Document:

Agreement of Lease

  
  
 Exhibit 10.24 
  
  
 AGREEMENT OF LEASE 
  
  
 LEVEL 3
COMMUNICATIONS, LLC 
 LANDLORD 
 AND 
 RACKSPACE SATDC, LTD. 
 TENANT     
  

 
  

							
	 	 	 	 	PREMISES:	 	APPROXIMATELY 10,000 SQUARE FEET
		 		 		 	5130 SERVICE CENTER DRIVE
		 		 		 	SAN ANTONIO, TEXAS 78218
			
		 	DATED:	 	as of April 24, 2002

  
  
  

					
	Article 1.	  	Definitions; Interpretation	  	1
	Article 2.	  	Demise, Premises, Term, Rent, Guaranty	  	7
	Article 3.	  	Use and Occupancy	  	10
	Article 4.	  	Alterations	  	11
	Article 5.	  	Condition of the Premises; Landlord’s Work	  	13
	Article 6.	  	Repairs; Floor Load	  	14
	Article 7.	  	Real Estate Taxes and Operating Expenses	  	15
	Article 8.	  	Laws	  	15
	Article 9.	  	Subordination and Non-Disturbance; Estoppel Certificates	  	16
	Article 10.	  	Services	  	18
	Article 11.	  	Insurance	  	22
	Article 12.	  	Destruction of the Premises; Property Loss or Damage	  	23
	Article 13.	  	Eminent Domain	  	24
	Article 14.	  	Assignment and Subletting	  	25
	Article 15.	  	Access to Premises	  	31
	Article 16.	  	Default	  	32
	Article 17.	  	Remedies and Damages	  	34
	Article 18.	  	Fees and Expenses	  	36
	Article 19.	  	No Representations by Landlord	  	37
	Article 20.	  	End of Term	  	37
	Article 21.	  	Quiet Enjoyment	  	38
	Article 22.	  	No Waiver; Non-Liability	  	38
	Article 23.	  	Waiver of Trial By Jury	  	39
	Article 24.	  	Inability To Perform	  	39
	Article 25.	  	Bills and Notices	  	40
	Article 26.	  	Rules and Regulations	  	40
	Article 27.	  	Broker	  	40
	Article 28.	  	Indemnity	  	41
	Article 29.	  	Renewal Option	  	42
	Article 30.	  	Security Deposit	  	46
	Article 31.	  	Right of First Refusal	  	48
	Article 32.	  	Storage Space	  	49
	Article 33.	  	Miscellaneous	  	50
			
	Exhibit A:	  	Floor Plan of the Premises	  	
	Exhibit B:	  	Rules and Regulations	  	
	Exhibit C:	  	Approved Contractors	  	
	Exhibit D:	  	Form of Guaranty	  	
	Exhibit E:	  	Floor Plan of the Equipment Space	  	
	Exhibit F:	  	List of Premises Equipment	  	
	Exhibit G:	  	Conduit for Tenant’s Use	  	
	Exhibit H:	  	Floor Plan of Refusal Space	  	

  

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 AGREEMENT OF LEASE, dated as of
April 24, 2002, between LEVEL 3 COMMUNICATIONS, LLC, a Delaware limited liability company with an address at 1025 Eldorado Boulevard, Broomfield, Colorado 80021 (“Landlord”), and
RACKSPACE SATDC, LTD., a Texas limited partnership, with an office at 112 E. Pecan Street, San Antonio, Texas 78205 (“Tenant”). 
 W I T N E S S E T
H: 
 The parties hereto, for themselves, their legal representatives, successors and assigns, covenant and agree as
follows. 
 ARTICLE 1. DEFINITIONS; INTERPRETATION 
 Section 1.1 For all purposes of this Lease, the following terms shall have the following meanings: 
  

			
	Additional Rent:	  	Any and all sums, other than Fixed Rent, payable by Tenant to Landlord under this Lease.
		
	Affiliate:	  	With respect to any Person, any other Person that, directly or indirectly, through one or more intermediaries, Controls, is Controlled by, or is under common Control with, such first Person.

		
	Alterations:	  	Alterations, installations, improvements, additions or other physical changes (other than decorations, movable fixtures and equipment) in or about the Premises or elsewhere in the
Building.
		
	Base Rate:	  	The annual rate of interest publicly announced from time to time by Citibank, N.A., New York, New York (or any successor thereto) as its “base rate”, or such other term as may be used
by Citibank, N.A. from time to time for the rate presently referred to as its base rate.
		
	Building:	  	All the buildings, equipment, parking facilities and other improvements and appurtenances of every kind and description now located or hereafter erected, constructed or placed upon the land and
any and all alterations, renewals, replacements, additions and substitutions thereto, presently known by the address of 5130 Service Center Drive, San Antonio, Texas 78218.
		
	Building Systems:	  	The mechanical, electrical, heating, ventilating, air conditioning, elevator, plumbing, sanitary, life-safety and other service systems of the Building, but shall not include the systems
installed in the Premises.
		
	Business Days:	  	All days, excluding Saturdays, Sundays, and all days observed by either the State of Texas, the United States of America or by the labor unions servicing the Building as legal
holidays.
		
	Commencement Date:	  	June 1, 2002.

  

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	Control:	  	As to any Entity: (a) the ownership, directly or indirectly, of more than fifty percent (50%) of the Ownership Interests of such entity, and (b) the possession, directly or indirectly, of the
power to direct or cause the direction of the management and policies of such Entity, whether through the ownership of Ownership Interests, by statute, or by contract.
		
	Default Rate:	  	The lesser of (i) a rate per annum equal to four (4) percentage points above the Base Rate, or (ii) the maximum rate of interest permitted under applicable Laws.
		
	Delivery Date:	  	The date Landlord delivers possession of the Premises to Tenant.
		
	Entity:	  	A corporation, limited liability company, limited partnership, limited liability partnership, general partnership, business trust, foundation, or any other legal entity in which legal or
equitable ownership interests may be owned and transferred.
		
	Environmental Laws:	  	All Laws now or hereafter in effect relating to the environment, health, safety or Hazardous Materials.
		
	Equipment Space:	  	Defined in Section 10.6(a).
		
	Expiration Date:	  	The last day of the month in which the seventh (7th) anniversary of the Rent Commencement
Date occurs.
		
	Fixed Rent:	  	Defined in Section 2.1.
		
	Governmental Authority:	  	Any of the United States of America, the State of Texas, the City of San Antonio, any political subdivision thereof and any agency, department, commission, board, bureau or instrumentality of
any of the foregoing, now existing or hereafter created, having jurisdiction over the Real Property or any portion thereof or the vaults, curbs, sidewalks, streets and areas adjacent thereto.
		
	Guarantor:	  	Rackspace, Ltd, a Texas partnership, and any other Person who or which shall from time to time guaranty to Landlord the payment and performance of all or any portion of the obligations of Tenant
under this Lease.
		
	Hazardous Materials:	  	Any substances, materials or wastes regulated by any Governmental Authority or deemed or defined as a “hazardous substance”, “hazardous material”, “toxic
substance”, “toxic pollutant”, “contaminant”, “pollutant”, “solid waste”, “hazardous waste” or words of similar import under applicable Laws, including oil and petroleum products, natural or
synthetic gas, polychlorinated biphenyls, asbestos in any form, urea formaldehyde, radon gas, or the emission of non-ionizing radiation, microwave radiation or electromagnetic fields at levels in excess of those

  

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		  	(if any) specified by any Governmental Authority or which may cause a health hazard or danger to property, or the emission of any form of ionizing radiation.
		
	HVAC:	  	Heat, ventilation and air-conditioning.
		
	Initial Alterations:	  	Defined in Section 5.3.
		
	Landlord’s Broker:	  	CB Richard Ellis
		
	Landlord’s Work:	  	Defined in Section 5.2.
		
	Laws:	  	All present and future laws, rules, orders, ordinances, regulations, statutes, requirements, codes, executive orders, rules of common law, and any judicial interpretations thereof, extraordinary
as well as ordinary, of all Governmental Authorities, including the Americans with Disabilities Act (42 U.S.C. §12,l0l et seq.) and any law of like import, and all rules, regulations and government orders with respect thereto, and of any
applicable fire rating bureau, or other body exercising similar functions, of general applicability or affecting the Real Property or the maintenance, use or occupation thereof, or any street or sidewalk comprising a part of or in front thereof or
any vault in or under the Building.
		
	Mortgage:	  	Any mortgage or trust indenture which may now or hereafter affect the Real Property, the Building or any Superior Lease and the leasehold interest created thereby, and all renewals, extensions,
supplements, amendments, modifications, consolidations and replacements thereof or thereto, substitutions therefore, and advances made thereunder.
		
	Mortgagee:	  	Any mortgagee, trustee or other holder of a Mortgage.
		
	Ownership interests:	  	As to any Entity, the outstanding voting stock, membership interests, partnership interests or other legal or equitable ownership interests of any kind, however characterized, in such Entity.

		
	Permitted Use:	  	The use of the Premises by Tenant for communications purposes and facilities, including the installation, operation, assembly and maintenance of communication, electronic, optronic, switching
and transmission equipment, including servers, and facilities in connection with Tenant’s telecommunications business (including colocation of telecommunications equipment as permitted under Section 14.1(b)) and related communications
and information and data, voice, video and other transmission services, and for executive and general offices ancillary to such use, and for no other purpose.
		
	Person:	  	Any Entity, estate, trust, unincorporated association, tenancy-in-common, or any Governmental Authority.

  

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	Premises:	  	The following rentable areas of the Building: the main floor containing approximately 10,000 Rentable Square Feet of area as identified in Exhibit A.
		
	Premises Area:	  	The Rentable Square Foot area of the Premises, consisting of approximately 10,000 Rentable Square Feet, as the Premises Area may be increased or decreased from time to time pursuant to this
Lease.
		
	Premises Equipment:	  	Defined in Section 3.4.
		
	Real Property:	  	The Building, together with the plot of land upon which it stands.
		
	Rent:	  	Collectively, Fixed Rent and Additional Rent.
		
	Rent Commencement Date:	  	June 1, 2002.
		
	Rentable Square Feet:	  	The deemed rentable area of the Building or any portion thereof, computed using the standards set forth by the American National Standards Institute, Inc. and Building Owners and Managers
Association International which are currently employed by Landlord with respect to the calculation of the deemed Rentable Square Foot area of the Building; provided, however, that in no event shall such deemed Rentable Square Footage
constitute or imply any representation or warranty by Landlord as to the actual size of any floor or other portion of the Building, including the Premises. In the event Landlord measures the Premises to confirm the size of the Premises according to
the standards set forth herein this paragraph the parties agree to execute any documents or amendments reasonably necessary to evidence any revision to the Premises size, if any.
		
	Rules and Regulations:	  	The rules and regulations attached to this Lease as Exhibit B, and such additional rules and regulations as Landlord may adopt from time to time.
		
	Substantial Completion:	  	As to any construction performed by any party in the Premises, including the Initial Alterations, any other Alterations, or Landlord’s Work, that such work has been completed substantially
in accordance with (i) the provisions of this Lease applicable thereto, (ii) the plans and specifications for such work, and (iii) all applicable Laws, except for minor details of construction, decoration and mechanical adjustments, if any
noncompletion of which does not materially interfere with Tenant’s use of the Premises, or which, in accordance with good construction practice, should be completed after the completion of other work to be performed in the
Premises.

  

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	Superior Lease:	  	Any ground or underlying lease of the Real Property or any part thereof, now existing or hereafter entered into by Landlord, and all renewals, extensions, supplements, amendments and
modifications thereof
		
	Superior Lessor:	  	A lessor under a Superior Lease.
		
	Tenant’s Alterations:	  	All Alterations, including the Initial Alterations and Tenant’s Equipment, in and to the Premises and elsewhere in the Building which may be made by or on behalf of Tenant prior to and
during the Term.
		
	Tenant’s Broker:	  	Partners National Real Estate Group, Inc.
		
	Tenant Party:	  	Any of Tenant, any Affiliate of Tenant, any subtenant or any other occupant of the Premises, or any of their respective direct or indirect partners, officers, shareholders, directors, members,
trustees, beneficiaries, employees, principals, contractors, licensees, invitees, servants, agents or representatives.
		
	Tenant’s Property:	  	Tenant’s fixtures and movable partitions, telephone and other communications equipment, computer systems, furniture, trade fixtures, furnishings, and other items of personal property which
are owned by Tenant Party and are removable without material damage to the Premises or Building.
		
	Term:	  	The term of this Lease, which shall commence on the Rent Commencement Date and shall expire on the Expiration Date, as the Term may be extended pursuant to Article 29.

 Section 1.2 All of the Exhibits attached to this Lease are incorporated in and
made a part of this Lease, but in the event of any conflict or inconsistency between the provisions of this Lease and the Exhibits, the provisions of this Lease shall control. As used in this Lease: (a) the word “or” is not exclusive
and the word “including” is not limiting, (b) references to a law include any rule or regulation issued under the law and any amendment to the law, rule or regulation, (c) whenever the words “include”,
“includes”, or “including” appear, they shall be deemed to be followed by the words “without limitation”, (d) personal pronouns shall be deemed to include the other genders and the singular to include the plural,
(e) all references to notices to be given by or to a party shall, unless otherwise expressly stated, be deemed to refer to written notices, and (f) all Article and Section references shall, unless otherwise expressly stated, be deemed
references to the Articles and Sections of this Lease. Wherever a period of time is stated in this Lease as commencing or ending on specified dates, such period of time shall be deemed (i) inclusive of such stated commencement and ending dates,
and (ii) to Commence at 12:00 A.M. Eastern Time on such stated commencement date and to end at 11:59 P.M. Eastern Time on such stated ending date. The captions used in this Lease are inserted only as a matter of convenience and for reference
and in no way define, limit or describe the scope of this Lease nor the intent of any provision hereof 
 ARTICLE 2.
DEMISE, PREMISES, TERM, RENT, GUARANTY 
 Section 2.1 Landlord hereby leases to Tenant, and Tenant hereby hires from Landlord, the Premises, for the Term to commence on the Rent Commencement Date and to end 

  

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on the Expiration Date, at an annual rent (“Fixed Rent”) initially equal to Thirty One and 50/100 Dollars ($31.50) per Rentable Square Foot
of Premises Area. Fixed Rent shall be increased on each anniversary of the Commencement Date by an amount equal to three percent (3.0%) of the Fixed Rent then payable, so that increases in Fixed Rent shall be cumulative, compounded at the rate
of 3% per annum over the Term. By way of illustration, Fixed Rent, on a per Rentable Square Foot basis, rounded to the nearest cent, will increase as follows: 
  

				
	 Date
	  	Fixed Rent per
Rentable Square Foot

	 Commencement Date
	  	$	31.50
	 1st anniversary of the Commencement Date

	  	 	32.45
	 2nd anniversary of the Commencement Date

	  	 	33.42
	 3rd anniversary of the Commencement Date

	  	 	34.42
	 4th anniversary of the Commencement Date

	  	 	35.45
	 5th anniversary of the Commencement Date

	  	 	36.52
	 6th anniversary of the Commencement Date

	  	 	37.61

 which Tenant agrees to pay to Landlord, without notice or
demand, in lawful money of the United States, in monthly installments in advance on the first (1st) day of each calendar month during the Term (each
such date, a “Payment Date”), at the office of Landlord or such other place as Landlord may designate, without any set-off, offset, abatement or deduction whatsoever. Fixed Rent and Additional Rent shall be payable by check or by wire
transfer of immediately available funds. 
 Section 2.2 Notwithstanding
anything to the contrary contained herein, simultaneously with the execution and delivery of this Lease, Tenant shall (i) deliver to Landlord the Guaranty, executed by Guarantor, in the form attached to this Lease as Exhibit D,
(ii) pay to Landlord the sum of Twenty-six Thousand Two Hundred Fifty Dollars ($26,250.00) representing the installment of Fixed Rent for the Premises for the first (1st) full calendar month of the Term after the Rent Commencement Date for the Premises, and (iii) pay to Landlord the sum of Two Hundred Thousand Dollars ($200,000) representing the Security Deposit as set forth in
Section 30. If the Rent Commencement Date is not the first day of a month, then on or before such Rent Commencement Date, Tenant shall pay Fixed Rent for the period from such Rent Commencement Date through the last day of the month in
which such Rent Commencement Date occurs. 
 Section 2.3 Fixed Rent and all other sums payable hereunder shall be paid by Tenant
without notice, demand, counterclaim, setoff, deduction or defense and without abatement, suspension, deferment, diminution or reduction. 
 Section 2.4 Notwithstanding anything to the contrary set forth in Section 2.1, so long as no Event of Default shall then have occurred and be continuing, Tenant shall have no obligation to pay Fixed Rent on account
of the period commencing on the Delivery Date and ending on the Rent Commencement Date. Nothing contained herein shall affect Tenant’s obligation to make any other payment under this Lease during such period, specifically including Additional
Rent. 
  

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 Section 2.5 (a) Although neither party shall have any obligation, it is anticipated
Tenant may purchase from Landlord and Landlord may provide to Tenant certain services outside the scope of this Lease, such as internet access and data transport services, which Tenant will pay on a monthly basis pursuant to a separate written
agreement (the “Service Agreement”). Such Service Agreement shall not merge or be considered a part or any portion this Lease in any manner and such Service Agreement shall only be used as a reference to assist the parties in
determining the Discount to Fixed Rent, if any. 
 (b) Notwithstanding the Fixed Rent set forth in Section 2.1 above, the Fixed
Rent shall be adjusted as described in this Section 2.5 as mutually agreed by Landlord and Tenant. As of the last day of each calendar quarter (i.e., March 31, June 30, September 30, and December 31) Tenant
shall review, prepare and deliver an accurate report dated as of the last day of the respective calendar quarter (the “Quarterly Report”) to Landlord, pursuant to provisions of Section 25, identifying: (i) the
amount Tenant actually paid to Landlord each month for services provided to Tenant by Landlord outside the scope of this Lease for each of the previous twelve (12) months (the “Monthly Service Payment”), (ii) the average
monthly amount paid for such services (i.e., sum of the above described twelve (12) Monthly Service Payments divided by twelve (12) (the “Average Monthly Service Payment”), (iii) the discount Tenant believes it is entitled
to hereunder (the “Discount”) and (iv) the adjusted Fixed Rent amount calculated using the Discount (the “Adjusted Fixed Rent”). For purposes of this Section 2.5, the Discount shall be determined by
the corresponding Average Monthly Service Payment as identified in the table below. The Discount, if any, shall only be applicable for the three (3) months immediately following the date of the Quarterly Report. If no Quarterly Report is received by
Landlord within fifteen (15) Business Days from the last day of the respective calendar quarter the Fixed Rent shall default to the appropriate amount set forth in Section 2.1, above. 
  

			
	 Average Monthly Service Payment
	  	Discount to Fixed Rent per square foot
	 $ 0 to 4,999
	  	None
	 $ 5,000 to 9,999
	  	$1
	 $ 10,000 to 14,999
	  	$2
	 $ 15,000 to 19,999
	  	$3
	 $ 20,000 to 24,999
	  	$4
	 $ 25,000 to 29,999
	  	$5
	 $ 30,000 to 34,999
	  	$6
	 $ 35,000 to 39,999
	  	$7
	 $ 40,000 to 44,999
	  	$8
	 $ 45,000 to 49,999
	  	$9
	 $ 50,000 and greater
	  	$10

 For example, if the Average Monthly Service Payment for the
current period was $33,500 the Discount would equal $6.00 and the Adjusted Fixed Rent (assuming the discount is taken prior to the 2nd anniversary
of the Commencement Date) until the next Quarterly Report (three months) would equal $ 26.45 (32.45 – 6.00). 
  

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 Section 2.6 The Discount, if any, applicable as set forth above in Section 2.5,
shall be applied following Landlord’s and Tenant’s mutual approval of the applicable Quarterly Report. In the event Landlord disputes any facts contained in the Quarterly Report, no Discount shall be applied unless and until Landlord and
Tenant have mutually resolved such dispute. In the event Landlord and Tenant agree Tenant has the right to a Discount and Tenant has already paid the full Fixed Rent for the period entitled to the Discount, Landlord shall credit against future
installments of Fixed Rent under this Lease, an amount equal to the entitled Discount for such period. Tenant shall not be allowed to claim a Discount or request a rebate or refund of any Fixed Rent for those periods where Landlord failed to timely
receive from Tenant the applicable Quarterly Report. Nothing in Sections 2.5 and 2.6 shall be construed to allow or give Tenant the right to hold back or fail to pay the entire unadjusted Fixed Rent until Landlord and Tenant have
agreed to the Discount and have set forth the Adjusted Fixed Rent for the appropriate period. Tenant’s failure to pay the entire unadjusted Fixed Rent when due, notwithstanding the fact Tenant may be entitled to a Discount, shall be considered
a payment default pursuant to Section 16.1. Notwithstanding anything in this Section 2 to the contrary, in the event Tenant is credited any amounts under the Service Agreement, such amounts credited shall be deducted from the
respective Monthly Services Payment and Average Monthly Service Payment as necessary to calculate the appropriate Discount, if any. In the event a Discount is reduced and a greater Rent amount is due Landlord, Tenant agrees to pay all such amounts
within ten (10) Business Days’ from Landlord’s request. 
 ARTICLE 3. USE AND
OCCUPANCY 
 Section 3.1 Tenant shall use and occupy the Premises for the Permitted Use and for no other
purpose. Tenant shall not use or occupy or permit the use or occupancy of any part of the Premises in any manner not permitted hereunder, or which would adversely affect (a) the functioning of the Building Systems, (b) the use or enjoyment
of any part of the Building by any other tenant or other occupant, or (c) the appearance, character or reputation of the Building. 
 Section 3.2 Landlord shall not be subject to any liability for any delay or failure in delivering possession of the Premises or any portion thereof to Tenant on any specific date, and the validity of this Lease shall not be
impaired under such circumstances, nor shall the same be construed to extend the term of this Lease, except that Fixed Rent and Additional Rent shall be abated until possession of the Premises or portion thereof shall be delivered to Tenant.

