Document:

Lease Agreement

 Exhibit 10.8 
 6901 RIVERPORT DRIVE 
 LOUISVILLE, KENTUCKY 

LEASE 

REFERENCE PAGE 
  

			
	LANDLORD:	 	Riverport Group, LLC
		
	LANDLORD’S ADDRESS:	 	 1625 S.E. 17th Street
 Fort
Lauderdale, Florida 33316

		
	TENANT:	 	 Cafepress.com, Inc.,
 a
Delaware corporation

		
	TENANTS ADDRESS:	 	 1515 Aurora Drive
 San
Leandro, California 94557
 Attention: Abdul Popal
 Telephone: (510) 877-1540
 Facsimile: (510) 372-0144

		
	LEASE REFERENCE DATE:	 	May 3, 2005
		
	BUILDING:	 	 6901 Riverport Drive, Louisville, Kentucky, consisting of approximately 322,065 square feet of rentable area, and the land upon which it is
located

		
	PREMISES:	 	 approximately 126,352 square feet of rentable area in the Building (Exhibit “A” for outline of Premises, attached hereto and incorporated
herein by reference)

		
	USE:	 	For printing, production, warehouse and office use
		
	SCHEDULED COMMENCEMENT DATE:	 	June 1, 2005
		
	TERMINATION DATE:	 	July 31, 2017
		
	TERM OF LEASE:	 	 Twelve (12) years and two (2) months beginning on the Commencement Date and ending on the Termination Date (unless sooner terminated pursuant to this
Lease)

		
	 INITIAL ANNUAL RENT BEGINNING AUGUST 1, 2005 (Article 4):
	 	$220,500.00 (70,000 X3.15)
		
	 INITIAL MONTHLY INSTALLMENT OF ANNUAL RENT BEGINNING AUGUST 1, 2005 (Article 4):
	 	$18,375.00*
		
	 INITIAL ESTIMATED MONTHLY INSTALLMENT OF TAXES AND OPERATING EXPENSES
	 	$5,900.00 (126,354 X $0.56 / 12)

  
 - 1 -

			
		
	TENANTS PROPORTIONATE SHARE:	 	 39.23% (126,352 / 322,065)

		
	REAL ESTATE BROKER DUE COMMISSION:	 	 Commercial Kentucky, Inc.

		
	SECURITY DEPOSIT:	 	 $36,750.00

		
	PAYMENT DUE UPON EXECUTION:	 	 Security Deposit ($36,750.00) plus first month’s rent ($20,10833) plus two month’s CAM ($11,800) = $68,658.33.

The Reference Page information is incorporated into and made part of the Lease. In the event of any conflict between any
Reference Page information and this Lease, this Lease shall control. The Lease includes Exhibit “A”, Exhibit “B”, Exhibit “P” and Exhibit “W”, which are made a part hereof.

  

	*	See Article 4.3 for Rent Credit applicable in months 1 - 50. 

  

											
		 		 	LANDLORD:
			
		 		 	RIVERPORT GROUP, LLC,
				
	Dated:	 	May /4/, 2005	 	By:	 	 /s/ Theodore M. Moses

		 		 		 	THEODORE M. MOSES
	Address:	 	1625 S. E. 1Street	 		 	Its: Manager
		 	Fort Lauderdale, Illinois 33316	 		 		 		 	
	Telephone:	 	(954) 765-1006	 		 		 		 	
	Facsimile:	 	(954) 767-8033	 		 		 		 	
			
		 		 	TENANT:
				
		 		 	CAFE’PRESS.COM	 	
		 		 	a Delaware corporation
				
	Dated:	 	May /3/, 2005	 	By:	 	 /s/ Abdul Popal

		 		 		 	Name:	 	ABDUL POPAL
		 		 		 		 	  Its:	 	 /VP & Secretary/

	Address:	 	1515 Aurora Drive	 		 		 		 	
		 	San Leandro, California 9455777	 		 		 		 	
	Attention:	 	Abdul Popal	 		 		 		 	
	Telephone:	 	(510) 877-1540	 		 		 		 	
	Facsimile:	 	(510) 372-0144	 		 		 		 	

 690 RIVERPORT DRIVE 

LOUISVILLE, KENTUCKY 
 LEASE 
  

	1.	LEASE. 

 Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the Premises as set forth and described on the Reference Page on the terms and conditions set forth herein. The Reference Page,
including all terms defined thereon, is incorporated as part of this Lease. Landlord grants to Tenant a non-exclusive license to use in common with other tenants, if any, in the Building, the common areas of the Building including the parking areas
subject to the rules and regulations referred to in Article 39 below. Except as otherwise provided in this Lease, Landlord shall have the exclusive right to use all or any portion of the roof of the Building for any purpose and Tenant shall not have
access to the roof without the prior written consent of Landlord. 
  

	2.	USE AND RESTRICTIONS ON USE. 

 The Premises are to be used solely for the purposes stated on the Reference Page (the “Permitted Use”). Tenant shall not do or permit anything to be done in or about the Premises which will in
any way obstruct or interfere with the rights of other tenants or occupants of the Building or injure, annoy, or disturb them or allow the Premises to be used for any unlawful purpose. Tenant’s use and occupancy of the Premises shall be subject
to the terms and conditions of the Declaration of Restrictions dated July 15, 1982 and recorded in Deed Book 5299, Page 194 in the Office of the Clerk of Jefferson County, Kentucky, as amended (the “Declaration”), and Tenant shall
comply with all terms and conditions of the Declaration applicable to Tenant’s use and occupancy of the Premises. Tenant shall not do, permit or suffer in, on, or about the Premises the sale of any alcoholic liquor without the written consent
of Landlord first obtained, or the commission of any waste. Tenant shall comply with all governmental laws, ordinances and regulations applicable to the use of the Premises and its occupancy and shall promptly comply with all governmental orders and
directions for the correction, prevention and abatement of any violations in or upon, or in connection with, the Premises, all at Tenant’s sole expense. Tenant shall not do or permit anything to be done on or about the Premises or bring or keep
anything into the Premises which will in any way increase the rate of, invalidate or prevent the procuring of any insurance protecting against loss or damage to the Building or any of its contents by fire or other casualty or against liability for
damage to property or injury to persons in or about the Building or any part thereof. Except that the existing restrooms are not ADA compliant, Landlord warrants and represents that to the best of Landlord’s knowledge, as of the date of this
Lease, the Building and the Premises are in compliance with all applicable laws, codes, resolutions and regulations including but not limited to all applicable zoning and buildings codes. 

2.1 Tenant shall not, and shall not direct, suffer or permit any of its agents, contractors, employees, licensees
or invitees to at any time handle, use, manufacture, store or dispose of in or about the Premises or the Building any flammables, explosives, radioactive materials, hazardous wastes or materials, toxic wastes or materials, or other similar
substances, petroleum products or derivatives or any substance (collectively “Hazardous Materials”) subject to regulation by or under any federal, state and local laws and ordinances relating to the protection of the environment or the
keeping, use or disposition of environmentally hazardous materials, substances, or wastes, presently in effect or hereafter adopted, all amendments to any of them, and all rules and regulations issued pursuant to any of such laws or ordinances
(collectively “Environmental Laws”), nor shall Tenant suffer or permit any Hazardous Materials to be used in any manner not fully in compliance with all Environmental Laws, in the Premises or the Building and appurtenant land or allow the
Premises to become contaminated with any Hazardous Materials. Notwithstanding the foregoing, Tenant may handle, store, use or dispose of products containing small quantities of Hazardous Materials (such as aerosol cans containing insecticides, toner
for copiers, paints, paint remover and the like) to the extent customary and necessary for the use of the Premises for the 

 
Permitted Use; provided that Tenant shall always handle, store, use, and dispose of any such Hazardous Materials in a safe and lawful manner and never allow such Hazardous Materials to
contaminate the Premises, Building and appurtenant land. Tenant shall protect, defend, indemnify and hold each and all of the Landlord Entities (as defined in Article 29) harmless from and against any and all loss, claims, liability or costs
(including court costs and attorney’s fees) (collectively, “Claims”) incurred by reason of any actual or asserted failure of Tenant to fully comply with all applicable Environmental Laws, or the presence, handling, use or disposition
in or from the Premises of any Hazardous Materials (even though permissible under all applicable Environmental Laws or the provisions of this Lease), or by reason of any actual or asserted failure of Tenant to keep, observe, or perform any provision
of this Section 2.1. Landlord represents and warrants that, to the best of its knowledge, as of the date of this Lease, the Building and the Premises are in compliance with all Environmental Laws and that, to the best of Landlord’s
knowledge, there are no Hazardous Materials in, on or under the Building or the Premises except as permitted under any other tenant’s lease and except for small quantities used for cleaning purposes. Landlord shall protect, defend, indemnify
and hold each and all of the Tenant Entities (as defined in Section 11.2) harmless from and against any and all Claims incurred by reason of Landlord’s breach of the foregoing representation and warranty. 

 

	3.	TERM. 

 3.1 The Term of this Lease shall begin on the date (“Commencement Date”) which shall be the later of the Scheduled Commencement Date as shown on the Reference Page and the date that
Landlord shall tender possession of the Premises to Tenant. Landlord shall tender possession of the Premises with all the work, if any, to be performed by Landlord pursuant to Exhibit “B” to this Lease substantially completed. Tenant shall
deliver a punch list of items not completed within thirty (30) days after Landlord tenders possession of the Premises and Landlord agrees to proceed with due diligence to perform its obligations regarding such items. Landlord and Tenant shall
execute a memorandum or letter agreement setting forth the actual Commencement Date and Termination Date. 

3.1.1 Tenant agrees that in the event of the inability of Landlord to deliver possession of the Premises on the
Scheduled Commencement Date, Landlord shall not be liable for any damage resulting from such inability, but Tenant shall not be liable for any rent until the time when Landlord can, after notice to Tenant, deliver possession of the Premises to
Tenant. No such failure to give possession on the Scheduled Commencement Date shall affect the other obligations of Tenant under this Lease, except that if Landlord is unable to deliver possession of the Premises within thirty (30) days of the
Scheduled Commencement Date (other than as a result of strikes, shortages of materials or similar matters beyond the reasonable control of Landlord or the completion of the work described in Paragraph 3.1.3, and Tenant is notified by Landlord in
writing as to such delay), Tenant shall have the option to terminate this Lease in Tenant’s sole and absolute discretion by providing written notice of such termination to Landlord at any time prior to the date on which Landlord delivers
possession of the Premises to Tenant, unless said delay is primarily as a result of (a) Tenant’s failure to agree to plans and specifications; (b) Tenant’s request for materials, finishes or installations other than
Landlord’s standard except those, if any, that Landlord shall have expressly agreed to furnish without extension of time agreed by Landlord; (c) Tenant’s change in any plans or specifications; or, (d) performance or completion by
a party employed by Tenant. If any delay is the result of any of the foregoing, the Commencement Date and the payment of rent under this Lease shall be accelerated by the number of days of such delay. 

3.1.2 From and after the date of execution of this Lease, Tenant shall be allowed to enter upon the Premises, upon notice to
Landlord and at Tenant’s sole risk and peril, for the purpose of measuring, conducting architectural and other construction studies, and otherwise readying the Premises for occupation. Tenant hereby agrees to indemnify, defend and hold Landlord
and its agents, members, shareholders, officers, directors and other principals, harmless from any liability or damage they may incur or suffer as a result of the activities of Tenant under this paragraph. 

 3.1.3 Tenant acknowledges that immediately after the execution of
this Lease, Landlord will at Landlord’s sole cost and expense, mobilize reasonable efforts to rearrange the lighting circuitry, make necessary adjustments in respect to heating and air issues, clear the Premises and build and install a demising
wall to define the Premises. Tenant agrees to cooperate with Landlord’s efforts to complete this work in an expeditious manner, but acknowledges that all such work may not be complete by the Commencement Date. 

3.2 In the event Landlord shall permit Tenant to occupy the Premises prior to the Commencement Date, such occupancy
shall be subject to all the provisions of this Lease. Said early possession shall not advance the Termination Date. 
  

	4.	RENT. 

 4.1 Monthly Installment of Rent. Tenant agrees to pay to Landlord the Annual Rent in effect from time to time by paying the Monthly Installment of Rent then in effect on or before the
first day of each full calendar month during the Term. The Monthly Installment of Rent in effect at any time shall be one-twelfth (1/12) of the Annual Rent in effect at such time. Rent for any period during the Term which is less than a full
month shall be a prorated portion of the Monthly Installment of Rent based upon a thirty (30) day month. Said rent shall be paid to Landlord, without deduction or offset and without notice or demand, at the Landlord’s address, as set forth
on the Reference Page, or to such other person or at such other place as Landlord may from time to time designate in writing. 
 4.2 Late Charge. Tenant recognizes that late payment of any rent or other sum due under this Lease will result in administrative expense to Landlord, the extent of which additional
expense is extremely difficult and economically impractical to ascertain. Tenant therefore agrees that if rent or any other sum is not paid when due and payable pursuant to this Lease, a late charge shall be imposed after the fifth (5th) day
that such installment was due in an amount equal to the greater of (a) Fifty Dollars ($50.00), or (b) a sum equal to five (5%) percent per month of the unpaid rent or other payment. The amount of the late charge to be paid by Tenant
shall be reassessed and added to Tenant’s obligation for each successive monthly period until paid. The provisions of this Section 4.2 in no way relieve Tenant of the obligation to pay rent or other payments on or before the date on which
they are due, nor do the terms of this Section 4.2 in any way affect Landlord’s remedies pursuant to Article 19 in the event said rent or other payment is unpaid after date due. 

4.3 Rent Credit. Tenant shall enjoy a rent credit in the full amount of the Monthly Installment of
Rent for the first two (2) months of the Lease Term (June, 2005 and July, 2005). For each of the next forty-eight (48) months, (from August, 2005 to and including July, 2009), Tenant shall enjoy a credit against the Monthly Installment of
Rent in the amount of Four Thousand One Hundred Sixty-Six and 67/100 Dollars ($4,166.67). 

 4.4 Rent Schedule. The Monthly Installment of Rent shall be as follows:

  

																	
	 MONTH
	  	MONTHLY
INSTALLMENT
OF RENT	 	  	ESTIMATED
ADDITIONAL
RENT	 	  	CREDIT	 	 	NET
AMOUNT
DUE	 
					
	 1-2
	  	$	0.00	  	  	$	5,900.00	  	  	 
 	FULL BASE
RENT	  
  	 	$	 5,900.00	  
	 3-14
	  	$	18,375.00	  	  	$	5,900.00	  	  	($	 4,166.67	) 	 	$	20,108.33	  
	 15-26
	  	$	23,625.00	  	  	$	5,900.00	  	  	($	 4,166.67	) 	 	$	25,358.33	  
	 27-50
	  	$	33,167.40	  	  	$	5,900.00	  	  	($	 4,166.67	) 	 	$	34,900.73	  
	 51-62
	  	$	33,167.40	  	  	$	5,900.00	  	  	$	 0.00	  	 	$	39,067.40	  
	 63-122
	  	$	36,852.67	  	  	$	5,900.00	  	  	$	 0.00	  	 	$	42,752.67	  
	 123-146
	  	$	43,696.73	  	  	$	5,900.00	  	  	$	 0.00	  	 	$	49,596.73	  

  

	5.	ADDITIONAL RENT: OPERATING EXPENSES AND TAXES. 

 5.1 Tenant shall pay as additional rent for each Lease Year Tenant’s Proportionate Share of Operating Expenses incurred for such Lease Year. “Lease Year” shall mean each calendar
year falling partly or wholly within the Term of this Lease. “Operating Expenses” shall mean all direct costs of operation, maintenance, repair and management of the Building as determined in accordance with generally accepted accounting
principles, including the following costs by way of illustration, but not limitation: water and sewer charges; insurance charges of or relating to all insurance policies and endorsements deemed by Landlord to be reasonably necessary or desirable and
relating in any manner to the protection, preservation or operation of the Building or any part thereof, utility costs, including, but not limited to, the cost of heat, light, power, steam, gas and waste disposal; the cost of janitorial services;
snow removal; the cost of security and alarm services (including any central station signaling system); window cleaning costs; labor costs; costs and expenses of managing the Building, including management fees; air conditioning maintenance costs;
elevator maintenance fees and supplies; material costs; equipment costs, including the cost of maintenance, repair and service agreements and equipment rental and leasing costs; purchase costs of equipment other than capital items; current rental
and leasing costs of items which would be amortizable capital items at purchase; tool costs; license, permits and inspection fees; wages and salaries; employee benefits and payroll taxes; accounting and legal fees; any sales, use or service taxes
incurred in connection therewith. Operating Expenses shall not include depreciation or amortization of the Building or equipment in the Building except as provided herein, loan principal payments, costs of alterations of tenants’ premises,
leasing commissions, interest expenses on long-term borrowings, advertising costs, management salaries for executive personnel other than personnel located at the Building or any of the items described below. In addition, Landlord shall be entitled
to amortize and include as Operating Expenses an allocable portion of the cost of (i) capital improvement items which are reasonably calculated to reduce Operating Expenses, (ii) fire sprinklers and suppression systems and other life
safety systems and (iii) other capital expenses which are required under any governmental laws, regulations or ordinances which were not applicable to the Building at the time it was constructed. All such costs shall be amortized over the
reasonable life of such improvements in accordance with such reasonable amortization schedules as shall be determined by Landlord in accordance with generally accepted accounting principles with interest on the unamortized amount at the prime
lending rate announced from time to time in The Wall Street Journal. 

 Notwithstanding the foregoing or anything herein to the
contrary, Operating Expenses shall not include: (i) utility costs incurred and paid for by other tenants; (ii) the cost of any repair or replacement that would constitute a capital expense under GAAP (other than as expressly above);
(iii) the cost of any item otherwise includable in Operating Expenses to the extent that such cost is paid or reimbursed by insurance, a condemning authority, a tenant (other than as a reimbursement of Operating Expenses) or any other third
party not affiliated with Landlord, but until and unless Landlord is actually reimbursed the cost of such item may be included in the Operating Expenses for the year in which it is incurred and the reimbursed amount shall then be deducted from
Operating Expenses for the year in which reimbursement is actually received; (iv) the costs of administration and management of the entity which constitutes Landlord (as distinguished from costs of administering and managing the Building);
(v) any costs directly and primarily caused by the gross negligence or willful misconduct of Landlord, its employees or agents; (vi) bad debt losses (including losses of rent and reserves for bad debts or rent loss); (vii) the costs
of extraordinary services to other tenants which are not generally provided to tenants of the Building and costs of services or other benefits which are not made available to Tenant or for which Tenant is otherwise charged directly; (viii) any
costs otherwise includable in Operating Expenses but which were incurred more than two years before the year in which Landlord proposes to include them in Operating Expenses; (ix) any payments to an affiliate of Landlord for services to the
Building to the extent such payments exceed the generally prevailing rate or price for comparable services charged by reputable and qualified unaffiliated vendors in the same market as the Building; (x) Taxes; (xi) Landlord’s own
occupancy costs in the Building; and (xii) the costs attributable to Landlord’s personal property. Operating Expenses shall be reduced by the applicable amounts of all cash discounts, trade discounts or quantity discounts actually received
by Landlord. No item shall be counted more than once in the calculation of Operating Expenses. 
 5.2
Tenant shall pay as additional rent Tenant’s Proportionate Share of all Taxes incurred on the Building during the Term. Taxes shall be defined as real estate taxes and any other taxes, charges and assessments which are levied with respect to
the Building or the land appurtenant to the Building, or with respect to any improvements, fixtures and equipment or other property of Landlord, real or personal, located in the Building and used in connection with the operation of the Building and
said land, and any payments to .any ground lessor in reimbursement of tax payments made by such lessor; and all fees, expenses and costs incurred by Landlord in investigating, protesting, contesting or in any way seeking to reduce or avoid increase
in any assessments, levies or the tax rate pertaining to any Taxes to be paid by Landlord in any Lease Year provided Landlord has a good faith belief that Taxes for such Lease Year are at such a level that challenge is appropriate. Taxes shall not
include any corporate franchise, or estate, inheritance or net income tax, or tax imposed upon any transfer by Landlord of its interest in this Lease or the Building. 

