Nájemné bude upravováno podle průměrného ročního nárůstu indexu spotřebitelských cen stanoveného a zveřejňovaného na základě nařízení (EU) 2016/792, v platném znění, statistickým úřadem Evropské unie EUROSTAT jako úhrnný index “HICP – index pro všechny položky „all items” (2015=100) pro Euro Area, changing composition (dále jen „HICP”).  Pokud HICP přestane být zveřejňován, považuje se za sjednaný jeho nástupnický index, a nebude-li existovat nástupnický index, použije se jiný v té době platný index, jež bude HICP nejbližší.
2.Úprava Nájemného bude provedena každoročně vždy k 1. lednu příslušného roku (dále jen „Den Indexace”) na základě HICP předcházejícího roku.  První úprava Nájemného bude provedena k 1. lednu 2018.  Úprava, která by měla za následek snížení Nájemného, je vyloučena.
3.Pronajímatel je povinen informovat Nájemce o výši upraveného Nájemného (dále jen „Oznámení o indexaci”).  Nájemce je povinen začít platit upravené Nájemné dle odstavce 2 výše od prvního dne kalendářního měsíce bezprostředně následujícího po doručení Oznámení o indexaci.  Nájemce je dále povinen zaplatit Pronajímateli rozdíl mezi částkou upraveného Nájemného a Nájemného doposud skutečně zaplaceného za příslušné kalendářní měsíce od počátku příslušného kalendářního roku až do kalendářního měsíce, ve kterém je Oznámení o indexaci doručeno Nájemci, a to včetně tohoto kalendářního měsíce.
4.Pokud se HICP během jednoho kalendářního roku zvýší o 5 a více procent, je Pronajímatel oprávněn požadovat příslušnou úpravu dříve než v lednu následujícího roku.  K této úpravě se přihlédne v lednu následujícího roku při úpravě Nájemného tak, že se zohlední pouze zvýšení od okamžiku poslední úpravy.
5.Pokud Pronajímatel nevyúčtuje upravené Nájemné, neznamená to, že se tohoto práva vzdává.

PŘÍLOHA 6
SOUPIS PROVOZNÍCH NÁKLADŮ
Soupis Provozních nákladů
Provozní náklady jsou veškeré náklady na provoz Nemovitostí a jim sloužící infrastruktury a náklady na služby poskytované nájemcům v Budově v souvislosti s nájmem, zejména:
(f)na vodné a stočné – náklady na spotřebu vody a všechny související poplatky, náklady na nájem vodoměrů, na jejich používání a náklady na provoz a údržbu čerpacích zařízení pro odvod splaškových a dešťových odpadních vod do veřejné kanalizace, nákladů na provoz vlastního zařízení pro zásobování vodou a zařízení na úpravu vody včetně materiálu na úpravu vody a poplatky za odvod splaškové a dešťové odpadní vody;
(g)na provoz, údržbu a opravy centrálního vytápěcího zařízení a zařízení pro zásobování palivem, včetně zařízení pro odvod spalin;
(h)na spotřebované palivo a jeho dodávky, náklady na provozní elektrickou energii, náklady na obsluhu a kontrolu zařízení a péči o něj, pravidelné přezkušování jeho provozuschopnosti a bezpečnosti provozu včetně seřízení odborníkem, čištění zařízení a provozní místnosti, náklady na měření emisí, náklady na nájem vybavení pro měření spotřeby, jakož i náklady na používání vybavení pro měření spotřeby a náklady související;
(i)na spotřebu elektrické energie na údržbu, provoz a spotřebu zdrojů a náhradních zdrojů elektrické energie;
(j)na odstraňování vodních usazenin a zbytků po spalování v zařízení, náklady na pravidelné přezkušování provozuschopnosti a bezpečnosti provozu a seřizování odborníkem, jakož i náklady na měření;
(k)na ohřev vody a na provoz, údržbu a opravy všech zařízení pro zásobování teplou vodou a spotřebu teplé vody a náklady na odstraňování vodních usazenin a zbytků po spalování uvnitř přístrojů, jakož i náklady na pravidelné přezkušování provozuschopnosti a bezpečnosti provozu a s tím spojené seřizování odborníkem;
(l)na provoz osobních a nákladních výtahů a náklady na provozní elektrickou energii, náklady na dohled, obsluhu, kontrolu zařízení a péči o něj, na pravidelné přezkušování jeho provozuschopnosti a bezpečnosti provozu včetně seřízení odborníkem, jakož i náklady na čištění zařízení;
(m)na úklid Nemovitostí a účelové komunikace včetně chodníků, na odvoz a uložení odpadků, jakož i na náklady údržby, odstraňování sněhu, ledu, listí a jiných přírodních materiálů apod.;