 Section 3.3 Landlord shall allow Tenant and Landlord’s employees the exclusive use of those certain parking spaces
identified in Exhibit E, at no additional charge by Landlord. 
 Section 3.4 Landlord agrees to make available or cause to
be made available to Tenant without warranty the use of the equipment and fixtures for the Premises only as specifically set forth in Exhibit F (“Premises Equipment”) through the Term or earlier expiration of this Lease;
provided, however, Tenant agrees to consistently and routinely through the Term maintain and service all such Premises Equipment pursuant to applicable manufacturer standards and requirements as determined in Landlord’s
discretion. Prior to the Rent Commencement Date, Tenant shall enter into full service maintenance contracts covering certain portions of the Premises Equipment (as identified in Exhibit F) and shall provide Landlord copies of all such
contracts pursuant to the provisions in Section 25. 
  

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 ARTICLE 4. ALTERATIONS 
 Section 4.1 (a) Tenant shall not make any Alterations without Landlord’s prior written consent in each instance, which consent may be
granted or denied in Landlord’s sole discretion; provided, however, that Landlord shall not unreasonably withhold its consent to Alterations proposed to be made by Tenant to adapt the Premises for the Permitted Use provided that
such Alterations (i) are not Structural Alterations, (ii) are performed only by contractors approved in writing by Landlord as provided in Section 4.2(b), (iii) do not affect any part of the Building other than the Premises and
Equipment Space, (iv) do not adversely affect any service required to be furnished by Landlord to Tenant or to any other tenant or occupant of the Building, and (v) do not reduce the value or utility of the Building. For purposes of this
Article 4, “Structural Alterations” means Alterations which affect the structural elements of the walls, floors, ceiling or columns of the Building or any components of the exterior of the Building or affect (outside of the Premises) the
Building Systems or services in a manner which would adversely affect the provision of services to other Building tenants. 
 (b) Landlord
acknowledges and agrees that the following shall not constitute Alterations for the purposes of this Article 4: (i) installation, relocation, removal or replacement of telecommunications equipment in the normal course of Tenant’s
business which are located wholly within the Premises, not permanently affixed to the Building, and removable without damage to the Premises and the Building, and (ii) changing of wall coverings, carpeting or paint, provided that Tenant shall
give Landlord prior notice of the performance of such work in the Premises. 
 Section 4.2 (a) Prior to making any
Alterations, Tenant shall at its expense (i) submit to Landlord, for Landlord’s written approval, detailed plans and specifications (including designation of construction worker and vehicle access points and staging areas) therefore in
form satisfactory to Landlord, (ii) if such Alterations require a filing with any Governmental Authority or require the consent of such authority, then such plans and specifications shall (A) be prepared and certified by a registered
architect or licensed engineer, and (B) comply with all Laws to the extent necessary for such governmental filing or consent, (iii) obtain all required permits, approvals and certificates, (iv) furnish to Landlord duplicate original
policies or certificates of insurance which evidence worker’s compensation coverage (covering all persons to be employed by Tenant, and all contractors and subcontractors supplying materials or performing work in connection with such
Alterations), commercial general liability insurance (including property damage coverage), comprehensive form automobile liability insurance and Builder’s Risk coverage (issued on a completed value basis) all in such form, with such companies,
for such periods and in such amounts as Landlord may require, naming Landlord and its employees and agents, any Superior Lessor and any Mortgagee as additional insureds, and (v) furnish to Landlord recordable waivers of liens from all
contractors, subcontractors and materialmen in form and substance acceptable to Landlord. All Alterations shall be performed by Tenant at Tenant’s sole cost and expense (A) in a good and workmanlike manner using new materials of first
class quality, (B) in compliance with all Laws, (C) in accordance with the plans and specifications previously approved by Landlord, and (D) in accordance with Landlord’s construction, health and safety regulations and
requirements promulgated by Landlord from time to time in accordance with Article 26. Tenant shall at its cost and expense obtain all approvals, consents and permits from every Governmental Authority having or claiming jurisdiction prior to,
during and upon completion of any Alterations. Tenant shall promptly reimburse Landlord, as Additional Root within ten (10) days after demand, for 

  

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(I) all actual out-of-pocket costs and expenses incurred by Landlord in connection with Landlord’s review of Tenant’s plans and specifications, and
(II) all actual costs and expenses incurred by Landlord in connection with the provision of Building personnel during the performance of any Alterations required by trade union policy or otherwise, to facilitate Tenant’s Alterations. The costs
and expenses described in the preceding sentence shall not include the regular salaries and benefits of Landlord’s employees at the Building, but shall include all overtime and other labor costs incurred by Landlord in connection with
Tenant’s Alterations which would not have been incurred by Landlord but for the performance of such Alterations. 
 (b) Landlord shall
not unreasonably withhold, condition or delay its approval of the contractors and subcontractors proposed to be used by Tenant for Tenant’s Alterations, provided that Tenant shall select its contractors and subcontractors from Landlord’s
list of approved contractors. Attached hereto as Exhibit C is a list of contractors currently approved by Landlord for the performance of work in the Building, which list may be modified by Landlord from time to time. Tenant may from time to
time request approval of additional or alternate contractors to those listed in Exhibit C. Landlord agrees not to unreasonably withhold or delay its consent to such additional or alternate contractors and will amend Exhibit C as
necessary. 
 (c) Landlord agrees to respond to any written request for approval of plans and specifications for the Initial Alterations
(defined in Section 5.3) within ten (10) Business Days after receipt by Landlord of complete and detailed architectural, structural, mechanical and engineering plans and specifications as required therefore (collectively, the
“Initial Plans”). In addition, Landlord agrees to respond to any resubmission of the Initial Plans within five (5) Business Days after written resubmission, unless substantial revisions are required to the Initial Plans, in
which event Landlord shall respond to Tenant within a reasonable time thereafter. In the event that Landlord disapproves all or any portion of the Initial Plans, Landlord shall notify Tenant of the grounds for such disapproval with reasonable
specificity. 
 (d) Without limitation of the provisions of Section 4.2(c), if requested by Tenant, Landlord will grant
conditional approval of preliminary plans, conceptual design drawings or written descriptions of Alterations proposed to be made by Tenant at any stage of the design process prior to the submission of final plans and specifications by Tenant,
provided that Landlord shall retain the right to disapprove any such final plans and specifications if, subsequent to any such preliminary approval, material changes are made in the type or nature of the Alteration described in the plans, drawings
or descriptions previously approved by Landlord, or additional work, equipment or materials are added which had not previously been considered and approved by Landlord in connection with such Alteration. 
 (e) Upon completion of any Alterations, Tenant, at its expense, shall promptly obtain certificates of final approval of such Alterations as may be
required by any Governmental Authority, and shall furnish Landlord with copies thereof, together with “as-built” plans and specifications for such Alterations prepared on an Autocad Computer Assisted Drafting and Design System, Version 12
or later (or such other system or medium as Landlord may accept), in Landlord’s sole discretion. 
 Section 4.3 All
Tenant’s Alterations shall become the property of Landlord upon the expiration or sooner termination of this Lease, and upon the Expiration Date or earlier termination of the Term or any renewal thereof (a) Tenant shall remove
Tenant’s Property from the Premises, and (b) unless Landlord notifies Tenant no later than twenty (20) days prior to the 

  

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Expiration Date that any or all items of Tenant’s Alterations shall not be removed from the Premises, Tenant shall remove Tenant’s Alterations from
the Premises, at Tenant’s sole cost and expense. Tenant shall repair and restore in a good and workmanlike manner (reasonable wear and tear excepted) any damage to the Premises and the Building caused by such removal of Tenant’s Property
and Tenant’s Alterations. Any of Tenant’s Alterations or Tenant’s Property not so removed by Tenant at or prior to the Expiration Date or earlier termination of the Term shall be deemed abandoned and may, at the election of Landlord,
either be retained as Landlord’s property or be removed from the Premises and disposed of by Landlord (and any damage caused thereby repaired) at Tenant’s cost and without accountability to Tenant The provisions of this
Section 4.3 shall survive the expiration or earlier termination of this Lease. 
 Section 4.4 If, because of any act
or omission of Tenant or any Tenant Party, any mechanic’s lien, U.C.C. financing statement or other lien, charge or order for the payment of money shall be filed against Landlord, or against all or any portion of the Premises, the Premises
Equipment, Tenant’s Alterations, the Building or the Real Property (exclusive of Tenant’s Property), Tenant shall, at its own cost and expense, cause the same to be discharged of record, by bonding or otherwise, within thirty
(30) days after the filing thereof, and Tenant shall indemnify, defend and save Landlord harmless against and from all costs, expenses, liabilities, suits, penalties, claims and demands (including reasonable attorneys’ fees and
disbursements) resulting therefrom. Notice is hereby given that Landlord shall not be liable for any work performed or to be performed at the Real Property or any part thereof for Tenant or any subtenant, or for any materials furnished or to be
furnished at the Real Property or any part thereof for Tenant or any subtenant upon credit, and that no mechanic’s or other lien for such work or materials shall attach to or affect the estate or interest of Landlord in and to the Real Property
or any part thereof. Landlord shall have the right to post and keep posted on the Premises any notices which Landlord may be required to post for the protection of Landlord, the Real Property or any part thereof from any lien. Neither Tenant nor any
Tenant Party shall have any power to do any act or make any contract which may create any lien, mortgage or other encumbrance upon the reversionary or other estate of Landlord or of any interest of Landlord in or to the Premises or the Real
Property. Nothing herein shall permit Tenant or any Tenant Party to do or cause to be done any work or labor or any materials to be supplied for the account of Landlord, and all of the same shall be solely for Tenant’s account and at
Tenant’s risk and expense. 
 Section 4.5 Tenant shall not, at any time prior to or during the Term, directly or indirectly
employ, or permit the employment of, any contractor; mechanic or laborer in the Premises, whether in connection with any Alteration or otherwise, if in Landlord’s sole judgment such employment will interfere or cause any conflict with other
contractors, mechanics, or laborers engaged in the construction, maintenance or operation of the Building by Landlord, Tenant or others, or the use and enjoyment of other tenants or occupants of the Building. However, the foregoing shall not be
deemed to require Tenant to use union contractors unless required under applicable Laws or if the use of non-union labor would violate the provisions of this Section 4.5. 
 ARTICLE 5. CONDITION OF THE PREMISES;
LANDLORD’S WORK 
 Section 5.1 Tenant has examined the Premises and agrees
to accept possession of the Premises in their “as is” condition on the Delivery Date, and further agrees that Landlord shall have no obligation to perform any work, supply any materials, incur any expenses or make 

  

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any installations in order to prepare the Premises for Tenant’s occupancy. The taking of possession of the Premises by Tenant shall be conclusive
evidence as against Tenant that at the time such possession was so taken, the Premises were in good and satisfactory condition. 
 Section 5.2 Landlord shall not perform any work at or with respect to the Premises and shall not have any obligation to perform any such work regarding the Premises, unless otherwise set forth in this Lease
(“Landlord’s Work”). 
 Section 5.3 Landlord acknowledges that Tenant intends to perform certain
Alterations in order to prepare the Premises for Tenant’s occupancy (collectively, the “Initial Attentions”), which shall comply with the provisions set forth in Article 4 and all applicable Laws, and shall include the
following: (i) demolish and remove all existing equipment cages, (ii) install ceiling mounts to support ladder racks, and (iii) install approximately one hundred fifty (150) ladder racks, all as more specifically set forth in
those certain plans to be delivered for Landlord’s consent pursuant to Article 4. 
 ARTICLE 6.
REPAIRS; FLOOR LOAD 
 Section 6.1 Landlord shall maintain and repair, in a good
and workmanlike manner, the structural elements of the Building, including the roofs, foundations and curtain walls thereof, and the Building Systems serving the Building up to the point of connection to the Premises. Tenant, at Tenant’s
expense, shall take good care of the Premises, Premises Equipment, Tenant’s Equipment, Tenant’s Alterations and the fixtures, systems, equipment and appurtenances therein, and make all structural and non-structural repairs (other than
those repairs specifically identified as Landlord responsibilities above) thereto as and when needed to preserve them in good working order and condition, except for reasonable wear and tear, obsolescence and damage for which Tenant is not
responsible pursuant to the provisions of Articles 11 and 12. Notwithstanding the foregoing, all damage or injury to the Premises, Premises Equipment or to any other part of the Building, or to its fixtures, equipment and
appurtenances, caused by or resulting from the negligence or willful misconduct of or Alterations made by Tenant or any Tenant Party shall be repaired at Tenant’s expense, (a) by Tenant to the satisfaction of Landlord, if the required
repairs are non-structural, do not affect any Building System, and may be performed entirely within the Premises, or (b) in all other instances, by Landlord. Tenant also shall repair all damage to the Building, Premises and the Premises
Equipment caused by the making of any Alterations by Tenant or by the moving of Tenant’s Property. All such repairs by Tenant shall be of first quality materials and workmanship at least equal to the original work or construction. If Tenant
fails after fifteen (15) days notice to proceed with due diligence to make repairs required to be made by Tenant, Landlord may make such repairs at the expense of Tenant, and Tenant shall pay the costs and expenses thereof incurred by Landlord,
with interest at the Default Rate, as Additional Rent within ten (10) days after rendition of a bill or statement therefore. 
 Section 6.2 (a) Tenant shall not place a load upon any floor of the Premises exceeding the floor load per square foot which such floor was designed to carry and which is allowed by Laws. Tenant shall not move any heavy
equipment or fixtures into or out of the Building without Landlord’s prior consent, which shall not be unreasonably withheld or delayed. 
 (b) Subject to the provisions of Article 4, Tenant shall have the right to reinforce the floor and ceiling load capacity at its own cost and expense beyond that provided by 

  

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Landlord, provided that such reinforcement shall not (i) adversely affect the structural integrity of the affected portions of the Building, or
(ii) require access to, or penetration of the floor slab adjacent to, any space outside of the Premises. 
 ARTICLE 7.
INTENTIONALLY OMITTED 
 ARTICLE 8. LAWS

 Section 8.1 Tenant, at its sole expense, shall comply with all Laws applicable to the Premises or the use and occupancy thereof
by Tenant, and make all repairs or Alterations required thereby, whether structural or nonstructural, ordinary or extraordinary, unless otherwise expressly provided herein. Tenant shall not do or permit to be done any act or thing upon the Premises
which will invalidate or be in conflict with Landlord’s insurance policies, and shall not do or permit anything to be done in or upon the Premises, or use the Premises in a manner, or bring or keep anything therein, which shall increase the
rates for casualty or liability insurance applicable to the Building. If, as a result of any negligence or willful misconduct by Tenant or any Tenant Party or by reason of Tenant’s failure to comply with the provision of this Article 8,
the insurance rates for the Building shall be increased, then Tenant shall desist from doing or permitting to be done any such act or thing and shall reimburse Landlord, as Additional Rent hereunder, for that part of all insurance premiums
thereafter paid by Landlord which shall have been charged because of such act, omission or failure by Tenant, and shall make such reimbursement upon demand by Landlord. 
 Section 8.2 (a) If required or available under applicable Laws, Tenant, at its sole cost and expense, shall obtain an amended certificate of occupancy for the Premises upon completion of Tenant’s
initial buildout of the Premises, and shall obtain all other permits, licenses and approvals from all appropriate Governmental Authorities required for the lawful conduct of the Permitted Uses in the Premises and the Building (collectively, the
“Permits”), and shall provide copies of such amended certificate of occupancy and each Permit to Landlord promptly after issuance by the appropriate Governmental Authority. Tenant shall at all times maintain and comply with the
terms and conditions of all Permits, and Tenant acknowledges that Landlord has made no representations or warranties in connection therewith, and that the inability of Tenant to obtain any Permit required under applicable Laws or desired by Tenant
shall have no effect on the continued validity and enforceability of this Lease or of Tenant’s rights and obligations hereunder. Landlord agrees to cooperate with Tenant in all reasonable respects in connection with the obtaining of the
Permits, provided that Landlord shall not be obligated to incur any cost or expense, including attorneys’ fees and disbursements, or suffer or incur any liability, in connection therewith. 
 (b) Tenant will (i) keep the Permits in full force and effect, (ii) pay all fees and charges imposed by any Governmental Authority in
connection with the Permits, (iii) comply with all of the terms and conditions imposed in connection with or as a condition of the issuance of any of the Permits, and (iv) make the Permits available for inspection by Landlord upon request.
Tenant will keep on file and make available to Landlord for inspection all reports or communications from all Governmental Authorities with respect to the Premises or the Building. 
 (c) Tenant shall not at any time use or occupy the Premises in violation of the certificate of occupancy at such time issued for the Premises or for the
Building, and in the event 

  

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that any Governmental Authority shall contend or declare by notice, violation, order or in any other manner whatsoever that the Premises are being used in
violation of such certificate of occupancy, Tenant shall, upon notice from Landlord or any Governmental Authority, immediately discontinue such use of the Premises. Failure by Tenant to discontinue such use after such notice shall constitute an
Event of Default under this Lease 
 Section 8.3 Tenant, at its expense, shall comply with all Environmental Laws and with any
directive of any Governmental Authority which shall impose any violation, order or duty upon Landlord or Tenant under any Environmental Laws with respect to the Premises or the use or occupation thereof. Tenant’s obligations hereunder with
respect to Hazardous Materials shall extend only to those matters directly or indirectly based on, or arising or resulting from (a) the actual or alleged presence of Hazardous Materials on the Premises or in the Building which is caused or
permitted by Tenant, and (b) any Environmental Claim (defined below) relating in any way to Tenant’s operation or use of the Premises or the Building. 
 Section 8.4 Tenant shall provide Landlord with copies of all communications and related materials regarding the Premises which Tenant shall receive from or send to (a) any Governmental Authority
relating in any way to any Environmental Laws, or (b) any Person with respect to any claim based upon any Environmental Laws or relating in any way to Hazardous Materials (any such claim, an “Environmental Claim”). Landlord or
its agents may perform an environmental inspection of the Premises at any time during the Term, upon prior notice to Tenant except in an emergency. 
 ARTICLE 9. SUBORDINATION AND NON-DISTURBANCE; ESTOPPEL CERTIFICATES 
 Section 9.1 Subject to the provisions of Section 9.4, this Lease, and all rights of Tenant hereunder, are and shall be subject and
subordinate in all respects to all Mortgages and Superior Leases. This Section 9.1 shall be self-operative and no further instrument of subordination shall be required. In confirmation of such subordination, Tenant shall promptly execute
and deliver any instrument that Landlord or any Superior Lessor or Mortgagee may reasonably request to evidence such subordination. 
 Section 9.2 In the event of any act or omission of Landlord which would give Tenant the right, immediately or after lapse of a period of time, to cancel or terminate this Lease, or to claim a partial or total eviction, Tenant shall
not exercise such right (a) until it has given written notice of such act or omission to each Mortgagee and Superior Lessor whose name and address shall previously have been furnished to Tenant in writing, and (b) unless such act or
omission shall be one which is not capable of being remedied by Landlord or such Mortgagee or Superior Lessor within a reasonable period of time, until a reasonable period for remedying such act or omission shall have elapsed following the giving of
such notice and following the time when such Mortgagee or Superior Lessor shall have become entitled under such Mortgage or Superior Lease, as the case may be, to remedy the same (which reasonable period shall in no event be less than the period to
which Landlord would be entitled under this Lease or otherwise, after similar notice, to effect such remedy), provided such Mortgagee or Superior Lessor shall with due diligence give Tenant written notice of its intention to remedy such act or
omission, and such Mortgagee or Superior Lessor shall commence and thereafter continue with reasonable diligence to remedy such act or omission. If more than one Mortgagee or Superior Lessor shall become entitled to any additional cure period under
this Section 9.2, such cure periods shall run concurrently, not consecutively. 
  