5.3 Prior to the actual determination thereof, Landlord shall estimate Tenant’s liability for Operating
Expenses and Taxes under Section 5.1, Section 5.2, Article 7 and Article 28 for the Lease Year or portion thereof. Landlord will give Tenant written notification of the amount of such estimate and Tenant agrees that it will pay, by
increase of its Monthly Installments of Rent due in such Lease Year, additional rent in the amount of one-twelfth (1112) of such estimate. Any such increased rate of Monthly Installments of Rent pursuant to this Section 5.3 shall remain in
effect until further written notification to Tenant pursuant hereto. 
 5.4 Once the actual determination
of Tenant’s liability for Operating Expenses and Taxes for any Lease Year is known, Landlord shall immediately provide such information to Tenant and: 
 5.4.1 If the total additional rent Tenant actually paid pursuant to Section 52 is more than Tenant’s liability for Operating Expenses and Taxes, then Landlord shall credit the difference
against the next due payments to be made by Tenant under this Article 5 or, at Landlord’s election, refund such amount directly to Tenant. 
 5.4.2 If the total additional rent Tenant actually paid pursuant to Section 5.2 is less than Tenant’s liability for Operating Expenses and Taxes, then Tenant shall provide the amount of
such difference to Landlord within thirty (30) days of Landlord’s written request therefor. 

 5.5 If the Commencement Date is other than January 1 or if the
Termination Date is other than December 31, Tenant’s liability for Operating Expenses and Taxes for the year in which said Date occurs shall be prorated based upon a three hundred sixty-five (365) day year. 

5.6 Even though the Term has expired and Tenant has vacated the Premises, when the final determination is made of
Tenant’s liability for Operating Expenses and Taxes for the year in which the Lease terminated, Tenant shall pay any difference due over the estimated Operating Expenses and Taxes paid; and conversely any overpayment, less any amounts due
Landlord under this Lease, shall be rebated to Tenant. 
 5.7 Tenant’s Proportionate Share is
calculated by dividing the rentable area of the Premises (126,352) by the total rentable area of the Building (322,065). Tenant’s Proportionate Share is 39.23%. 

 

	6.	 SECURITY DEPOSIT., 

 Tenant shall deposit the Security Deposit with Landlord upon the execution of this Lease. Said sum shall be held by Landlord as security for the faithful performance by Tenant of all the terms, covenants
and conditions of this Lease to be kept and performed by Tenant and not as an advance rental deposit or as a measure of Landlord’s damage in case of Tenant’s default. If Tenant defaults with respect to any provision of this Lease, Landlord
may use any part of the Security Deposit for the payment of any rent or any other sum in default, or for the payment of any amount which Landlord may spend or become obligated to spend by reason of Tenant’s default, or to compensate Landlord
for any other loss or damage which Landlord may suffer by reason of Tenant’s default. If any portion is so used, Tenant shall within five (5) days after written demand therefor, deposit with Landlord an amount sufficient to restore the
Security Deposit to its original amount and Tenant’s failure to do so shall be a material breach of this Lease. Except to such extent, if any, as shall be required by law, Landlord shall not be required to keep the Security Deposit separate
from its general funds, and Tenant shall not be entitled to interest on such deposit. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, the Security Deposit or any balance thereof shall be returned to
Tenant at such time after termination of this Lease when Landlord shall have determined that all of Tenant’s obligations under this Lease have been fulfilled, but in no event later than ninety (90) days following the last day of the Term.

  

	7.	 ALTERATIONS. 

 7.1 Except for those, if any, specifically provided for in Exhibit “W” to this Lease, Tenant shall not make or suffer to be made any alterations, additions, or improvements,
including, but not limited to, the attachment of any fixtures or equipment in, on, or to the Premises or any part thereof or the making of any improvements as required by Article 7, without the prior written consent of Landlord, which shall not be
unreasonably withheld, conditioned or delayed. When applying for such consent, Tenant shall, if requested by Landlord, furnish complete plans and specifications for such alterations, additions and improvements. 

7.2 In the event Landlord consents to the making of any such alteration, addition or improvement by Tenant, the
same shall be made using Landlord’s contractor (unless Landlord agrees otherwise) at Tenant’s sole cost and expense. If Tenant shall employ any contractor other than Landlord’s contractor and such other contractor or any subcontractor
of such other contractor shall employ any non-union labor or supplier, Tenant shall be responsible for and hold Landlord harmless from any and all delays, damages and extra costs suffered by Landlord as a result of any dispute with any labor unions
concerning the wage, hours, terms or conditions of the employment of any such labor. In any event Landlord may charge Tenant a reasonable charge to cover its overhead as it relates to such proposed work. 

7.3 All alterations, additions or improvements proposed by Tenant shall be constructed in accordance with all
government laws, ordinances, rules and regulations and Tenant shall, prior to construction, provide the additional insurance required under Article 12 in such case, and also all such assurances to Landlord, including but not limited to, waivers of
lien, surety company performance bonds and personal guaranties of individuals of substance as Landlord shall require to assure payment of the costs thereof and to protect 

 
Landlord and the Building and appurtenant land against any loss from any mechanic’s, materialmen’s or other liens. 

7.4 All alterations, additions, and improvements in, on, or to the Premises made or installed by Tenant, including
carpeting, shall be and remain the property of Tenant during the Term but, excepting furniture, furnishings, movable partitions of less than full height from floor to ceiling and other trade fixtures, shall become a part of the Premises and belong
to Landlord without compensation to Tenant upon the expiration or sooner termination of the Term, at which time title shall pass to Landlord under this Lease as by a bill of sale, unless Landlord elects otherwise no later than ninety (90) days
prior to the end of the Term. Upon such timely election by Landlord, Tenant shall upon demand by Landlord, at Tenant’s sole cost and expense, forthwith and with all due diligence remove any such alterations, additions or improvements which are
designated by Landlord to be removed, and Tenant shall forthwith and with all due diligence, at its sole cost and expense, repair and restore the Premises to their original condition, reasonable wear and tear and damage by fire or other casualty
excepted. 
 7.5 Tenant shall pay in addition to any sums due pursuant to Article 5, any increase in real
estate taxes primarily attributable to any such alteration, addition or improvement for so long, during the Term, as such increase is ascertainable; at Landlord’s election and written notice thereof to Tenant, said sums shall be paid in the
same way as sums due under Article 5. 
  

	8.	MAINTENANCE AND REPAIR. 

 8.1 Landlord shall be responsible for all maintenance of the common areas of Building and structural portions of the Premises reasonably necessary to ensure that Tenant is able to use the Premises
for the Permitted Use, including but not limited to maintenance of the complete roofing system (including repair of leaks) Building structure, including, but not limited to, extension walls, load-bearing columns, foundation and floor slab, common
areas of the Building, parking lot and truck court areas, the electrical service up to electrical panels and water, gas and sewer lines up to the Building and the telephone lines up to connection in the telephone room. HVAC maintenance and repairs
shall be the responsibility of Tenant for the entire Term. Landlord shall have no other obligation to alter, remodel, improve, repair, decorate or paint the Premises, except as specified in Exhibit “B” if attached to this Lease. By taking
possession of the Premises, Tenant accepts them as being in good order, condition and repair. It is hereby understood and agreed that no representations respecting the condition of the Premises or the Building have been made by Landlord to Tenant,
except as specifically set forth in this Lease. Landlord shall not be liable for any failure to make any repairs or to perform any maintenance unless such failure shall persist for an unreasonable time after written notice of the need of such
repairs or maintenance is given to Landlord by Tenant but in no event longer than thirty (30) days after such date, unless such delay is due to an act of God or other event or circumstance that could not be reasonably anticipated by Landlord
and is not the result of Landlord’s gross negligence, willful misconduct, or action or inaction, in which event, Landlord shall commence such repairs or maintenance as soon as reasonably possible and diligently prosecute the same until
completion. 
 8.2 Tenant shall at its own cost and expense keep and maintain all non-structural parts of
the Premises in good condition, promptly making all necessary maintenance, repairs and replacements, whether structural or non-structural, ordinary or extraordinary, with materials and workmanship of the same character, kind and quality as the
original (including, but not limited to, repair and replacement of all fixtures installed by Tenant, water heaters serving the Premises, windows, glass and plate glass, doors, exterior stairs, skylights, any special office entries, interior walls
and finish work, floors and floor coverings, heating and air conditioning systems, electrical systems and fixtures, sprinkler systems, dock boards, truck doors, dock bumpers, parking lots, driveways, landscaping, rail tracks serving the Premises,
plumbing work and fixtures, and performance of regular removal of trash and debris). Tenant as part of its obligations hereunder shall keep the Premises in a clean and sanitary condition. Tenant will, as far as possible keep all such parts of the
Premises from deterioration, excepting ordinary wear and tear, and upon termination of this Lease in any way Tenant will yield up the Premises to Landlord in good condition and repair, toss by fine or other casualty excepted (but not excepting any
damage to glass). 

 8.3 Except as provided in Article 22, there shall be no abatement of
rent and no liability of Landlord by reason of any injury to or interference with Tenant’s business arising from the making of any repairs, alterations or improvements in or to any portion of the Building or the Premises or to fixtures,
appurtenances and equipment in the Building. 
  

	9.	LIENS. 

 Tenant shall keep the Premises, the Building and appurtenant land and Tenant’s leasehold interest in the Premises free from any liens arising out of any services, work or materials performed,
furnished, or contracted for by Tenant, or obligations incurred by Tenant. In the event that Tenant shall not, within ten (10) days following the imposition of any such lien, either cause the same to be released of record or provide Landlord
with a bond or insurance against the same issued by a major title insurance company or such other protection against the same as Landlord shall accept, Landlord shall have the right to cause the same to be released by such means as it shall deem
proper, including payment of the claim giving rise to such lien. All such sums paid by Landlord and all expenses incurred by it in connection therewith, including attorneys’ fees and court costs, shall be considered additional rent and shall be
payable to it by Tenant on demand. Landlord shall have the right at all times to post and keep posted on the Premises any notices permitted or required by law, or that Landlord shall deem proper, for the protection of Landlord, the Premises, the
Building, and any other party having an interest therein, from mechanics’ and materialmen’s liens, and Tenant shall give to Landlord at least five business days’ prior notice of commencement of any construction on the Premises.

  

	10.	ASSIGNMENT AND SUBLETTING. 

 10.1 Except for a Sale/Merger Transaction, as defined in Section 10.7, where no consent shall be required, Tenant shall not have the right to assign or pledge this Lease or to sublet the whole
or any part of the Premises whether voluntarily or by operation of law, or permit the use or occupancy of the Premises by anyone other than Tenant, and shall not make, suffer or permit such assignment, subleasing or occupancy without the prior
written consent of Landlord, which consent shall not be unreasonably withheld, and said restrictions shall be binding upon any and all assignees of the Lease and subtenants of the Premises. In the event Tenant desires to sublet, or permit such
occupancy of, the Premises, or any portion thereof, or assign this Lease, Tenant shall give written notice thereof to Landlord at least sixty (60) days but no more than one hundred twenty (120) days prior to the proposed commencement, date
of such subletting or assignment, which notice shall set forth the name of the proposed subtenant or assignee, the relevant terms of any sublease or assignment and copies of financial reports and other relevant financial reports and other relevant
financial information of the proposed subtenant or assignee. 
 10.2 Notwithstanding any assignment or
subletting; permitted or otherwise and unless Landlord shall agree in writing to the contrary, Tenant shall at all times remain directly, primarily and fully responsible and liable for the payment of the rent specified in this Lease and for
compliance with all of its other obligations under the terms, provisions and covenants of this Lease. Upon the occurrence of an Event of Default, if the Premises or any part of them are then assigned or sublet, Landlord, in addition to any other
remedies provided in this Lease or provided by law, may, at its option, collect directly from such assignee or subtenant all rents due and becoming due to Tenant under such sublease and apply such rent against any sums due to Landlord from Tenant
under this Lease, and no such collection shall be construed to constitute a novation or release of Tenant from the further performance of Tenant’s obligations under this Lease. 

10.3 In addition to Landlord’s right to approve of any subtenant or assignee, Landlord shall have the option,
in its sole discretion, in the event of any proposed subletting or assignment, to terminate this Lease, or in the case of a proposed subletting of less than the entire Premises, to recapture the portion of the Premises to be sublet, as of the date
the subletting or assignment is to be effective except that no right of recapture shall be available to Landlord in the event of a Sale/Merger Transaction, as defined in Section 10.7. The option shall be exercised, if at all, by Landlord giving
Tenant written notice given by Landlord to Tenant within thirty (30) days following Landlord’s receipt of Tenant’s written notice as required above. If this Lease shall be terminated with respect to the entire Premises pursuant to
this Section, the Term of this Lease shall end on the date stated in Tenant’s notice as the effective date of the sublease or assignment as if 

 
that date had been originally fixed in this Lease for the expiration of the Term. If Landlord recaptures under this Section only a portion of the Premises, the rent to be paid from time to time
during the unexpired Term shall abate proportionately based on the proportion by which the approximate square footage of the remaining portion of the Premises shall be less than that of the Premises as of the date immediately prior to such
recapture. Tenant shall, at Tenant’s own cost and expense, discharge in full any outstanding commission obligation on the part of Landlord with respect to this Lease, and any commissions which may be due and owing as a result of any proposed
assignment or subletting, whether or not the Premises are recaptured pursuant to this Section 103 and rented by Landlord to the proposed tenant or any other tenant. 

10.4 In the event that Tenant sells, sublets, assigns or transfers this Lease, Tenant shall pay to Landlord as
additional rent an amount equal to one hundred (100%) percent of any Increased Rent (as defined below) when and as such Increased Rent is received by Tenant. As used in this Section, “Increased Rent” shall mean the excess of
(i) all rent and other consideration which Tenant is entitled to receive by reason of any sale, sublease, assignment or other transfer of this Lease, over (ii) the rent otherwise payable by Tenant under this Lease at such time. For
purposes of the foregoing, any consideration received by Tenant in form other than cash shall be valued at its fair market value as determined by Landlord in good faith. 

10.5 Notwithstanding any other provision hereof, Tenant shall have no right to make (and Landlord shall have the
absolute right to refuse consent to) any assignment of this Lease or sublease of any portion of the Premises if at the time of either Tenant’s notice of the proposed assignment or sublease or the proposed commencement date thereof there shall
exist any uncured Event of Default; or if the proposed assignee or sublessee is an entity: (a) with which Landlord is already in negotiation as evidenced by the issuance of a written proposal; (b) is already an occupant of the Building
unless Landlord is unable to provide the amount of space required by such occupant; (c) is a governmental agency; (d) is incompatible with the character of occupancy of the Building; or (e) would subject the Premises to a use which
would: (i) involve increased wear upon the Building (including use of the Building by substantially more persons); (ii) violate any exclusive right granted to another tenant of the Building; (iii) require any addition to or
modification of the Premises or the Building in order to comply with building code or other governmental requirements; or, (iv) involves a violation of Section 2.1. Tenant expressly agrees that Landlord shall have the absolute right to
refuse consent to any such assignment or sublease and that for the purposes of complying with any statutory, common law or contractual requirement, such refusal shall be reasonable. 

10.6 Upon any request to assign or sublet, Tenant will pay to Landlord an assignment/subletting fee of Five Hundred
Dollars ($500.00) plus, on demand, a sum equal to all of Landlord’s costs, including attorney’s fees, incurred in investigating and considering any proposed or purported assignment or pledge of this Lease or sublease of any of the
Premises, regardless of whether Landlord shall consent to, refuse consent, or determine that Landlord’s consent is not required for, such assignment, pledge or sublease. Any purported sale, assignment, mortgage, transfer of this Lease or
subletting which does not comply with the provisions of this Article 10 shall be void. 
 10.7 If Tenant
is a corporation the stock of which is not traded on any national securities exchange, the following shall constitute an assignment of this Lease for all purposes of this Article 10: (a) the merger, consolidation, or reorganization of such
corporation, and/or (b) the sale, issuance or transfer cumulatively or in one transaction of either voting control or fifty (50%) percent or more of the outstanding voting stock of such corporation by Tenant except any such transfer by
inheritance or testamentary disposition and except any such transfer occurring as part of a sale or merger of Tenant’s business where the successor or resulting entity continues to occupy the Premises and is conducting a business that conforms
to the Use provisions on the Reference Page of this Lease (herein a “Sale/Merger Transaction”). If Tenant is a joint venture, partnership, limited partnership, limited liability company or any other entity not specifically mentioned in
this Section, the sale, issuance or transfer cumulatively or in one transaction of either voting control or of a fifty (50%) percent interest or the termination of any such entity shall constitute an assignment except any such transfer by
inheritance or testamentary disposition. 
  

	11.	INDEMNIFICATION. 

 11.1 None of the Landlord Entities shall be liable and Tenant hereby
waives all claims against them for any damage to any property or any injury to any person in or about the Premises by or from any cause whatsoever (including without limiting the foregoing, rain or water leakage of any character from the roof,
windows, walls, basement, pipes, plumbing works or appliances, the Premises not being in good condition or repair, gas, fire, oil, electricity or theft), except to the extent caused by or arising from the gross negligence or willful misconduct of
Landlord or its agents, employees or contractors. Tenant shall protect, indemnify and hold the Landlord Entities harmless from and against any and all Claims incurred by reason of (a) any damage to any property (including but not limited to
property of any Landlord Entity) or any injury (including but not limited to death) to any person occurring in, on or about the Premises to the extent that such injury or damage shall be caused by or arise from any actual or alleged act, neglect,
fault, or omission by or of Tenant, its agents, servants, employees, invitees, or visitors to meet any standards imposed by any duty with respect to the injury or damage; (b) the conduct or management of any work or thing whatsoever done by the
Tenant in or about the Premises or from transactions of the Tenant concerning the Premises; (c) Tenant’s failure to comply with any and all governmental laws, ordinances and regulations applicable to the condition or use of the Premises or
its occupancy; or (d) any breach or default on the part of Tenant in the performance of any covenant or agreement on the part of the Tenant to be performed pursuant to this Lease. The provisions of this Article shall survive the termination of
this Lease with respect to any claims or liability accruing prior to such termination. Notwithstanding anything herein to the contrary, Tenant shall have no obligation to indemnify, defend or hold Landlord harmless with respect to any Claims that
are incurred by reason of the gross negligence or willful misconduct of any of the Landlord Entities. 

11.2 Landlord shall indemnify Tenant, Tenant’s manager and members, and the trustees, boards of directors,
officers, general partners, beneficiaries, stockholders, managers, members, employees and agents of each of them (collectively, the “Tenant Entities”) against any and all Claims arising out of the gross negligence or willful misconduct of
Landlord with respect to the Building or Premises or the exercise of Landlord’s rights or performance of Landlord’s obligations under this Lease. 
  

	12.	INSURANCE. 

 12.1 Tenant shall keep in force throughout the Term: (a) a Commercial General Liability insurance policy or policies to protect the Landlord Entities against any liability to the public or to
any invitee of Tenant or a Landlord Entity incidental to the use of or resulting from any accident occurring in or upon the Premises with a limit of not less than $1,000,000.00 per occurrence and not less than $3,000,000.00 in the annual aggregate,
or such larger amount as Landlord may prudently require from time to time, covering bodily injury and property damage liability and $1,000,000 products/completed operations aggregate; (b) insurance protecting against liability under
Worker’s Compensation Laws with limits at least as required by statute; (c) All Risk or Special Form coverage protecting Tenant against loss of or damage to Tenant’s alterations, additions, improvements, carpeting, floor coverings,
panelings, decorations, fixtures, inventory and other business personal property situated in or about the Premises to the full replacement value of the property so insured; and, (d) Business Interruption Insurance with limit of liability
representing loss of at least approximately twelve (12) months of income and sufficient to continue to pay rent and all other payments to Landlord under this Lease for a period of at least twelve (12) months. 

12.2 Each of the aforesaid policies shall (a) be provided at Tenant’s expense; (b) name the
Landlord, Landlord’s mortgagee and the building management company, if any, as additional insureds; (c) be issued by an insurance company with a minimum Best’s rating of “A:VII” during the Term; and (d) provide that
said insurance shall not be cancelled unless thirty (30) days prior written notice (ten days for non-payment of premium) shall have been given to Landlord; and said policy or policies or certificates thereof shall be delivered to Landlord by
Tenant upon the Commencement Date and at least thirty (30) days prior to each renewal of said insurance. 

12.3 Whenever Tenant shall undertake any alterations, additions or improvements in, to or about the Premises
(“Work”) the aforesaid insurance protection must extend to and include injuries to persons 

 
and damage to property arising in connection with such Work, and such other insurance as Landlord shall require; and the policies of or certificates evidencing such insurance must be delivered to
Landlord prior to the commencement of any such Work. 
  

	13.	WAIVER OF SUBROGATION. 

 So long as their respective insurers so permit, Tenant and Landlord hereby mutually waive their respective rights of recovery against each other for any loss insured by fire, extended coverage, All Risks
or other insurance now or hereafter existing for the benefit of the respective party but only to the extent of the net insurance proceeds payable under such policies. Each party shall obtain any special endorsements required by their insurer to
evidence compliance with the aforementioned waiver. 
  