(n)na úklid všech společných a veřejných prostor, přístupových cest, chodeb, schodišť, technických prostor, vzduchotechnických kanálů a dalších prostor neužívaných výhradně konkrétními nájemci Budovy;
(o)na deratizaci, desinfekci a desinsekci, na péči o zeleň včetně obnovy rostlin a dřevin, na péči o veřejné prostranství, přístupové a příjezdové cesty;
(p)na el. energii na vnější osvětlení a osvětlení společných prostor Nemovitostí a venkovních přístupových cest, technických a dalších prostor, které nejsou výlučně užívány konkrétními nájemci Budovy;
(q)na čištění a revizi komínů a výfuků;
(r)na pojištění Nemovitostí a pojištění odpovědnosti Pronajímatele v rozsahu podle odstavce 15.3 této Smlouvy;
(s)na personální zajištění provozu recepce, kontroly vstupu do Budovy a prohlídek Budovy;
(t)na provoz a údržbu zařízení zajišťujících příjem a distribuci televizního a rozhlasového signálu, na provozní el. energii a na pravidelné přezkušování její provozuschopnosti včetně seřízení odborníkem, úhrada za užívání antény, která nepatří k Nemovitostem;
(u)na praní a čištění textilií, které jsou užívány ve společných prostorách Budovy a na údržbu a provoz zařízení k tomuto účelu sloužícího včetně technologického vybavení;
(v)na čištění vnějšího pláště Budovy včetně prosklených ploch a jejich rámů a na údržbu a čištění věží pro přívod vzduchu do atria Budovy;
(w)na provoz a údržbu hromosvodů a ostatních zařízení, sloužících k ochraně před úderem blesku, jakož i náklady na jejich pravidelné přezkušování;
(x)na údržbu a opravy veškerých vzduchotechnických a klimatizačních zařízení, včetně provozních oprav a provozní spotřeby, doplňování provozních médií a dalších souvisejících provozních nákladů;
(y)na údržbu a provozní opravy vrat garáží;
(z)na údržbu a opravy technických prostředků omezení přístupu (např. systému kódových karet);
(aa)daně, poplatky a odvody související s Nemovitostmi, zejména daň z nemovitostí;
(bb)ostatní provozní náklady včetně nákladů na údržbu, provoz a opravy infrastruktury sloužící Nemovitostem;

(cc)na správu Nemovitostí, kterou se rozumí zejména zajišťování všech administrativních, technických a praktických činností k zabezpečení řádného provozu Nemovitostí na optimální úrovni pověřenou fyzickou nebo právnickou osobou.

PŘÍLOHA 7
BANKOVNÍ ZÁRUKA (VZOR)
Bankovní záruka (vzor)
4P – Immo. Praha s.r.o.
Karolinská 661/4, 186 00 Praha 8
IČO:  272 08 648
zapsaná v obchodním rejstříku vedeném Městským soudem v Praze, oddíl C, vložka 104573
(věřitel)
BANKOVNÍ ZÁRUKA č. .............................
Byli jsme informováni, že společnost ................................., IČO:  .................., se sídlem ................................. (dále jen „Nájemce”), zapsaná v obchodním rejstříku vedeném Městským soudem v Praze, oddíl ......, vložka ................................., s Vámi jako Pronajímatelem uzavřela dne ................ nájemní smlouvu na nebytové prostory (dále jen „Nájemní smlouva na prostory”) a dne ....... nájemní smlouvu na parkovací místa (dále jen „Nájemní smlouva na parkovací místa”) a že je podle článku IX.  Nájemní smlouvy na prostory a Nájemní smlouvy na parkovací místa vyžadována bankovní záruka za splnění veškerých závazků společností .................................se sídlem ................................., zapsané v obchodním rejstříku vedeném Městským soudem v Praze, oddíl ......, vložka ................................. (dále jen „.................................”) jako Nájemce vzniklých jí z Nájemní smlouvy na prostory a/nebo z Nájemní smlouvy na parkovací místa a/nebo v souvislosti s Nájemní smlouvou na prostory a/nebo Nájemní smlouvou na parkovací místa (dále jen „Bankovní záruka”).
Na žádost přebíráme my, ....., se sídlem ...., zapsaná v obchodním rejstříku vedeném ...., oddíl ...., vložce ..., vůči Vám jako Věřiteli pro případ nesplnění závazků ................ vzniklých jí vůči Vám podle Nájemní smlouvy na prostory a /nebo Nájemní smlouvy na parkovací místa a/nebo v souvislosti s Nájemní smlouvou na prostory a /nebo Nájemní smlouvou na parkovací místa neodvolatelnou Bankovní záruku až do výše
EUR .....,- slovy:  ...... (dále jen „zaručená částka”)
a zavazujeme se Vám vyplatit bez odkladu, bez námitek a bez prověřování oprávněnosti Vaší výzvy jakoukoli částku nebo částky, až do celkové výše námi zaručené částky, a to po obdržení Vaší výzvy, která bude v souladu se všemi podmínkami této Bankovní záruky a bude obsahovat i Vaše písemné prohlášení, že ............ neuhradila řádně a včas své závazky vzniklé jí z Nájemní smlouvy na prostory a/nebo Nájemní smlouvy na parkovací místa a/nebo v souvislosti s Nájemní smlouvou na prostory a/nebo Nájemní smlouvou na parkovací místa ve výši částky požadované k výplatě podle této Bankovní záruky (dále jen „Výzva”).  Výzva musí obsahovat datum vystavení a číslo této Bankovní záruky, požadovanou částku k proplacení, název banky a číslo bankovního účtu, na který máme platbu poukázat.