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 Section 9.3 If a Mortgagee or Superior Lessor or any designee or nominee thereof shall
succeed to the rights of Landlord under this Lease, whether through possession or foreclosure action or delivery of a new lease or deed, then at the request of such party so succeeding to Landlord’s rights (“Successor
Landlord”) and upon Successor Landlord’s written agreement to accept Tenant’s attornment, Tenant shall attorn to and recognize Successor Landlord as Tenant’s landlord under this Lease, and shall promptly execute and deliver
any instrument that Successor Landlord may reasonably request to evidence such attornment. Upon such attornment this Lease shall continue in full force and effect as, or as if it were, a direct lease between Successor Landlord and Tenant upon all of
the terms, conditions and covenants as are set forth in this Lease and shall be applicable after such attornment except that Successor Landlord shall not: 
 (a) be liable for any previous act or omission of Landlord under this Lease; 
 (b) be subject
to any offset that previously may have accrued to or be claimed by Tenant against Landlord; or 
 (c) be bound by any previous
modification of this Lease, not expressly provided for in this Lease, or by any previous prepayment of more than one month’s Fixed Rent, unless such modification or prepayment shall have been expressly approved in Writing by such Mortgagee or
Superior Lessor. 
 Section 9.4 Notwithstanding the foregoing provisions of this Article 9, as a condition to
Tenant’s agreement hereunder to subordinate Tenant’s interest in this Lease to any Mortgages or Superior Leases, Landlord shall obtain from each Mortgagee and Superior Lessor an agreement, in recordable form and in the standard form
customarily employed by such Mortgagee or Superior Lessor, pursuant to which such Mortgagee or Superior Lessor shall agree that if and so long as no Event of Default hereunder shall have occurred and be continuing, the leasehold estate granted to
Tenant and the rights of Tenant pursuant to this Lease to quiet and peaceful possession of the Premises shall not be terminated, modified, affected or disturbed by any action which such Mortgagee or Superior Lessor may take to foreclose any such
Mortgage or Superior Lease, and that any successor landlord shall recognize this Lease as being in full force and effect as if it were a direct lease between such successor landlord and Tenant upon all of the terms, covenants, conditions and options
granted to Tenant under this Lease, except as otherwise provided in Section 9.3 (any such agreement, a “Non-Disturbance Agreement”). Tenant agrees to execute, acknowledge and deliver to Landlord any such Non-Disturbance
Agreement promptly after delivery by Landlord or any Mortgagee or Superior Lessor. 
 Section 9.5 Each party agrees, at any time
and from time to time, as requested by the other party, upon not less than ten (10) Business Days’ notice, to execute and deliver to the other a written statement executed and acknowledged by such party (a) stating that this Lease is
then in full force and effect and has not been modified (or if modified, setting forth all modifications), (b) setting forth the then annual Fixed Rent, (c) setting forth the date to which the Fixed Rent and Additional Rent have been paid,
(d) stating whether or not, to the best knowledge of the signatory, the other party is in default under this Lease, and if so, setting forth the specific nature of all such defaults, (e) stating the amount of the security deposit, if any,
held by Landlord, (f) stating whether there are any subleases affecting the Premises, (g) stating the address of the signatory to which all notices and communications under the Lease shall be sent, the Commencement Date and the Expiration
Date, and (i) as to any other matters reasonably 

  

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requested by the party requesting such certificate. The parties acknowledge that any statement delivered pursuant to this Section 9.5 may be
relied upon by others with whom the party requesting such certificate may be dealing, including any purchaser or owner of the Real Property or the Building, or of Landlord’s interest in the Real Property or the Building or any Superior Lease,
or by any Mortgagee or Superior Lessor. 
 ARTICLE 10. SERVICES. 
 Section 10.1 ELECTRICITY. (a) To the extent currently available, Landlord will make
available to Tenant, on or before the Rent Commencement Date, without additional charge to Landlord, primary switchgear sufficient to provide AC electric capacity to the Premises, subject to verification by Landlord and the Electricity Provider
(defined below) of Tenant’s actual demand load (the “Electrical Capacity”). Tenant shall be solely responsible, at Tenant’s cost and expense, for the installation of a disconnect switch and all risers, feeders,
transformers and other electrical facilities and equipment required in order to deliver the Electrical Capacity to the Premises and to distribute it therein. Tenant shall use Landlord’s approved contractor set forth on Exhibit C, at
Tenant’s expense, to perform the tap-in to the Building’s electrical system, if necessary. The Electrical Capacity shall be provided directly to Tenant by the public utility or other electricity provider furnishing electricity service to
the Building from time to time (the “Electricity Provider”), and Tenant shall be solely responsible for the payment of all utility bills and charges in connection therewith, including all sales and other taxes and surcharges.
Landlord reserves the right to contract with different Electricity Providers from time to time in its sole judgment, and without reference to whether any Electricity Provider selected by Landlord provides lower rates than any other electricity
supplier 
 (b) Tenant agrees that the usage of electric power in the Premises will not (i) exceed the capacity of the electrical
systems in the Building and the Premises, or (ii) adversely affect the quality of the electrical power in the Building (for example, through the creation of harmonics, backflow, backfeed or similar conditions), and upon notice from Landlord,
Tenant will promptly cease any electrical usage in the Premises that exceeds such capacity or gives rise to any such condition. Landlord shall not in any way be liable or responsible to Tenant for any loss, damage or expense which Tenant may sustain
or incur as a result of the unavailability of or interruption in the supply of electric current to the Premises or a change in the quantity or character or nature of such current and such change, interruption or unavailability shall not constitute
an actual or constructive eviction, in whole or in part, or entitle Tenant to any abatement or diminution of rent, or relieve Tenant from any of its obligations under this Lease, or impose any liability upon Landlord or its agents, by reason of
inconvenience or annoyance to Tenant, or injury to or interruption of Tenant’s business, or otherwise. 
 Section 10.2
HEAT, VENTILATION AND AIR-CONDITIONING. Landlord shall have no obligation to provide heat, ventilation, air-conditioning, or other services to the Premises unless
otherwise specifically set forth in this Lease. 
 Section 10.3 CLEANING AND RUBBISH
REMOVAL Tenant shall, at Tenant’s sole cost, provide cleaning services at the Premises pursuant to reasonable rules and regulations established by Landlord from time to time, and use a cleaning contractor
approved by Landlord, which approval shall not be unreasonably withheld Tenant shall, at Tenant’s sole cost, provide refuse and rubbish removal service at the Premises at times, and pursuant to regulations, established by Landlord from time to
time. 

  

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 Section 10.4 WATER Landlord shall furnish cold water in
such quantities as Landlord deems sufficient for ordinary drinking, lavatory and cleaning purposes to the Premises If Tenant requires, uses or consumes water for any purpose in addition to ordinary lavatory, cleaning and drinking purposes, Landlord
may install a water meter and thereby measure Tenant’s consumption of water for all purposes. Tenant shall (a) pay to Landlord the cost of any such meters and their installation, (b) at Tenant’s sole cost and expense, keep any
such meters and any such installation equipment in good working order and repair, and (c) pay to Landlord, as Additional Rent, as and when billed therefore for water consumed, together with a charge for any required pumping thereof, all sewer
rents, charges or any other taxes, rents, levies or charges which now or hereafter are assessed, imposed or shall become a lien upon the Premises or the Real Property pursuant to law, order or regulation made or issued in connection with any such
metered use, consumption, maintenance or supply of water, water system, or sewage or sewage connection or system, and in default in making such payment Landlord may pay such charges and collect the same from Tenant 
 Section 10.5 NO WARRANTY OF LANDLORD, Landlord does not warrant that any of the
services to be provided by Landlord to Tenant hereunder, or any other services which Landlord may supply to the Building, Premises or Equipment Space (specifically excluding any Service Agreement as set forth in Section 2.5(a))
(a) will be adequate for Tenant’s particular purposes or as to any other particular need of Tenant or (b) will be free from interruption, and Tenant acknowledges that any one or more such services may be interrupted or suspended by
reason of Unavoidable Delays (as defined in Article 24). In addition, Landlord reserves the right to stop, interrupt or reduce service of the Building Systems by reason of Unavoidable Delays, or for repairs, additions, alterations,
replacements or improvements which are, in the judgment of Landlord, necessary to be made, until said repairs, alterations, replacements or improvements shall have been completed. Any such interruption or discontinuance of service, or the exercise
of such right by Landlord to suspend or interrupt such service shall not (i) constitute an actual or constructive eviction, or disturbance of Tenant’s use and possession of the Premises, in whole or in part, (ii) entitle Tenant to any
compensation or to any abatement or diminution of Fixed Rent or Additional Rent (except as provided below), (iii) relieve Tenant from any of its obligations under this Lease, or (iv) impose any responsibility or liability upon Landlord or
its agents by reason of inconvenience or annoyance to Tenant, or injury to or interruption of Tenant’s business, or otherwise, Landlord shall use reasonable efforts to give Tenant prior notice of such repairs, alterations, additions,
replacements or improvements; provided, however, that the failure to give such notice shall not impose any liability on Landlord. Landlord shall use reasonable efforts to minimize interference with Tenant’s access to and use and
occupancy of the Premises in making any repairs, alterations, additions, replacements or improvements; provided, however, that Landlord shall have no obligation to employ contractors or labor at “overtime” or other premium
pay rates or to incur any other “overtime” costs or additional expenses whatsoever Landlord shall not be required to furnish any services except as expressly provided in this Article 10. In the event Landlord materially interrupts,
or directly causes such interruption to, Tenant’s use and occupancy of the Premises and Equipment Space for a period exceeding fifteen (15) Business Days due to repairs, additions, alterations, replacements or improvements (which are not
due to Unavoidable Delays), Landlord agrees to abate Fixed Rent for such period of time Tenant is unable to use and occupy the Premises and Equipment Space for that period of time such interruption exceeds such fifteen (15) Business Day period.

  

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 Section 10.6 EQUIPMENT SPACE 
 (a) Landlord hereby grants to Tenant, for Tenant’s own use and not for resale purposes, a license of areas on the Real Property as specifically set
forth in Exhibit E, as determined by Landlord in Landlord’s judgment from time to time (the “Equipment Space”) for the installation and operation of (i) the Premises Equipment, (ii) Tenant’s Alterations as
allowed pursuant to Article 4, and (iii) Antenna Equipment (as defined in Section 10.8, below) (Tenant’s Alterations and Antenna Equipment, together with related cabling, pumps, mountings and supports for all of the
foregoing, collectively shall be included in the definition of “Tenant’s Alterations”), all at locations designated by Landlord. In connection therewith, Landlord shall make available to Tenant reasonable access at all times to
the Equipment Space for the upgrade, maintenance, repair, operation and use of the Premises Equipment and Tenant’s Alterations If any of the Premises Equipment or Tenant’s Alterations generates noise levels (individually or in conjunction
with other equipment located in, or adjacent to the Building) likely, in Landlord’s sole judgment, to disturb other tenants or occupants of the Building or surrounding buildings, then Tenant shall install sound attenuated acoustic enclosures
satisfactory to Landlord, or take other sound reduction measures satisfactory to Landlord, in order to eliminate such noise or reduce such noise to levels deemed acceptable by Landlord in its sole judgment As of the Delivery Date, Landlord
acknowledges the Premises Equipment does not emit an unreasonable noise level at normal operating levels of such equipment; provided, however, Landlord does not represent or warrant the Premises Equipment complies with the Laws.

 (b) Landlord retains the right to use the portions of the Building adjacent to the Equipment Space, or the area above the Equipment Space,
for any purpose whatsoever, provided such use shall not materially interfere with the functioning of the Premises Equipment or Tenant’s Alterations. Tenant shall have reasonable access to the Premises Equipment and Tenant’s Alterations at
all times, and Landlord shall not interfere with the use of the Premises Equipment or Tenant’s Alterations so as to cause the operation thereof to be materially interrupted or impaired; provided, however, Tenant complies with the
maintenance and operation of the Premises Equipment as set forth in Section 3.4. Tenant shall use and operate the Premises Equipment and Tenant’s Alterations so as not to cause any interference to Landlord’s use of the roof or
other portions of the Building, or damage to or interference with the operation of the Building or the Building Systems. If any of the Premises Equipment or Tenant’s Alterations interferes with any equipment installed by Landlord or any other
tenant in the Building, or interferes with the operation of the Building or the Building Systems, then Tenant, at its sole cost and expense, shall take all steps necessary to eliminate such interference, and if Tenant shall fail to eliminate such
interference, Tenant shall relocate the applicable Premises Equipment or Tenant’s Alterations to another area in, on or adjacent to the Building designated by Landlord. In the event Tenant fails, within thirty (30) days after notice, to
relocate the applicable Premises Equipment or Tenant’s Alterations, Landlord may do so, and Tenant shall promptly reimburse Landlord for any costs and expenses incurred by Landlord in connection therewith. 
 (c) Landlord may at its option, at anytime during the Term upon not less than thirty (30) days prior notice to Tenant (except in the event of an
emergency) relocate the Premises Equipment or Tenant’s Alterations to another area in, on or adjacent to the Building designated by Landlord, provided that such relocation of the Premises Equipment or Tenant’s Alterations does not cause
the operation thereof to be interrupted or impaired, other than temporarily, and such relocation is performed at Landlord’s sole cost and expense Landlord shall use reasonable efforts to minimize the duration of such interruption 
  

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 (d) Landlord shall not have any obligations with respect to the Premises Equipment, Tenant Equipment or
compliance with any Laws (including the obtaining of any required permits or licenses, or the maintenance thereof) relating thereto, nor shall Landlord be responsible for any damage that may be caused to Tenant, the Premises Equipment, or the Tenant
Equipment by any other tenant or occupant of the Building. 
 (e) Tenant shall (i) be solely responsible for any damage caused as a
result of the use of the Premises Equipment or Tenant Equipment by Tenant or any Tenant Party, (ii) promptly pay any tax, license, permit or other fees or charges imposed pursuant to any Laws relating to the installation, maintenance or use of
the Premises Equipment or Tenant’s Alterations, and (iii) promptly and diligently perform all necessary repairs or replacements to, or maintenance of, the Premises Equipment and Tenant’s Alterations, provided, however, that if
Tenant’s failure after thirty (30) days’ notice from Landlord to so repair, replace or maintain the Premises Equipment or Tenant’s Alterations jeopardizes in any way Landlord’s or any other tenant’s property located in,
on or adjacent to the Building, Landlord may, at Landlord’s option, elect to perform such repairs, replacements or maintenance at Tenant’s sole cost and expense. Landlord shall give Tenant thirty (30) days’ prior notice of its
election to perform such repairs, except in an emergency. Tenant shall obtain and keep in full force and effect all permits, approvals and certificates required for the Premises Equipment and Tenant’s Alterations under applicable Laws, at
Tenant’s sole cost and expense. 
 (f) The rights granted to Tenant in this Section 10.7 shall continue until and
automatically terminate and expire upon the expiration or earlier termination of this Lease and such termination shall be self-operative and no further instrument shall be required to effect such termination. Upon request by Landlord following the
expiration or sooner termination of this Lease, Tenant, at Tenant’s sole cost and expense, shall promptly execute and deliver to Landlord, in recordable form, any certificate or other document reasonably required by Landlord confirming the
termination of Tenant’s rights to use the Equipment Space. 
 SECTION 10.7
CONDUIT. Landlord will make available to Tenant, without additional charge, riser and lateral space identified in Exhibit G. 
 Section 10.8 ANTENNA EQUIPMENT 
 (a) Landlord will grant to Tenant, for use by Tenant in the ordinary course of its business, the right to use up to one hundred (100) gross square feet of the Equipment Space on the roof of the Building, for the
construction, installation, operation and use by Tenant of antenna masts for the installation of cellular communications antennae or satellite dishes, not to exceed ten feet (10’) in height, for use in conjunction with Tenant’s
Alterations and facilities in the Premises, together with related cabling, mountings and supports for the foregoing (collectively, the “Antenna Equipment”), at a location or locations designated by Landlord, taking into account any
reasonable “line of sight” requirements of Tenant, all in compliance with the Laws. The Antenna Equipment shall be deemed to constitute Tenant’s Alterations for purposes of Sections 4.3 and 10.6. 
 (b) All of the provisions of this Lease shall apply to the installation, use and maintenance of the Antenna Equipment, including all provisions relating
to compliance with Laws (including all FCC rules and regulations), insurance, indemnity, repairs and maintenance. The lights granted to Tenant in this Section 10.8 shall not be assignable by Tenant separately from this Lease, provided that
the use of the Antenna Equipment in the normal course of Tenant’s business shall not be deemed to constitute an assignment or transfer of this Lease. 
  

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 (c) If the Antenna Equipment interferes with any equipment installed by Landlord or any tenant in the
Building prior to the installation of the Antenna Equipment, or interferes with the operation of the Building or the Building Systems, or if Landlord shall determine, in its reasonable judgment, that the operation thereof (i) is likely to may
cause a health hazard or danger to property, or (ii) will not be in accordance with governmental or quasi-governmental standards for non-ionizing radiation for occupational or general public health levels, then Tenant, at its sole cost and
expense, shall take all steps necessary to eliminate such condition, and if Tenant shall fail to eliminate such condition, Tenant shall relocate the Antenna Equipment to another area on the roof of the Building designated by Landlord. 
 (d) Landlord makes no representation that the Antenna Equipment will be able to receive or transmit communication signals without interference or
disturbance (whether or not by reason of the installation or use of similar equipment by others on the roof) and Tenant agrees that Landlord shall not be liable to Tenant therefore. Notwithstanding the foregoing, Landlord agrees to use commercially
reasonable efforts to minimize any interference with Antenna Equipment caused by Landlord or any Landlord Party, or, to the extent within Landlord’s reasonable control, by any other tenants or occupants of the Building. 
 ARTICLE 11. INSURANCE 
 Section 11.1 Prior to storage of equipment or occupancy by Tenant of the Premises, Equipment Space or Storage Space and during the Term, Tenant shall procure and maintain the following minimum insurance
coverage: (a) Workers’ Compensation in compliance with all applicable statutes of appropriate jurisdiction (including Employer’s Liability with limits of $500,000 each accident); (b) Commercial General Liability with combined
single limits of $10,000,000 each occurrence; and (c) “All Risk” Property insurance covering all of Tenant’s personal property, Premises Equipment, and Tenant’s Alterations located on the Real Property Tenant’s
Commercial General Liability policy shall be endorsed to show Landlord (and any underlying property owner, Superior Lessor or superior lien holder) as an additional insured. All policies shall provide that Tenant’s insurers waive all rights of
subrogation against Landlord Tenant shall furnish Landlord with certificates of insurance demonstrating that Tenant has obtained the required insurance coverages prior to use of the Premises, Equipment Space or Storage Space or the storage of
equipment on the Real Property. Such certificates shall contain a statement that the insurance coverage shall not be materially changed or cancelled without at least thirty (30) days’ prior written notice to Landlord. Tenant shall require
any contractor entering the Real Property on its behalf to procure and maintain the same types, amounts and coverage extensions as required of Tenant above. 
 Section 11.2 On or prior to the Commencement Date, Tenant shall deliver to Landlord appropriate certificates of insurance required to be carried by Tenant pursuant to this Article 11, including
evidence of waivers of subrogation required pursuant to Section 11.1 Evidence of each renewal or replacement of a policy shall be delivered by Tenant to Landlord at least twenty (20) days prior to the expiration of such policy.

  

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 ARTICLE 12. DESTRUCTION OF THE
PREMISES; PROPERTY LOSS OR DAMAGE 
 Section 12.1
(a) If the Premises shall be damaged by fire or other casualty, or if the Building shall be so damaged that Tenant shall be deprived of reasonable access to the Premises or use of the Premises, Tenant shall give prompt notice thereof to
Landlord, and the damage (i) to the Building shall be repaired by and at the expense of Landlord so that access to the Premises shall be substantially the same as prior to the damage, and (ii) to the Premises shall be repaired (A) by
Landlord as to the core, shell, floor slab, roof, windows, curtain wall and other structural elements of the Building located in the Premises (the “Base Building Restoration”), and (B) by Tenant as to all other elements of the
Premises, including Tenant’s Alterations, Tenant’s Alterations and Tenant’s fixtures, equipment and personal property and the Premises Equipment, Commencing on the date of such fire or other casualty, Fixed Rent and Additional Rent
shall be reduced in the proportion which the area of the part of the Premises which is neither usable nor used by Tenant bears to the total Premises Area (provided, however, that in the event that the Premises shall be so damaged so as
not to be usable or accessible and Tenant is unable to conduct its business in the remaining portion of the Premises, then Fixed Rent and Additional Rent shall be entirely abated), until the earlier to occur of (1) ninety (90) days after
the date the Base Building Restoration shall be substantially completed, or (2) the date Tenant shall resume occupancy of the Premises for the conduct of its business. Landlord shall have no obligation to repair any damage to, or to replace,
any of Tenant’s Alterations, Tenant’s Alterations, Tenant’s fixtures, equipment and personal property, or the Premises Equipment 
 Section 12.2 Notwithstanding anything to the contrary set forth in Section 12.1, if the Premises are totally damaged or are rendered wholly untenantable, or if the Building shall be so damaged by fire or other
casualty that, in Landlord’s opinion, substantial alteration, demolition, or reconstruction of the Building shall be required (whether or not the Premises shall have been damaged or rendered untenantable), then in any of such events, Landlord
may, not later than sixty (60) days following the date of the damage, give Tenant a notice in writing terminating this Lease, If this Lease is so terminated, the Term shall expire upon the tenth (10th) day after such notice is given, and
Tenant shall vacate the Premises and surrender the same to Landlord as soon as reasonably practicable thereafter. Upon the termination of this Lease under the conditions provided for in this Section 12.2, Tenant’s liability for
Fixed Rent and Additional Rent shall cease as of the date of such fire or other casualty, and any prepaid portion of Fixed Rent or Additional Rent for any period after such date shall be refunded by Landlord to Tenant 
 Section 12.3 (a) If the Premises are damaged by fire or other casualty and are rendered wholly untenantable thereby, or if the Building
shall be so damaged that Tenant shall be deprived of reasonable access to the Premises, and if Landlord shall not have terminated this Lease pursuant to Section 12.2, Landlord shall, within sixty (60) days following the date of the
damage, cause a contractor or architect selected by Landlord to give notice (the “Restoration Notice”) to Tenant of the date by which such contractor or architect believes the restoration of the Premises shall be substantially
completed, If the Restoration Notice shall indicate that the restoration shall not be substantially completed on or before the date which shall be nine (9) months following the date of such damage or destruction, Tenant shall have the right to
terminate this Lease by giving written notice (the “Termination Notice”) to Landlord not later than thirty (30) days following receipt of the Restoration Notice. If Tenant gives a Termination Notice, this 

  

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Lease shall be deemed cancelled and terminated as of the date of the giving of the Termination Notice as if such date were the Expiration Date, and Fixed
Rent and Additional Rent shall be apportioned and shall be paid or refunded, as the case may be up to and including the date of such damage or destruction. Notwithstanding anything contained herein to the contrary, Commencing on the date of such
fire or other casualty, Fixed Rent and Additional Rent shall be abated until the earlier to occur of (1) ninety (90) days after the date the Base building Restoration shall be substantially completed, or (2) the date Tenant shall
resume occupancy of the Premises for the conduct of its business. 
 (b) Notwithstanding the provisions of Section 12.3(a), if
within the last twelve (12) months of the Term (unless Tenant shall have duly exercised the First Renewal Option or the Second Renewal Option, if applicable), the Premises shall be totally or substantially damaged or destroyed, either Landlord
or Tenant shall have the right to terminate this Lease by notice to the other not later than thirty (30) days following the date of such damage or destruction, whereupon this Lease shall be deemed terminated as provided in
Section 12.2. 
 ARTICLE 13. EMINENT DOMAIN 
 Section 13.1 If (a) all of the floor area of the Premises, or so much thereof as shall render the Premises wholly untenantable, shall be
acquired or condemned for any public or quasi-public use or purpose, or (b) a portion of the Real Property, not including the Premises, shall be so acquired or condemned, but by reason of such acquisition or condemnation, Tenant no longer has
means of access to the Premises, then this Lease and the Term shall end as of the date of the vesting of title with the same effect as if that date were the Expiration Date. In the event of any termination of this Lease and the Term pursuant to the
provisions of this Article 13, Fixed Rent and Additional Rent shall be apportioned as of the date of sooner termination and any prepaid portion of Fixed Rent or Additional Rent for any period after such date shall be refunded by Landlord to
Tenant. 
 Section 13.2 In the event of any such acquisition or condemnation of all or any part of the Real Property, Landlord
shall be entitled to receive the entire award for any such acquisition or condemnation. Tenant shall have no claim against Landlord or the condemning authority for the value of any unexpired portion of the Term or Tenant’s Alterations, and
Tenant hereby expressly assigns to Landlord all of its right in and to any such award. Nothing contained in this Section 13.2 shall be deemed to prevent Tenant from making a separate claim in any condemnation proceedings for the then
value of any Tenant’s Property included in such taking and for any moving expenses, provided such award shall be made by the condemning authority in addition to, and shall not result in a reduction of, the award made by it to Landlord.