	14.	SERVICES AND UTILITIES. 

 Tenant shall pay for all water, gas, heat, light, power, telephone, sewer, sprinkler system charges and other utilities and services used on or from the Premises, together with any taxes, penalties, and
surcharges or the like pertaining thereto and any maintenance charges for utilities. Any such charges paid by Landlord and assessed against Tenant shall be immediately payable to Landlord on demand and shall be additional rent hereunder. Landlord
shall in no event be liable for any interruption or failure of utility services on or to the Premises. 
  

	15.	HOLDING OVER, 

 Tenant shall pay Landlord for each day Tenant retains possession of the Premises or part of them after termination of this Lease by lapse of time or otherwise at the rate (“Holdover Rate”) which
shall be two hundred (200%) percent of the amount of the Annual Rent for the last period prior to the date of such termination. Notwithstanding acceptance by Landlord of any sums due hereunder after such termination, such holding over shall not
constitute a renewal or extension of this Lease, and instead and notwithstanding the provisions of KRS 383.160, a tenancy at sufferance at the Holdover Rate shall be deemed to have been created. In any event, no provision of this Article 15 shall be
deemed to waive Landlord’s right of reentry or any other right under this Lease or at law. 
  

	16.	SUBORDINATION., 

 Without the necessity of any additional document being executed by Tenant for the purpose of effecting a subordination of this Lease shall be subject and subordinate at all times to ground or underlying
leases and to the lien of any mortgages or deeds of trust now or hereafter placed on, against or affecting the Building, Landlord’s interest or estate in the Building, or any ground or underlying lease; provided, however, that if the lessor,
mortgagee, trustee, or holder of any such mortgage or deed of trust elects to have Tenant’s interest in this Lease be superior to any such instrument, then, by notice to Tenant, this Lease shall be deemed superior, whether this Lease was
executed before or after said instrument. Notwithstanding the foregoing, Tenant covenants and agrees to execute and deliver upon demand such further instruments evidencing such subordination or superiority of this Lease as may be required by
Landlord. 
  

	17.	REENTRY BY LANDLORD., 

 17.1 Landlord reserves and shall at all times have the right to re-enter the Premises to inspect the same, to show said Premises to prospective purchasers, mortgagees or tenants, and to alter,
improve or repair the Premises and any portion of the Building, without abatement of rent, and may for that purpose erect, use and maintain scaffolding, pipes, conduits and other necessary structures and open any wall, ceiling or floor in and
through the Building and Premises where reasonably required by the character of the work to be performed, provided: (i) entrance to the Premises shall not be blocked thereby, (ii) Landlord shall provide prior notice to Tenant (except in
the event of an emergency), and (iii) that the business of Tenant shall not be interfered with unreasonably. 
 17.2 Tenant hereby waives any claim for damages for any injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or quiet enjoyment of the Premises, and any
other loss occasioned by any action of Landlord authorized by this Article 17. Tenant agrees to reimburse Landlord 

 
, on demand, as additional rent, for any expenses which Landlord may incur in thus effecting compliance with Tenant’s obligations under this Lease. 

17.3 For each of the aforesaid purposes, Landlord shall at all times have and retain a key with which to unlock all
of the doors in the Premises, excluding Tenant’s vaults and safes or special security areas (designated in advance), and Landlord shall have the right to use any and all means which Landlord may deem proper to open said doors in an emergency to
obtain entry to any portion of the Premises. As to any portion to which access can not be had by means of a key or keys in Landlord’s possession, Landlord is authorized to gain access by such means as Landlord shall elect and the cost of
repairing any damage occurring in doing so shall be borne by Tenant and paid to Landlord as additional rent upon demand. 
  

	18.	DEFAULT. 

 18.1 Except as otherwise provided in Article 19, each of the following events shall be deemed to be an “Event of Default” under this Lease: 

18.1.1 Tenant shall fail to pay when due any sum of money becoming due to be paid to Landlord under this Lease,
whether such sum be any installment of the rent reserved by this Lease, any other amount treated as additional rent under this Lease, or any other payment or reimbursement to Landlord required by this Lease, whether or not treated as additional rent
under this Lease, and such failure shall continue for a period of five (5) days after written notice that such payment was not made when due, but if any such notice shall be given, for the twelve (12) month period commencing with the date
of such notice, the failure to pay within five (5) days after due any additional sum of money becoming due to be paid to Landlord under this Lease during such period shall be an Event of Default, without notice. 

18.1.2 Tenant shall fail to comply with any term, provision or covenant of this Lease which is not provided for in
another Section of this Article and shall not cure such failure within twenty (20) days after written notice of such failure to Tenant. 
 18.1.3 Tenant shall fail to vacate the Premises immediately upon termination of this Lease, by lapse of time or otherwise, or upon termination of Tenant’s right to possession only. 

18.1.4 Tenant shall become insolvent, admit in writing its inability to pay its debts generally as they become due,
file a petition in bankruptcy or a petition to take advantage of any insolvency statute, make an assignment for the benefit of creditors, make a transfer in fraud of creditors, apply for or consent to the appointment of a receiver of itself or of
the whole or any substantial part of its property, or file a petition or answer seeking reorganization or arrangement under the federal bankruptcy laws, as now in effect or hereafter amended, or any other applicable law or statute of the United
States or any state thereof. 
 18.1.5 A court of competent jurisdiction shall enter an order, judgment or
decree adjudicating Tenant bankrupt, or appointing a receiver of Tenant, or of the whole or any substantial part of its property, without the consent of Tenant, or approving a petition filed against Tenant seeking reorganization or arrangement of
Tenant under the bankruptcy laws of the United States, as now in effect or hereafter amended, or any state thereof, and such order, judgment or decree shall not be vacated or set aside or stayed within thirty (30) days from the date of entry
thereof. 
 18.1.6 Abandonment or vacation of the Premises by Tenant shall not, in and of itself, be an
Event of Default hereunder unless Tenant shall also fail to timely make payments of the Monthly Installment of Rent or if Tenant shall not actively pursue subleasing efforts. 

 

	19.	REMEDIES. 

 19.1 Upon the occurrence of any Event of Default, Landlord shall have the following rights and remedies in addition to all other rights or remedies available to Landlord in law or equity:
(i) apply the 

 
security deposit, if any, specified in Article 6 to its own purposes without thereby diminishing or affecting any of Tenant’s obligations hereunder for the payment of rent or otherwise;
(ii) re-enter the Premises and remove all persons and all or any property therefrom, by any suitable action or proceeding at law, or by force or otherwise, without being liable for any prosecution therefore or damages resulting therefrom, and
repossess and enjoy the Premises, together with all additions, alterations and improvements; (iii) repair, alter, remodel and/or change the character of the Premises as it may deem fit; (iv) at any time relet the Premises or any part or
parts thereof, as the agent of Tenant or otherwise; (v) terminate this Lease; provided that such termination shall not release Tenant from any of its obligations contained in this Lease, including those for the balance of the Term then in
effect at the time of such default; or (vi) cure the default and assess against Tenant the cost of curing the default, together with an administrative charge of fifteen (15%) percent thereof, as additional rent, which shall be paid to
Landlord within five (5) days after Tenant’s receipt of a bill therefore, all of which remedies shall be cumulative with each other upon Landlord’s election thereof and all there remedies available at law or in equity. The exercise by
Landlord of any right granted in the sentence, immediately preceding shall not relieve Tenant from the obligation to make all rental payments, and to fulfill all other covenants required by this Lease, at the time and in the manner provided herein,
and if Landlord so desires all current and future rent and other monetary obligations shall become due and payable upon such default. Tenant throughout the remaining Term shall pay Landlord, no later than the last day of each month during the Term,
the then current excess, if any, of the sum of the unpaid rentals and costs to Landlord resulting from such default by Tenant over the proceeds received by Landlord from such reletting, if any. Any excess rent or sums received from renting the
Premises by Landlord as a result of Tenant’s default shall remain the sole property of Landlord. Landlord shall not be required to relet the Premises nor exercise any other right granted to Landlord hereunder, nor shall Landlord be under any
obligation to minimize Tenant’s loss as a result of Tenant’s default. If Landlord attempts to relet the Premises, Landlord shall be the sole judge as to whether or not a proposed tenant is suitable and acceptable. 

19.2 If, on account of any breach or default by Tenant in Tenant’s obligations under the terms and conditions
of this Lease, it shall become necessary or appropriate for Landlord to employ or consult with an attorney concerning or to enforce or defend any of Landlord’s rights or remedies arising under this Lease, Tenant agrees to pay all
Landlord’s attorney’s fees so incurred. Tenant expressly waives any right to: (a) trial by jury; and (b) service of any notice required by any present or future law or ordinance applicable to landlords or tenants but not required
by the terms of this Lease. 
 19.3 Pursuit of any of the foregoing remedies shall not preclude pursuit of
any of the other remedies provided in this Lease or any other remedies provided by law (all such remedies being cumulative), nor shall pursuit of any remedy provided in this Lease constitute a forfeiture or waiver of any rent due to Landlord under
this Lease or of any damages accruing to Landlord by reason of the violation of any of the terms, provisions and covenants contained in this Lease. 
 19.4 No act or thing done by Landlord or its agents during the Term shall be deemed a termination of this Lease or an acceptance of the surrender of the Premises, and no agreement to terminate this
Lease or accept a surrender of said Premises shall be valid, unless in writing signed by Landlord. No waiver by Landlord of any violation or breach of any of the terms, provisions and covenants contained in this Lease shall be deemed or construed to
constitute a waiver of any other violation or breach of any of the terms, provisions and covenants contained in this Lease. Landlord’s acceptance of the payment of rental or other payments after the occurrence of an Event of Default shall not
be construed as a waiver of such Event of Default, unless Landlord so notifies Tenant in writing. Forbearance by Landlord in enforcing one or more of the remedies provided in this Lease upon an Event of Default shall not be deemed or construed to
constitute a waiver of such Default or of Landlord’s right to enforce any such remedies with respect to such Default or any subsequent Default. 
 19.5 To secure the payment of all rentals and other sums of money becoming due from Tenant under this Lease, Landlord shall have and Tenant grants to Landlord a first lien upon the leasehold
interest of Tenant under this Lease, which lien may be enforced in equity. 
  

	20.	TENANT’S BANKRUPTCY OR INSOLVENCY. 

 20.1 If at any time and for so long as Tenant shall be subjected to
the provisions of the United States Bankruptcy Code or other law of the United States or any state thereof for the protection of debtors as in effect at such time (each a “Debtor’s Law”): 

20.2 Tenant, Tenant as debtor-in-possession, and any trustee or receiver of Tenant’s assets (each
“Tenant’s Representative”) shall have no greater right to assume or assign this Lease or any interest in this Lease, or to sublease any of the Premises than accorded to Tenant in Article 10, except to the extent Landlord shall be
required to permit such assumption, assignment or sublease by the provisions of such Debtor’s Law. Without limitation of the generality of the foregoing, any right of any Tenant’s Representative to assume or assign this Lease or to
sublease any of the Premises shall be subject to the conditions that: 
 20.2.1.1 Such Debtor’s Law shall provide to
Tenant’s Representative a right of assumption of this Lease which Tenant’s Representative shall have timely exercised and Tenant’s Representative shall have fully cured any default of Tenant under this Lease. 

20.2.1.2 Tenant’s Representative or the proposed assignee, as the case shall be, shall have deposited with Landlord as
security for the timely payment of rent an amount equal to the larger of (a) three months’ Rent and other monetary charges accruing under this Lease; or (b) any sum specified in Article 6 and shall make demonstration to the
satisfaction of the Landlord that Tenant’s Representative has and will continue to have sufficient unencumbered assets after the payment of all secured obligations and administrative expenses to assure Landlord that Tenant’s Representative
will have sufficient funds to fulfill the obligations of Tenant under this Lease; and, in the case of assignment, submission of current financial statements of the proposed assignee, audited by an independent certified public accountant reasonably
acceptable to Landlord and showing a net worth and working capital in amounts determined by Landlord to be sufficient to assure the future performance by such assignee of all of the Tenant’s obligations under this Lease. 

20.2.1.3 The assumption or any contemplated assignment of this Lease or subleasing any part of the Premises, as shall be the case,
will not breach any provision in any other lease, mortgage, financing agreement or other agreement by which Landlord is bound. 

20.2.1.4 Landlord shall have, or would have had absent the Debtor’s Law, no right under Article 10 to refuse consent to the
proposed assignment or sublease by reason of the identity or nature of the proposed assignee or sublessee or the proposed use of the Premises concerned. 
  

	21.	QUIET ENJOYMENT. 

 Landlord represents and warrants that it has full right and authority to enter into this Lease and that Tenant, while paying the rental and performing its other covenants and agreements contained in this
Lease, shall peaceably and quietly have, hold and enjoy the Premises for the Term without hindrance from Landlord subject to the terms and provisions of this Lease. Landlord shall not be liable for any interference or disturbance by other tenants or
third persons, nor shall Tenant be released from any of the obligations of this Lease because of such interference or disturbance. 
  

	22.	DAMAGE BY FIRE, ETC. 

 22.1 Landlord shall maintain all insurance policies deemed by Landlord to be reasonably necessary or desirable and relating in any manner to the protection, preservation or operation of the
Premises, insuring against the perils of fire and lightning and including extended coverage or, at Landlord’s option, all risk coverage and, if Landlord so elects, earthquake, flood and wind coverages and the cost of such policies shall be
included in Operating Expenses. Such insurance shall be for the sole benefit of Landlord and under 

 
its sole control. Tenant shall not take out separate insurance concurrent in form or contributing in the event of loss with that required to be maintained by Landlord hereunder unless Landlord is
included as a loss payee thereon. Tenant shall immediately notify Landlord whenever any such separate insurance is taken out and shall promptly deliver to Landlord the policy or policies of such insurance. 

22.2 In the event the Premises or the Building are damaged by fire or other cause and in Landlord’s reasonable
estimation such damage can be materially restored within one hundred and eighty (180) days, Landlord shall forthwith repair the same and this Lease shall remain in full force and effect, except that Tenant shall be entitled to a proportionate
abatement in rent from the date of such damage. Such abatement of rent-shall be made pro rata in accordance with the extent to which the damage and the making of such repairs shall interfere with the use and occupancy by Tenant of the Premises from
time to time. Within forty-five (45) days from the date of such damage, Landlord shall notify Tenant, in writing, of Landlord’s reasonable estimation of the length of time within which material restoration can be made, and Landlord’s
determination shall be binding on Tenant. For purposes of this Lease, the Building or Premises shall be deemed “materially restored” if they are in such condition as would not prevent or materially interfere with Tenant’s use of the
Premises for the purpose for which it was being used immediately before such damage. 
 22.3 If such
repairs cannot, in Landlord’s reasonable estimation, be made within one hundred and eighty (180) days, Landlord and Tenant shall each have the option of giving the other, at any time within sixty (60) days after such damage, notice
terminating this Lease as of the date of such damage. In the event of the giving of such notice, this Lease shall expire and all interest of the Tenant in the Premises shall terminate as of the date of such damage as if such date had been originally
fixed in this Lease for the expiration of the Term. In the event that neither Landlord nor Tenant exercises its option to terminate this Lease, then Landlord shall repair or restore such damage, this Lease continuing in full force and effect, and
the rent hereunder shall be proportionately abated as provided in Section 22.2. 
 22.4 Landlord
shall not be required to repair or replace any damage or loss by or from fire or other cause to any panelings, decorations, partitions, additions, railings, ceilings, floor coverings, office fixtures or any other property or improvements installed
on the Premises or belonging to Tenant. Any insurance which may be carried by Landlord or Tenant against loss or damage to the Building or Premises shall be for the sole benefit of the party carrying such insurance and under its sole control.

 22.5 In the event that Landlord should fail to complete such repairs and material restoration within
sixty (60) days after the date estimated by Landlord therefor as extended by this Section 22.5, Tenant may at its option and as its sole remedy terminate this Lease by delivering written notice to Landlord, within fifteen (15) days
after the expiration of said period of time, whereupon the Lease shall end on the date of such notice or such later date fixed in such notice as if the date of such notice was the date originally fixed in this Lease for the expiration of the Term;
provided, however, that if construction is delayed because of changes, deletions or additions in construction requested by Tenant, strikes, lockouts, casualties, Acts of God, war, material or labor shortages, government regulation or control or
other causes beyond the reasonable control of Landlord, the period for restoration, repair or rebuilding shall be extended on a day for day basis for the amount of time Landlord is so delayed. 

22.6 Notwithstanding anything to the contrary contained in this Article: (a) Landlord shall not have any
obligation whatsoever to repair, reconstruct, or restore the Premises when the damages resulting from any casualty covered by the provisions of this Article 21 occur during the last twelve (12) months of the Term or any extension thereof, but
if Landlord determines not to repair such damages Landlord shall notify Tenant and if such damages shall render any material portion of the Premises untenantable Tenant shall have the right to terminate this Lease by notice to Landlord within
fifteen (15) days after receipt of Landlord’s notice; and (b) in the event the holder of any indebtedness secured by a mortgage or deed of trust covering the Premises or Building requires that any insurance proceeds be applied to such
indebtedness, then Landlord shall have the right to terminate this Lease by delivering written notice of termination to Tenant within fifteen (15) days after such requirement is made by any such holder, whereupon this Lease shall end on the
date of such damage as if the date of such damage were the date originally fixed in this Lease for the expiration of the Term. 

 22.7 In the event of any damage or destruction to the Building or
Premises by any peril covered by the provisions of this Article 22, it shall be Tenant’s responsibility to properly secure the Premises and upon notice from Landlord to remove forthwith, at its sole cost and expense, such portion of all of the
property belonging to Tenant or its licensees from such portion or all of the Building or Premises as Landlord shall request. 
  

	23.	EMINENT DOMAIN. 

 If all or any substantial part of the Premises shall be taken or appropriated by any public or quasi-public authority under the power of eminent domain, or conveyance in lieu of such appropriation, either
party to this Lease shall have the right, at its option, of giving the other, at any time within thirty (30) days after such taking, notice terminating this Lease, except that Tenant may only terminate this Lease by reason of taking or
appropriation, if such taking or appropriation shall be so substantial as to materially interfere with Tenant’s use and occupancy of the Premises. If neither party to this Lease shall so elect to terminate this Lease, the rental thereafter to
be paid shall be adjusted on a fair and equitable basis under the circumstances. In addition to the rights of Landlord above, if any substantial part of the Building shall be taken or appropriated by any public or quasi-public authority under the
power of eminent domain or conveyance in lieu thereof, and regardless of whether the Premises or any part thereof are so taken or appropriated, Landlord shall have the right, at its sole option, to terminate this Lease. Landlord shall be entitled to
any and all income, rent, award, or any interest whatsoever in or upon any such sum, which may be paid or made in connection with any such public or quasi-public use or purpose, and Tenant hereby assigns to Landlord any interest it may have in or
claim to all or any part of such sums, other than any separate award which may be made with respect to Tenant’s trade fixtures and moving expenses; Tenant shall make no claim for the value of any unexpired Term. 

 

	24.	SALE BY LANDLORD. 

 In event of a sale or conveyance by Landlord of the Building, the same shall operate to release Landlord from any future liability upon any of the covenants or conditions, expressed or implied, contained
in this Lease in favor of Tenant, and in such event Tenant agrees to look solely to the responsibility of the successor in interest of Landlord in and to this Lease. Except as set forth in this Article 24, this Lease shall not be affected by any
such sale and Tenant agrees to attorn to the purchaser or assignee. If any security has been given by Tenant to secure the faithful performance of any of the covenants of this Lease, Landlord may transfer or deliver said security, as such, to
Landlord’s successor in interest and thereupon Landlord shall be discharged from any further liability with regard to said security. 
  

	25.	ESTOPPEL CERTIFICATES. 

 Within thirty (30) days following any written request which Landlord may make from time to time, Tenant shall execute and deliver to Landlord or any mortgagee or prospective mortgagee or prospective
purchaser of the Building a sworn statement certifying (except as expressly provided to the contrary therein): (a) the date of commencement of this Lease; (b) the fact that this Lease is unmodified and in full force and effect (or, if
there have been modifications to this Lease, that this Lease is in full force and effect, as modified, and stating the date and nature of such modifications); (c) the date to which the rent and other sums payable under this Lease have been
paid; (d) the fact that there are no current defaults under this Lease by either Landlord or Tenant except as specified in Tenant’s statement, and (e) such other matters as may be requested by Landlord. Landlord and Tenant intend that
any statement delivered pursuant to this Article 25 may be relied upon by any mortgagee, beneficiary or purchaser. Tenant irrevocably agrees that if Tenant fails to execute and deliver such certificate within such thirty (30) day period
Landlord or Landlord’s beneficiary or agent may execute and deliver such certificate on Tenant’s behalf, and that such certificate shall be fully binding on Tenant. 