Vaše písemná výzva nám musí být doručena nejpozději k níže uvedenému datu platnosti této Bankovní záruky.
Jakýkoli požadavek na splnění závazku z této Bankovní záruky bude splněn bez námitek, bez ohledu na právní stav ke dni vzniku požadavku na plnění (likvidace, insolvence, konkurs), bez ohledu na případné Vaše výzvy zasílané ......................, bez ohledu na případné právní spory nebo soudní řízení nebo jakékoliv jiné okolnosti, které by mohly splnění takového závazku ovlivnit, a bez ohledu na případné doplňky nebo změny Nájemní smlouvy na prostory a/nebo Nájemní smlouvy na parkovací místa provedené v průběhu doby nájmu.
Jakákoli platba vyplývající z této Bankovní záruky bude provedena tak, že Pronajímateli poukážeme na bankovní účet uvedený ve Výzvě částku požadovanou ve Výzvě bez odečtení jakýchkoli případných provizí, srážek, daní nebo jiných poplatků, které by se v budoucnu mohly vyskytnout.  Výše naší Bankovní záruky se sníží o každou námi provedenou částečnou platbu z této Bankovní záruky ve prospěch Věřitele.  Vyplacením celé výše námi zaručené částky ve prospěch Věřitele tato Bankovní záruka zanikne.
Tato naše Bankovní záruka je platná do ............. včetně. Její platnost automaticky a zcela skončí, pokud do tohoto data neobdržíme Vaši písemnou Výzvu, nezávisle na tom, bude-li nám tato záruční listina vrácena či nikoli.
Platnost této naší Bankovní záruky rovněž skončí před výše uvedeným datem její platnosti po obdržení originálu této Bankovní záruky nebo Vašeho prohlášení, že netrváte na další platnosti této Bankovní záruky (dále jen „Prohlášení”).
Každá Vaše Výzva a Prohlášení musí obsahovat podpis statutárního orgánu Věřitele nebo jím zmocněné osoby, který musí být úředně ověřen a předložen společně s dokumenty prokazujícími, že podpis je právoplatně závazný pro Vaši společnost (originálem nebo ověřenou kopií výpisu z obchodního rejstříku, příp. plnou mocí).
Pro vznesení jakýchkoli případných platebních nároků z této Bankovní záruky je třeba, aby Bankovní záruka byla písemně uplatněna u .............., pokud existuje, jinak u kterékoliv pobočky ....................
Tato Bankovní záruka (včetně práva na uplatnění Bankovní záruky) je převoditelná na případného právního nástupce Věřitele jako pronajímatele podle Nájemní smlouvy na prostory a/nebo Nájemní smlouvy na parkovací místa, a to na základě písemného oznámení naší bance podepsaného za Vaši společnost a též za takového právního nástupce, předloženého společně s dokumenty prokazujícími, že podpisy jsou právoplatně závazné pro Vaši společnost a příslušného výše uvedeného právního nástupce (originálem nebo ověřenou kopií výpisu z obchodního rejstříku, příp. plnou mocí ověřenou notářem).  Tuto Bankovní záruku (včetně práva na uplatnění Bankovní záruky) je dále možné postoupit nebo zastavit ve prospěch financující banky Věřitele.
Tato Bankovní záruka se řídí právem České republiky, zejména ustanovením § 2029 a násl. občanského zákoníku.

V ............... dne .............

PŘÍLOHA 8
SEZNAM ZÁRUČNÍCH LHŮT
Seznam záručních lhůt
Záruční lhůty počaly běžet dne 15.10.2008 a činí deset (10) let a vztahují se k následujícím částem Budovy:
•střešní plášť včetně klempířských prací, veškerých spár, provedení atd;
•izolace proti vodě včetně utěsnění veškerých spár, provedení atd; a
•nepropustnost fasády.

PŘÍLOHA 9
PLÁN PROSTOR A SPECIFIKACE DOKONČOVACÍCH PRÁCÍ NÁJEMCE

PŘÍLOHA 10
PLÁN PROSTOR

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