 Section 13.3 If only a part of the Real Property shall be so acquired or condemned then, subject to Section 13.1,
this Lease and the Term shall continue in force and effect. If a part of the Premises shall be so acquired or condemned and this Lease and the Term shall not be terminated, Landlord, at Landlord’s expense, shall restore that part of the
Premises not so acquired or condemned so as to constitute tenantable Premises. From and after the date of the vesting of title, Fixed Rent and Additional Rent shall be reduced in the proportion which the area of the part of the Premises so acquired
or condemned bears to the total area of the Premises immediately prior to such acquisition or condemnation. 
  

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 ARTICLE 14. ASSIGNMENT AND SUBLETTING 

 Section 14.1 (a) Except as otherwise expressly provided herein, Tenant, for itself, its heirs, distributees, executors,
administrators, legal representatives, successors and assigns, expressly covenants that it shall not assign, mortgage, pledge, encumber, or otherwise transfer this Lease, nor sublet (nor underlet), nor suffer, nor permit the Premises or any part
thereof to be used or occupied by others (whether for desk space, mailing privileges or otherwise), without the prior written consent of Landlord in each instance as provided in this Article 14. If this Lease is assigned, or if the Premises or any
part thereof are sublet or occupied by anybody other than Tenant, or if this Lease or the Premises are encumbered (whether by operation of law or otherwise) without Landlord’s consent, then Landlord may, after default by Tenant, collect rent
from the assignee, subtenant or occupant, and apply the net amount collected to Fixed Rent and Additional Rent, but no assignment, subletting, occupancy or collection shall be deemed a waiver by Landlord of the provisions hereof; the acceptance by
Landlord of the assignee, subtenant or occupant as a tenant, or a release by Landlord of Tenant from the further performance by Tenant its obligations under this Lease, and Tenant shall remain fully liable therefore. The consent by Landlord to any
assignment or subletting shall not in any way be construed to relieve Tenant from obtaining the express consent in writing of Landlord to any further assignment or subletting. In no event shall any permitted subtenant assign or encumber its sublease
or further sublet all or any portion of its sublet space, or otherwise suffer or permit the sublet space or any part thereof to be used or occupied by others, without Landlord’s prior written consent in each instance. Any assignment, sublease,
mortgage, pledge, encumbrance or transfer in contravention of the provisions of this Article 14 shall be void. 
 (b) Landlord
acknowledges that the colocation of communications equipment not owned by Tenant at the Premises shall not constitute an assignment or sublease requiring the consent of Landlord hereunder. For purposes of this Lease, “colocation” means the
installation by Tenant’s customers, suppliers or business partners of telecommunications equipment in Tenant’s facilities therefore, in the ordinary course of Tenant’s business, for which such parties pay fees based upon access to
such facilities, as distinct from the renting floor area. 
 Section 14.2 If Tenant shall, at any time or from time to time,
during the Term desire to assign this Lease or sublet all or part of the Premises, Tenant shall give notice (a “Tenant’s Notice”) thereof to Landlord, which Tenant’s Notice shall set forth: (a) with respect to an
assignment of this Lease, the date Tenant desires the assignment to be effective and any consideration Tenant would receive under such assignment, (b) with respect to a sublet of all or a part of the Premises (i) the dates upon which
Tenant desires the sublease term to commence and expire, (ii) the rental rate and other material business terms upon which Tenant would sublet such premises, and (iii) a description of the Premises showing the portion to be sublet, the
effective or commencement date of which shall be not less than sixty (60) days nor more than one hundred and eighty (180) days after the giving of such notice, (c) a statement setting forth in reasonable detail the identity of the
proposed assignee or subtenant, the nature of its business and its proposed use of the Premises, (d) current financial information with respect to the proposed assignee or subtenant, including its most recent financial report, (e) a true
and complete copy of the proposed assignment or sublease and any other agreements relating thereto, and (f) an agreement by Tenant to indemnify Landlord against liability resulting from any claims that may be made against Landlord by the
proposed assignee or subtenant or by any brokers or other Persons claiming a commission or similar compensation in connection with the proposed assignment or sublease. 
  

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 Section 14.3 Provided that no Event of Default shall have occurred and be continuing under
this Lease as of the time Landlord’s consent is requested by Tenant, Landlord’s consent (which must be in writing and in form and substance satisfactory to Landlord) to the proposed assignment or sublease shall not be unreasonably withheld
or delayed; provided, however, that: 
 (a) Tenant shall have complied with the provisions of
Section 14.2; 
 (b) In Landlord’s judgment, the proposed assignee or subtenant is engaged in a business or
activity, and the Premises, or the relevant part thereof, will be used in a manner, which (i) is in keeping with the then standards of the Building, and (ii) does not violate the restrictions set forth in Article 3; 
 (c) The proposed assignee or subtenant is a reputable Person with sufficient financial worth considering the responsibility involved, and
Landlord has been furnished with evidence thereof; 
 (d) In the event Landlord has space in the Building available for lease,
then (i) neither the proposed assignee or subtenant nor any Person which, directly or indirectly, controls, is controlled by, or is under common control with, the proposed assignee or subtenant, is then an occupant of any part of the Building,
and (ii) the proposed assignee or subtenant is not a Person (or Affiliate of a Person) with whom or Landlord or Landlord’s agent is then, or has been within the previous six (6) month period, negotiating in connection with rental of
comparable space in the Building; 
 (e) The form of the proposed sublease or instrument of assignment shall be satisfactory
to Landlord and shall comply with the applicable provisions of this Article 14, and Tenant shall deliver a true and complete original, fully executed counterpart of such sublease or other instrument to Landlord promptly upon the execution and
delivery thereof; 
 (f) Tenant and its proposed subtenant or assignee, as the case may be, shall execute and deliver to
Landlord an agreement, in form and substance satisfactory to Landlord, setting forth the terms and conditions upon which Landlord shall have granted its consent to such assignment or subletting, and the agreement of Tenant and such subtenant or
assignee, as the case may be, to be bound by the provisions of this Article 14; 
 (g) The amount of the aggregate rent
to be paid by the proposed subtenant shall not be less than the then current market rent per Rentable Square Foot for the Premises, determined as though the Premises were vacant, and the rental and other terms and conditions of the sublease shall be
substantially the same as those contained in Tenant’s Notice; 
 (h) Tenant shall reimburse Landlord, as Additional Rent
upon demand, for (A) the actual costs and expenses incurred by Landlord in connection with the assignment or sublease, including the actual costs of making investigations as to the acceptability of the proposed assignee or subtenant and the
cost of reviewing plans and specifications proposed to be made in connection therewith, and (B) Landlord’s actual legal fees and disbursements incurred in connection with the granting of any requested 

  

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consent and the preparation of Landlord’s Written consent to the sublease or assignment; (i) Tenant shall not have (i) advertised or
publicized in any way the availability of the Premises without prior notice to and approval by Landlord, or (ii) listed the Premises for sublease or assignment with a broker, agent or otherwise at a rental rate less than the fixed rent and
additional rent at which Landlord is then offering to lease comparable space in the Building; 
 (j) The proposed occupancy
shall not impose an extra burden upon services to be supplied by Landlord to Tenant, unless Tenant and such proposed subtenant or assignee shall agree with Landlord in writing to pay the costs of such additional services; and 
 (k) The proposed subtenant or assignee shall not be entitled, directly or indirectly, to diplomatic or sovereign immunity and shall be
subject to the service of process in, and the jurisdiction of the courts of the State of Texas. 
 Each sublease pursuant to this Section 14.3
shall be subject to all of the covenants, agreements, terms, provisions and conditions contained in this Lease. Notwithstanding any such sublease to Landlord or any such sublease to any other subtenant, or any acceptance of Fixed Rent or Additional
Rent by Landlord from any subtenant, Tenant will remain fully liable for the payment of the Fixed Rent and Additional Rent due and to become due hereunder and for the performance of all the covenants, agreements, terms, provisions and conditions
contained in this Lease on Tenant’s part to be observed and performed, and for all acts and omissions of any licensee or subtenant or anyone claiming under or through any subtenant which shall be in violation of any of the obligations of this
Lease, and any such violation shall be deemed to be a violation by Tenant. If Landlord shall decline to give its consent to any proposed assignment or sublease in accordance with the provisions of this Article 14, Tenant shall indemnify, defend and
hold harmless Landlord against and from any and all losses, liabilities, damages, costs, and expenses (including attorneys’ fees and disbursements) resulting from any claims that may be made against Landlord by the proposed assignee or
subtenant arising from or in connection with such proposed assignment or subletting, or by any brokers or other Persons (with whom Tenant or its proposed assignee or subtenant may have dealt) claiming a commission or similar compensation in
connection with the proposed assignment or sublease. 
 Section 14.4 In the event that Landlord consents to a proposed
assignment or sublease, and Tenant fails to execute and deliver the assignment or sublease to which Landlord consented within one hundred twenty (120) days after the giving of such consent, then, Tenant shall again comply with the requirements
of Section 14.2 before assigning this Lease or subletting all or part of the Premises. 
 Section 14.5 With
respect to each and every sublease authorized by Landlord under the provisions of this Lease, it is further agreed that: 
 (a) No sublease shall be for a term ending later than one day prior to the Expiration Date of this Lease; 
 (b) No
sublease shall be delivered, and no subtenant shall take possession of the Premises or any part thereof, until an executed counterpart of such sublease has been delivered to Landlord and approved in Writing by Landlord; and 
  

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 (c) Each sublease shall be subject and subordinate to this Lease and to the matters to
which this Lease is or shall be subordinate, and each subtenant by entering into a sublease is deemed to have agreed that in the event of termination, re-entry or dispossession by Landlord under this Lease, Landlord may, at its option, take over all
of the right, title and interest of Tenant, as sublandlord, under such sublease, and such subtenant shall, at Landlord’s option, attorn to Landlord pmsuant to the then executory provisions of such sublease, except that Landlord shall not
(i) be liable for any previous act or omission of Tenant under such sublease, (ii) be subject to any counterclaim, offset or defense, not expressly provided in such sublease, which theretofore accrued to such subtenant against Tenant,
(iii) be bound by any previous modification of such sublease (unless consented to by Landlord in writing) or by any previous prepayment of more than one month’s Fixed Rent or of any Additional Rent, or (iv) be obligated to perform any
work in the subleased space or to prepare it for occupancy, and in connection with such attornment, the subtenant shall execute and deliver to Landlord any instruments Landlord may reasonably request to evidence and confirm such attornment. Each
subtenant or licensee of Tenant shall be deemed, automatically upon and as a condition of its occupying or using the Premises or any part thereof, to have agreed to be bound by the terms and conditions set forth in this Article 14. The
provisions of this Article 14 shall be self-operative and no further instrument shall be required to give effect to this provision. 
 Section 14.6 (a) If Landlord shall consent to any assignment of this Lease or to any sublease, or if Tenant shall enter into any other assignment or sublease permitted hereunder, Tenant shall, in consideration therefore,
pay to Landlord, as Additional Rent: 
 (i) In the case of an assignment, on the effective date of the assignment, an amount
equal to 100% of all sums and other consideration paid to Tenant by the assignee for or by reason of such assignment, less (A) all actual, reasonable out-of-pocket costs and expenses of Tenant in entering into the assignment, such as
customary real estate brokerage commissions, legal fees, and advertising fees paid to unrelated third parties, (B) all amounts paid for Tenant’s Property and Tenant’s Alterations remaining in the Premises after the effective date of
such assignment, but not in excess of the then fair market value thereof. 
 (ii) In the case of a sublease, an amount equal
to 100% of all rents, additional charges or other consideration payable to Tenant under the sublease in excess of the Fixed Rent and Additional Rent accruing during the term of the sublease in respect of the subleased space at the rate per Rentable
Square Foot payable by Tenant under this Lease, less (A) all actual, reasonable out-of-pocket expenses incurred by Tenant in entering into the sublease, such as customary real estate brokerage commissions, legal and architectural fees,
and advertising fees paid to unrelated third parties, and (B) all amounts paid on account of the sale or rental of Tenant’s Property and Tenant’s Alterations remaining in the Premises after the effective date of such sublease, but not
in excess of the then fair market value thereof. The sums payable under this Subsection 14.6(b)(ii) shall be paid by Tenant to Landlord as Additional Rent as and when payable by the subtenant to Tenant 
 (b) In any instance where Landlord disputes the allocation of the consideration payable to Tenant in connection with any assignment or subletting,
specifically including the fair market value of Tenant’s Property or Tenant’s Alterations, and/or whether the 

  

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rental or other consideration payable under the assignment or sublease is at fair market value, such dispute shall be decided by arbitration of the issue in
San Antonio, Texas in accordance with the rules and regulations for commercial matters then prevailing of the American Arbitration Association or its successor (the “AAA”) pursuant to a submission effected within ten
(10) Business Days after notice of the withholding of consent has been given by Landlord to Tenant. Provided the rules and regulations of the AAA so permit, (i) the AAA shall, within two (2) Business Days after such submission or
application, select a single arbitrator having at least ten (10) years’ experience in leasing of commercial properties similar to the Building in the greater San Antonio metropolitan area, (ii) the arbitration shall commence two
Business Days thereafter and shall be limited to a total of seven hours on the date of commencement until completion, with each party having no more than a total of two hours to present its case and to cross-examine or interrogate persons supplying
information or documentation on behalf of the other party, and (iii) the arbitrator shall make a determination within three Business Days after the conclusion of the presentation of Landlord’s and Tenant’s cases, which determination
shall be limited to a decision upon whether Landlord’s withholding of its consent was reasonable. The arbitrator’s determination shall be final and binding upon the parties, whether or not a judgment shall be entered in any court. All
actions necessary to implement such decision shall be undertaken as soon as possible, but in no event later than ten (10) Business Days after the rendering of such decision. The arbitrator’s determination may be entered in any court having
jurisdiction thereof. All fees payable to the AAA for services rendered in connection with the resolution of the dispute shall be paid by the unsuccessful party. 
 Section 14.7 (a) If Tenant is an Entity, and a majority of the Ownership interests in Tenant are not publicly traded on a recognized stock exchange or over-the-counter market, then, subject to the
provisions of Sections 14.7(b) and 14.8, any transfer (by one or more transfers), of a majority of the Ownership Interests of Tenant shall be deemed an assignment of this Lease for all purposes of this Article 14. The term
“transfer” shall be deemed to include the issuance of new Ownership Interest resulting in a majority of the Ownership Interests of Tenant being held by Persons which do not hold a majority of the Ownership Interests of Tenant on the date
hereof, except in the case of a public offering of Ownership Interests on a recognized stock exchange or over-the-counter market. The transfer of a majority of the Ownership Interests of Tenant through one or more transfers on a recognized stock
exchange or over-the-counter market shall not be deemed an assignment of this Lease for purposes of this Article 14. 
 (b) If Tenant
is an Entity, and Tenant is merged or consolidated with another Entity, or if a majority of the Ownership Interests of Tenant are transferred, or if substantially all of Tenant’s assets are transferred to another Entity, then such merger,
consolidation or transfer of Ownership Interests or assets shall be deemed an assignment of this Lease for all purposes of this Article 14. Notwithstanding the foregoing, Landlord’s consent shall not be required for such assignment, and
the provisions of Sections 14.2, 14.3, 14.6 and 14.7(a) shall not be applicable thereto, so long as each of the following conditions have been satisfied: (i) such merger, consolidation or transfer of Ownership
Interests or assets shall have been made for a legitimate independent business purpose and not for the principal purpose of transferring this Lease, (ii) after giving effect to such transaction, the successor to Tenant or transferee of
substantially all of Tenant’s assets shall have a Tangible Net Worth (defined below) at least equal to the greater of (A) the Tangible Net Worth of Tenant immediately prior to such merger, consolidation or transfer, or (B) the
Tangible Net Worth of Tenant as of the date of this Lease, and (iii) proof satisfactory to Landlord of such Tangible Net Worth shall have been delivered to Landlord at least ten (10) days prior to the effective date of any such
transaction. For purposes of this Article 

  

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14, “Tangible Net Worth” means the excess of total assets over total liabilities, in each case as determined in accordance with
generally accepted accounting principles consistently applied (“GAAP”), excluding, however, from the determination of total assets all assets which would be classified as intangible assets under GAAP including goodwill, licenses,
patents, trademarks, trade names, copyrights and franchises. 
 (c) The limitations set forth in this Section 14.7 shall be
deemed to apply to subtenants, assignees and Guarantors of this Lease, if any, and any transfer of Ownership Interests in, or any merger, consolidation or transfer of assets of, any such Entity in violation of this Section 14.7 shall be
deemed to be an assignment of this Lease in violation of Section 14.1. A modification, amendment or extension of a sublease shall be deemed a sublease for the purposes of Section 14.1, and a lease takeover agreement shall be
deemed an assignment of this Lease for the purposes of Section 14.1. 
 Section 14.8 Provided that no default shall
have occurred in the performance of any of Tenant’s obligations under this Lease, Tenant may, without Landlord’s consent, but upon not less than ten (10) days’ prior notice to Landlord (i) permit any Affiliate of Tenant to
sublet all or part of the Premises for any Permitted Use, or (ii) assign this Lease to any Affiliate of Tenant. In no event shall any sublease to an Affiliate be deemed to vest in any such Affiliate any right or interest in this Lease or the
Premises. In no event shall any assignment or sublease to an Affiliate relieve, release, impair or discharge any of Tenant’s obligations under this Lease. 
 Section 14.9 (a) Any assignment or transfer which is deemed an assignment of this Lease, whether made with Landlord’s consent pursuant to Section 14.1 or without Landlord’s
consent to the extent permitted under Sections 14.7 and 14.8, shall be made only if, and shall not be effective until, the assignee shall execute, acknowledge and deliver to Landlord an agreement in form and substance satisfactory to
Landlord whereby the assignee shall assume the obligations of this Lease on the part of Tenant to be performed or observed from and after the effective date of such assignment or transfer, and whereby the assignee shall agree that the provisions in
Section 14.1 shall, notwithstanding such assignment or transfer, continue to be binding upon it in respect of all future assignments and transfers. 
 (b) The joint and several liability of Tenant and any immediate or remote successor in interest of Tenant and the due performance of the obligations of this Lease on Tenant’s part to be performed or observed
shall not be discharged, released or impaired in any respect by any agreement or stipulation made by Landlord, or any grantee or assignee of Landlord by way of mortgage or otherwise, extending the time, or modifying any of the obligations of this
Lease, or by any waiver or failure of Landlord, or any grantee or assignee of Landlord by way of mortgage or otherwise, to enforce any of the obligations of this Lease. 
 (c) The listing of any name other than that of Tenant, whether on the doors of the Premises or the Building directory, or otherwise, shall not operate to vest any right or interest in this Lease or in the Premises,
nor shall it be deemed to be the consent of Landlord to any assignment or transfer of this Lease or to any sublease of Premises or to the use or occupancy thereof by others. Any such listing shall constitute a privilege extended by Landlord,
revocable at Landlord’s will by notice to Tenant, provided that Landlord shall not unreasonably revoke such privilege as to any Affiliate of Tenant, or any subtenant of Tenant or assignee of this Lease approved by Landlord pursuant to this
Article 14. 
  