	26.	SURRENDER OF PREMISES. 

 26.1 Tenant shall, at least thirty (30) days before the last day of the Term, arrange to meet Landlord for a joint inspection of the Premises. In the event of Tenant’s failure to arrange
such joint inspection to be held prior to vacating the Premises, Landlord’s inspection at or after Tenant’s vacating the Premises shall be conclusively deemed correct for purposes of determining Tenant’s responsibility for repairs and
restoration. 
 26.2 At the end of the Term or any renewal of the Term or other sooner termination of this
Lease, Tenant will peaceably deliver up to Landlord possession of the Premises, together with all improvements or additions upon or belonging to the same, by whomsoever made, in the same conditions received or first installed, broom clean and free
of all debris, excepting only ordinary wear and tear and damage by fire or other casualty. Tenant may, and at Landlord’s request shall, at Tenant’s sole cost, remove upon termination of this Lease, any and all furniture, furnishings,
movable partitions, trade fixtures and other property installed by Tenant, title to which shall not be in or pass automatically to Landlord upon such termination, repairing all damage caused by such removal. Property not so removed shall, unless
requested to be removed, be deemed abandoned by the Tenant and title to the same shall thereupon pass to Landlord under this Lease as by a bill of sale. All other alterations, additions and improvements in, on or to the Premises shall be dealt with
and disposed of as provided in Article 6. 
 26.3 All obligations of Tenant under this Lease not fully
performed as of the expiration or earlier termination of the Term shall survive the expiration or earlier termination of the Term. In the event that Tenant’s failure to perform prevents Landlord from releasing the Premises, Tenant shall
continue to pay rent pursuant to the provisions of Article 14 until such performance is complete. Upon the expiration or earlier termination of the Term, Tenant shall pay to Landlord the amount, as estimated by Landlord, necessary to repair and
restore the Premises as provided in this Lease and/or to discharge Tenant’s obligation for unpaid amounts due or to become due to Landlord AU such amounts shall be used and held by Landlord for payment of such obligations of Tenant, with Tenant
being liable for any additional costs upon demand by Landlord, or with any excess to be returned to Tenant after all such obligations have been determined and satisfied. Any otherwise unused Security Deposit shall be credited against the amount
payable by Tenant under this Lease. 
  

	27.	NOTICES. 

 Any notice or document required or permitted to be delivered under this Lease shall be addressed to the intended recipient, shall be transmitted personally, by fully prepaid registered or certified United
States Mail return receipt requested, or by reputable independent contract delivery service furnishing a written record of attempted or actual delivery, and shall be deemed to be delivered when tendered for delivery to the addressee at its address
set forth on the Reference Page, or at such other address as it has then last specified by written notice delivered in accordance with this Article 27, or if to Tenant at either its aforesaid address or its last known registered office or home of a
general partner or individual owner, whether or not actually accepted or received by the addressee. Copies of notices to Landlord shall be sent to: 
  

					
	Attorney for Landlord:	  	Robert G. Higgins
		  	Attorney at law
		  	55 East Monroe Street
		  	Suite 3850
		  	Chicago, Illinois 60603
		  	Telephone:	  	(312) 863-7351
		  	Facsimile:	  	(312) 863-7354
		  	E-Mail: rhisains@u,higginsattorney.com

Copies of notices to Tenant shall be sent to: 
  

					
	Attorney for Tenant:	  	Justin X. Thompson, Esq.
		  	Manatt, Phelps & Phillips, LLP
		  	Trident Center, East Tower

					
		  	11355 West Olympic Boulevard
		  	Los Angeles, California 90064
		  	Telephone:	  	(310) 312-4271
		  	Facsimile:	  	(310) 996-6964
		  	E-Mail: jthompson@manatt.com

  

	28.	TAXES PAYABLE BY TENANT. 

 In addition to rent and other charges to be paid by Tenant under this Lease, Tenant shall reimburse to Landlord, upon demand, any and all taxes payable by Landlord (other than net income taxes) whether or
not now customary or within the contemplation of the parties to this Lease: (a) upon, allocable to, or measured by or on the gross or net rent payable under this Lease, including without limitation any gross income tax or excise tax levied by
the Commonwealth of Kentucky, any political subdivision thereof, or the Federal Government with respect to the receipt of such rent; (b) upon or with respect to the possession, leasing, operation, management, maintenance, alteration, repair,
use or occupancy of the Premises or any portion thereof, including any sales, use or service tax imposed as a result thereof; (c) upon or measured by the Tenant’s gross receipts or payroll or the value of Tenant’s equipment,
furniture, fixtures and other personal property of Tenant or leasehold improvements, alterations or additions located in the Premises; or (d) upon this transaction or any document to which Tenant is a party creating or transferring any interest
of Tenant in this Lease or the Premises. In addition to the foregoing, Tenant agrees to pay, before delinquency, any and all taxes levied or assessed against Tenant and which become payable during the Term upon Tenant’s equipment, furniture,
fixtures and other personal property of Tenant located in the Premises. 
  

	29.	 DEFINED TERMS AND HEADINGS. 

 The Article headings shown in this Lease are for convenience of reference and shall in no way define, increase, limit or describe the scope or intent of any provision of this Lease. Any indemnification or
insurance of Landlord shall apply to and inure to the benefit of all the following “Landlord Entities”, being Landlord, Landlord’s manager and members, and the trustees, boards of directors, officers, general partners, beneficiaries,
stockholders, managers, members, employees and agents of each of them. In any case where this Lease is signed by more than one person, the obligations under this Lease shall be joint and several. The terms “Tenant” and “Landlord”
or any pronoun used in place thereof shall indicate and include the masculine or feminine, the singular or plural number, individuals, firms or corporations, and each of their respective successors, executors, administrators and permitted assigns,
according to the context hereof The term “rentable area” shall mean the rentable area of the Premises or the Building as calculated by the Landlord on the basis of the plans and specifications of the Building. Tenant hereby accepts and
agrees to be bound by the figures for the rentable square footage of the Premises and Tenant’s Proportionate Share shown on the Reference Page. 
  

	30.	 TENANT’S AUTHORITY. 

 If Tenant signs as a corporation each of the persons executing this Lease on behalf of Tenant represents and warrants that Tenant has been and is qualified to do business in the state in which the
Building is located, that the corporation has full right and authority to enter into this Lease, and that all persons signing on behalf of the corporation were authorized to do so by appropriate corporate actions. If Tenant signs as a partnership,
trust or other legal entity, each of the persons executing this Lease on behalf of Tenant represents and warrants that Tenant has complied with all applicable laws, rules and governmental regulations relative to its right to do business in the state
and that such entity on behalf of the Tenant was authorized to do so by any and all appropriate partnership, trust or other actions. Tenant agrees to furnish promptly upon request a corporate resolution, proof of due authorization by partners, or
other appropriate documentation evidencing the due authorization of Tenant to enter into this Lease. 
  

	31.	 COMMISSIONS. 

 Each of the parties represents and warrants to the other that it has not dealt with any broker or finder in connection with this Lease, except as described on the Reference Page. 

	32.	TIME AND APPLICABLE LAW. 

 Time is of the essence of this Lease and all of its provisions. This Lease shall in all respects be governed by the laws of the Commonwealth of Kentucky. 

 

	33.	 SUCCESSORS AND ASSIGNS. 

 Subject to the provisions of Article 10, the terms, covenants and conditions contained in this Lease shall be binding upon and inure to the benefit of the heirs, successors, executors, administrators and
assigns of the parties to this Lease. 
  

	34.	 ENTIRE AGREEMENT. 

 This Lease, together with its exhibits, contains all agreements of the parties to this Lease with respect to the subject matter hereof and supersedes any previous negotiations. There have been no
representations made by the Landlord or understandings made between the parties other than those set forth in this Lease and its exhibits. This Lease may not be modified except by a written instrument duly executed by the parties to this Lease.

  

	35.	 EXAMINATION NOT OPTION. 

 Submission of this Lease shall not be deemed to be a reservation of the Premises. Landlord shall not be bound by this Lease until it has received a copy of this Lease duly executed by Tenant and has
delivered to Tenant a copy of this Lease duly executed by Landlord, and until such delivery Landlord reserves the right to exhibit and lease the Premises to other prospective tenants. 

 

	36.	 RECORDATION. 

 Tenant shall not record or register this Lease or a short form memorandum hereof without the prior written consent of Landlord, and then shall pay all charges and taxes incident to such recording or
registration. 
  

	37.	 LANDLORD’S CONSENT. 

 Notwithstanding any provision of this Lease, or any present or future statute, law, rule or ordinance, to the contrary, Landlord and Tenant hereby expressly agree that if a court of competent jurisdiction
determines that Landlord unreasonably withheld consent to a proposed sublease, assignment or other transfer by Tenant, then Tenant’s sole and exclusive remedy for such breach by Landlord shall be limited to electing either to
(i) consummate such proposed assignment, sublease or other transfer, subject to the other provisions of this Lease, or (ii) keep the Lease in full force and effect without consummating such assignment, sublease or other transfer, and
Tenant hereby expressly waives in all events the right to recover any monetary damages of whatever kind for such breach. If a court determines that Landlord unreasonably withheld consent to the proposed transfer, Landlord shall pay Tenant’s
reasonable attorneys’ fees related to such proceeding; if the court determined that Landlord acted reasonably in denying such consent, Tenant shall pay Landlord’s reasonable attorneys’ fees related to such proceeding. 

 

	38.	 LIMITATION OF LANDLORD’S LIABILITY. 

Anything contained in this Lease to the contrary notwithstanding, Tenant acknowledges and agrees that the liability of
Landlord under this Lease shall be limited to Landlord’s interest in the Building, and Tenant shall look solely to the estate and property of Landlord in the Building and the rentals therefrom for the collection of any judgment (or other
judicial process) requiring the payment of money by Landlord. The foregoing provisions are not intended to relieve Landlord from the performance of any of Landlord’s obligations under this Lease, but only to limit the personal liability of
Landlord in case of a recovery of a judgment by Tenant against Landlord. 
  

	39.	 RULES AND REGULATIONS. 

 Tenant shall faithfully observe and comply with all the rules and regulations promulgated from time to time by the Landlord and all reasonable modifications of and additions to them from time to time put
into effect by 

 
Landlord shall not be responsible to Tenant for the nonperformance by any other tenant or occupant of the Building of any such rules and regulations. 

 

	40.	OPTION TO EXTEND. 

 Provided Tenant has not committed an Event of Default that remains uncured, Tenant shall have the option to extend the Lease for one (1) additional term of five (5) years (“Extended
Term”). In order to avail itself of such option to extend, Tenant must give written notice to Landlord of its intention to extend, on or before the last day of the one hundred and tenth (110th) month of the Lease Term (July 31, 2014).
Provided Tenant has given timely notice of its option to extend, the parties shall endeavor, over the thirty (30) day period which immediately follows Landlord’s receipt of such notice, to agree upon the fair market rent for the Premises.
In the absence of such an agreement, each party shall designate an M.A.I. appraiser familiar with Louisville, Kentucky rental rates for similar buildings. The two (2) appraisers shall then independently determine the gross fair market rent for
the entire Extended Term and the average of their determination, expressed as a monthly installment, shall be the Monthly Installment of Rent for the sixty (60) months of the Extended Term. 

 

	41.	SIGNAGE. 

 Tenant shall be permitted, at Tenant’s expense, to place on the monument sign and on the building, such reasonable signage identifying Tenant’s business as Landlord shall approve in the exercise
of its reasonable discretion. Such signage shall be in compliance with all applicable codes and ordinances. 
  

	42.	RIGHT OF FIRST REFUSAL. 

 Tenant shall have a right of first refusal in respect to the adjacent space in the Building currently leased to The Apparel Group (the “Adjacent Space”). In the event Landlord proposes to lease
the Adjacent Space and has received a bona fide written offer for such Adjacent Space, which Landlord intends to accept (“Bona Fide Offer”), Landlord shall provide to Tenant a copy of such offer. Upon receipt of such offer, and provided no
uncured Event of Default then exists, Tenant shall have a period of five (5) business days to give to Landlord written notice of Tenant’s exercise of its right to lease the Adjacent Space on the same terms and conditions as are contained
in the Bona Fide Offer. Upon the giving of such notice by Tenant, Tenant shall be contractually bound to lease the Adjacent Space on the terms and conditions of the Bona Fide Offer. If Tenant fails to timely give such written notice to Landlord,
this right of first refusal shall be extinguished. 
  

	43.	NON-DISTURBANCE AGREEMENT, 

 Landlord covenants to endeavor to use reasonable efforts to obtain from the existing mortgagee and any future mortgagee of the Building, a standard subordination, non-disturbance and attornment agreement
among Landlord, Tenant and such lender. The inability or failure of Landlord to obtain such an agreement shall not be an Event of Default hereunder. 
  

	44.	RACKS, 

 Landlord hereby permits Tenant to utilize existing storage racks in the Premises without any charge to Tenant or compensation to Landlord. Tenant acknowledges that such use is permitted without
representation or warranty as to fitness for purpose or other warranty; it being acknowledged that such racking is furnished “AS-IS”, “WHERE-IS” and “WITH ALL FAULTS”. The ownership of the racks shall remain with
Landlord throughout the Term, and any applicable Extended Term, of the Lease. 
  

	45.	PARKING. 

 Tenant shall have use of the eastern portion of the parking lot without charge, as depicted on Exhibit “P”. 
  

	46.	RADON GAS. 

 RADON IS A NATURALLY OCCURRING RADIOACTIVE GAS THAT, WHEN IT HAS ACCUMULATED
IN A BUILDING IN SUFFICIENT QUANTITIES, MAY PRESENT HEALTH RISKS TO PERSONS WHO ARE EXPOSED TO IT OVER TIME. LEVELS OF RADON THAT EXCEED FEDERAL GUIDELINES HAVE BEEN FOUND IN BUILDINGS IN KENTUCKY. ADDITIONAL INFORMATION REGARDING RADON AND RADON
TESTING MAY BE OBTAINED FROM YOUR COUNTY OR STATE PUBLIC HEALTH UNIT. 
  

	47.	TENANT’S WORK. 

 Upon the commencement of the Term of the Lease, Tenant shall diligently pursue to completion, the construction and installation of improvements within the Premises that are described on Exhibit
“W” (“Tenant’s Work”). AU of such improvements shall, immediately upon installation, be and become a permanent part of the Premises and shall remain on the Premises as Landlord’s property upon the conclusion of the Term
of the Lease. 
 Tenant shall prepare and submit to Landlord, for Landlord’s approval, construction plans
and specifications detailing all of Tenant’s Work. Landlord shall not unreasonably condition, delay or withhold its approval of such plans, but shall be permitted a review period of not less than five (5) business days for the initial
submission and not less than three (3) business days for any revisions. 
 Tenant’s Work shall not
commence until Tenant shall have obtained, at Tenant’s sole cost and expense, all necessary licenses and permits for such work. Upon the completion of Tenant’s Work, Tenant shall pay all contractors, subcontractors, suppliers and
materialmen in full for Tenant’s Work, such that no lien shall attach to the Premises. 
 In the event of a
claim for lien involving Tenant’s Work, Tenant shall, within ten (10) days of demand by Landlord, cause such lien to be discharged and released or obtain a bond or title insurance, satisfactory to Landlord, to insure Landlord against any
loss it may incur as a result of such lien. The failure of Tenant to discharge a lien or provide a bond or title insurance in respect to a lien in accordance with the above provisions shall be an Event of Default hereunder. 

 

	48.	TENANT’S FINANCIAL STATEMENTS. 

 From time to time throughout the Term of the Lease, but not more often than annually, Tenant shall, within thirty (30) days of written request from Landlord, provide Landlord with a copy of
Tenant’s most recent financial statement (quarterly or annual, as the case may be), and in the case of a quarterly statement, a copy of the prior annual financial statement, certified as true and correct by an officer of Tenant, or by
Tenant’s certified public accounting firm. 
 [Signatures Appear on Following Page] 

													
		 		 		 	LANDLORD:
				
		 		 		 	RIVERPORT GROUP, LLC,
					
	Dated:	 	May 14th, 2005	 		 	By:	 	 /s/ Theodore M. Moses

		 		 		 		 	THEODORE M. MOSES
	Address:	 	1625 S. E. 1Street	 		 	Its:	 	Manager
		 	Fort Lauderdale, Illinois 33316	 		 		 		 		 	
	Telephone:	 	(954) 765-1006	 		 		 		 		 	
	Facsimile:	 	(954) 767-8033	 		 		 		 		 	
				
		 		 		 	TENANT:
				
		 		 		 	CAFE’PRESS.COM, INC.
		 		 		 	a Delaware corporation
					
	Dated:	 	May 13, 2005	 		 	By:	 	 /s/ Abdul Popal

		 		 		 		 	Name:	 	ABDUL POPAL
		 		 		 		 		 	  Its:	 	 /VP & Secretary/

	Address:	 	1515 Aurora Drive	 		 		 		 		 	
		 	San Leandro, California 94577	 		 		 		 		 	
		 	Attention:            Abdul Popal	 		 		 		 		 	
	Telephone:	 	(510) 877-1540	 		 		 		 		 	
	Facsimile:	 	(510) 372-0144	 		 		 		 		 	

 Exhibit “A” 

PREMISES 

 

 

  

 Exhibit “B” 

TENANT’S WORK 
 None 

 Exhibit “P” 

TENANT’S PARKING AREA 

 

 

 Exhibit “W” 

TENANT’S WORK 
  

	 	•	 	 Install metal halide lighting 

  

	 	•	 	 Install two (2) restrooms in the warehouse with a minimum of four (4) toilets and sinks in each. All restrooms will meet ADA code

  

	 	+	 Install and meter power necessary to serve Premises with a minimum of 2,000 amps at 480 volts; three (3) phase power

  

	 	•	 	 Install raceway distribution system for power 

  

	 	•	 	 Carpet roof of existing office and enclose HVAC unit 

 

	 	•	 	 Install HVAC throughout the premises 

 All of Tenant’s Work shall be completed in accordance with all applicable statutes, ordinances and codes, including, without limitation, the American with Disabilities Act or any similar state,
county or municipal requirements. 

 AMENDMENT AND MODIFICATION OF LEASE 

THIS ADMENT AND MODIFICATION TO LEASE (“Amendment”), made this 18 day of June 2007, by and among
Riverport Group, LLC, a Florida limited liability corporation, whose address is 1625 S.E. 171’ Street, Fort Lauderdale, FL 33316 (the “Landlord”), and Cafepress.com, Inc., a Delaware corporation, (“Tenant”),
with an address of 950 Tower Lane, Suite 600, Foster City, CA 94404. 
 WHEREAS, Landlord and Tenant entered
into that certain lease dated May 3, 2005 (the “Lease”) for that certain portion of interior space in Building at 6901 Riverport Drive , Louisville, KY consisting of approximately 126,352 square feet of rentable area more completely
described in Exhibit A to the Lease, (“Premises”); and 
 WHEREAS, the parties have agreed to amend
certain provisions of the Lease as set forth below. 
 NOW THEREFORE, in consideration of the mutual covenants
and conditions contained herein, and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties intending to be legally bound, hereby agree as follows: 

1. Recitals. The recital set forth above are true, correct and incorporated herein by reference and arc
made a part of this Amendment. 
 2. Capitalized Terms. All initially capitalized terms used
herein shall have the meanings ascribed to them in the Lease, unless otherwise defined herein or required by context to have a modified meaning. 
 3. Controlling Language. The provisions of this Amendment shall control over any conflicting provisions in this Lease (including, without limitation, all Exhibits thereto). 

4. Terms. Any terms utilized in this Amendment, which are defined in the Lease, shall have the same meaning
herein as set forth in the Lease. 
 5. Statement of Commencement of Lease Term. Pursuant to the
provisions of the Lease, Landlord and Tenant, intending to be legally bound, hereby agree that the Term of the original Lease (as defined therein) commenced June 1, 2005, and that the Term of this Lease as modified shall end at 11:59 p.m. EST
on July 31, 2017 unless sooner terminated or extended as provided in the Lease. 
 6. Expansion
of Premises. Notwithstanding the description set forth in the Lease. The parties hereby agree that the Premises are hereby enlarged and expanded an additional 20,000 square feet by adding the space starting with the extension with the
westernmost demising wall of the current space westerly to the wall that is now occupied by TAG. (Conceptual Plan-Exhibit A attached to this Amendment and Modification of Lease). 

  

			
	Amendment & Modification of Lease	  	Page 1 of 4

 7. Additional Rent and Terms. Notwithstanding anything to the
contrary in the Lease and this Amendment, the lease expansion term shall start on May 1, 2007 and will be co-terminus with the original lease that was signed by and between the parties on May 5, 2005. Starting Base Rent for the 20,000
square feet added by this amendment shall be Three Dollars Twenty Five Cents ($3.25) per square foot until August 15, 2010 at which time the Base Rent will be the same amount as set forth in the original Lease. Effective August 1, 2010
Base Rent shall become Three Dollars Fifty Cents ($3.50) per square foot, Effective August 01, 2015 Base Rent shall become Four Dollars Fifteen Cents ($4.15) per square foot until the Lease expires on July 31, 2017. In addition to the Base
Rent, Tenant’s Proportionate. Share of Operating Expenses and Taxes as described in the Lease shall be recalculated based on Premises with a total area of 146,352 square feet such that the Tenant’s Proportionate Share shall be 45.44%
beginning May 1, 2007. 
 8. Certifications. The following certifications shall be binding
upon, and shall inure to the benefit of the Landlord, the respective successors and assigns of the Landlord and all parties claiming through or under such persons or any such successor or assign: 

a. There are not, to Tenant’s knowledge, any uncured defaults on the part of Landlord under this Lease as of the
date hereof; 
 b. The Lease is in full force and effect and has not been amended, modified, extended or
renewed, whether verbally or in writing and no default on the part of Landlord or Tenant exists, and, as of the date hereof, no circumstances or state of facts exist which for any reason would give Tenant the right to rent credits (other than the
credit during the first 50 months set forth hi the Lease) or other offsets or to terminate this Lease or pursue any other recourse or remedy against Landlord provided under the Lease; and 

c. As of the date hereof, Landlord has performed all of its obligations to Tenant presently due from Landlord. There are
no written or oral agreements between Tenant and Landlord related to rent concessions, additional improvements, or allowances for tenant improvements, other than as set forth in the Lease. 

9. Release. As of the date of this Amendment, Tenant does hereby discharge and fully release the Landlord,
and all of its respective shareholders, subsidiaries, affiliates, partners, officers, directors, attorneys, agents, employees, independent contractors, legal representatives, successors, heirs, and assigns, but not its predecessors, as presently or
hereafter composed, from all cause and causes of action, claims, liabilities, suits, covenants, contracts, controversies, agreements, promises, damages, injuries, claims, expenses, attorneys’ fees, and all other damages now accrued, relating
to, arising out of, or in any way connected with the Lease or the Premises. 
 BALANCE OF PAGE INTENTIONALLY
LEFT BLANK 

  

			
	Amendment & Modification of Lease	  	Page 2 of 4

 10. Remaining Terms of Lease. Except as specifically modified
or amended by the terms of this Amendment, the parties hereby agree that all of the terms and provisions of the Lease shall remain in full force and effect. 
 IN WITNESS WHEREOF, Landlord and Tenant have caused this Amendment and Modification of Lease to be duly executed as of the date affixed next to their respective names. 

 

			
	Landlord:
	Riverport Group, LLC,
		
	By:	 	 /s/ Theodore M. Moses

		 	Theodore M. Moses, Manager
	
	Tenant:
	Cafe’press.Inc.
		
	By:	 	 /s/ Abdul Popal

		 	Abdul Popal, Vice President & Secretary

  

			
	Amendment & Modification of Lease	  	Page 3 of 4

 Conceptual Plan 
 Exhibit A 
 to Amendment and Modification of Lease 

  

			
	Amendment & Modification of Lease	  	Page 4 of 4Lease Agreement

 Exhibit 10.9 
 DATE OF EXECUTION: April 21, 2009 
 ARTICLE
I    -     REFERENCE DATA 
 1.1
        References. Each reference in this Lease to any of the following subjects shall be construed to incorporate the data stated for that subject in this Section 1.1: 

 

			
	 LANDLORD:
	  	 Commercial Flex Associates

a North Carolina corporation

		
	 MANAGING AGENT:
	  	Commercial Flex Associates Management Company
		
	 LANDLORD’S ADDRESS:
	  	 149 Gateway Drive
 Staten
Island, NY 10304

		
	 LANDLORD’S REPRESENTATIVE:
	  	Grubb & Ellis ï Thomas Linderman Graham
		
	 TENANT’S SPACE:
	  	Suite 102, being the area(s) outlined on Exhibit B attached
		
	 BUILDING:
	  	That certain building located at the Building Address set forth below and commonly known as 10700 World Trade Park
		
	 BUILDING ADDRESS:
	  	 10700 World Trade Park

Raleigh, North Carolina 27709

		
	 PROJECT:
	  	Those certain buildings, together with all entrance drives, parking areas, landscaping improvements and other improvements located on that certain tract of land described on
Exhibit A-1 attached hereto (the “Project Tract”)
		
	 NAME & ADDRESS FOR
 RENTAL REMITTANCE:
	  	 Commercial Flex Associates Management Company
 Post Office Box 99430
 Raleigh, NC 27624

		
	 TENANT:
	  	Canvas On Demand, LLC
		
	 TENANT’S TRADE NAME:
	  	Canvas On Demand, LLC
		
	 TENANT’S ADDRESS
	  	 10700 World Trade Park

Raleigh, North Carolina 27709

		
	 RENTABLE FLOOR AREA
 OF TENANT’S SPACE:
	  	35,164 SQUARE FEET
		
	 TOTAL RENTABLE FLOOR AREA OF THE BUILDING:

 
 INITIAL TERM:
	  	 134,809 SQUARE FEET
  

January 1, 2010, the “Commencement Date” through February 28, 2013.

		
	 RENT COMMENCEMENT:
	  	The Rent Commencement Date, shall begin one (1) month following the Commencement Date. Tenant shall be

			
		
	 	  	 responsible for the payment of one half (1/2) TICAM/
Additional Rent during all free rent periods.

		
	 RENT:
	  	 SEE ATTACHED RENT SCHEDULE IN EXHIBIT D

		
		  	 Additional Rent: Common Area Maintenance Charge pursuant to Section 4.2 and all other amounts payable by Tenant under this Lease in addition to
Base Rent (Base Rent and Additional Rent may be referred to collectively in this Lease as “Rent”

		
	 SECURITY DEPOSIT:
	  	 $16,116.83 to be provided to the Landlord upon Lease execution.

		
	 PERMITTED USES:
	  	 General office and distribution facility.

		
	 TENANT’S PUBLIC
	  	
		
	 LIABILITY INSURANCE:
	  	 Commercial General Liability insurance policies or Comprehensive General Liability insurance policies with a Broad Form Comprehensive Liability Endorsement
including Contractual Insurance and with a combined single limit of at least $2,000,000.00 per occurrence on a per location basis and including:

													
							
		 		 		  	 Bodily Injury:

Property Damage:
	  	$2,000,000.00
 $2,000,000.00
	  		  	

 1.2         Exhibits. The following
exhibits are attached to this Lease and made a part hereof: 

             EXHIBIT
A        Legal Description of the Lot 

             EXHIBIT
B        Plan Showing Tenant’s Space 

             EXHIBIT
C        Rules and Regulations 

             EXHIBIT
D        Rent Schedule 
 1.3
        Special Provisions.     Any special terms or provisions of this Lease are attached. To the extent that the Special Provisions conflict with any other terms of this Lease, the
Special Provisions shall control. 
 ARTICLE II - PREMISES AND TERM 

2.1         Premises.     Landlord hereby leases to
Tenant, and Tenant leases from Landlord, Tenant’s Space in the Building, excluding exterior faces of exterior walls. Tenant’s Space, with such exclusion, is hereinafter referred to as the “Premises”. Landlord and Tenant
acknowledge and agree that the rentable square footage of the Premises has been determined, and the rentable square footage of any additional space added to the Premises shall be determined, by calculating the usable square feet of space in the
Premises in accordance with the “Standard Method of Measuring Floor Area in Office Buildings,” provided by the Secretariat, Buildings Owners and Managers Association International (ANSI/BOMA Z65.1-1996), approved June 7, 1996. The
rentable square footage of the Premises shall be one and the same as the usable square footage. 
 Tenant shall
have, as an appurtenance to the Premises, the nonexclusive right to use in common with others entitled thereto: (a) the common facilities included in the Building or on the real property on which the Building is located (the “Lot”),
said Lot being described more particularly in Exhibit A hereto, to the extent from time to time designated by Landlord; (b) any entrance drives or other private access drives located on the Project Tract which are necessary for ingress and
egress to and from the Building; and (c) the building service fixtures and equipment serving the Premises. 

 Landlord reserves the right from time to time, without unreasonable
interference with Tenant’s use, (a) to install, repair, replace, use, maintain and relocate for service to the Premises and to other parts of the Building, or either, building service fixtures and equipment wherever located in the Building
and (b) to alter or relocate any other common facility provided that substitutions are substantially equivalent or better. 
 Landlord also reserves the right to re-measure the Premises after the construction of the Premises and adjust the amount of rentable square feet of space contained therein for purposes of this Lease,
including calculation of Rent. 
 2.2        Term. To have and to
hold for a period (the “Term”) commencing on the Commencement Date 
 ARTICLE III - CONSTRUCTION 

3.1        THIS SECTION INTENTIONALLY OMITTED. 

3.2        THIS SECTION INTENTIONALLY OMITTED. 

3.3        General Provisions Applicable to Construction. All construction
work required or permitted by this Lease, whether by Landlord or by Tenant, shall be done in a good and workmanlike manner and in compliance with all applicable laws and all lawful ordinances, regulations and orders of governmental authorities and
insurers of the Building. Either party may inspect the work of the other at reasonable times and shall promptly give written notice of observed defects. 
 3.4        Representatives. Each party authorizes the other to rely in connection with their respective rights and obligations under this Article III upon
approval and other actions on the party’s behalf by Landlord’s Representative in the case of Landlord or Tenant’s Representative in the case of Tenant or by any person designated in substitution thereof or addition thereto by notice
to the party so relying. 
 ARTICLE IV- RENT 
 4.1         Rent. Starting on the Commencement Date, Tenant agrees to pay, without any notice, demand, offset or reduction whatsoever, to Landlord, the Rent
in equal monthly installments as set out in Exhibit D in advance on the first day of each calendar month included in the Term; and for any portion of a calendar month at the beginning or end of the Term, at the rate payable for such portion, in
advance. Rent shall consist of: (a) Base Rent (as it may increase pursuant to Section 1.1), (b) any Additional Rent identified in this Lease, including but not limited to the Common Area Maintenance Charge as set forth in
Section 4.2 and charges for additional services under Section 5. The Tenant is provided with one (1) month of free rent to be taken in the month of January, 2010. Payment of TICAM shall be paid during free rent periods. In the
case of default past free rent shall become immediately refundable to the Landlord. 
 4.2
        Common Area Maintenance Charge (TICAM). Tenant shall pay to Landlord, as Additional Rent, the Common Area Maintenance Charge which Landlord represents are estimated to be $1.50 per square foot
shall be an amount equal to Tenant’s Proportionate Share (as hereinafter defined) of the Common Area Expenses (as hereinafter defined), which shall be paid by Tenant without demand, deduction or setoff along with Tenant’s monthly payment
of Base Rent. The Common Area Maintenance Charge for each succeeding calendar year or partial calendar year shall be reasonably estimated by Landlord at the beginning of each such calendar year based on such estimated Common Area Expenses. Items
included within the Common Area Maintenance charge that the Landlord has direct control over shall not increase more than five and one quarter percent (5.25%) per annum. For purposes hereof, “Tenant’s Proportionate Share” shall
be deemed to be a fraction, the numerator of which shall be the number of rentable square feet in the Premises and the denominator of which shall be the total number of rentable square feet in the Building. Such Common Maintenance Charge shall be
paid during all free rent periods. 

 4.2.1        Definition of Common
Area Expenses. - “Common Area Expenses” shall exclude the interest and amortization on mortgages for the Building and Lot and the cost of special services rendered to tenants (including Tenant) for which a special charge is made,
but include, without limitation: real estate taxes on the Building and Lot; installments and interest on assessments for public betterments or public improvements; expenses of any proceedings for abatement of taxes and assessments with
respect to any fiscal year or fraction of a fiscal year to the extent they serve to reduce the taxes; premiums for insurance; compensation and all fringe benefits, worker’s compensation insurance premiums and payroll taxes paid by Landlord to,
for or with respect to all persons engaged in the operating, maintaining, or cleaning of the Building and Lot on a full-time basis, steam, water, sewer, electric, gas, telephone, and other utility charges for the Building and Lot not billed directly
to tenants by Landlord or the utility; costs of building and cleaning supplies and equipment (including rental); cost of maintenance, cleaning and repairs; cost of snow plowing or removal, or both, and care of landscaping; payments to independent
contractors under service contracts for cleaning, operating, managing, maintaining and repairing the Building and Lot (which payments may be to affiliates of Landlord or to Landlord’s representatives provided the same are at reasonable rates
consistent with the type of occupancy and the services rendered); the cost of operating, maintaining and repairing the common areas and facilities of the Building (such as, but not limited to, snow plowing, landscaping, common area and street
lighting, repaving parking areas, security and management); the Building’s proportionate share, as reasonably determined by Landlord, of Landlord’s costs and expenses (as determined consistent with the provisions of this
Section 4.2.1) related to the operation, maintenance, repair and replacement of any entrance drives, access drives, landscaping improvements and other common area improvements on the Lot which do not exclusively serve a particular
building; and all other reasonable and necessary expenses paid in connection with the operation, cleaning, maintenance and repair of the Building and Lot, or either, and properly chargeable against income. Neither capital expenditures, nor any
expense or charge for depreciation or amortization thereof, shall be included in the common area maintenance charges regardless of the reason for such expenditure. 

The term “real estate taxes” as used above shall mean all taxes of every kind and nature
assessed by any governmental authority on the Lot, the Building and related improvements, or both, which the Landlord shall become obligated to pay because of or in connection with the ownership, leasing and operation of the Lot, the Building and
related improvements, or both, (including, without limitation, taxes or fees assessed against the Lot or Building due to its location within a business improvement district) subject to the following: There shall be excluded from such taxes all
income taxes, excess profits taxes, excise taxes, franchise taxes, estate, succession, inheritance and transfer taxes, provided, however, that if at any time during the Term the present system of ad valorem taxation of real property shall be changed
so that in lieu of the whole or any part of the ad valorem
tax on real property there shall be assessed on Landlord a capital levy or other tax on the gross rents received with respect to the Lot, Building and related improvements, or both, 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) 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”. 
 4.2.2         Statement of Common Area Expenses - As soon as practicable after the end of each calendar year ending during the Term and after Lease
termination, Landlord shall render a statement (“Landlord’s Statement”) in reasonable detail and according to generally accepted accounting principles certified by Landlord’s Representative showing for the preceding calendar year
or fraction thereof, as the case may be, Common Area Expenses and Tenant’s Proportionate Share thereof. 
 4.2.3
        Right to Audit - Tenant shall have the right to review and contest Landlord’s Statement at Tenant’s option. If Tenant so desires, Tenant may engage an independent auditor to review
Landlord’s Statement at Tenant’s cost. The findings of the independent auditor shall be subject to an independent review by Landlord’s auditor as to the accuracy of the audit process, and shall be final and binding on the parties with
respect to the accuracy of Landlord’s Statement and any amount due to either party shall be remitted to such party within fifteen (15) days of submission of the results of the audit. If the independent auditor discovers errors in

 
Landlord’s Statement that result in a reduction of the common area expenses by at least ten percent (10%), in the aggregate, Landlord shall reimburse Tenant for the cost of the audit.

 4.2.4         Common Area Expenses Different Than Landlord’s
Estimate - If the actual Common Area Expenses in any calendar year or partial calendar year exceeds the estimates for the applicable year, Tenant shall, within forty-five (45) days after receipt of Landlord’s Statement, pay to Landlord
a lump sum in an amount which will effect the necessary adjustment. If the Common Area Maintenance Charge paid by Tenant in any calendar year or partial calendar year exceeds Tenant’s Proportionate Share of the Common Area Expenses for that
period, Landlord shall credit any excess payments made by Tenant against future installments of Common Area Maintenance Charges payable by Tenant hereunder, or, at the end of the Term, Landlord will refund such excess to Tenant within forty-five
(45) days thereafter, provided Tenant is not then in default of any of its obligations under this Lease. 
 In case of special services which are not rendered to all areas on a comparable basis, the proportion allocable to the Premises shall be the same proportion which the Rentable Floor Area of Tenant’s
Space bears to the total rentable floor area to which such service is so rendered (such latter area to be determined in the same manner as the Total Rentable Floor Area of the Building). Notwithstanding any other provision of this
Section 4.2, if the Term expires or is terminated as of a date other than the last day of a calendar year, then for such fraction of a calendar year at the end of the Term, Tenant’s last payment to Landlord under this Section 4.2 shall be made on the basis of Landlord’s best estimate
of the items which are includable in Landlord’s Statement and shall be made on or before the later of (a) ten (10) days after Landlord delivers such estimate to Tenant or (b) the last day of the Term, with an appropriate payment
or refund to be made upon submission of Landlord’s Statement. 
 4.2.4
        Accounting Period - Landlord shall have the right from time to time to change the periods of accounting under this Section 4.2 to any annual period other than a calendar year, and upon any
such change all items referred to in this Section shall be appropriately apportioned. In all Landlord’s Statements rendered under this Section, amounts for periods partially within and partially without the accounting periods shall be
appropriately apportioned, and any items which are not determinable at the time of a Landlord’s Statement shall be included therein on the basis of Landlord’s reasonable estimate, and with respect thereto Landlord shall render promptly
after determination a supplemental Landlord’s Statement, and appropriate adjustment shall be made according thereto. All Landlord’s Statements shall be prepared on an accrual basis of accounting. 

Notwithstanding any other provision of this Section 4.2, if the Term expires or is terminated as of a date other
than the last day of a calendar year, then for such fraction of a calendar year at the end of the Term, Tenant’s last payment to Landlord under this Section 4.2 shall be made on the basis of Landlord’s best estimate of the items which
are includable in Landlord’s Statement and shall be made on or before the later of (a) ten (10) days after Landlord delivers such estimate to Tenant or (b) the last day of the Term, with an appropriate payment or refund to be
made upon submission of Landlord’s Statement. 
 4.3
        Payments. All payments of Rent and other sums due hereunder shall be made to Managing Agent at its address, or to such other person as Landlord may from time to time designate. Since late
payment of Rent or other sums due hereunder from Tenant to Landlord will result in administrative expense to Landlord, the extent of which would be extremely difficult and economically impractical to ascertain, Tenant agrees that if Rent or any
other payment due hereunder from Tenant remains unpaid for more than five (5) days after said amount is due, such payment shall be increased by a late charge payable by Tenant equal to five percent (5 %) of the amount of the delinquent payment.
The amount of the late charges for any month shall be computed on the aggregate amount of all delinquent payments, including all accrued late charges, then outstanding. The provisions of this Section in no way relieve Tenant of the obligation to
make all required payments when due, nor do such provisions in any way affect Landlord’s remedies under this Lease. 

 ARTICLE V - LANDLORD’S COVENANTS 

5.1    Landlord’s Covenants During the Term. Landlord covenants during the Term: 

5.1.1        Building Services - The Landlord shall be responsible for
those items outlined in Section 4.2.1. The Tenant shall be responsible for all other services including, but not limited to its utility service, telephone, cable, Internet, interior janitorial service, trash storage and removal, etc.

 5.1.2        Additional Building Services - To furnish,
through Managing Agent or other independent contractors, reasonable additional Building operation services upon reasonable advance request of Tenant at equitable rates from time to time established by Landlord to be paid by Tenant; 

5.1.3        Repairs - Except as otherwise provided in Article VII, to
make such repairs to the roof, exterior walls, floor slabs and common facilities of the Building as may be necessary to keep them in a condition consistent with Class A office/warehouse space in the Raleigh-Durham metropolitan area; such
repairs to be made by Landlord within a reasonable time from Landlord’s receiving written notice from Tenant of the need for such repairs, Landlord having no responsibility hereunder to make any repairs to the Premises; and 

5.1.4        Quiet Enjoyment - That Landlord has the right to enter into
this Lease and that Tenant on paying the Rent and performing its obligations hereunder shall peacefully and quietly have, hold and enjoy the Premises throughout the Term without any manner of hindrance or molestation from Landlord or anyone claiming
under Landlord, subject however to all the terms and provisions hereof. 

5.1.5        Complete Building - Landlord shall complete the remainder of
the Building of which the Premises are a part in a manner consistent with the construction of the Premises. 

5.1.6        THIS SECTION INTENTIONALLY OMITTED. 

5.1.7        THIS SECTION INTENTIONALLY OMITTED. 

5.1.8        Act in Accordance with Regulations - Landlord shall adhere to
all applicable laws in the construction, operation, and maintenance of the Premises and the Building. 