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 ARTICLE 15. ACCESS TO PREMISES

 Section 15.1 (a) Tenant shall permit Landlord, Landlord’s agents and public utilities servicing the Building to
erect, use and maintain concealed ducts, pipes and conduits in and through the Premises. Landlord or Landlord’s agents shall have the right to enter the Premises at all reasonable times upon reasonable prior notice (except no such prior notice
shall be required in case of emergency), which notice may be oral, in the company of a representative of Tenant (except in an emergency), provided that Tenant has provided a representative at the designated time stated by Landlord, to examine the
same, to show them to prospective purchasers, Mortgagees, Superior Lessors or, during the last twelve (12) months of the Term, lessees of the Building and their respective agents and representatives or prospective tenants of the Premises.
Landlord shall have the right, upon notice to Tenant as provided in the preceding sentence, to make such repairs, alterations, improvements or additions to the Premises (i) as Landlord may deem reasonably necessary or desirable to the Premises
or to any other portion of the Building, or (ii) which Landlord may elect to perform following Tenant’s failure to make repairs or perform any work which Tenant is obligated to make or perform under this Lease, or (iii) for the
purpose of complying with Laws, and Landlord shall be allowed to take all material into and upon the Premises that may be required therefore without the same constituting an eviction or constructive eviction of Tenant in whole or in part and Fixed
Rent and Additional Rent will not be abated while said repairs, alterations, improvements or additions are being made, by reason of loss or interruption of business of Tenant, or otherwise. 
 (b) Tenant shall have access to the Premises 24 hours per day, 365 days per year, subject to Landlord’s reasonable security requirements and
procedures in effect from time to time. Subject to Article 4, Tenant may install a security system (such as a card access system, palm reader system, retinal scanner, or video telephone system) at the entrance to the Premises of a type and
manufacture selected by Tenant and approved by Landlord, and compatible with and tied into the Building management system, at Tenant’s sole cost and expense. 
 Section 15.2 If Tenant shall not be present when for any reason entry into the Premises shall be necessary, Landlord or Landlord’s agents may enter the same without rendering Landlord or such agents
liable therefore (if during such entry Landlord or Landlord’s agents shall accord reasonable care to Tenant’s Property), and without in any manner affecting this Lease. Nothing herein contained, however, shall be deemed or construed to
impose upon Landlord any obligation, responsibility or liability whatsoever for the care, supervision or repair of the Building or any part thereof, other than as herein provided. 
 Section 15.3 Landlord shall have the right from time to time to alter the Building and, without the same constituting an actual or
constructive eviction and without incurring any liability to Tenant therefore, to change the arrangement or location of entrances or passageways, doors and doorways, and corridors, elevators, stairs, toilets, or other public parts of the Building
and to change the name, number or designation by which the Building is commonly known; provided, however, Landlord agrees to use reasonable efforts to minimize the duration of such alterations, provided that Landlord shall have no
obligation to employ contractors or labor at overtime or other premium pay rates or to incur any other overtime costs or additional expenses whatsoever. All parts (except surfaces facing the interior of the Premises) of all walls, windows and doors
bounding the Premises (including exterior Building walls, exterior core corridor walls, exterior doors and entrances other than doors and entrances solely servicing the Premises), all balconies, terraces and roofs adjacent to the Premises, all space
in or adjacent to 

  

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the Premises used for shafts, stacks, stairways, chutes, pipes, conduits, ducts, fan rooms, heating, air cooling (other than Tenant’s HVAC System),
plumbing and other mechanical facilities, service closets and other Building facilities are not part of the Premises, and Landlord shall have the use thereof, as well as access thereto through the Premises for the purposes of operation, maintenance,
alteration and repair. 
 ARTICLE 16. DEFAULT 
 Section 16.1 Each of the following events shall be an “Event of Default” hereunder: 
 (a) if Tenant defaults in the payment when due of any installment of Fixed Rent or Additional Rent, and such default continues for a
period of five (5) Business Days after written notice thereof from Landlord; provided, however, that if Tenant shall default in the timely payment of Fixed Rent or Additional Rent, and any such default shall occur more than two
times in any period of twelve (12) consecutive months, then, notwithstanding that such defaults shall have each been cured within the applicable period provided above, upon any further similar default, Landlord may serve a three days’
notice of termination upon Tenant without affording to Tenant an opportunity to cure such further default; or 
 (b) if
Tenant’s interest in this Lease is transferred in violation of Article 14; or 
 (c) (i) if Tenant or any
Guarantor admits in writing its inability to pay its debts as they become due; or 
 (ii) if Tenant or any Guarantor commences
or institutes any case, proceeding or other action (A) seeking relief as a debtor, or to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, winding-up, liquidation, dissolution, composition or other
relief with respect to it or its debts under any existing or future law of any jurisdiction, domestic or foreign, relating to bankruptcy, insolvency, reorganization or relief of debtors, or (B) seeking appointment of a receiver, trustee,
custodian or other similar official for it or for all or any substantial part of its property; or 
 (iii) if Tenant or any
Guarantor makes a general assignment for the benefit of creditors; or 
 (iv) if any case, proceeding or other action is
commenced or instituted against Tenant (A) seeking to have an order for relief entered against it as debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, winding-up, liquidation, dissolution,
composition or other relief with respect to it or its debts under any existing or future law of any jurisdiction, domestic or foreign, relating to bankruptcy, insolvency, reorganization or relief of debtors, or (B) seeking appointment of a
receiver, trustee, custodian or other similar official for it or for all or any substantial part of its property, which either (1) results in any such entry of an order for relief, adjudication of bankruptcy or insolvency or such an appointment
or the issuance or entry of any other order having a similar effect, or (2) remains undismissed for a period of ninety (90) days; or 
  

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 (v) if any case, proceeding or other action is commenced or instituted against Tenant or
any Guarantor seeking issuance of a warrant of attachment, execution, distraint or similar process against all or any substantial part of its property which results in the entry of an order for any such relief which has not been vacated, discharged,
or stayed or bonded pending appeal within ninety (90) days from the entry thereof; or 
 (vi) if Tenant or any Guarantor
takes any action in furtherance of; or indicating its consent to, approval of, or acquiescence in, any of the acts set forth in Subsections l6.l(d)(ii), (iii), (iv) or (v); or 
 (vii) if a trustee, receiver or other custodian is appointed for any substantial part of the assets of Tenant or any Guarantor, which
appointment is not vacated or effectively stayed within seven (7) Business Days, or if any such vacating or stay does not thereafter remain in effect; or 
 (e) if Tenant defaults in the observance or performance of any other term, covenant or condition of this Lease on Tenant’s part to be
observed or performed and Tenant fails to remedy such default within thirty (30) days after notice by Landlord to Tenant of such default, or, if such default is of such a nature that it cannot be completely remedied within said period of thirty
(30) days, if Tenant fails to commence to remedy such default within such thirty-day period, or fails thereafter to diligently prosecute to completion all steps necessary to remedy such default; 
 (f) if Tenant or any Affiliate of Tenant defaults beyond applicable grace and notice periods in the payment of any fixed rent or
additional rent under any other lease of space in the Building, or if any such lease is terminated by Landlord as a result of a default by the tenant thereunder; or 
 (g) if any Guarantor defaults beyond applicable grace and notice periods in the payment or performance of any of its obligations under any
Guaranty. 
 Section 16.2 If an Event of Default occurs, Landlord may at any time thereafter give written notice to Tenant
stating that Tenant’s rights of possession of the Premises shall expire and terminate on the date specified in such notice, which date shall not be less than seven (7) days after the giving of such notice. If Landlord gives such notice,
Tenant’s rights of possession of the Premises shall expire and terminate as if the date set forth in such notice were the Expiration Date and Tenant immediately shall quit and surrender the Premises, but Tenant shall remain liable as
hereinafter provided. Anything contained herein to the contrary notwithstanding, if such termination shall be stayed by order of any court having jurisdiction over any proceeding described in Section l6.l(d), or by federal or state
statute, then, following the expiration of any such stay, or if the trustee appointed in any such proceeding, Tenant or Tenant as debtor-in-possession shall fail to assume Tenant’s obligations under this Lease within the period prescribed
therefore by law or within one hundred twenty (120) days after entry of the order for relief or as may be allowed by the court, or if said trustee, Tenant or Tenant as debtor-in-possession shall fail to provide adequate protection of
Landlord’s right, title and interest in and 

  

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to the Premises or adequate assurance of the complete and continuous future performance of Tenant’s obligations under this Lease, Landlord, to the
extent permitted by law or by leave of the court having jurisdiction over such proceeding, shall have the right, at its election, to terminate this Lease on seven (7) days’ notice to Tenant, Tenant as debtor-in-possession or said trustee
and upon the expiration of said seven (7) day period this Lease shall cease and expire as set forth above and Tenant, Tenant as debtor-in-possession or said trustee shall immediately quit and surrender the Premises as aforesaid. 
 Section 16.3 If, at any time, (a) Tenant shall comprise two (2) or more Persons, (b) Tenant’s obligations under this
Lease shall have been guaranteed by any Person other than Tenant, or (c) Tenant’s interest in this Lease shall have been assigned, the word “Tenant,” as used in Section 16.1(d), shall be deemed to mean anyone or more
of the Persons primarily or secondarily liable for Tenant’s obligations under this Lease. Any monies received by Landlord from or on behalf of Tenant during the pendency of any proceeding of the types referred to in Section 16.l(d)
shall be deemed paid as compensation for the use and occupation of the Premises and the acceptance of any such compensation by Landlord shall not be deemed an acceptance of Fixed Rent and/or Additional Rent or a waiver on the part of Landlord of any
rights under this Lease. 
 ARTICLE 17. REMEDIES AND DAMAGES 

Section 17.1 (a) If an Event of Default shall occur, and Tenant’s rights of possession of the Premises shall expire and come to
an end as provided in Article 16: 
 (i) Tenant shall quit and peacefully surrender the Premises to Landlord, and
Landlord and its agents may immediately, or at any time after such Event of Default or after the date upon which this Lease and the Term shall expire and come to an end, re-enter the Premises or any part thereof, without notice, either by summary
proceedings, or by any other applicable action or proceeding, or by legal force or other legal means (without being liable to indictment, prosecution or damages therefore), and may repossess the Premises and dispossess Tenant and any other Persons
from the Premises and remove any and all of their property and effects from the Premises; and 
 (ii) Landlord, at
Landlord’s option, may relet the whole or any part or parts of the Premises from time to time, either in the name of Landlord or otherwise, to such tenant to tenants, for such term or terms ending before, on or after the Expiration Date, at
such rental or rentals and upon such other conditions, which may include concessions and free rent periods, as Landlord, in its sole discretion, may determine; provided, however, that Landlord shall have no obligation to relet the
Premises or any part thereof and shall in no event be liable for refusal or failure to relet the Premises or any part thereof, or, in the event of any such reletting, for refusal or failure to collect any rent due upon any such reletting, and no
such refusal or failure shall operate to relieve Tenant of any liability under this Lease or otherwise affect any such liability, and Landlord, at Landlord’s option, may make such repairs, replacements, alterations, additions, improvements,
decorations and other physical changes in and to the Premises as Landlord, in its sole discretion, considers advisable or necessary in connection with any such reletting or proposed reletting, without relieving Tenant of any liability under this
Lease or otherwise affecting any such liability. 
  

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 (b) Tenant hereby waives the service of any notice of intention to re-enter or to institute legal
proceedings to that end which may otherwise be required to be given under any present or future law. Tenant, on its own behalf and on behalf of all Persons claiming through or under Tenant, including all creditors, does further hereby waive any and
all rights which Tenant and all such Persons might otherwise have under any present or future law to redeem the Premises, or to re-enter or repossess the Premises, or to restore the operation of this Lease, after (i) Tenant shall have been
dispossessed by a judgment or by warrant of any court or judge, (ii) any re-entry by Landlord, or (iii) any expiration or termination of this Lease and the Term, whether such dispossess, re-entry, expiration or termination shall be by
operation of law pursuant to the provisions of this Lease. The words “re-enter,” “re-entry” and “re-entered” as used in this Lease shall not be deemed to be restricted to their technical legal meanings. In the event of
a breach or threatened breach by Tenant, or any Persons claiming through or under Tenant, of any term, covenant or condition of this Lease, Landlord shall have the right to enjoin such breach and the right to invoke any other remedy allowed by law
or in equity as if re-entry, summary proceedings and other special remedies were not provided in this Lease for such breach. The rights to invoke the remedies set forth in this Lease are cumulative and shall not preclude Landlord from invoking any
other remedy allowed at law or in equity. 
 Section 17.2 (a) If Tenant’s rights of possession of the Premises shall
expire and come to an end as provided in Article 16, or by or under any summary proceeding or any other action or proceeding, or if Landlord shall re-enter the Premises as provided in Section 17.1, or by or under any summary
proceeding or any other action or proceeding, then, in any of such events: 
 (i) Tenant shall pay to Landlord all Fixed Rent
and Additional Rent payable under this Lease by Tenant to Landlord to the date upon which this Lease and the Term shall have expired and come to an end or to the date of re-entry upon the Premises by Landlord, as the case may be; 
 (ii) Tenant also shall be liable for and shall pay to Landlord, as damages, any deficiency (the “Deficiency”) between
(A) Fixed Rent and Additional Rent for the period which otherwise would have constituted the unexpired portion of the Term (conclusively presuming the Additional Rent for each year thereof to be the same as was payable for the year immediately
preceding such termination or re-entry), and (B) the net amount, if any, of rents collected under any reletting effected pursuant to the provisions of Subsection 17.l(a)(ii) for any part of such period (first deducting from the rents
collected under any such reletting all of Landlord’s expenses in connection with the termination of this Lease, Landlord’s re-entry upon the Premises and with such reletting including all repossession costs, brokerage commissions, legal
expenses, attorneys’ fees and disbursements, alteration costs and other expenses of preparing the Premises for such reletting). Tenant shall pay the Deficiency in monthly installments on the days specified in this Lease for payment of
installments of Fixed Rent, and Landlord shall be entitled to recover from Tenant each monthly Deficiency as the same shall arise. No suit to collect the amount of the Deficiency for any month shall prejudice Landlord’s right to collect the
Deficiency for any subsequent month by a similar proceeding; and 
 (iii) whether or not Landlord shall have collected any
monthly Deficiency as aforesaid, Landlord shall be entitled to recover from Tenant, and Tenant shall pay to Landlord, on demand, in lieu of any further Deficiency as and for liquidated 

  

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and agreed final damages, a sum equal (A) to the amount by which the Fixed Rent and Additional Rent for the period which otherwise would have
constituted the unexpired portion of the Term (conclusively presuming the Additional Rent for each year thereof to be the same as was payable for the year immediately preceding such termination or re-entry) exceeds (B) the then fair and
reasonable rental value of the Premises, including Additional Rent for the same period, both discounted to present value at the rate of six percent (6%) per annum less (C) the aggregate amount of Deficiencies previously collected by
Landlord pursuant to the provisions of Subsection 17.2(a)(ii) for the same period. If, before presentation of proof of such liquidated damages to any court, commission or tribunal, Landlord shall have relet the Premises or any part thereof
for the period which otherwise would have constituted the unexpired portion of the Term, or any part thereof, the amount of net rents collected in connection with such reletting shall be deemed, prima facie, to be the fair and reasonable
rental value for the part or the whole of the Premises so relet during the term of the reletting. 
 (b) If Landlord shall relet the
Premises, or any part thereof, together with other space in the Building, the net rents collected under any such reletting and the expenses of any such reletting shall be equitably apportioned for the purposes of this Section 17.2. Tenant
shall in no event be entitled to any rents collected or payable under any reletting, whether or not such rents shall exceed the Fixed Rent reserved in this Lease. Nothing contained in Article 16 or this Article 17 shall be deemed to
limit or preclude the recovery by Landlord from Tenant of the maximum amount allowed to be obtained as damages by any statute or rule of law, or of any sums or damages to which Landlord may be entitled in addition to the damages set forth in this
Section 17.2. 
 ARTICLE 18. FEES AND EXPENSES 
 Section 18.1 If an Event of Default shall occur under this Lease or if Tenant shall knowingly do or permit to be done any act or thing upon
the Premises which would cause Landlord to be in default under any Superior Lease or Mortgage, or if Tenant shall fail to comply with its obligations under this Lease and the preservation of property or the safety of any tenant, occupant or other
person is threatened thereby, Landlord may, after reasonable prior notice to Tenant except in an emergency, perform the same for the account of Tenant or make any expenditure or incur any obligation for the payment of money for the account of
Tenant. All amounts expended by Landlord in connection with the foregoing, including reasonable attorneys’ fees and disbursements in instituting, prosecuting or defending any action or proceeding or recovering possession, and the cost thereof,
with interest thereon at the Default Rate, shall be deemed to be Additional Rent hereunder and shall be paid by Tenant to Landlord within ten (10) days of rendition of any bill or statement to Tenant therefore. 
 Section 18.2 If Tenant shall fail to pay any installment of Fixed Rent and/or Additional Rent when due, Tenant shall pay to Landlord, in
addition to such installment of Fixed Rent and/or Additional Rent, as the case may be, as a late charge and as Additional Rent, a sum equal to interest at the Default Rate on the amount unpaid, computed from the date such payment was due to and
including the date of payment. 

  

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 ARTICLE 19. NO REPRESENTATIONS BY
LANDLORD 
 Landlord and Landlord’s agents have made no warranties, representations, statements or promises with
respect to (a) the rentable and usable areas of the Premises, Equipment Space or the Building, (b) the amount of any current or future Operating Expenses or Taxes, (c) the compliance with applicable Laws of the Premises, Premises
Equipment or the Building, or (d) the suitability of the Premises or the Premises Equipment for any particular use or purpose. No rights, easements or licenses are acquired by Tenant under this Lease, by implication or otherwise, except as
expressly set forth herein. This Lease (including any Exhibits referred to herein and all supplementary agreements provided for herein) contains the entire agreement between the parties and all understandings and agreements previously made between
Landlord and Tenant are merged in this Lease, which alone fully and completely expresses their agreement. Tenant is entering into this Lease after full investigation, and is not relying upon any statement or representation made by Landlord not
embodied in this Lease. 
 ARTICLE 20. END OF TERM 
 Section 20.1 Upon the expiration or other termination of this Lease, Tenant shall quit and surrender to Landlord the Premises, Premises
Equipment, and Tenant’s Alterations (as identified by Landlord pursuant to Section 4.3), vacant, broom clean, in good order and condition, ordinary wear and tear and damage for which Tenant is not responsible under the terms of this
Lease excepted, and Tenant shall remove all of Tenant’s Property from the Premises and this obligation shall survive the expiration or sooner termination of the Term. If the last day of the Term or any renewal thereof falls on a day that is not
a Business Day, this Lease shall expire on the Business Day immediately following. Tenant expressly waives, for itself and for any Person claiming through or under Tenant, any rights which Tenant or any such Person may have under any Law in
connection with any holdover summary proceedings which Landlord may institute to enforce the foregoing provisions of this Article 20. 
 Section 20.2 Tenant acknowledges that Tenant or any Tenant Party remaining in possession of the Premises after the expiration or earlier termination of this Lease would create an unusual hardship for Landlord and for any
prospective tenant. Tenant therefore covenants that if for any reason Tenant or any Tenant Party shall fail to vacate and surrender possession of the Premises or any part thereof on or before the expiration or earlier termination of this Lease and
the Term, then Tenant’s continued possession of the Premises shall be as a holdover tenant, during which time, without prejudice and in addition to any other rights and remedies Landlord may have under this Lease or applicable Laws, Tenant
shall pay to Landlord for each month and for each portion of any month during which Tenant holds over, an amount equal to the greater of (a) two (2) times the Fixed Rent and Additional Rent payable under this Lease for the last full
calendar month of the Term, or (b) two (2) times the fair market rental value of the Premises for such month (as determined by Landlord based upon the then most recent leases of space in the Building). In addition, Tenant shall be liable
to Landlord for (i) any payment or rent concession which Landlord may be required to make to any tenant obtained by Landlord for all or any part of the Premises (a “New Tenant”) in order to induce such New Tenant not to
terminate its lease by reason of the holding-over by Tenant, and (ii) the loss of the benefit of the bargain if any New Tenant shall terminate its lease by reason of the holding-over by Tenant. The provisions of this Section 20.2
shall not in any way be deemed to (A) permit Tenant to remain in possession of the Premises after the Expiration Date or sooner termination of this Lease, or (B) imply any right of Tenant to use or occupy the Premises upon expiration or
termination of this Lease and the Term, 

  

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and no acceptance by Landlord of payments from Tenant after the Expiration Date or sooner termination of the Term shall be deemed to be other than on account
of the amount to be paid by Tenant in accordance with the provisions of this Article 20. Tenant’s obligations under this Article 20 shall survive the expiration or earlier termination of this Lease. 
 ARTICLE 21. QUIET ENJOYMENT 
 Provided no Event of Default has occurred and is continuing, Tenant may peaceably and quietly enjoy the Premises without hindrance by Landlord or any
Person lawfully claiming through or under Landlord, subject, nevertheless, to the terms and conditions of this Lease. 
 ARTICLE 22. NO WAIVER; NON-LIABILITY 
 Section 22.1 No act or thing done by Landlord or Landlord’s agents during the Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept such surrender shall be valid unless in writing and
signed by Landlord. No employee of Landlord or of Landlord’s agents shall have any power to accept the keys of the Premises prior to the termination of this Lease. The delivery of keys to any employee of Landlord or of Landlord’s agents
shall not operate as a termination of this Lease or a surrender of the Premises. Any Building employee to whom any property shall be entrusted by or on behalf of Tenant shall be deemed to be acting as Tenant’s agent with respect to such
property and neither Landlord nor its agents shall be liable for any damage to property of Tenant or of others entrusted to employees of the Building, nor for the loss of or damage to any property of Tenant by theft or otherwise. 
 Section 22.2 The failure of Landlord to seek redress for violation of, or to insist upon the strict performance of, any covenant or condition
of this Lease, or any of the Rules and Regulations set forth or hereafter adopted by Landlord, shall not prevent a subsequent act, which would have originally constituted a violation, from having all of the force and effect of an original violation.
The receipt by Landlord of Fixed Rent and/or Additional Rent with knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of such breach. The failure of Landlord to enforce any of the Rules and Regulations set forth, or
hereafter adopted, against Tenant or any other tenant in the Building shall not be deemed a waiver of any such Rules and Regulations. Landlord shall not enforce the Rules and Regulations against Tenant in a discriminatory manner. No provision of
this Lease shall be deemed to have been waived by Landlord, unless such waiver be in writing signed by Landlord. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly Fixed Rent or any Additional Rent shall be deemed to be
other than on account of the next installment of Fixed Rent or Additional Rent, as the case may be, or as Landlord may elect to apply same, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Fixed
Rent or Additional Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Fixed Rent or Additional Rent or pursue any other remedy in this
Lease provided. Any executory agreement hereafter made shall be ineffective to change, modify, discharge or effect an abandonment of this Lease in whole or in part unless such executory agreement is in writing and signed by the party against whom
enforcement of the change, modification, discharge or abandonment is sought. All references in this Lease to the consent or approval of Landlord shall be deemed to mean the written consent or approval of Landlord and no consent or approval of
Landlord shall be effective for any purpose unless such consent or approval is set forth in a written instrument executed by Landlord. 
  