5.1.9        THIS SECTION INTENTIONALLY OMITTED. 

5.1.10        Landlord’s Indemnity - To defend, indemnify and hold
harmless Tenant, its agents, employees, officers, directors, partners and shareholders from and against any and all liabilities, judgments, demands, causes of action, claims, losses, damages, costs and expenses, including reasonable attorneys’
fees and costs, arising out of the use, occupancy, conduct, operation, or management of the Premises by, or the willful misconduct or negligence of Landlord, its officers, contractors, licensees, agents, servants, employees, guests, invitees, or
visitors in or about the Building or Premises or arising from any breach or default under this Lease by Landlord, or arising from any accident, injury, or damage, howsoever and by whomsoever caused, to any person or property, occurring in or about
the Building or Premises. This indemnification shall survive termination of this Lease. This provision shall not be construed to make Landlord responsible for loss, damage, liability or expense resulting from injuries to third parties caused by the
sole negligence or willful misconduct of Tenant, or its officers, contractors, licensees, agents, employees, or invitees; 
 5.1.11        Tenant’s Costs - In case Tenant shall, without any fault on its part, be made party to any litigation commenced by or against Landlord or
by or against any parties in possession of the Building or any part thereof claiming under Landlord, to pay, any costs, including, without limitation, reasonable counsel fees incurred by or imposed upon Tenant, in connection with such litigation
and, also to pay all such costs and reasonable counsel fees 

 
incurred by Tenant in connection with the successful enforcement by Tenant of any obligations of Landlord under this Lease; 

5.1.12     Liens - To keep the Premises and the Building free from any liens arising out of
any work performed, materials ordered or obligations incurred by or on behalf of Landlord, and Landlord hereby agrees to indemnify and hold Tenant, its agents, employees, independent contractors, officers, directors, partners, and shareholders
harmless from any liability, cost or expense for such liens; 
 5.1.13     Environmental
Matters - 
     (a)         As used in this
Lease, the term “Hazardous Materials” shall mean and include any substance, other than general office and cleaning products available to the public which are used in accordance with their instructions, which is or contains petroleum,
asbestos, polychlorinated biphenyls, lead, or any other substance, material or waste which is now or is hereafter classified or considered to be hazardous or toxic under any federal, state or local law, rule, regulation or ordinance relating to
pollution or the protection or regulation of human health, natural resources or the environment (collectively “Environmental Laws”) or poses or threatens to pose a hazard to the health or safety of persons on the Premises or any adjacent
property. 
     (b)         Landlord agrees that
during the term of this Lease it will not permit Hazardous Materials to be present on or about the Premises except in a manner and quantity necessary for the ordinary performance of Landlord’s business and that it will comply with all
Environmental Laws relating to the use, storage or disposal of any such Hazardous Materials. 

    (c)         If Landlord’s use of Hazardous
Materials on or about the Premises results in a release, discharge or disposal of Hazardous Materials on, in, at, under, or emanating from, the Premises, the Building, or the property in which the Building is located, Landlord agrees to investigate,
clean up, remove or remediate such Hazardous Materials in full compliance with the requirements of (i) all Environmental Laws and (ii) any governmental agency or authority responsible for the enforcement of any Environmental Laws.

     (d)         Landlord agrees to indemnify and
hold harmless Tenant from and against any and all claims, losses, liabilities and expenses (including reasonable attorney’s fees) sustained by Tenant attributable to (i) any Hazardous Materials placed on or about the Premises by Landlord
or its agents, employees, contractors or invitees or (ii) Landlord’s breach of any provision of this Section 5.1.13. 
     (e)         The provisions of this Section 5.1.13 shall survive the expiration or earlier termination of this Lease. 

5.2         Interruptions. 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 power losses or shortages or from the necessity of Landlord’s entering the Premises for any of the purposes authorized in this Lease,
or for repairing the Premises or any portion of the Building or Lot. In case Landlord is prevented or delayed from making any repairs, alterations or improvements, or furnishing any service or performing any other covenant or duty to be performed on
Landlord’s part, by reason of any cause reasonably beyond Landlord’s control, Landlord shall not be liable to Tenant therefore, nor, except as expressly otherwise provided in Article VII, shall Tenant be entitled to any abatement or
reduction of Rent by reason thereof, nor shall the same give rise to a claim in Tenant’s favor that such failure constitutes actual or constructive, or 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. Except in case of emergency repairs, Landlord will give Tenant reasonable advance notice of any contemplated stoppage and will use reasonable efforts to avoid unnecessary inconvenience to Tenant by reason
thereof. If the service can be reasonably restored by Landlord and is not restored within ten (10) days, Tenant’s rent shall abate commencing from the time the service ceases. If the service can be reasonably restored by Landlord and is
not restored within thirty (30) days, Tenant shall have the right to terminate this Lease. 

 ARTICLEVI- TENANT’S COVENANTS 

6.1         Tenant’s Covenants During Term. Tenant covenants during
the Term and such further time as Tenant occupies any part of the Premises: 
 6.1.1
        Tenant’s Payments - To pay when due (a) all sums due hereunder, (b) all taxes which may be imposed on Tenant’s personal property in the Premises (including without
limitation, Tenant’s fixtures and equipment), regardless to whomever assessed, (c) all charges by public utilities for telephone, electricity, gas and other utility services (including service inspections therefore) rendered to the
Premises, which utility services shall be separately metered for the Premises, and shall not be paid or reimbursed by Landlord without charge. 
 6.1.2         Repairs and Surrender of Premises - Except as otherwise provided in Article VII and Section 5.1.3, to keep the Premises in good
order, repair and condition, reasonable wear and tear only excepted; and at the expiration or termination of this Lease peaceably to surrender the Premises and all changes and additions therein in as good order, repair and condition as they were
when received, reasonable wear and tear only excepted, first removing all goods and effects of Tenant and any items, the removal of which is required by agreement or specified herein to be removed at Landlord’s election, and repairing all
damage caused by such removal and restoring the Premises and leaving them clean and neat; 
 6.1.3
        Occupancy and Use - Continuously from the Commencement Date, to use and occupy the Premises only for the Permitted Uses in compliance with all health, safety and other applicable governmental
regulations; and not to injure or deface the Premises, Building, or Lot; and not to permit in the Premises or common facilities (insofar as use of the common facilities is in control of Tenant) any auction sale, nuisance, or the emission from the
Premises (or common facilities) of any objectionable noise or odor; nor any use thereof which is improper, offensive, contrary to law or ordinances, 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. 
 Tenant shall be responsible, at
Tenant’s sole cost and expense, for providing or contracting for the provision of janitorial services relative to the Premises including trash storage and removal. Tenant shall provide Landlord with a fully executed copy of such trash removal
agreement. Tenant shall not permit undue accumulations of garbage, trash, rubbish or other refuse within or without the Premises. 
 In addition, Tenant, at its sole cost and expense, shall maintain at all times a service contract with a reputable service provider on the HVAC serving the Premises, requiring (i) all air
conditioning filters to be changed at least three (3) times per year and (ii) the HVAC to be professionally inspected and generally serviced at least quarterly. Tenant shall provide Landlord with a copy of such service contract thirty
(30) days prior to the Commencement Date. All HVAC service contractors shall be required to check in with the Managing Agent before and after each service call. If Tenant does not comply with the foregoing, then in addition to all other rights
and remedies set forth in the Lease, Landlord shall be entitled to enter into a service contract on Tenant’s behalf, and have Tenant’s HVAC unit(s) serviced, and charge such costs incurred by Landlord to Tenant, plus an administrative fee
of 15%, as Additional Rent. 
 6.1.4         Rules and Regulations -
To comply with the Rules and Regulations set forth in Exhibit C, as the same may be amended by Landlord from time to time, and all other reasonable Rules and Regulations hereafter made by Landlord, of which Tenant has been given notice, for the
care and use of the Building and Lot and their facilities and approaches, it being understood that Landlord shall not be liable to Tenant for the failure of other tenants of the Building to conform to such Rules and Regulations; 

6.1.5         Safety Appliances - To keep the Premises equipped with all
safety appliances required by law or ordinance or any other regulation of any public or private authority having jurisdiction over the Premises (including insurance underwriters or rating bureaus) because of any use made by Tenant and to procure all
licenses and permits so required because of such use and, if requested by Landlord, to do any work so required because of such use, it being understood that the foregoing provisions shall not be construed to broaden in any way Tenant’s
Permitted Uses; 

 6.1.6         Assignment and
Subletting - Except to an entity related to Tenant or Tenant’s successor by merger or acquisition of substantially all of Tenant’s assets, not to assign this Lease, or sublease all or any part of the Premises, or permit the use of the
Premises by any party other than Tenant, without the prior written consent of Landlord, which shall not be unreasonably withheld or delayed. 
 Any approved sublease or assignment shall not release the Tenant from the underlying obligations outlined in this Lease. 

If Landlord approves an assignment or sublease as herein provided, Tenant shall pay to Landlord, as Additional Rent due
under this Lease, as applicable, (i) in the case of a sublease, an overage amount equal to the difference, if any, between the Rent allocable to that part of the Premises affected by such sublease pursuant to this Lease and the rent paid by the
subtenant to Tenant, less any reasonable and customary expenses incurred by the Tenant in connection with the sublease which are approved by the Landlord in its sole and absolute discretion, and (ii) in the case of an assignment, an overage
amount equal to fifty percent (50%) of the consideration, if any, received by Tenant for such assignment. Such overage amounts shall be due and payable by Tenant to Landlord within five (5) days of Tenant’s receipt of payment from the
subtenant or assignee. Overage amounts in the case of a sublease shall be calculated and adjusted (if necessary) on a lease year (or partial lease year) basis, and there shall be no cumulative adjustment for the Term. No consent to any assignment or
sublease shall constitute a further waiver of the provisions of this Section, and all subsequent assignments or subleases may be made only with the prior written consent of Landlord. An assignee of Tenant, at the option of Landlord, shall become
directly liable to Landlord for all obligations of Tenant hereunder and shall assume all such obligations in writing in a form satisfactory to Landlord in its sole and absolute discretion, but no sublease or assignment by Tenant shall relieve Tenant
of any liability hereunder. Except as otherwise provided, any assignment or sublease without Landlord’s consent shall be void, and shall, at the option of the Landlord, constitute a default under this Lease. In the event that Tenant requests
that Landlord consider a sublease or assignment hereunder, Tenant shall pay (i) Landlord’s reasonable fees, not to exceed Five Hundred and 00/100 Dollars ($500.00) per transaction, incurred in connection with the consideration of such
request, and (ii) all attorneys’ fees and costs incurred by Landlord in connection with the consideration of such request or such sublease or assignment. 

Notwithstanding any term or provision herein to the contrary, Tenant shall not advertise all or any part of the Premises
for assignment, subletting or other transfer at a rental rate lower than the rental schedule established from time to time by Landlord for comparable space for a comparable term in the Building. Further, no assignment, subletting or other transfer
shall be made: (i) to any person or entity which shall at that time be a tenant, subtenant or other occupant of any part of the Building if Landlord then has other comparable space in the Building available for leasing by Landlord; (ii) to
any person or entity who has dealt with Landlord or Landlord’s agent (directly or through a broker) with respect to space in the Building during the six (6) months immediately preceding Tenant’s request for Landlord’s consent to
such transaction; (iii) to any person or entity if Landlord then has other comparable space in the Building available for leasing and suitable for use by such proposed tenant; (iv) to any person or entity for the conduct of business which
is not in keeping with the standards and general character of the Building; or (v) which would require the demolition or reconfiguration of any portion of the Premises or which would result in the Premises being subdivided. All rights and
options of Tenant hereunder, if any, to expand the Premises, contract the Premises, extend or renew the Term, and/or shorten the Term, and any right(s) of first refusal, first offer or first option hereunder in favor of Tenant shall automatically
terminate upon the assignment of this Lease or upon the subletting of all or any part of the Premises, unless Landlord specifically agrees in writing that such rights and options shall continue. Tenant acknowledges that the restrictions on
assignments and subleases described herein are a material inducement for Landlord entering into this Lease and shall be enforceable by Landlord against Tenant and against any assignee or subtenant or any other party acquiring an interest in this
Lease. 

 6.1.7        Indemnity
- To defend, indemnify and hold harmless Landlord, its agents, employees, officers, directors, partners and shareholders from and against any and all liabilities, judgments, demands, causes of action, claims, losses, damages, costs and expenses,
including reasonable attorneys’ fees and costs, arising out of the use, occupancy, conduct, operation, or management of the Premises by, or the willful misconduct or negligence of Tenant, its officers, contractors, licensees, agents, servants,
employees, guests, invitees, or visitors in or about the Building or Premises or arising from any breach or default under this Lease by Tenant, or arising from any accident, injury, or damage, howsoever and by whomsoever caused, to any person or
property, occurring in or about the Building or Premises. This indemnification shall survive termination of this Lease. This provision shall not be construed to make Tenant responsible for loss, damage, liability or expense resulting from injuries
to third parties caused by the sole negligence or willful misconduct of Landlord, or its officers, contractors, licensees, agents, employees, or invitees; 

6.1.8        Tenant’s Liability - To maintain with insurance companies reasonably satisfactory to Landlord: 
     (a)        Public liability insurance on the Premises in amounts which shall, at the beginning of the Term, be at least equal to the limits
set forth in Section 1.1 and from time to time during the Term, shall be for such higher limits, if any, as are customarily carried in the area in which the Premises are located on property similar to the Premises and used for similar
purposes and to furnish Landlord with the certificates thereof. Fire and casualty insurance on Tenants furniture, fixtures, and equipment in an amount not less than $50,000 shall also be obtained and kept in force during the Term at Tenant’s
expense. The limit of any such insurance shall not limit the liability of Tenant hereunder. If Tenant fails to procure or maintain such insurance, Landlord may, but shall not be required to, procure and maintain the same at Tenant’s expense, to
be reimbursed by Tenant as additional rent within 10 days of written demand. All insurance required to be obtained by Tenant hereunder shall be issued by companies reasonably acceptable to Landlord. Thirty (30) days prior to the Commencement
Date, Tenant shall deliver to Landlord certificates of liability insurance required herein with loss payable clauses satisfactory to Landlord. Any deductible under such insurance policy in excess of Ten Thousand and 00/l00 Dollars ($10,000.00) must
be approved by Landlord in writing prior to issuance of such policy. No policy shall be cancelable, allowed to lapse and/or expire and/or be subject to reduction of coverage except upon thirty (30) days prior written notice to Landlord. All
such policies shall name Landlord and Landlord’s Representative as additional insureds and shall be written as primary policies not contributing with and not in excess of coverage which Landlord may carry. The policy limits set forth herein
shall be subject to periodic review, and Landlord reserves the right to require that tenant increase the liability coverage limits if, in the reasonable opinion of Landlord, the coverage becomes inadequate and is less than commonly maintained by
tenants making similar uses in similar buildings. Tenant shall obtain any revised or increased coverage required by Landlord within thirty (30) days of any such notification from Landlord; 

    (b)        Property insurance on all Tenant’s trade
fixtures, equipment, plate glass and personal property on the Premises, being a policy of all risk property insurance covering the full replacement value of such property. During the Term of this Lease, the proceeds from any such policy of insurance
shall be used for the repair or replacement of the fixtures and equipment so insured. Landlord shall have no interest in the insurance upon Tenant’s equipment and fixtures and will sign all documents reasonably necessary or proper in connection
with the settlement of any claim or loss by Tenant; and 

    (c)        Business interruption and/or loss of rental
insurance in an amount equivalent to six (6) months Rent which shall not contain a deductible greater than Ten Thousand Dollars ($10,000.00). Tenant shall furnish Landlord with certificates of insurance naming Landlord as an additional insured.
No policy shall be cancelable, allowed to lapse and/or expire and/or be subject to reduction of coverage except upon thirty (30) days prior written notice to Landlord. 

6.1.9        Employer’s Liability Insurance - To purchase and
maintain employer’s liability insurance with minimum liability limits of $100,000.00 per accident for bodily injury, $100,000.00 per employee for bodily injury due to disease with a $500,000.00 policy limit. Tenant shall provide Landlord with a
certificate of insurance for insurance required herein; 

 6.1.10    Tenant’s Workers’ Compensation
Insurance - To keep all Tenant’s employees working in the Premises covered by worker’s compensation insurance in amounts required by and otherwise in accordance with all applicable legal requirements, and to furnish Landlord with the
certificates thereof upon request; 
 6.1.11    Landlord’s Right of Entry - To
permit Landlord and Landlord’s agents entry: to examine the Premises at reasonable times and, if Landlord shall so elect, to make repairs or replacements; to remove, at Tenant’s expense, any changes, additions, signs, curtains, blinds,
shades, awnings, aerials, flagpoles, or the like not consented to in writing by Landlord; and to show the Premises to prospective tenants during the six months preceding expiration of the Term and to show the Premises to prospective purchasers and
mortgagees at all reasonable times; 
 6.1.12    Loading - Not to place any extreme
or unusual load upon the Premises without Landlord’s prior written consent; 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 times as Landlord shall in each instance
approve. Tenant’s business machines and mechanical equipment which cause vibration or noise that may be transmitted to the Building structure or to any other leased space in the Building shall be placed and maintained by Tenant in settings of
cork, rubber, spring, or other types of vibration and/or noise eliminators sufficient to eliminate such vibration or noise; notwithstanding the foregoing, Landlord has reviewed Tenant’s plans and the equipment disclosed in such plans are
acceptable to Landlord. 
 6.1.13    Landlord’s Costs - In case Landlord shall,
without any fault on its part, be made party to any litigation commenced by or against Tenant or by or against any parties in possession of the Premises or any part thereof claiming under Tenant, to pay, as Additional Rent, all costs, including,
without limitation, reasonable counsel fees incurred by or imposed upon Landlord, in connection with such litigation and, as Additional Rent, also to pay all such costs and reasonable counsel fees incurred by Landlord in connection with the
successful enforcement by Landlord of any obligations of Tenant under this Lease; 

6.1.14    Tenant’s Property - That all the furnishings, fixtures, equipment, effects and
property of every kind, nature and description of Tenant and of all persons claiming by, through or under Tenant which, during the continuance of this Lease or any occupancy of the Premises by Tenant or anyone claiming under Tenant, may be on the
Premises or elsewhere in the Building or on the Lot shall be at the sole risk and hazard of Tenant, and if the whole or any part thereof shall be destroyed or damaged by fire, water or otherwise, or by the leakage or bursting of water pipes, steam
pipes or other pipes, by theft, or from any other cause, no part of said loss or damage is to be charged to or to be borne by Landlord unless due to the gross negligence or willful misconduct of Landlord; 

6.1.15    Liens - To keep the Premises and the Building free from any liens arising out of any
work performed, materials ordered or obligations incurred by or on behalf of Tenant, and Tenant hereby agrees to indemnify and hold Landlord, its agents, employees, independent contractors, officers, director, partners, and shareholders harmless
from any liability, cost or expense for such liens. Tenant shall have the right to contest any such liens that Tenant reasonably believes are inaccurate. In order to contest such lien, Tenant shall provide reasonable assurance to Landlord that such
lien shall not be foreclosed during any such contest. Tenant shall cause any such lien imposed to be released of record by payment or posting of the proper bond acceptable to Landlord within ten (10) days after the earlier of imposition
of the lien or written request by Landlord. Tenant shall give Landlord written notice of Tenant’s intention to perform work on the Premises which might result in any claim of lien at least ten (10) days prior to the commencement of such
work to enable Landlord to post and record a Notice of Nonresponsibility or other notice deemed proper before commencement of any such work. If Tenant fails to remove any lien within the prescribed ten (10) day period, then Landlord may do so
at Tenant’s expense and Tenant’s reimbursement to Landlord for such amount, including attorneys’ fees and costs, shall be deemed Additional Rent; 

6.1.16    Changes or Additions - Not to make any structural changes or additions or changes or
additions to the interior of the Premises that require an expenditure in excess of 

 
Fifteen Thousand Dollars ($15,000.00) without Landlord’s prior written consent, provided that Tenant shall reimburse Landlord for all costs incurred by Landlord in reviewing Tenant’s
proposed changes or additions, and provided further that, in order to protect the functional integrity of the Building, all such changes and additions shall be performed by contractors selected from a list of approved contractors prepared by
Landlord from time to time; 
 6.1.17        Holdover - To pay to
Landlord one hundred and seventy-five percent (175%) of the then current rent applicable for each month or portion thereof Tenant shall retain possession of the Premises or any part thereof after the termination of this Lease, whether by lapse
of time or otherwise. In the event the Tenant remains in possession of the Premises after the termination or expiration of this Lease, it shall be deemed to be occupying the Premises on a month-to-month basis and subject to all of the provisions,
conditions and obligations of said Lease. The provisions of this subsection shall not operate as a waiver by Landlord of any rights or remedies provided in this Lease; and 

6.1.18        Environmental Matters - 

    (a)        As used in this Lease, the term
“Hazardous Materials” shall mean and include any substance, other than general office and cleaning products available to the public which are used in accordance with their instructions, which is or contains petroleum, asbestos,
polychlorinated biphenyls, lead, or any other substance, material or waste which is now or is hereafter classified or considered to be hazardous or toxic under any federal, state or local law, rule, regulation or ordinance relating to pollution or
the protection or regulation of human health, natural resources or the environment (collectively “Environmental Laws”) or poses or threatens to pose a hazard to the health or safety of persons on the Premises or any adjacent property.