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 Section 22.3 (a) Subject to the provisions of Section 112, neither Landlord nor its
agents shall be liable for any injury or damage to persons or property or interruption of Tenant’s business resulting from fire, explosion, falling plaster, steam, gas, electricity, water, rain or snow or leaks from any part of the Building or
from the pipes, appliances or plumbing works or from the roof, street or subsurface or from any other place or by dampness or by any other cause of whatsoever nature; nor shall Landlord or its agents be liable for any such damage caused by other
tenants or persons in the Building or caused by construction of any private, public or quasi-public work; nor shall Landlord be liable for any latent defect in the Premises or in the Building (except that Landlord shall be required to repair the
same to the extent provided in Article 6). Nothing in the foregoing shall affect any right of Landlord to the indemnity from Tenant to which Landlord may be entitled under Article 28 in order to recoup for payments made to compensate
for losses of third parties. 
 (b) If, at any time or from time to time, any windows of the Premises are temporarily closed, darkened or
bricked-up for any reason whatsoever, or any of such windows are permanently closed, darkened or bricked-up if required by any Law or related to any construction upon property adjacent to the Real Property by parties other than Landlord, Landlord
shall not be liable for any damage Tenant may sustain thereby and Tenant shall not be entitled to any compensation therefore nor abatement of Fixed Rent or Additional Rent nor shall the same release Tenant from its obligations hereunder nor
constitute an eviction or constructive eviction of Tenant from the Premises. 
 ARTICLE 23. WAIVER
OF TRIAL BY JURY 
 The respective parties hereto shall and they hereby do
waive trial by jury in any action, proceeding or counterclaim brought by either of the parties hereto against the other (except for personal injury or property damage) on any matters whatsoever arising out of or in any way connected with this Lease,
the relationship of Landlord and Tenant, Tenant’s use or occupancy of the Premises, or for the enforcement of any remedy under any statute, emergency or otherwise. If Landlord commences any summary proceeding against Tenant, Tenant will not
interpose any counterclaim of whatever nature or description in any such proceeding (unless failure to impose such counterclaim would preclude Tenant from asserting in a separate action the claim which is the subject of such counterclaim), and will
not seek to consolidate such proceeding with any other action which may have been or will be brought in any other court by Tenant. 
 ARTICLE 24. INABILITY TO PERFORM 
 This Lease and the obligation
of Tenant to pay Fixed Rent and Additional Rent hereunder and perform all of the other covenants and agreements hereunder on the part of Tenant to be performed will not be affected, impaired or excused because Landlord is unable to fulfill any of
its obligations under this Lease expressly or impliedly to be performed by Landlord or because Landlord is unable to make, or is delayed in making any repairs, additions, alterations, improvements or decorations or is unable to supply or is delayed
in supplying any equipment or fixtures, if Landlord is prevented or delayed from so doing by reason of strikes or labor troubles, or by any cause whatsoever beyond Landlord’s control, including accident, governmental 

  

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preemption in connection with a national emergency or by reason of any Laws or by reason of the conditions of supply and demand which have been or are
affected by war or other emergency (“Unavoidable Delays”). 
 ARTICLE 25. BILLS
AND NOTICES 
 Except as otherwise expressly provided in this Lease, any bills, statements, consents,
notices, demands, requests or other communications given or required to be given under this Lease shall be in writing and shall be deemed sufficiently given or rendered if delivered by hand (against a signed receipt), sent by a nationally recognized
overnight courier service, or sent by registered or certified mail (return receipt requested) and addressed: 
 if to Tenant,
(a) at Tenant’s address listed on page 1 of this Lease, or (b) at any place where Tenant or any agent or employee or Tenant may be found if mailed subsequent to Tenant’s abandoning or surrendering the Premises; or 
  

					
	if to Landlord, as follows:	  	Level 3 Communications, LLC
		  	 1025 Eldorado Boulevard
 Broomfield,
Colorado 80021

		  	Attention:	 	Vice President Real Estate and Facilities
		
	with a copy to:	  	Level 3 Communications, LLC
		  	 1025 Eldorado Boulevard
 Broomfield,
Colorado 80021

		  	Attention:	 	General Counsel

 Any such bill, statement, consent, notice, demand, request or other communication given as provided in this
Article 25 shall be deemed to have been rendered or given (i) on the date when it shall have been received, or (ii) on the date when delivery shall have been refused. 
 ARTICLE 26. RULES AND REGULATIONS 
 Landlord reserves the right, from time to time, to adopt additional reasonable and non-discriminatory Rules and Regulations and to amend the Rules and
Regulations then in effect. Tenant and all Tenant Parties shall comply with the Rules and Regulations, as so supplemented or amended. Nothing contained in this Lease shall be construed to impose upon Landlord any duty or obligation to enforce the
Rules and Regulations or terms, covenants or conditions in any other lease against any other tenant, and Landlord shall not be liable to Tenant for violation of the same by any other tenant, its employees, agents, visitors or licensees. If there
shall be any inconsistencies between this Lease and the Rules and Regulations, the provisions of this Lease shall prevail. 
 ARTICLE 27. BROKER 
 Section 27.1 Landlord represents and warrants to Tenant
that it has not dealt with any broker in connection with this Lease other than Landlord’s Broker. Tenant represents and warrants to Landlord that it has not dealt with any broker in connection with this Lease other than Tenant’s Broker and
that to the best of its knowledge and belief, no other broker, finder or similar Person procured or negotiated this Lease or is entitled to any fee or commission in connection herewith. 
  

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 Section 27.2 Tenant shall indemnify, defend, protect and hold Landlord harmless from and
against any and all losses, liabilities, damages, claims, judgments, fines, suits, demands, costs, interest and expenses of any kind or nature (including reasonable attorneys’ fees and disbursements) which Landlord may incur by reason of any
claim of or liability to any broker, finder or like agent arising out of any dealings claimed to have occurred between the indemnifying party and the claimant in connection with this Lease, or the above representation being false. The provisions of
this Article 27 shall survive the expiration or earlier termination of the Term. 
 ARTICLE 28.
INDEMNITY 
 Section 28.1 Tenant shall not do or permit any act or thing to be done upon the Premises which may
subject Landlord to any liability or responsibility for injury, damages to persons or property or to any liability by reason of any violation of law or of any Law, but shall exercise such control over the Premises as to fully protect Landlord
against any such liability. Subject to the provisions of Section 11.2, Tenant shall defend, indemnify and save harmless Landlord from and against (a) all claims of whatever nature against Landlord arising from any act, omission or
negligence of Tenant or any Tenant Party, (b) all claims against Landlord arising from any accident, injury or damage whatsoever caused to any person or to the property of any person and occurring during the Term in or about the Premises,
(c) all claims against Landlord arising from any accident, injury or damage occurring outside of the Premises but anywhere within or about the Real Property, where such accident, injury or damage results or is claimed to have resulted from an
act, omission or negligence of Tenant or any Tenant Party, and (d) any breach, violation or nonperformance of any covenant, condition or agreement in this Lease set forth and contained on the part of Tenant to be fulfilled, kept, observed and
performed. This indemnity and hold harmless agreement shall include indemnity from and against any and all liability, fines, suits, demands, costs and expenses of any kind or nature (including reasonable attorneys’ fees and disbursements)
incurred in or in connection with any such claim or proceeding brought thereon, and the defense thereof. 
 Section 28.2 Tenant
agrees to defend, indemnify and hold harmless Landlord and any partner, shareholder, director, officer, principal, employee or agent, directly and indirectly, of Landlord, from and against all obligations (including removal and remedial actions),
losses, claims, suits, judgments, liabilities, penalties, damages (including consequential and punitive damages), costs and expenses (including reasonable attorneys’ and consultants’ fees and expenses) of any kind or nature whatsoever that
may at any time be incurred by, imposed on or asserted against Landlord or any such party directly or indirectly based on, or arising or resulting from (a) the actual or alleged presence of Hazardous Materials on the Premises, Equipment Space
or in the Building which is caused or permitted by Tenant, and (b) any Environmental Claim relating in any way to Tenant’s operation or use of the Premises, Premises Equipment, Tenant’s Alterations or the Building. The provisions of
this Section 28.2 shall survive the expiration or sooner termination of this Lease. 
  

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 ARTICLE 29. RENEWAL OPTION 
 Section 29.1 Tenant shall have the right, at its option (the “First Renewal
Option”), to renew the initial term of this Lease, for the entire Premises, for an initial renewal term (the “First Renewal Term”) commencing on the day following the Expiration Date (the “First Renewal Term
Commencement Date”) and expiring on the third (3rd) anniversary of the Expiration Date (the “First Renewal Term Expiration
Date”). Tenant shall have no right to exercise the First Renewal Option unless all of the following conditions have been satisfied on the date of the First Renewal Notice (as defined below) and on the First Renewal Term Commencement Date:

 (a) No Event of Default shall have occurred and be continuing under this Lease; 
 (b) The named Tenant hereunder (or a permitted assignee, successor or transferee pursuant to Sections 14.8 or 14.9, but not
any other assignee or successor tenant), and its Affiliates shall occupy not less than seventy-five percent (75%) of the then-existing Premises Area; and 
 (c) there shall not have occurred any material adverse change in the financial condition of Tenant from the condition described in the financial statements submitted by Tenant to Landlord in connection with this
Lease. 
 Section 29.2 If Tenant elects to renew this Lease for the First Renewal Term, Tenant shall give Landlord notice thereof
(the “First Renewal Notice”) not more than eighteen (18) months and not less than nine (9) months prior to the Expiration Date, and time shall be of the essence with respect to the giving of the First Renewal Notice. If
Tenant shall send the First Renewal Notice within the time and in the manner herein provided, this Lease shall be deemed renewed for the First Renewal Term upon the terms, covenants and conditions in this Lease contained, with the exception of Fixed
Rent. 
 Section 29.3 Fixed Rent for the First Renewal Term shall be determined as of the date which is nine (9) months
prior to the Expiration Date and shall be the greater of (a) the Fair Market Value of the Premises for the First Renewal Term (the “First Renewal Term FMV”), determined in accordance with Section 29.4; provided,
however, in no event shall the First Renewal Term FMV exceed the Fixed Rent payable under this Lease as of the Expiration Date plus an amount equal to twenty percent (20%) of the Fixed Rent then payable, or (b) the Fixed Rent payable under
this Lease as of the Expiration Date, plus an amount equal to three percent (3.0%) of the Fixed Rent then payable. During the First Renewal Term, Fixed Rent for the Premises shall increase on each anniversary of the First Renewal Term
Commencement Date as follows: (i) if determined pursuant to clause (a) of this Section 29.3, at an annual rate of increase equivalent to that then payable under new leases of comparable space in the Building and in comparable
buildings in the greater San Antonio metropolitan area for the Permitted Use, and (ii) if determined pursuant to clause (b) of this Section 29.3, at an annual rate of increase equal to three percent (3.0%) of the
Fixed Rent then payable, so that increases in Fixed Rent shall be cumulative, compounded at the rate 3.0% per annum over the First Renewal Term. 
 Section 29.4 Within twenty (20) days after the giving by Tenant of the First Renewal Notice, Landlord will notify Tenant of the amount of the Fixed Rent for the First Renewal Term (the “First Renewal Rental
Notice”), which shall set forth Landlord’s calculation of the First Renewal Term FMV. In the event that Tenant disputes Landlord’s calculation of the 

  

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First Renewal Term FMV, Tenant will notify Landlord of Tenant’s dispute and the parties agree to meet, either in person or telephonically, during the
subsequent thirty (30) day period to attempt to mutually agree on the First Renewal Term FMV. In the event the parties cannot agree on the First Renewal Term FMV, such dispute shall be submitted to arbitration and shall be determined by a
single arbitrator in the manner set forth in Section 29.5. 
 Section 29.5 (a) If Tenant shall dispute
Landlord’s calculation of the First Renewal Term FMV as set forth in the First Renewal Rental Notice, such dispute shall be submitted to arbitration and shall be determined by a single arbitrator appointed in accordance with the American
Arbitration Association Real Estate Valuation Arbitration Proceeding Rules. Such arbitrator shall be impartial and shall have not less than ten (10) years’ experience in the greater San Antonio metropolitan area in a calling related to the
leasing of commercial space in buildings comparable to the Building, and the fees of such arbitrator shall be shared equally by Landlord and Tenant. 
 (b) Within fifteen (15) days following the appointment of such arbitrator, each party shall attend a hearing before such arbitrator wherein each party shall submit a report setting forth its determination of the
First Renewal Term FMV, together with such information on comparable rentals, or such other evidence, as such party shall deem relevant. 
 (c) The arbitrator shall, within fifteen (15) days following such hearing and submission of evidence, render his or her decision by selecting the determination of First Renewal Term FMV submitted by either Landlord or Tenant which, in
the judgment of the arbitrator, most nearly reflects the First Renewal Term FMV. It is expressly understood that the decision of such arbitrator shall be final and binding upon the parties hereto. 
 (d) For purposes of the determination of the First Renewal Term FMV, whether by estimate of Landlord or by arbitration, Landlord or such arbitrator shall
take into account the then current rentals or occupancy fees for the renting of or granting of use or occupancy rights for comparable space in the Building and in comparable buildings in the greater San Antonio metropolitan area for the Permitted
Use, and shall take into account all concessions and other factors that have bearing on the First Renewal Term FMV, but shall not take into account the value of Tenant’s technical installations at the Premises and the Building. Tenant shall pay
any Additional Rent with respect to the Premises for the First Renewal Term pursuant to Article 7. The determination of the First Renewal Term FMV shall be based on the assumptions and criteria stated in this Article 29, and the
arbitrator shall not have the power to add to, modify or change any of the provisions of this Lease. After a determination has been made of the First Renewal Term FMV, the parties shall execute and deliver to each other an agreement setting forth
the Fixed Rent therefore as so determined. 
 (e) If the final determination of Fixed Rent for the Premises for the First Renewal Term shall
not be made on or before the First Renewal Term Commencement Date in accordance with the provisions of this Article 29, then pending such final determination, Tenant shall pay as Fixed Rent for the Premises for the First Renewal Term the
amount of Fixed Rent as set forth by Landlord in the Rental Notice. If, based upon the final determination of such Fixed Rent as provided herein, the payments made by Tenant on account of Fixed Rent were (i) less than Fixed Rent as finally
determined in accordance with the provisions hereof, Tenant shall pay to Landlord the amount of such deficiency within thirty (30) days after demand therefore, or (ii) greater than Fixed Rent as finally determined in accordance with the
provisions hereof, Landlord shall, at Landlord’s option, either credit the amount of such excess against the next installments of Fixed Rent due under this Lease, or refund the amount of such excess to Tenant. 
  

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 Section 29.6 Tenant shall have the
right, at its option (the “Second Renewal Option”), to renew the First Renewal Term of this Lease, for the entire Premises, for a second renewal term (the “Second Renewal Term”) commencing on the day following the
First Renewal Term Expiration Date (the “Second Renewal Term Commencement Date”) and expiring on the fifth (5th) anniversary
of the First Renewal Term Expiration Date (the “Second Renewal Term Expiration Date”). Tenant shall have no right to exercise the Second Renewal Option unless all of the following conditions have been satisfied on the date of the
Second Renewal Notice (as defined below) and on the Second Renewal Term Commencement Date: 
 (a) No Event of Default shall
have occurred and be continuing under this Lease; 
 (b) The named Tenant hereunder (or a permitted assignee, successor or
transferee pursuant to Sections 14.8 or 14.9, but not any other assignee or successor tenant), and its Affiliates shall occupy not less than eighty-five percent (85%) of the then-existing Premises Area; and 
 (c) there shall not have occurred any material adverse change in the financial condition of Tenant from the condition described in the
financial statements submitted by Tenant to Landlord in connection with this Lease. 
 Section 29.7 If Tenant elects to renew this
Lease for the Second Renewal Term, Tenant shall give notice to Landlord thereof (the “Second Renewal Notice”), not more than eighteen (18) months and not less than nine (9) months prior to the First Renewal Term Expiration
Date, and time shall be of the essence with respect to the giving of the Second Renewal Notice If Tenant shall send the Second Renewal Notice within the time and in the manner herein provided, this Lease shall be deemed renewed for the Second
Renewal Term upon the terms, covenants and conditions in this Lease contained, with the exception of Fixed Rent. 
 Section 29.8
Fixed Rent for the Second Renewal Term shall be determined as of the date which is nine (9) months prior to the First Renewal Term Expiration Date and shall be the greater of (a) the Fair Market Value of the Premises for the Second Renewal
Term (the “Second Renewal Term FMV”), determined in accordance with Section 29.4, or (b) the Fixed Rent payable under this Lease as of the First Renewal Term Expiration Date, plus an amount equal to the annual
increase in Fixed Rent during the First Renewal Term, as determined pursuant to Section 29.3. During the Second Renewal Term, Fixed Rent for the Premises shall increase on each anniversary of the Second Renewal Term Commencement Date as
follows: (i) if determined pursuant to clause (a) of this Section 29.8, at an annual rate of increase equivalent to that then payable under new leases of comparable space in the Building and in comparable buildings in
the greater San Antonio metropolitan area for the Permitted Use, and (ii) if determined pursuant to clause (b) of this Section 29.8, at an annual rate of increase equal to three percent (3.0%) of the Fixed Rent then
payable, so that increases in Fixed Rent shall be cumulative, compounded at the rate of 3.0% per annum over the First Renewal Term. 
 Section 29.9 Within twenty (20) days after the giving by Tenant of a Second Renewal Notice, Landlord will notify Tenant of the amount of the Fixed Rent for the Second 

  

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Renewal Term (the “Second Renewal Rental Notice”), which shall set forth Landlord’s calculation of the Second Renewal Term FMV. In the
event that Tenant disputes Landlord’s calculation of the Second Renewal Term FMV. Tenant will notify Landlord of Tenant’s dispute and the parties agree to meet, either in person or telephonically, during the subsequent thirty (30) day
period to attempt to mutually agree on the Second Renewal Term FMV. In the event the parties cannot agree on the Second Renewal Term FMV, such dispute shall be submitted to arbitration and shall be determined by a single arbitrator in the manner set
forth in Section 29.5, provided that for purposes of this Section 29.9, all references in Section 29.5 to the First Renewal Term shall be deemed to refer to the Second Renewal Term. 
 Section 29.10 Tenant shall have the right, at its option (the “Third Renewal
Option”), to renew the Second Renewal Term of this Lease, for the entire Premises, for a third renewal term (the “Third Renewal Term”) commencing on the day following the Second Renewal Term Expiration Date (the
“Third Renewal Term Commencement Date”) and expiring on the fifth (5th) anniversary of the Second Renewal Term Expiration Date
(the “Third Renewal Term Expiration Date”) Tenant shall have no right to exercise the Third Renewal Option unless all of the following conditions have been satisfied on the date of the Third Renewal Notice (as defined below) and on
the Third Renewal Term Commencement Date: 
 (a) No Event of Default shall have occurred and be continuing under this Lease;

 (b) The named Tenant hereunder (or a permitted assignee, successor or transferee pursuant to Sections 14.8 or
14.9, but not any other assignee or successor tenant), and its Affiliates shall occupy not less than eighty-five percent (85%) of the then-existing Premises Area; and 
 (c) there shall not have occurred any material adverse change in the financial condition of Tenant from the condition described in the financial
statements submitted by Tenant to Landlord in connection with this Lease. 
 Section 29.11 If Tenant elects to renew this Lease
for the Third Renewal Term, Tenant shall give notice to Landlord thereof (the “Third Renewal Notice”), not more than eighteen (18) months and not less than nine (9) months prior to the Second Renewal Term Expiration Date,
and time shall be of the essence with respect to the giving of the Third Renewal Notice. If Tenant shall send the Third Renewal Notice within the time and in the manner herein provided, this Lease shall be deemed renewed for the Third Renewal Term
upon the terms, covenants and conditions in this Lease contained, with the exception of Fixed Rent. 
 Section 29.12 Fixed Rent
for the Third Renewal Term shall be determined as of the date which is nine (9) months prior to the Second Renewal Term Expiration Date and shall be the greater of (a) the Fair Market Value of the Premises for the Third Renewal Term (the
“Third Renewal Term FMV”), determined in accordance with Section 29.4, or (b) the Fixed Rent payable under this Lease as of the Second Renewal Term Expiration Date, plus an amount equal to the annual increase in
Fixed Rent during the Second Renewal Term, as determined pursuant to Section 29.8. During the Third Renewal Term, Fixed Rent for the Premises shall increase on each anniversary of the Third Renewal Term Commencement Date as follows:
(i) if determined pursuant to clause (a) of this Section 29.12, at an annual rate of increase equivalent to that then payable under new leases of comparable space in the Building and in comparable buildings in 

  