     (b)        Tenant agrees that during its use
and occupancy of the Premises it will not permit Hazardous Materials to be present on or about the Premises except in a manner and quantity necessary for the ordinary performance of Tenant’s business and that it will comply with all
Environmental Laws relating to the use, storage or disposal of any such Hazardous Materials. 

    (c)        If Tenant’s use of Hazardous Materials
on or about the Premises results in a release, discharge or disposal of Hazardous Materials on, in, at, under, or emanating from, the Premises or the property in which the Premises are located, Tenant agrees to investigate, clean up, remove or
remediate such Hazardous Materials in full compliance with (a) the requirements of (i) all Environmental Laws and (ii) any governmental agency or authority responsible for the enforcement of any Environmental Laws; and (b) any
additional requirements of Landlord that are reasonably necessary to protect the value of the Premises or the property in which the Premises are located. Landlord shall also have the right, but not the obligation, to take whatever action with
respect to any such Hazardous Materials that it deems reasonably necessary to protect the value of the Premises or the property in which the Premises are located. All costs and expenses paid or incurred by Landlord in the exercise of such right
shall be payable by Tenant upon demand. 

    (d)        Upon reasonable notice to Tenant, Landlord
may inspect the Premises for the purpose of determining whether there exists on the Premises any Hazardous Materials or other condition or activity that is in violation of the requirements of this Lease or of any Environmental Laws. The right
granted to Landlord herein to perform inspections shall not create a duty on Landlord’s part to inspect the Premises, or liability on the part of Landlord for Tenant’s use, storage or disposal of Hazardous Materials, it being understood
that Tenant shall be solely responsible for all liability in connection therewith. 

    (e)        Tenant shall surrender the Premises to
Landlord upon the expiration or earlier termination of this Lease free of debris, waste or Hazardous Materials placed on or about the Premises by Tenant or its agents, employees, contractors or invitees, and in a condition which complies with all
Environmental Laws. 
     (f)        Tenant agrees
to indemnify and hold harmless Landlord from and against any and all claims, losses (including, without limitation, loss in value of the Premises or the property in which the Premises are located), liabilities and expenses (including reasonable
attorney’s fees) sustained by Landlord attributable to (i) any Hazardous Materials placed on or 

 
about the Premises by Tenant or its agents, employees, contractors or invitees or (ii) Tenant’s breach of any provision of this Section 6.1.18. 

(g)        The provisions of this Section 6.1.18 shall survive the
expiration or earlier termination of this Lease. 
 6.1.19    Signs -- Tenant shall
not permit the painting or display of any sign, placard, lettering or advertising material of any kind on or near the exterior of the Premises. Tenant shall not permit the use of any advertising media or device (such as sound production devices),
which shall be audible from the exterior of the Premises. Any and all signs required or requested by the Tenant shall comply with all applicable governmental regulations and shall be submitted to the Landlord for the Landlord’s approval in its
sole discretion. Any signs permitted by the Landlord shall be removed by the Tenant upon termination or expiration of this Lease. Tenant shall be responsible for damage to and repairing the Building to as near original condition as possible due to
installation, maintenance and/or removal of the signs. Signs remaining in place on the Premises ten (10) days after the end of the Term or after Tenant abandons the Premises shall automatically become property of Landlord and may be removed by
Landlord at Tenant’s expense as Additional Rent hereunder. 
 With the Landlords prier written approval of
the size and design of the Tenant’s intended corporate identification; upon Lease Commencement the Tenant may remove the Art.Com lettering on the Monument Sign and insert the Tenant’s approved lettering in the top position on the sign.

 6.1.20    Additional Covenants - Tenant further covenants during the Tern:

   (a)        To load and unload inventory, goods and
equipment only through such entrances as may be designated for such purposes by Landlord; 

  (b)        To use and occupy the Premises continuously and
uninterruptedly through the Term of this Lease; 

  (c)        To conduct its business in the Premises in a first-class
manner, to refrain from engaging in any business practice that would tend to detract from or impair the reputation of the Building; 
   (d)        To refrain from placing any machines, equipment or materials of any kind outside the confines of the Premises; 

ARTICLE VII - CASUALTY AND TAKING 
 7.1        Casualty to Premises. In the event the Premises shall be substantially destroyed or rendered untenantable, Landlord shall, within thirty (30) days
of such casualty, review such damages and provide to Tenant an estimate of the time it will take Landlord to repair such damage. If Landlord reasonably estimates the repairs will take more than six (6) months to complete, or if the casualty
occurs during the final year of the initial or the final year of any renewal term of the Lease, Tenant may opt, within thirty (30) days of receipt of notice from Landlord that repairs will require more than six (6) months to complete, to
terminate this Lease by submission of written notice to Landlord. If the damage is due, directly or indirectly, to the fault or neglect of Tenant, or its officers, contractors, licensees, agents, servants, employees, guests, invitees or visitors,
there shall be no Tenant right of termination. 
 7.1.1        Damage
Repair - If Tenant cannot, or opts not to terminate the Lease pursuant to the provision set forth above, and if the Premises shall be destroyed or rendered untenantable, either wholly or in part, by fire or other casualty, Landlord may, at its
option, (i) terminate this Lease effective as of the date of such damage or destruction, or (ii) restore the Premises to their previous condition, and in the meantime the Base Rent and TICAM shall be abated in the same proportion as the
untenantable portion of the Premises bears to the whole thereof, and this Lease shall continue in full force and effect. If the damage is due, directly or indirectly, to the fault or neglect of Tenant, or its officers, contractors, licensees,
agents, servants, 

 
employees, guests, invitees or visitors, there shall be no abatement of Base Rent, except to the extent Landlord receives proceeds from any applicable insurance policy of Tenant to compensate
Landlord for loss of Base Rent. 
 7.1.2
        Termination for Material or Uninsured Damages - If the Building shall be destroyed or damaged by fire or other casualty insured against under Landlord’s fire and extended coverage insurance policy to the extent that
more than fifty percent (50%) thereof is rendered untenantable, or if the Building shall be materially destroyed or damaged by any other casualty other than those covered by such insurance policy, notwithstanding that the Premises may be
unaffected directly by such destruction or damage, Landlord may, at its election, terminate this Lease by notice in writing to Tenant within sixty (60) days after such destruction or damage. Such notice shall be effective thirty (30) days
after receipt thereof by Tenant. 
 7.1.3         Business
Interruption - Other than rental abatement provided in Section 7.1.1, no damages, compensation or claim shall be payable by Landlord for inconvenience or loss of business arising from the interruption of business or the repair or
restoration of the Building or Premises. 
 7.1.4         Repairs -
Landlord’s obligations, should it elect to repair, shall be limited to the base Building, common areas and the interior improvements (if any) initially installed by Landlord as part of Landlord’s work. 

7.2         Condemnation. If twenty percent (20%) or more of the
Premises, or of such portions of the Building as may be required for the reasonable use of the Premises, are taken by eminent domain or sale under threat of condemnation by eminent domain, this Lease shall automatically terminate as of the date
title vests in the condemning authority, and all Rent and other charges or sums shall be paid to that date. Landlord reserves all rights to damages to the Premises for any partial or entire taking by eminent domain, and Tenant hereby assigns to
Landlord any right Tenant may have to such damages or award, and Tenant shall make no claim against Landlord or the condemning authority for damages for termination of the leasehold interest or interference with Tenant’s business. Tenant shall
have the right to claim and recover from the condemning authority compensation for any loss, which Tenant may incur for Tenant’s moving expenses, business interruption or taking of Tenant’s personal property or any other taking which does
not serve to reduce the award of Landlord. 
 ARTICLE VIII - RIGHTS OF MORTGAGEE 

8.1         Rights of Mortgage Holders; Limitation of Mortgagee’s
Liability. The word “mortgage” as used herein includes mortgages, deeds of trust or other similar instruments evidencing other voluntary liens or encumbrances, and modifications, consolidations, extensions, renewals, replacements and
substitutions thereof. The word “holder” shall mean a mortgagee, and any subsequent holder or holders of a mortgage that have executed a Non-Disturbance Agreement in favor of Tenant. Until the holder of a mortgage shall enter and take
possession of the Premises for the purpose of foreclosure, such holder shall have only such rights of Landlord as are necessary to preserve the integrity of this Lease as security, the condition and value of the Building and Lot. Upon entry and
taking possession of the Premises for the purpose of foreclosure, such holder shall have all the rights of Landlord. Notwithstanding any other provision of this Lease to the contrary, including without limitation Section 10.5, no such
holder of a mortgage shall be liable, either as mortgagee or as assignee, to perform, or be liable in damages for failure to perform, any of the obligations of Landlord unless and until such holder shall enter and take possession of the Premises for
the purpose of foreclosure, and such holder shall not in any event be liable to perform or for failure to perform the obligations of Landlord under Section 3.1. Upon entry for the purpose of foreclosure, such holder shall be liable to
perform all of the obligations of Landlord (except for the obligations under Section 3.1), subject to and with the benefit of the provisions of Section 10.5, provided that a discontinuance of any foreclosure proceeding shall
be deemed a conveyance under said provisions to the owner of the equity of redemption in the mortgaged premises. 
 8.2         No Prepayment or Modification.  Tenant shall not pay Rent or any other charge more than thirty (30) days prior to the due dates
thereof. No prepayment of Rent or other charge, no assignment of this Lease and no agreement to modify so as to reduce the Rent, change the 

 
Term, or otherwise materially change the rights of Landlord under this Lease, or to relieve Tenant of any obligations or liability under this Lease, shall be valid unless consented to in writing
by Landlord’s mortgagees of record, if any. 

8.3        Subordination. So long as the holder of any mortgage has
executed a Non-Disclosure Agreement in favor of Tenant, this Lease, and all rights of Tenant hereunder, are subject and subordinate to any mortgage or mortgages, blanket or otherwise, which do now or may hereafter affect the Lot or Building, and to
any and all renewals, modifications, consolidations, replacements all extensions thereof. It is the intention of the parties that this provision be self-operative, and that no further instrument shall be required to effect such subordination of this
Lease. Tenant shall, however, within five (5) days of demand, at any time or times, execute, acknowledge and deliver to Landlord, without expense to Landlord, any and all instruments that may be necessary or proper to subordinate this Lease,
and all rights of Tenant hereunto, to any such mortgage or mortgages, or to confirm or evidence said subordination. Should Tenant refuse to execute the required documents hereunder, or those required under Section 10.12 hereinafter, upon
demand by Landlord, then, in addition to the Tenant’s being responsible for any other damages incurred as a result thereof (including interest), the Tenant’s refusal shall constitute a default under Article IX herein. If any mortgagee
other party shall at any time succeed to the interest of the Landlord in the Premises, whether by foreclosure, sale, or otherwise, the Tenant, at such mortgagee’s or successor’s request shall attorn to and recognize such mortgagee or
successor as landlord hereunder. 
 8.4        Mortgagee
Protection. Tenant agrees to give any mortgagee(s) and/or trust deed holder(s), by registered mail, a copy of any notice of default served upon the Landlord, provided that prior to such notice Tenant has been notified in writing (by way of
notice of assignment of rents and leases, or otherwise) of the addresses of such mortgagee(s) and/or trust deed holder(s). Tenant further agrees that if Landlord shall have failed to cure such default within the time provided for in this Lease, then
the mortgagee(s) and/or trust deed holder(s) shall have an additional thirty (30) days within which to cure such default or if such default cannot he cured within that time, then such additional time as may be necessary if within such thirty
(30) days any mortgagee and/or trust deed holder(s) has commenced and is diligently pursuing the remedies necessary to cure such default (including but not limited to commencement of foreclosure proceedings, if necessary to effect such cure),
in which event this Lease shall not be terminated while such remedies are being so diligently pursued. 
 ARTICLE IX - DEFAULT 

9.1        Events of Default. The occurrence of any of the following
events if not remedied within the allotted time period, if any, hereinafter provided shall constitute an Event of Default by Tenant under this Lease: (1) Failure of Tenant to pay Rent within five (5) days of notice from Landlord to Tenant
that rent has not been paid or failure of Tenant to pay any other charge or sum to be paid to Landlord by Tenant within five (5) days written notice of Tenant’s failure to pay such amount; (2) Failure by Tenant to comply with any of
the rules, regulations, agreements, covenants, terms and conditions contained or referred to herein (other than the failure to pay Rent and other sums of money), if not remedied for a period of thirty (30) days following receipt of written
notice thereof; provided, that in the event a default or breach is not susceptible of being remedied within such thirty (30) day period the time permitted Tenant to remedy the default or breach shall be extended for as long as shall be
reasonably necessary to remedy same if Tenant commences promptly and proceeds diligently until successful to remedy such default or breach, except that the period for remedying a default or breach shall not be so extended if the extension in
Landlord’s reasonable judgment may jeopardize the value of the Lot or Building or the interest of the Landlord in the Lot or Building or may subject Landlord to civil or criminal liabilities; (3) Filing by or against Tenant in any court
pursuant to any statute, either of the United States or of any state, of a petition for bankruptcy or insolvency, or for reorganization, or for any arrangement or for appointment of a receiver or trustee of all or a portion of Tenant’s
property; provided, that if the action or proceeding be against Tenant, the same shall not become an Event of Default if the petition shall be dismissed within sixty (60) days after the commencement thereof; (4) Dissolution or liquidation
of Tenant, whether voluntary or involuntary, or the taking of possession of any of Tenant’s property by execution and levy or attachment; and (5) Abandonment of the Premises by Tenant. As used herein, “Chronic Delinquency” shall
mean failure by Tenant to pay Rent or any other charge or sum required to be paid to Landlord by 

 
Tenant under this Lease within five (5) days after written notice thereof for any three (3) months (consecutive or nonconsecutive) during any twelve (12) month period. In addition
to all other remedies of Landlord set forth herein, in the event of a Chronic Delinquency, at Landlord’s option, Landlord shall have the right to require that the Rent and any other charge or sum to be paid to Landlord by Tenant under this
Lease be paid by Tenant quarterly, in advance. 

9.2        Landlord’s Rights After Default.    

 Upon the occurrence of any Event of Default, Landlord shall have all rights and remedies allowed at law, in equity, by statute
and otherwise and in addition the Landlord may give notice to Tenant at any time after said Event of Default stating that Tenant’s right to possession of the Premises shall expire on the date specified in such notice and upon the date specified
in such notice all right of Tenant to possession of the Premises hereunder shall terminate, but Tenant shall remain liable as hereinafter provided. 
 9.2.1    At any time after the expiration of Tenant’s possessory right to the Premises, Landlord may relet the Premises or any part thereof in the name of Landlord or otherwise
for such term (which may be greater or less than the period which would otherwise have constituted the balance of the term of this Lease) and on such conditions (which may include concessions or free rent) as Landlord, in its reasonable discretion,
may determine, and may collect and receive the rent therefrom. Landlord shall in no way be responsible or liable to Tenant for any failure to relet the Premises or any part thereof, or for any failure to collect any rent due upon any such reletting
and Tenant’s liability shall not be affected or diminished in any respect by such failure. In the event Landlord relets said Premises at a rental higher than that due from Tenant under the provisions hereof, Tenant shall not be entitled to
share in any excess. Landlord, at its option, may make such alterations, repairs and changes in the Premises as Landlord in its sole judgment considers advisable or necessary for the purpose of reletting the Premises, and the making of such
alterations, repairs and changes shall not operate or be construed to release Tenant from any liability. 

9.2.2    THIS SECTION INTENTIONALLY OMITTED. 

9.2.3    If Tenant shall default in the performance of any of Tenant’s covenants or agreements
herein contained, Landlord may cure said default(s) on behalf of Tenant. Any amount paid, or expense or liability incurred by, Landlord in the performance of any such matter for the account of Tenant shall be deemed to be Additional Rent and the
same, together with the greater of interest thereon at the rate of eighteen percent (18%) per annum, or the maximum interest rate allowed by law from the date upon which any such expense shall have been incurred, may be added, at the option of
Landlord, to any Rent then due or thereafter falling due hereunder. Nothing contained herein shall be construed to prevent Landlord from immediately collecting from Tenant by suit or otherwise, any such sums with interest. 

9.3        Tenant’s Obligations After Default 

9.3.1    Upon the expiration of Tenant’s possessory right pursuant to Section 9.2.1,
above, Tenant shall quit and peacefully surrender the Premises to Landlord, and Landlord, upon or at any time after any such expiration, may with process of law re-enter the Premises without further notice, and, pursuant to the process of law,
repossess Tenant by three, summary proceedings, ejectment, or otherwise and may dispossess and remove Tenant and all other persons and property from the Premises and shall have, hold and enjoy the Premises and the right to receive all rental income
therefrom. 
 9.3.2    The expiration of Tenant’s right to possession of the Premises
shall not relieve Tenant of its liabilities hereunder and the obligations created hereby shall survive any such expiration. In the event of such expiration, whether or not the Premises or any part thereof shall have been relet, Tenant shall pay to
Landlord the Rent required to be paid by Tenant up to the time of such expiration, and thereafter Tenant, until the end of the Term of this Lease, shall be liable to Landlord, and shall pay to Landlord, as and for liquidated and agreed current
damages for Tenant’s default(s): the equivalent of the amount of the Rent which would be payable under this Lease by Tenant if Tenant were still in possession, less the net proceeds of any reletting effected pursuant to the provisions of
Section 9.2.2, after deducting all of Landlord’s expenses in connection with such reletting, including without limitation all repossession costs, brokerage commissions, legal expenses, reasonable attorney’s fees, alteration and
repair costs and 

 
expenses of preparation for such reletting. Tenant shall pay such current damages, herein called “deficiency,” to Landlord monthly on the days on which the Rent is payable under the
terms of this Lease, and Landlord shall be entitled to recover from Tenant each monthly deficiency as such deficiency shall arise. For purposes of computing the rental due, monthly Percentage Rent shall be deemed to be the average of Percentage Rent
payable for the six (6) month period preceding the default. 

      9.3.3    THIS SECTION INTENTIONALLY OMITTED 

9.4        General Provisions 

    9.4.1      Nothing herein contained shall limit or prejudice the
right of Landlord to provide and obtain as damages by reason of such default an amount equal to the maximum allowed by any statute or rule of law in effect at the time when such damages are to he proved. 

    9.4.2      Any suit brought to collect the amount of the deficiency
for any month shall not prejudice the right of Landlord to collect the deficiency for any subsequent month by a similar action. 
     9.4.3      THIS SECTION INTENTIONALLY OMITTED 
     9.4.4      Any action taken by Landlord under this Article IX shall not operate as a waiver of any right Landlord would otherwise have
against Tenant for breach of this Lease and Tenant shall remain liable to Landlord for any damages suffered by Landlord by reason of Tenant’s default or breach. 

    9.4.5      Landlord shall be entitled to enjoin any breach or
threatened breach by Tenant of any of the agreements, covenants, terms and conditions contained in this Lease, and in the event of such breach shall have all rights and remedies allowed at law, in equity, by statute, or otherwise. Any and all
remedies referred to herein are considered cumulative and not exclusive. Mention of particular remedies herein shall not prevent the parties from pursuing other remedies in law or equity in the event of breach or default, except as otherwise set
forth herein. 
     9.4.6      The Terms “enter,”
“re-enter,” “entry,” or “re-entry,” as used in this Lease are not restricted to their technical legal meaning. 

ARTICLE X- MISCELLANEOUS 
 10.1        Titles. The titles of the Articles are for convenience and are not to be considered in construing this Lease. 

10.2        Notice of Lease. Upon request of Landlord or Tenant, the other
party shall execute and deliver, after the Term begins, a short form of this Lease in form appropriate for recording or registration, and if this Lease is terminated before the Term expires, an instrument in such form acknowledging the fact and date
of termination. This Lease shall not be recorded. 
 10.3        THIS
SECTION INTENTIONALLY OMITTED 
 10.4        Notice. No
notice, approval, consent requested or election required or permitted to be given or made pursuant to this Lease shall be effective unless the same is in writing. Communications shall be addressed, if to Landlord, at Landlord’s Address or at
such other address as may have been specified by prior notice to Tenant and, if to Tenant, at Tenant’s Address or at such other place as may have been specified by prior notice to Landlord. Any communication so addressed shall be deemed duly
served if mailed by registered or certified mail, return receipt requested, or delivered by nationally recognized overnight courier service, or if hand delivered. 