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the greater San Antonio metropolitan area for the Permitted Use, and (ii) if determined pursuant to clause (b) of this Section 29.12,
at an annual rate of increase equal to three percent (3.0%) of the Fixed Rent then payable, so that increases in Fixed Rent shall be cumulative, compounded at the rate of 3.0% per annum over the Second Renewal Term. 
 Section 29.13 Within twenty (20) days after the giving by Tenant of a Third Renewal Notice, Landlord will notify Tenant of the amount of
the Fixed Rent for the Third Renewal Term (the “Third Renewal Rental Notice”), which shall set forth Landlord’s calculation of the Third Renewal Term FMV. In the event that Tenant disputes Landlord’s calculation of the
Third Renewal Term FMV, Tenant will notify Landlord of Tenant’s dispute and the parties agree to meet, either in person or telephonically, during the subsequent thirty (30) day period to attempt to mutually agree on the Third Renewal Term
FMV. In the event the parties cannot agree on the Third Renewal Term FMV, such dispute shall be submitted to arbitration and shall be determined by a single arbitrator in the manner set forth in Section 29.5, provided that for purposes
of this Section 29.13, all references in Section 29.5 to the First Renewal Term shall be deemed to refer to the Third Renewal Term. 
 ARTICLE 30. SECURITY DEPOSIT 
 Section 30.1
Tenant has deposited the Security Deposit with Landlord as security for the full and faithful performance of every provision of this Lease to be performed by Tenant. If an Event of Default shall have occurred with respect to any provision of this
Lease, including but not limited to the provisions relating to the payment of Fixed Rent and Additional Rent, Landlord may use, apply or retain all or any part of this Security Deposit for the payment of any Fixed or Additional Rent or any other sum
in default or for the payment of any other amount which Landlord may spend or become obligated to spend by reason of such Event of Default, or to compensate Landlord for any other loss, cost or damage which Landlord may suffer by reason of such
Event of Default Landlord shall give Tenant notice contemporaneously with such use or application of any portion of the Security Deposit Tenant shall, within five (5) days after the giving of such notice, deposit with Landlord cash in an amount
sufficient to restore the Security Deposit to the amount then required pursuant to the terms of this Article 30 (Tenant’s obligation to make such payment shall be deemed a requirement that Tenant pay an item of Additional Rent) and
Tenant’s failure to do so shall be a breach of this Lease. Landlord shall not, unless otherwise required by Legal Requirements, pay interest to Tenant on the Security Deposit, and if Landlord is required to maintain the Security Deposit in an
interest bearing account, Landlord will retain the maximum amount permitted under Legal Requirements as a bookkeeping and administrative charge. Tenant shall not assign or encumber any part of the Security Deposit, and no assignment or encumbrance
by Tenant of all of any part of the Security Deposit shall be binding upon Landlord, whether made prior to, during, or after the Term. Landlord shall not be required to exhaust its remedies against Tenant or against the Security Deposit before
having recourse to any other form of security held by Landlord and recourse by Landlord to any Security Deposit shall not affect any remedies of Landlord which are provided in this Lease or which are available to Landlord In law or in equity. If
Tenant shall fully and faithfully perform every covenant and provision of this Lease to be performed and observed by Tenant, the Security Deposit or any balance thereof shall be returned to Tenant reasonably promptly after the expiration or sooner
termination (other than a termination pursuant to Article 17) of the Term and Tenant’s surrender to Landlord of the Premises. In the event the Building is sold, Landlord 

  

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shall transfer the Security Deposit to the new owner and Landlord shall thereupon be released by Tenant from all liability for the return of said Security
Deposit; and Tenant agrees to look to the new owner solely for the return of the Security Deposit. A lease of the entire Building shall be deemed a transfer within the meaning of the foregoing sentence. Landlord shall use reasonable efforts to
notify or cause Tenant to be notified in the event of any transfer of the Building. 
 Section 30.2 Landlord agrees to reduce the
Security Deposit as set forth below. Landlord shall have no obligation to reduce and Tenant shall have no right to request a reduction in the Security Deposit unless all of the following conditions have been satisfied on the date of the scheduled
reduction to the Security Deposit: 
 (a) No Event of Default shall have occurred and be continuing under this Lease; and 
 (b) there shall not have occurred any material adverse change in the financial condition of Tenant from the condition described in the financial
statements submitted by Tenant to Landlord in connection with this Lease. 
 Section 30.3 Subject to the terms in
Section 30.2, the Security Deposit shall be reduced from the original Two Hundred Thousand Dollars ($200,000.00), as follows: 
 (a) On July 1, 2002, the Security Deposit shall be reduced by Twenty Five Thousand Dollars ($25,000.00) and such amount shall be applied to Fixed Rent; 
 (b) On August 1, 2002, the Security Deposit shall be reduced by Twelve Thousand Five Hundred Dollars ($12,500.00) and such amount shall be applied to Fixed Rent; 
 (c) On September 1, 2002, the Security Deposit shall be reduced by Twelve Thousand Five Hundred Dollars ($12,500.00) and such amount shall be
applied to Fixed Rent; 
 (d) On October 1, 2002, the Security Deposit shall be reduced by Twelve Thousand Five Hundred
Dollars ($12,500.00) and such amount shall be applied to Fixed Rent; 
 (e) On November 1, 2002, the Security Deposit shall be reduced
by Twelve Thousand Five Hundred Dollars ($12,500.00) and such amount shall be applied to Fixed Rent; 
 (f) On December 1, 2002, the
Security Deposit shall be reduced by Twelve Thousand Five Hundred Dollars ($12,500.00) and such amount shall be applied to Fixed Rent; 
 (g)
On January 1, 2003, the Security Deposit shall be reduced by Twelve Thousand Five Hundred Dollars ($12,500.00) and such amount shall be applied to Fixed Rent; 
 (h) On February 1, 2003, the Security Deposit shall be reduced by Twelve Thousand Five Hundred Dollars ($12,500.00) and such amount shall be applied to Fixed Rent; and 
 (i) On March 1, 2003, the Security Deposit shall be reduced by Twelve Thousand Five Hundred Dollars ($12,500.00) and such amount shall be applied to
Fixed Rent. 
  

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 Notwithstanding anything herein to the contrary, the Security Deposit shall not be reduced below Seventy
Five Thousand Dollars ($75,000.00) through the Term and all renewals of this Lease. 
 ARTICLE 31. RIGHT
OF FIRST REFUSAL 
 Section 31.1 (a) If at any time following the
Commencement Date through the end of the Term, Landlord shall receive a bona fide offer from a third party, not an Affiliate of Landlord or Tenant (a “Third Party Tenant”), to lease all or any portion of the space set forth in
Exhibit H (the “Refusal Space”), on terms and conditions acceptable to Landlord (an “Offer”), then prior to acceptance by Landlord of such Offer, Landlord shall deliver notice thereof to Tenant (an “Offer
Notice”) setting forth a description of the Refusal Space in question, the date Landlord anticipates that such Refusal Space will become available for occupancy, and all of the material financial terms and conditions of such Offer. Provided
that all of the conditions precedent set forth in this Article 31 are fully satisfied by Tenant, Tenant shall have the option (the “First Refusal Option”), exercisable by Tenant delivering written notice to Landlord (an
“Exercise Notice”) within ten (10) days of the giving by Landlord of the Offer Notice, to lease the Refusal Space on the terms and conditions set forth in the Offer Notice, and this Lease shall thereupon be modified as provided
in Section 31.4. The First Refusal Option may be exercised only with respect to all of the Refusal Space that is the subject of an Offer Notice. If Tenant fails to timely give an Exercise Notice with respect to the Refusal
Space that is the subject of an Offer Notice, Landlord shall be free to lease such Refusal Space to the Third Party Tenant from whom Landlord received such Offer or to any other Person, provided that Landlord shall not thereafter enter into a lease
of such Refusal Space on terms and conditions pursuant to which the net rent payable over the term of the proposed lease is reduced by five percent (5%) or more, as compared to the net rent previously offered to Tenant in the Offer Notice,
unless Landlord shall first deliver to Tenant a revised Offer Notice describing such reduced net rent . In such event, Tenant shall have the right, exercisable within five (5) days following Tenant’s receipt of such revised Offer Notice
from Landlord, to deliver to Landlord an Exercise Notice agreeing to enter into lease of the applicable Expansion Space at such reduced net rent. Time shall be of the essence with respect to all periods of time set forth in this Article 31.

 (b) Landlord’s obligations hereunder with respect to any Refusal Space shall continue until Landlord first enters into a lease for
such Refusal Space with a Third Party Tenant, and upon the execution and delivery of such lease, Tenant shall have no further rights hereunder of any kind or nature with respect to the Refusal Space demised pursuant to such lease. 
 Section 31.2 Tenant shall have no right to exercise the First Refusal Option unless all of the following conditions have been satisfied on
the date of the Exercise Notice and on the date on which Landlord delivers to Tenant vacant possession of the Refusal Space pursuant to this Article 31 (the “First Refusal Space Commencement Date”): 
 (a) No Event of Default shall have occurred and be continuing under this Lease; and 
 (b) Original Tenant (or a permitted assignee, successor or transferee pursuant to Sections 14.8, 14.9, or 14.10, but not any other
assignee or successor tenant), and its Affiliates shall occupy not less than eighty-five percent (85%) of the then-existing Premises Area. 
  

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 Section 31.3 Provided that Tenant timely delivers an Exercise Notice, then effective on the
First Refusal Space Commencement Date, the Refusal Space shall be added to and be deemed to be a part of the Premises for all purposes of this Lease. All of the material financial terms and conditions set forth in the Offer Notice shall be
applicable to the Refusal Space during the Term, except that the expiration date applicable to the Refusal Space shall be the Expiration Date of this Lease, and otherwise the provisions of this Lease shall apply, to the extent not inconsistent
therewith. 
 Section 31.4 If Landlord shall be prevented from delivering possession of any portion of the Expansion Space to
Tenant as provided in this Article 31 for any reason, including the holding over or retention of possession of any tenant or any other occupant, the validity of this Lease shall not be impaired thereby, and Tenant shall take possession of the
Refusal Space when, as and if vacant possession of the Refusal Space is delivered to Tenant. Tenant hereby waives any right to rescind this Lease with respect to the Refusal Space that Tenant might otherwise have under any Law now or hereafter in
effect, and the provisions of this Section 31.4 shall constitute an express negation of any such Law. 
 ARTICLE 32. STORAGE SPACE 
 Section 32.1 Landlord hereby grants to
Tenant, for Tenant’s own use and not for resale purposes, a license of area up to two thousand (2000) gross square feet in the Building as determined by Landlord in Landlord’s judgment from time to time (the “Storage
Space”) for the dry storage of Tenant’s Property and for no other purpose pursuant to the terms and conditions of this Article 32 commencing from the time Landlord notifies Tenant in writing of the Storage Space location
(“Storage Space Commencement Date”) through the Term or earlier termination of this Lease 
 Section 32.2 Tenant
shall pay a license fee to Landlord for the Storage Space, as Additional Rent in advance on the first day of each month during the Term, in the amount of six and 50/100 dollars ($6.50) per gross square foot per annum (the “Storage Space
Rent”) beginning on the Storage Space Commencement Date through the Term or- earlier- termination of this Lease. The Storage Space Rent shall increase on each anniversary of the Commencement Date by an amount equal to three percent (3.0%)
of the Storage Space Rent, notwithstanding the fact that Tenant may not elect to use the Storage Space immediately upon the Commencement Date. For purposes of this Lease, Storage Space Rent shall be deemed to be included as Additional Rent
hereunder. 
 Section 32.3 Tenant shall be responsible, at Tenant’s sole cost and expense, to cage off that certain area
encompassing the Storage Space from the rest of the Building and to construct an entrance into the Storage Space from the Premises. Tenant acknowledges and agrees the Storage Space shall have one single point of entry through the Premises only.

 Section 32.4 Landlord may at its option, at any time during the Term upon not less than thirty (30) days prior notice to
Tenant (except in the event of an emergency) relocate the Storage Space to another area in, on or adjacent to the Building designated by Landlord, at Tenant’s sole cost and expense. 
  

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 Section 32.5 For purposes of this Lease and except as otherwise set forth in this Article 32,
the Storage Space shall be deemed to be included as part of the Premises and Tenant shall have all those respective obligations regarding the Storage Space as set forth herein for the Premises, including, but not limited to, insurance requirements,
maintenance obligations, access rights, and the like. Tenant acknowledges and agrees Landlord will not provide any services to the Storage Space, however, Landlord will cooperate with Tenant, at no cost to Landlord, to aid Tenant in obtaining any
requested utilities to the Storage Space, all at Tenant’s sole cost and expense. 
 ARTICLE 33.
MISCELLANEOUS 
 Section 33.1 (a) The obligations of Landlord under this Lease shall not be binding upon
Landlord named herein after the sale, conveyance, assignment or transfer by such Landlord (or upon any subsequent landlord after the sale, conveyance, assignment or transfer by such subsequent landlord) of its interest in the Building or the Real
Property, as the case may be, and in the event of any such sale, conveyance, assignment or transfer, Landlord shall be and hereby is entirely freed and relieved of all covenants and obligations of Landlord hereunder, and the transferee of
Landlord’s interest in the Building or the Real Property, as the case may be, shall be deemed to have assumed all obligations under this Lease Prior to any such sale, conveyance, assignment or transfer, the liability of Landlord for
Landlord’s-obligations under this Lease shall be limited to Landlord’s interest in the Real Property and Tenant shall not look to any other property or assets of Landlord or the property or assets of any of the Exculpated Parties (defined
below) in seeking either to enforce Landlord’s obligations under this Lease or to satisfy a judgment for Landlord’s failure to perform such obligations. 
 (b) Notwithstanding anything set forth in this Lease to the contrary, Tenant shall look solely to Landlord to enforce Landlord’s obligations hereunder and no partner, shareholder, director, officer, principal,
employee or agent, directly or indirectly, of Landlord (collectively, the “Exculpated Parties”) snail be personally liable for the performance of Landlord’s obligations under this Lease. Tenant shall not seek any damages
against any of the Exculpated Parties. 
 Section 33.2 Wherever in this Lease Landlord’s consent or approval is required, if
Landlord shall refuse such consent or approval, Tenant in no event shall be entitled to make, nor shall Tenant make, any claim, and Tenant hereby waives any claim, for money damages (nor shall Tenant claim any money damages by way of set-off,
counterclaim or defense) based upon any claim or assertion by Tenant that Landlord unreasonably withheld or unreasonably delayed its consent or approval Tenant’s sole remedy shall be an action or proceeding to enforce any such provision, for
specific performance, injunction or declaratory judgment. 
 Section 33.3 (a) This Lease may not be changed, modified,
terminated or discharged, in whole or in part, except by a writing, executed by the party against whom enforcement of the change, modification, termination or discharge is to be sought. 
 (b) This Lease shall be governed in all respects by the laws of the State of Texas applicable to agreements executed in and to be performed wholly within
the State. 

  

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 (c) If any term, covenant, condition or provision of this Lease, or the application thereof to any person
or circumstance, shall ever be held to be invalid or unenforceable, then in each such event the remainder of this Lease or the application of such term, covenant, condition or provision to any other person or any other circumstance (other than those
as to which it shall be invalid or unenforceable) shall not be thereby affected, and each term, covenant, condition and provision hereof shall remain valid and enforceable to the fullest extent permitted by law. 
 (d) If at the commencement of, or at any time or times during the Term, the Fixed Rent and Additional Rent reserved in this Lease shall not be fully
collectible by reason of any Law, Tenant shall enter into such agreements and take such other steps (without additional expense to Tenant) as Landlord may request and as may be legally permissible to permit Landlord to collect the maximum rents
which may from time to time during the continuance of such legal rent restriction be legally permissible (and not in excess of the amounts reserved therefore under this Lease). Upon the termination of such legal rent restriction prior to the
expiration of the Term, (i) Fixed Rent and Additional Rent shall become and thereafter be payable hereunder in accordance with the amounts reserved in this Lease for the periods following such termination, and (ii) Tenant shall pay to
Landlord, if legally permissible, an amount equal to (A) the items of Fixed Rent and Additional Rent which would have been paid pursuant to this Lease but for such legal rent restriction less (B) the rents paid by Tenant to Landlord during
the period or periods such legal rent restriction was in effect. 
 (e) The covenants, conditions and agreements contained in this Lease
shall bind and inure to the benefit of Landlord and Tenant and their respective legal representatives, successors, and, except as otherwise provided in this Lease, their assigns. 
 Section 33.4 Except as expressly provided to the contrary in this Lease, Tenant agrees that all disputes arising, directly or indirectly, out
of or relating to this Lease, and all actions to enforce this Lease, shall be dealt with and adjudicated in the state courts of Colorado or the Federal courts sitting in Denver, Colorado; and for that purpose hereby expressly and irrevocably submits
itself to the jurisdiction of such courts. 
 Section 33.5 Tenant hereby irrevocably waives, with respect to itself and its
property, any diplomatic or sovereign immunity of any kind or nature, and any immunity from the jurisdiction of any court or from any legal process, to which Tenant may be entitled, and agrees not to assert any claims of any such immunities in any
action brought by Landlord under or in connection with this Lease. Tenant acknowledges that the making of such waivers, and Landlord’s reliance on the enforceability thereof, is a material inducement to Landlord to enter into this Lease.

 Section 33.6 Tenant shall have the right to install and maintain a sign
on the exterior wall of the Building subject to the following conditions: (i) the placement, design, size, type, and other sign details are subject to Landlord’s sole and complete discretion, (ii) the installation and maintenance of
all signs shall comply with all applicable Laws, (iii) the installation and maintenance of all signs shall be at Tenant’s sole cost and expense, and (iv) Tenant shall remove all installed signs at the end of the Term or earlier
expiration of this Lease. In the event Landlord agrees to install a pylon sign, Landlord agrees to allow Tenant the use of no more than  1/3 of the total face area of such sign, subject to the above described conditions Landlord agrees Tenant’s logo, as it exists on the Commencement Date, is approved both as to design and color. 
  

 49 

 Section 33.7 Neither Landlord nor Tenant shall issue any press releases, or hold any press
conferences or other media events, whereby this Lease or any of the material terms of this Lease shall be made public, without the prior approval of the other party. 
 Section 33.8 Landlord agrees to allow other third party telecommunication carriers equal access to the Building and Premises subject to mutually agreed terms and conditions evidenced by a written agreement
between Landlord and such third party telecommunication carrier. Landlord shall not be responsible or obligated to Tenant in any way, and Tenant hereby waives all claims it has or may have against Landlord regarding same, in the event Landlord and a
telecommunication carrier requested by Tenant do not reach mutual agreement on terms and conditions regarding such telecommunication carrier’s access to the Building. In the event Tenant wishes to utilize the services of a telephone or
telecommunications provider whose equipment is not then servicing the Building and Premises, no such provider shall be permitted to install its cable or other equipment within the Building or Premises without first securing the prior written
approval of Landlord. Landlord’s approval shall not be deemed any kind of warranty or representation by Landlord, including, without limitation, any warranty or representation as to the suitability, competence, or financial strength of the
provider. Landlord may refuse to give its approval to such telecommunication carrier in Landlord’s discretion, including, but not limited to the following items: (i) Landlord shall incur no expense whatsoever with respect to any aspect of
the provider’s provision of its services, including, without limitation, the costs of installation, materials, and services; (ii) prior to commencement of any work in or about the Building or Premises by the telecommunications provider,
the telecommunications provider shall supply Landlord with such written indemnities, insurance, financial statements, and such other items as Landlord reasonably determines to be necessary to protect its financial interests and the interests of the
Building and Real Property relating to the proposed activities of the telecommunications provider; (iii) the telecommunications provider agrees to abide by such rules and regulations, building and other codes, job site rules, and such other
requirements as are reasonably determined by Landlord; (iv) Landlord reasonably determines that there is sufficient space in the Building and Real Property for the placement of all the telecommunication provider’s equipment and materials;
(v) the telecommunication provider agrees to abide by Landlord requirements, if any, that the telecommunication provider use existing conduit and use approved contractors; (vi) Landlord receives from the telecommunication provider such
compensation as is reasonably determined by Landlord to compensate it for space used in the Building and Real Property, for the fair market value of access to the Building and Real Property and costs which may be incurred by Landlord; (vii) the
telecommunication provider agrees to deliver to Landlord detailed “as built” plans immediately after the installation of the telecommunication provider’s equipment; and (viii) all of the foregoing matters are documented in a
written agreement between Landlord and the telecommunication provider, the form and content which is satisfactory to Landlord. 
 IN WITNESS WHEREOF, Landlord and Tenant have respectively executed this Lease as of the day and year first above written. 
  

 50 

							
	LANDLORD:	 		 	LEVEL 3 COMMUNICATIONS, LLC
				
		 		 	By:	 	 /s/ Patrick Lynch

	 	 	Name:	 	Patrick Lynch
	 	 	Title:	 	Vice President Real Estate and Facilities
			
	TENANT:	 		 	RACKSPACE SATDC, LTD.
				
		 		 	By:	 	RACKSPACE SATDC MANAGEMENT, LLC, its general partner
				
		 		 	By:	 	 /s/ Paul Froutan

		 		 	Name:	 	Paul Froutan
		 		 	Title:	 	Vice President Engineering

 Tenant’s Federal Tax Identification Number: 742900680 
  

 51 

					
	STATE OF COLORADO	 	)	 	
		 		 	ss.:
	 COUNTY OF BROOMFIELD
	 	)	 	

 On this      day of
                     in the year 2002 before me, the undersigned, a notary public in and for said State, personally appeared Patrick Lynch
of Level 3 Communications, LLC, personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that s/he executed the same in his/her
capacity, and that by his/her signature on the instrument, the individual, or the person upon behalf of which the individual acted, executed the instrument. 
  

	
	  

	Notary Public

 (Affix Notarial Stamp) 
  

			
	 STATE OF
	 	        TEXAS                    )
		 	 ss.:

	COUNTY OF	 	        BEXAR                    )

 On this 24 day of     April     in the year
2002 before me, the undersigned, a notary public in and for said State, personally appeared Paul Froutan, personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to the within
instrument and acknowledged to me that s/he executed the same in his/her capacity, and that by his/her signature on the instrument, the individual, or the person upon behalf of which the individual acted, executed the instrument. 
  