10.5        Bind and Inure. The obligations of this Lease shall run with
the land, and this Lease shall be binding upon and inure to the benefit of the parties hereto and their respective 

 
successors and assigns. Whenever the Premises are owned by a trustee or trustees, the obligations of Landlord shall be binding upon Landlord’s trust estate, but not upon any trustee,
beneficiary or shareholder of the trust individually or corporately. 

10.6        No Surrender.  The delivery of keys or other such
tender of possession of the Premises to Managing Agent, or to an employee of Managing Agent or to Landlord’s agent or any employee thereof, shall not operate as a termination of this Lease or a surrender of the Premises. 

10.7        No Waiver, Etc.  The failure of Landlord or of
Tenant to seek redress for violation of, or to insist upon the strict performance of any covenant or condition of this Lease or, with respect to such failure of Landlord, any of the Rules and Regulations referred to in Section 6.1.4, whether
heretofore or hereafter adopted by Landlord, shall not be deemed a waiver of such violation nor prevent a subsequent act, which would have originally constituted a violation, from having all the force and effect of an original violation, nor shall
the failure of Landlord to enforce any of said Rules and Regulations against any other tenant in the Building be deemed a waiver of any such Rules or Regulations. The receipt by Landlord of Rent or any other sums with knowledge of the breach of any
covenant of this Lease shall not be deemed a waiver of such breach by Landlord, unless such waiver be in writing signed by Landlord or an executive officer of Landlord. No consent or waiver, express or implied, by Landlord or Tenant to or of any
breach of any agreement or duty shall be construed as a waiver or consent to or of any other breach of the same or any other agreement or duty. 
 10.8        No Accord and Satisfaction.  No acceptance by Landlord of a lesser sum than the Rent, late charges and other sums then due shall be
deemed to be other than on account of the earliest installment of such payments due, nor shall any endorsement or statement on any check or any letter accompanying any check or payment be deemed as accord and satisfaction, and Landlord may accept
such check or payment without prejudice to Landlord’s right to recover the balance of such installment or pursue any other remedy in this Lease provided. 
 10.9        Cumulative Remedies.  The specific remedies to which Landlord may resort under the terms of this Lease are cumulative and are not
intended to be exclusive of any other remedies or means of redress to which it may be lawfully entitled in case of any breach or threatened breach by Tenant 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 a decree compelling specific performance of any such covenants,
conditions or provisions. 
 10.10        Partial
Invalidity.  If any term of this Lease, or the application thereof to any person or circumstances shall to any extent be invalid or unenforceable, the remainder of this Lease, or the application of such term to persons or circumstances
other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each term of this Lease shall be valid and enforceable to the fullest extent permitted by law. 

10.11        Landlord’s Right to Cure.  If Tenant shall at
any time default in the performance of any obligation under this Lease, Landlord shall have the right, but shall not be obligated, to enter upon the Premises and to perform such obligation, notwithstanding the fact that no specific provision for
such substituted performance by Landlord is made in this Lease with respect to such default. In performing such obligation, Landlord may make any payment of money or perform any other act. All sums so paid by Landlord (together with interest at the
maximum rate set by statute), and all necessary incidental costs and expenses in connection with the performance of any such act by Landlord, shall be deemed to be Additional Rent under this Lease and shall be payable to Landlord immediately on
demand. Landlord may exercise the foregoing rights without waiving any other of its rights or releasing Tenant from any of its obligations under this Lease. 
 10.12        Estoppel Certificates.  Tenant agrees on the Commencement Date, and from time to time thereafter, but not more often than twice in any
calendar year upon not less than fifteen (15) days prior written request by Landlord, to execute, acknowledge and deliver to Landlord a statement in writing, certifying that this Lease is unmodified and in full force and effect; that Tenant is
in possession of the Premises and has no defenses, offsets or counterclaims against its obligations to pay Rent and to perform its other covenants under this Lease; that there are no 

 
incurred defaults of Landlord or Tenant under this Lease (or, if there have been any modifications, that this Lease is in full force and effect as modified and stating the modifications, and if
there are any defenses, offsets, counterclaims, or defaults, setting them forth in reasonable detail); the dates to which the Rent and other charges have been paid; and certifying to such other information as Landlord’s mortgagee or prospective
purchaser of the Lot and Building may reasonably request. If Tenant fails to respond within fifteen (15) days of receipt by Tenant of a written request by Landlord as herein provided, Tenant shall be deemed to have given such certificate as
above provided without modification and shall be deemed to have admitted the accuracy of any information supplied by Landlord to a prospective purchaser or mortgagee. Any such statement delivered pursuant to this Section 10.12 may be relied
upon by any prospective purchaser or mortgagee of premises which include the Premises or any prospective assignee of any such mortgagee. 
 10.13      Waiver of Subrogation. Any property insurance carried by either party shall, if the other party so requests and it can be so written without additional premium or
with an additional premium which the other party agrees to pay, include a clause or endorsement denying to the insurer rights of subrogation against the other party to the extent rights have been waived by the insured prior to occurrence of loss.
Each party, notwithstanding any provisions of this Lease to the contrary, hereby waives any rights of recovery against the other for loss due to hazards covered by property insurance containing such clause or endorsement to the extent of the
indemnification received thereunder. 
 10.14      Brokerage. Tenant and Landlord
each represent and warrant to the other that neither it nor its officers or agents nor anyone acting on its behalf has dealt with any real estate broker other than who represented the Tenant in the negotiating or making of this Lease, and Tenant and
Landlord each agree to defend, indemnify and hold each other, its agents, employees, partners, directors, shareholders and independent contractors harmless from and against any and all liabilities, costs, demands, judgments, settlements, claims, and
losses, including reasonable attorneys fees and costs, incurred by Landlord or Tenant in conjunction with any such claim or claims of any other broker or brokers claiming to have interested Tenant in the Building or Premises or claiming to have
caused Tenant to enter into this Lease. 
 10.15      Evidence of Authority. If
requested by the other party to this Lease, Landlord or Tenant shall, upon request of the other party, furnish appropriate legal documentation evidencing its valid existence and good standing and the authority of any parties signing this Lease to
act for such party. If either party signs as a corporation, each of the persons executing this Lease on behalf of such party does hereby covenant and warrant that such party is a duly authorized and existing corporation, that such party has and is
qualified to do business in North Carolina, that the corporation has full right and authority to enter into this Lease and that each of the persons signing on behalf of the corporation is authorized to do so. 

10.16      Lease Review: Date of Execution. The submission of this Lease to Tenant for review
does not constitute a reservation of or option for the Premises, and this Lease shall become effective as a contract only upon execution and delivery by both Landlord and Tenant. The date of execution shall be inserted on the top of the first page
of this Lease by Landlord, and shall be the date on which the last party signed the Lease, or as otherwise may be specifically agreed by both parties. Such date, once inserted, shall be established as the final date of ratification by all parties to
this Lease, and shall be the date for use throughout this Lease as the “date of execution” or “execution date”. 
 10.17      Choice of Law. This Lease shall be governed by and construed in accordance with the laws of the State of North Carolina. 

10.18      Time is of the Essence. Time is of the essence with respect to this Lease.

 10.19      Limitation of Liability. Anything in this Lease to the contrary
notwithstanding, covenants, undertakings and agreements herein made on the part of Landlord are made and intended not for the purpose of binding Landlord personally or the assets of Landlord but are made and intended to bind only the Landlord’s
interest in the Premises and Building, as the same may, from time to time, be encumbered and no personal liability shall at any time be asserted or enforceable against Landlord or its stockholders, officers, employees or partners or their

 
respective heirs, legal representatives, successors and assigns on account of the Lease or on account of any covenant, undertaking or agreement of Landlord in this Lease. 

In the event of any transfer(s) of Landlord’s interest in the Premises or the Building, other than a transfer for security purposes only, the transferor shall
be automatically relieved of any and all obligations and liabilities on the part of Landlord accruing from and after the date of such transfer, and Tenant agrees to attorn to the transferee. 

10.20    Landlord’s Consent or Approval. With respect to any provision of this Lease,
which provides that Tenant shall obtain Landlord’s prior consent or approval, Landlord may withhold such consent or approval at its reasonable discretion, unless the provision specifically states that the consent or approval will not be
unreasonably withheld. With respect to any provision of this Lease which provides that Landlord shall not unreasonably withhold or unreasonably delay any consent or any approval, Tenant, in no event, shall be entitled to make, nor shall Tenant make,
any claim for, and Tenant hereby waives any claim for money damages; nor shall Tenant claim any money damages by way of setoff, counterclaim or defense, based upon any claim or assertion by Tenant that Landlord has unreasonably withheld or
unreasonably delayed any consent or approval; but Tenant’s sole remedy shall be an action or proceeding to enforce any such provision, or for specific performance, injunction or declaratory judgment. 

10.21    Right of First Offer Contingency Provided the Tenant is not in
default, the Tenant shall be provided with a Right of First Offer for the adjacent space second to any First Rights of Offer or First Rights of Refusal held by other tenants in the Building. Upon availability, the Landlord will provide the Tenant
with the terms and conditions associated with its lease. The Tenant will have a period of five (5) business days to either accept or reject the Landlord’s terms. If accepted, the Tenant will have a period of five (5) business days to
execute a lease document. If rejected, the Tenant will waive its First Right of Offer for the space and the Landlord shall be free to lease the space at its discretion. The Tenant’s First Right of Offer shall be secondary to any lease
provisions, First Rights of Offer, or First Rights of Refusal currently in place at the time of Lease Execution. 
 ARTICLE XI- SECURITY DEPOSIT 

11.1    Security Deposit. Landlord acknowledges receipt from Tenant of the Security Deposit in
the form of a check, to be held by Landlord, as security, for and during the Term, which shall be returned to Tenant, at the termination of this Lease provided there exists no breach of undertaking of Tenant. The Landlord shall be entitled to any
interest which accrues thereon. If all or any part of the Security Deposit is applied to an obligation of Tenant hereunder, Tenant shall immediately upon request by Landlord restore the Security Deposit to its original amount. Tenant shall not have
the right to call upon Landlord to apply all or any part of the Security Deposit to cure any default or fulfill any obligation of Tenant, but such use shall be solely in the discretion of Landlord. Upon any conveyance by Landlord of its interest
under this Lease, the Security Deposit may be delivered by Landlord to Landlord’s assignee, grantee or transferee. Upon any such delivery and upon such assignee, grantee or transferee agreeing to assume the obligations of Landlord hereunder,
Landlord shall thereupon be released of any and all liability with respect to the Security Deposit, its application and return, and Tenant agrees to look solely to such assignee, grantee or transferee. It is further understood that this provision
shall also apply to subsequent assignees, grantees and transferees. 
 SIGNATURE PAGE TO FOLLOW 

 IN WITNESS WHEREOF, the parties have hereunto caused this Agreement to be duly executed
under seal in two or more counterparts as of the day and year first above written. 
  

			
	 LANDLORD:

	
	 COMMERCIAL FLEX ASSOCIATES, INC.
 a North Carolina Corporation

		
	 By:
	 	 /s/ William P. Kelly

		 	 Vice President Commercial Flex Assoc.

	
	 TENANT:

	
	 CANVAS ON DEMAND, LLC
 a North Carolina Limited Liability Company

		
	 By:
	 	 /s/ Thomas Lotrecchiano

		 	 Thomas Lotrecchiano, Manager

		
	 By:
	 	 /s/ Joseph Schmidt

		 	 Joseph Schmidt, Manager

 EXHIBIT A 
 Legal Description of Lot 
 Being all of Lot 5, World Trade Park, Phase Two,
containing 12.166 acres, as shown on that plat recorded in Book off Maps 2000, page 1081, Wake County Registry. 

 EXHIBIT B 
 Plan Showing Tenant’s Space 

 

 

 EXHIBIT C  

Rules and Regulations 
 1.          The sidewalks and entry passages shall not be obstructed by Tenants, or used by them for any purpose other than those of ingress and egress. The water
closets and other water apparatus shall not be used for any other purpose than those for which they were constructed and no sweepings, rubbish, or other obstructing substances shall be thrown therein. Any damage resulting to them or to associated
systems, from misuse, shall be borne by Tenants who, or whose employees or agents shall cause it. 
 2.
         No Tenant shall do or permit to be done in said Premises, or bring or keep anything therein, which shall in any way conflict with the laws relating to fires, or with the regulations of the Fire
Department, or any part thereof, or conflict with any of the rules and ordinances of the Board of Health. Should Tenant, to the use of or construction or its Premises cause the insurance to increase, said insurance shall be borne solely by the
Tenant at Tenant’s cost. Tenants, their employees and agents shall maintain order in the Building, shall not make or permit any unreasonable noise in the Building. Nothing shall be thrown by Tenants, their employees and agents out of the
windows or doors, or down the passages or skylights of the Building. No rooms shall be occupied or used as sleeping or lodging apartments at any time. No part of the Building shall be used or in any way appropriated for gambling, immoral or other
unlawful practices, and no intoxicating liquor or liquors shall be sold in said Building. 
 3.
         Tenants shall not injure, overload or deface the Building and Premises, woodwork or walls of the Premises and Building, nor carry on upon the Premises or in the Building any unreasonably noxious,
noisy, or offensive business. 
 4.          Not more than two keys for
each Premises will be furnished without charge. Should additional locks or latches be placed on any entrance or exit door to the Premises, a key must be furnished to Landlord for emergency purposes only. Tenants, at termination of their lease of the
Premises, shall return to Landlord all keys to doors and entry to Building. 
 5.
         Tenants shall not (without the Landlord’s written consent) put up or operate any steam engine, boiler, machinery or stove upon the Premises, or do any cooking thereon (except coffee pots and
microwave use). Except as contemplated by the Lease or as approved by Landlord, which approval shall not be unreasonably withheld or delayed, no article deemed extra hazardous on account of fire and no explosives shall be brought into said Premises.
No offensive gases or liquids will be permitted. 
 6.          Landlord
shall have the right to make such other and further reasonable rules and regulations as in its judgment may from time to time be needful for the safety, care, and cleanliness of the Premises, and for the preservation of good order therein and the
same shall be kept and observed by the Tenants, their agents, or employees. 
 7.
         The Tenant agrees to the foregoing Rules and Regulations which are hereby made a part of this Lease, and each of them, and agrees that for such persistent infraction of them, or any of them, as may in
the reasonable opinion of the Landlord be calculated to or interfere with the proper operation of the Building, and such infraction is not cured within a reasonable time following written notice to Tenant, the Landlord may declare a default of the
accompanying Lease. 

 EXHIBIT D 

Rent Schedule 
  

									
	  	    	Year 1	    	Year 2	  	Year 3	  	Year 4
	 1
	    	1/2 TICAM	    	$16,606.34	  	$17,098.35	  	$17,611.30
					
	 2
	    	$16,116.83	    	$16,606.34	  	$17,098.35	  	$17,611.30
					
	 3
	    	$16,116.83	    	$16,606.34	  	$17,098.35	  	
					
	 4
	    	$16,116.83	    	$16,606.34	  	$17,098.35	  	
					
	 5
	    	$16.116.83	    	$18,606.34	  	$17,098.35	  	
					
	 6
	    	$16,116.83	    	$16,606.34	  	$17,098.35	  	
					
	 7
	    	$16,116.83	    	$16,606.34	  	$17,098.35	  	
					
	 8
	    	$16,116.83	    	$16,606.34	  	$17,098.35	  	
					
	 9
	    	$16,116.83	    	$16,606.34	  	$17,098.35	  	
					
	 10
	    	$16,116.83	    	$16,606.34	  	$17,098.35	  	
					
	 11
	    	$16,116.83	    	$16,606.34	  	$17,098.35	  	
					
	 12
	    	$16,116.83	    	$16,606.34	  	$17,098.35	  	 

 In months considered to be Free Rent the
Tenant will he responsible only for the payment done half (1/2) TICAM. 

 LEASE AMENDMENT NUMBER ONE 

This LEASE AMENDMENT, dated September 28th, 2010 by and between Commercial Flex Associates, Inc. a North Carolina Corporation with
its principal office at Post Office Box 99430, Raleigh, North Carolina 27624, hereinafter called the LANDLORD, and CafePress.com, Inc. a Delaware corporation, with its principal office at 1850 Gateway Drive, Suite 300, San Mateo, California 94404,
hereinafter called the TENANT. 
 W I T N E S S E T H : 
 WHEREAS, Tenant and Landlord did make and execute a Lease Agreement dated April 21, 2009 for space designated as 10700 Word Trade Boulevard, Suite 102, Raleigh, North Carolina comprising
approximately 35,164 rentable square feet, and 
 WHEREAS, the parties hereto desire to alter and modify said Lease in the
manner hereinafter set forth, 
 NOW THEREFORE, in consideration of the mutual and reciprocal promises herein contained, Tenant
and Landlord hereby agree that said Lease hereinafter described be, and the same is hereby modified in the following particular effective October 1, 2010: 
 On August 1, 2011 the Lease shall be extended for a period of fifty-three (53) months expiring December 31, 2015 and the Tenant’s Premises shall be increased to include 19,613 square
feet of adjacent space for a total of 54,777 square feet (Expanded Premises). 
 The Base Lease Rate as of August 1, 2011
shall be $5.97 per square foot on a Triple Net (NNN) basis for the Expanded Premises and subject to a twenty-five cent ($.25) per square foot escalation taken each anniversary date (August 1) for the remainder of the term as illustrated below.

  

					
	 August 1, 2011 thru July 31, 2012
	  		  	$27,251.56 per month plus TICAM
	 August 1, 2012 thru July 31, 2013
	  		  	$28,392.75 per month plus TICAM
	 August 1, 2013 thru July 31, 2014
	  		  	$29,533.93 per month plus TICAM
	 August 1, 2014 thru July 31, 2015
	  		  	$30,675.12 per month plus TICAM
	 August 1, 2015 thru December 31, 2015
	  		  	$31,816.31 per month plus TICAM

 Provided
the Tenant is not in default, the Landlord will provide the Tenant with two (2), three (3) year renewal options with one hundred and eighty (180) day written notice. In each case the rate shall escalate annually at three (3%) percent.
See schedule below. 
 First renewal period – Ninety-Seven (97%) of the then current escalated rate: 

 

					
	 January 1, 2016 thru December 31, 2016
	  		  	$30,861.82 per month plus TICAM
	 January 1, 2017 thru December 31, 2017
	  		  	$31,787.68 per month plus TICAM
	 January 1, 2018 thru December 31, 2018
	  		  	$32,741.31 per month plus TICAM

 Second renewal period
– Market Rate: 
 The rate for the second renewal period shall be determined via a survey of comparable spaces within a
five mile radius of the subject Premises. Five (5) business days following notice the Landlord will generate a rental rate and submit it to the Tenant. Within five (5) business days following receipt, the Tenant may accept such rental rate
or suggest modification in which case the parties may repeat the process until a mutually agreeable rate is identified. In any event, the Landlord and Tenant agree to finalize negotiations within thirty (30) days following notice. If agreement
is not met within thirty (30) days, the Renewal Option will be waived unless Landlord and Tenant mutually agree to extend such term for a reasonable period of time. 
 Section 10.21 of the Lease shall be amended to include the (un-numbered) suite located at the north end of the building consisting of approximately 14,000 square feet on two floors. 

 On August 1, 2011 the Tenant shall deposit with Landlord an amount equal to one
month’s rental payment minus any amounts already held by the Landlord on behalf of the Tenant. Additionally, the Tenant will provide the Landlord with Insurance Certification in compliance with section 6.1.8 of the Lease acknowledging the
expansion space. 
 Tenant acknowledges that Landlord has complied with all of its obligations under said Lease to date, and, to
the extent not expressly modified hereby, all of the terms and conditions of said Lease shall remain unchanged and in full force and effect. 
 IN WITNESS WHEREOF, Tenant and Landlord have caused this instrument to be executed as of the date first above written, by their respective officers or parties thereunto duly authorized. 

 

			
	 CAFEPRESS.COM, INC.

		
	 By:
	 	 /s/ Monica Johnson

		
	 Title:
	 	 CFO

		
	 Attest:
	 	  

		
	 Secretary
	 	
	
	  
 COMMERCIAL FLEX
ASSOCIATES

		
	 By:
	 	 /s/ illegible signature

		
	 Title:
	 	 VP

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