	
	 

	Notary Public

 (Affix Notarial Stamp) 
 

 
  

 52 

 EXHIBIT A 
 FLOOR PLAN OF THE PREMISES 
 The floor plan on the following page is intended solely to identify the general outline of the Premises, and should not be used for any other purpose. All areas, dimensions and locations are approximate, and any physical conditions
indicated may not exist as shown. 
  

 1 

 EXHIBIT B 
 RULES AND REGULATIONS 
 1. The
rights of tenants in the entrances, corridors, elevators of the Building are limited to ingress to and egress from tenants’ premises for tenants and their employees, licenses and invitees, and no tenant shall use, or permit the use of, the
entrances, corridors, or elevators for any other purpose. No tenant shall invite to such tenant’s premises, or permit the visit of, persons in such numbers or under such conditions as to interfere with the use and enjoyment of any of the
entrances, corridors and other facilities of the Building by other tenants. Fire exits and stairways are for emergency use only, and shall not be used for any other purposes by the tenants, their employees, licensees or invitees. No tenant shall
encumber or obstruct, or permit the encumbrance or obstruction of, any of the sidewalks, entrances, corridors, fire exits or stairways of the Building. Landlord reserves the right to control and operate the public portions of the Building and the
public facilities, as well as facilities furnished for the common use of tenants, in such manner as it reasonably deems best for the benefit of tenants generally. 
 2. Tenant’s employees shall not loiter around the hallways, stairways, elevators, front, roof or any other part of the Building used in common by the occupants thereof. 
 3. Except as otherwise provided in the Lease, Tenant shall not alter the exterior appearance of the Building by installing signs, advertisements, notices
or other graphics on exterior walls, or interior surfaces visible from outside, without prior written permission from Landlord. Similarly, electrical fixtures hung in offices or other spaces along the perimeter of the Building which affect its
exterior appearance must be fluorescent and a quality, type, design and bulb color, previously approved in writing by Building management. 
 4. The cost of repairing any damage to the public portions of the Building or the public facilities or to any facilities used in common with other tenants, caused by a tenant or the employees, licensees or invitees of the tenant, shall be
paid by such tenant. 
 5. The requirements of tenants will be attended to only upon application at the Building Management Office. Employees
of the Building shall not perform any work or do anything outside of their regular assigned duties, unless under special instructions from the Building Management Office. 
 6. Except as specifically provided in the Lease, Tenant shall have no right of access to the roof of the Building and shall not install, repair or replace any satellite dish, antennae, fan, air conditioner or other
devices on the roof of the Building without the prior written consent of Landlord. Any such device installed without such written consent shall be subject to removal, at Tenant’s expense, without notice, at any time. 
 7. Exterior signs on doors and any directory tablet must be approved by Landlord. 
 8. No awnings or other projections over or around the windows shall be installed by any tenant and only such window blinds as are permitted by Landlord
shall be used in any tenant’s premises. 
 9. No acids, vapors or other materials shall be discharged or permitted to be discharged into
the waste lines, vents or flues of the Building. The water and service closets and other plumbing fixtures in or serving any tenant’s premises shall not be used for any purpose other than the purpose for which they were designed or constructed
and no sweepings, rubbish, rags, acids or other foreign substances shall be deposited therein. All damages resulting from any misuse of the fixtures shall be borne by the tenant who, or whose servants, employees, agents, visitors or licensees, shall
have caused the same. 
 10. Tenant shall not disturb others. This rule prohibits any noise audible from the hallway, adjoining office suites
or outside whether created by musical instruments, radios, television sets, group activities or any other source. 
 11. All hand trucks used
in the Building shall be equipped with rubber tires and side guards. 
  

 B-1 

 12. No tenant shall install wires, conduit, sleeves or similar installations in Building shaftways
without prior written consent of Landlord, and as Landlord may direct. 
 13. Each tenant shall, at its expense, provide artificial light in
the premises demised to such tenant for Landlord’s agents, contractors and employees while performing janitorial or other cleaning services and making repairs or alterations therein 
 14. Tenants shall not permit any cooking or food odors emanating from their demised premises to be detectable in any other portions of the Building.

 15. Tenants shall coordinate entrance door locks with the Building’s master lock system. Upon vacating the Building, tenants must
return keys to storerooms, offices and toilets or pay replacement costs 
 16. All entrance doors in each tenant’s premises shall be
left locked when the tenant’s premises are not in use. Entrance doors shall not be left open at any time. 
 17. Tenants shall not keep
pets or other vehicles in their premises without prior written approval by Landlord. Exceptions are made for seeing-eye dogs and conveyances required by handicapped persons. 
 18. Canvassing, soliciting and peddling of products or services are prohibited in the Building, and tenants shall cooperate with Landlord in attempting
to prevent such acts in the Building. 
 19. Landlord may refuse admission to the Building outside of normal hours to any person not having a
pass issued by Landlord or not properly identified, and may require all persons admitted to or leaving the Building outside of normal business hours to register. Tenant’s employees, agents and visitors shall be permitted to enter and leave the
Building at all times on all days. Each tenant shall be responsible for all persons for whom such person requests such permission and shall be liable to Landlord for all acts of such persons. Any person whose presence in the Building at any time
shall, in the reasonable judgment of Landlord, be prejudicial to the safety, character, reputation and interests of the Building or its tenants may be denied access to the Building or may be rejected therefrom. In case of invasion, riot, public
excitement or other commotion, Landlord may prevent all access to the Building during the continuance of the same, by closing the doors or otherwise, for the safety of the tenants and protection of property in the Building. Landlord may require any
person leaving the Building with any package or other object to exhibit a pass from the tenant from whose premises the package or object is being removed, but the establishment and enforcement of such requirements shall not impose any responsibility
on Landlord for the protection of any tenant against the removal of property from the premises of the tenant. Landlord shall in no way be liable to any tenant for injury or loss arising from the admission, exclusion or ejection of any person to or
from the tenant’s premises or the Building under the provisions of this rule. 
 20. Tenant may refuse admission to the Premises outside
of normal hours to any person not having a pass issued by Tenant or not properly identified, except as otherwise set forth in the Lease. 
 21. Tenant, at its sole cost and expense, shall cause the Premises to be exterminated from time to time to the reasonable satisfaction of the Building Management Office, and shall employ such exterminators therefore as shall be approved by
the Building Management Office. 
 22. Tenants shall not serve or permit the serving of alcoholic beverages in the its premises unless Tenant
shall have procured host liquor liability insurance, issued by companies and in amounts reasonably satisfactory to Landlord, naming Landlord and its managing agent as additional insureds. 
 23. The Building loading docks may be used only for loading and unloading procedures. Tenants may not use the loading dock area for parking. Tenants may
not place any dumpsters at the loading docks or any other portion of the Building without the prior written approval of Landlord. 

  

 B-2 

 24. No shutdowns of any Building systems will be permitted without prior written approval of Landlord and
supervision by the Building engineer. 
 25. Tenant’s contractors or vendors may not use any space within the Building outside the
Premises for storage or moving of materials or equipment or for the location of a field office or facilities for the employees of such contractors or vendors without obtaining Landlord’s prior written approval for each such use. Landlord shall
have the right to terminate such use and remove all such contractor’s or vendor’s materials, equipment and other property from such space, without Landlord being liable to tenant or to such contractor or vendor, and the cost of such
termination and removal shall be paid by Tenant to Landlord. 
 26. Tenants are required to have a full service maintenance contract covering
their supplemental HVAC, Uninterrupted Power Supply (UPS) and Automatic Transfer systems, and to provide copies of such contracts to the Building management office. 
 27. The Building reserves the right to restrict the use of certain materials (for example, Omega sprinkler heads and piping manufactured in The Republic of China) in the Building based on notifications that declare
the materials unsafe. 
 28. Elevators for freight handling service will be operated during Business Hours on Business Days, unless special
arrangement is made with Landlord for operation at other times. 
 29. (a) The loading docks located on first or ground floor of the Building
are designed to accomplish the immediate transfer and movement of freight between the Premises and trucks. The use of the loading docks by Tenant or any Tenant Party will be confined to such purpose, under the reasonable direction and control of the
representative of Landlord in charge of such operation. 
 (b) No storage or holding of freight on the loading docks awaiting the arrival of
trucks, or awaiting transfer by Tenant from the loading docks to the Premises, will be permitted. No automobiles of Tenant or any Tenant Party may enter on or be stored in any portion of the Building, except in areas designated by Landlord, and
provided Tenant pays for such parking at rates designated by Landlord, its agents or parking lessees. 
 (c) Any violation of this rule or
disregard of directions issued by Landlord will give Landlord the right to handle, transfer, remove or store such freight in or to other premises in the Building. When such handling, transfer, removal or storage is performed by Landlord, and when it
shall be deemed necessary by Landlord to preserve the continuity of common service provided by this facility, any and all expense will be at Tenant’s sole cost and expense. Landlord will not be responsible for any loss or damage which any such
freight may suffer by such handling, removing or storage. 
 30. If any electrical or telephone installations made or operated by Tenant
shall emit any electromagnetic interference, Tenant shall immediately discontinue use of such installations until such electromagnetic interference is eliminated to Landlord’s satisfaction. 
 31. Landlord reserves the right at any time and from time to time, to rescind, alter, waive, modify, add to or delete, in whole or in part, any of these
Rules and Regulations in order to protect the comfort, convenience and safety of all tenants at the Building. Tenant shall not have any rights or claims against Landlord by reason of non-enforcement of these rules and regulations against any tenant,
and such non-enforcement will not constitute a waiver as to Tenant. 
 32. If there shall be any inconsistencies between the text of the main
body of the Lease and these Rules and Regulations, the provisions of the Lease shall prevail. 
  

 B-3 

 EXHIBIT C 
 APPROVED CONTRACTORS 
 SAN ANTONIO PREFERRED
CONTRACTOR LIST 2002 
  

	 	1.	Texas Fiber Optic Connections - (DC, Infrastructure, Splicing, 

 Equipment Installation) 
 308 Spring Hollow 
 New Braunfels, TX 78132 
 POC: Lee
Lane or Chas Humpheys 
 830-708-1930 Wk 
 830-620-1117 Fx 
  

	 	2.	Titus Electrical Contracting, Inc. (AC/DC Electrical, Infrastructure) 

 615 W. Yager Lane 
 Austin, TX 78753 
 POC: Greg Taylor 
 512-339-1111 Wk

 512-339-0000 Fx 
  

	 	3.	Encompass Electrical Technologies (AC/DC Electrical, Infrastructure, 

 Equipment Installation) 
 313 E. Rundberg Lane 
 Suite 109 
 Austin, TX 78753 

 POC: Lin Jansen 
 512-873-0022 Wk 
 888-860-1034 Fx 
  

	 	4.	Invensys Energy Systems - Network Integration Services (AC/DC 

 Electrical, Infrastructure, Equipment Installation) 
 1000 Heritage Center Circle 

Round Rock, Texas 78664 
 POC:
Brian Cox 
 512-238-3037 Wk 
 509-357-5236 Fx 
  

	 	5.	Bexar Landscaping Company 

 P.O. Box 100956 

 San Antonio, Texas 78201 
 POC: Gina A. Jimenez 
 (210) 736-0347 

	 	6.	Coverall Cleaning Concepts 

 120 East Basse Rd.
Suite 102 
 San Antonio, Texas 78209 
 POC: Philip Chavez 
 (210) 822-4030 
 (210) 559-8033 Fax 
  

	 	7.	Fox Service Co. Inc. 

 4300 S. Congress Ave.

 Austin, Texas 78760 
 (512) 442-6782 
 (512) 445-3338 Fax 

 EXHIBIT D 
 FORM OF GUARANTY 
 AGREEMENT AND GUARANTY 
 AGREEMENT AND
GUARANTY (this “Guaranty”) made as of April 24, 2002, by RACKSPACE, LTD., a Texas limited partnership, with its
principal office at 112 E. Pecan Street, San Antonio, Texas 78205 (“Guarantor”) to LEVEL 3 COMMUNICATIONS, LLC, a Delaware limited liability company
with an office at 1025 Eldorado Boulevard, Broomfield, Colorado 80021 (“Landlord”). 
 WITNESSETH: 

 WHEREAS: 
 A. Landlord has been requested by Rackspace SATDC, LTD., a Texas limited partnership, with an office at 112 E. Pecan Street, San Antonio, Texas 78205 (“Tenant”), to enter into an Agreement of Lease, dated as of the date
hereof (the “Lease”), whereby Landlord would lease to Tenant, and Tenant would hire and rent from Landlord the premises, as more particularly described in the Lease (the “Premises”), in the building known as 5130
Service Center Drive, San Antonio, Texas 78218. 
 B. Guarantor owns, directly or indirectly, all of the equity and voting interests in
Tenant, and will derive substantial benefit from the execution and delivery of the Lease. 
 C. Guarantor acknowledges that Landlord would
not enter into the Lease unless this Guaranty accompanied the execution and delivery of the Lease. 
 NOW,
THEREFORE, in consideration of the execution and delivery of the Lease and of other good and valuable consideration, the receipt and sufficiency whereof are hereby acknowledged by Guarantor: 
 1. DEFINITIONS. Defined terms used in this Guaranty and not otherwise defined have the meanings assigned to them in
the Lease. 
 2. COVENANTS OF GUARANTOR 
 (a) Guarantor absolutely, unconditionally and irrevocably guarantees, as a primary obligor and not merely as a surety: (i) the full and prompt
payment of all Fixed Rent, Additional Rent and all other sums and charges payable by Tenant under the Lease, and (ii) the full and timely performance of all covenants, terms, conditions, obligations and agreements to be performed by Tenant
under the Lease (all of the obligations described in clauses (i) and (ii), collectively, the “Obligations”). If an Event of Default shall occur under the Lease, Guarantor will, without notice or demand, promptly pay and perform
all of the Obligations, and pay to Landlord when due all Fixed Rent and Additional Rent payable by Tenant under the Lease, together with all damages, costs and expenses to which Landlord is entitled pursuant to the Lease or under applicable Laws.

  

 D-1 

 (b) Guarantor agrees with Landlord that (i) any action, suit or proceeding of any kind or nature
whatsoever (an “Action”) commenced by Landlord against Guarantor to collect Fixed Rent, Additional Rent and any other sums and charges due under the Lease for any month or months shall not prejudice in any way Landlord’s rights
to collect any such amounts due for any subsequent month or months throughout the Term in any subsequent Action, (ii) Landlord may, at its option, without prior notice or demand, join Guarantor in any Action against Tenant in connection with or
based upon the Lease or any of the Obligations, (iii) Landlord may seek and obtain recovery against Guarantor in an Action against Tenant or in any independent Action against Guarantor without Landlord first asserting, prosecuting, or
exhausting any remedy or claim against Tenant or against any security of Tenant held by Landlord under the Lease, and (iv) Guarantor will be conclusively bound in any jurisdiction by a judgment in any Action by Landlord against Tenant, as if
Guarantor were a party to such Action, even though Guarantor is not joined as a party in such Action. 
 3.
GUARANTOR’S OBLIGATIONS UNCONDITIONAL 
 (a) This
Guaranty is an absolute and unconditional guaranty of payment and of performance, and not of collection, and shall be enforceable against Guarantor without the necessity of the commencement by Landlord of any Action against Tenant, and without the
necessity of any notice of nonpayment, nonperformance or nonobservance, or any notice of acceptance of this Guaranty, or of any other notice or demand to which Guarantor might otherwise be entitled, all of which Guarantor hereby expressly waives in
advance. 
 (b) If the Lease is renewed, or the Term extended, for any period beyond the Expiration Date, either pursuant to any option
granted under the Lease or otherwise, or if Tenant holds over beyond the Expiration Date, the obligations of Guarantor hereunder shall extend and apply to the full and faithful performance and observance of all of the Obligations under the Lease
during any renewal, extension or holdover period. 
 (c) This Guaranty is a continuing guarantee and will remain in full force and effect
notwithstanding, and the liability of Guarantor hereunder shall be absolute and unconditional irrespective of: (i) any modifications or amendments of the Lease, (ii) any releases or discharges of Tenant other than the full release and
complete discharge of all of the Obligations, (iii) any extension of time that may be granted by Landlord to Tenant, (iv) any assignment or transfer of all of any part of Tenant’s interest under the Lease, (v) any subletting of
the Premises, (vi) any changed or different use of the Premises, (vii) any other dealings or matters occurring between Landlord and Tenant, (viii) the taking by Landlord of any additional guarantees from other persons or entities,
(ix) the releasing by Landlord of any other guarantor, (x) Landlord’s release of any security provided under the Lease, or (xi) Landlord’s failure to perfect any landlord’s lien or other security interest available
under applicable Laws. Guarantor hereby consents, prospectively, to Landlord’s taking or entering into any or all of the foregoing actions. 
 4. WAIVERS OF GUARANTOR 
 (a) Guarantor waives (i) notice of
acceptance of this Guaranty, (ii) notice of any actions taken by Landlord or Tenant under the Lease or any other agreement or instrument 

  

 D-2 

 
relating thereto, (iii) notice of any and all defaults by Tenant in the payment of Fixed Rent, Additional Rent or other charges, or of any other
defaults by Tenant under the Lease, (iv) all other notices, demands and protests, and all other formalities of every kind in connection with the enforcement of the Obligations, omission of or delay in which, but for the provisions of this
Section 4, might constitute grounds for relieving Guarantor of its obligations hereunder, and (v) any requirement that Landlord protect, secure, perfect or insure any security interest or lien, or any property subject thereto, or
exhaust any right or take any action against Tenant or any other Person or any collateral. 
 (b) Guarantor waives trial by jury of any and
all issues arising in any Action upon, under or in connection with this Guaranty, the Lease, the Obligations, and any and all negotiations or agreements in connection therewith. 
 5. SUBROGATION. Guarantor waives and disclaims any claim or right against Tenant by way of subrogation or otherwise in respect of
any payment that Guarantor may be required to make hereunder, to the extent that such claim or right would cause Guarantor to be a “creditor” of Tenant for purposes of the United States Bankruptcy Code (11 U.S.C. §l0l et seq.,
as amended), or any other Federal, state or other bankruptcy, insolvency, receivership or similar Legal Requirement. If any amount shall be paid to Guarantor on account of such subrogation rights at any time when all of the Obligations shall not
have been paid and performed in full, Guarantor shall hold such amount in trust for Landlord and shall pay such amount to Landlord immediately following receipt by Guarantor, to be applied against the Obligations, whether matured or unmatured, in
such order as Landlord may determine Guarantor hereby subordinates any liability or indebtedness of Tenant now or hereafter held by Guarantor to the obligations of Tenant to Landlord under the Lease. 
 6. REPRESENTATIONS AND WARRANTIES OF GUARANTOR. Guarantor represents
and warrants that: 
 (a) Guarantor is a limited partnership duly organized, validly existing and in good standing under the laws of the State
of Texas, is duly qualified to do business in each jurisdiction where the conduct of its business requires such qualification and has full requisite corporate power and authority to enter into and perform its obligations under this Guaranty.

 (b) The execution, delivery and performance by Guarantor of this Guaranty does not and will not (i) contravene applicable Laws or any
contractual restriction binding on or affecting Guarantor or any of its properties, or (ii) result in or require the creation of any lien, security interest or other charge or encumbrance upon or with respect to any of its properties.

 (c) No authorization or approval or other action by, and no notice to or filing with, any Governmental Authority or other regulatory body
is required for the due execution, delivery and performance by Guarantor of this Guaranty. 
 (d) This Guaranty is a legal, valid and binding
obligation of Guarantor, enforceable against Guarantor in accordance with its terms. 
 (e) There is no action, suit or proceeding pending or
threatened against or otherwise affecting Guarantor before any court or other Governmental Authority or any arbitrator which may adversely affect Guarantor’s ability to perform its obligations under this Guaranty. 
  

 D-3 

 (f) Guarantor owns, directly or indirectly, all of the general and limited partnership interests in
Tenant. 
 (g) Guarantor has reviewed and approved the Lease and each of the documents, agreements and instruments executed and delivered in
connection with the Lease. 
 (h) The financial statements and accompanying letters and documents of Guarantor delivered to Landlord in
connection with the Lease (collectively, the “Financial Statements” are true, complete and correct in all respects, and fairly present the net worth of Guarantor as of the date thereof, and, since the date of such Financial
Statements, there has been no material adverse change in Guarantor’s net worth. 
 7.
NOTICES. All consents, notices, demands, requests, approvals or other communications given under this Guaranty shall be given as provided the Lease, as follows: 
  

					
	(a)	 	if to Guarantor at Guarantor’s address set forth on the first page of this Guaranty, Attention: Paul Froutan; and
			
	(b)	 	if to Landlord, as follows:	  	Level 3 Communications, LLC
		 		  	1025 Eldorado Boulevard
		 		  	Broomfield, Colorado 80021
		 		  	Attention: Vice President Real Estate and
		 		  	Facilities
			
		 	With a copy to:	  	Level 3 Communications, LLC
		 		  	1025 Eldorado Boulevard
		 		  	Broomfield, Colorado 80021
		 		  	Attention: General Counsel; or

 to such other addresses as either Landlord or Guarantor may designate by notice given to the other in accordance
with the provisions of this Section 7. 
 8. CONSENT TO JURISDICTION;
WAIVER OF IMMUNITIES 
 (a) Guarantor hereby irrevocably (i) submits to
the jurisdiction of any Colorado State or Federal court sitting in Denver County, Colorado in any Action arising out of or relating to this Guaranty, and (ii) agrees that all claims in respect of such Action may be heard and determined in such
Colorado State or Federal court. Guarantor hereby irrevocably appoints Morris A. Miller (the “Process Agent”), as its agent to receive, on behalf of Guarantor, service of copies of the summons and complaint and any other process
which may be served in any such Action. Such service may be made by mailing or delivering a copy of such process to Guarantor in care of the Process Agent at the Process Agent’s address, and Guarantor hereby irrevocably authorizes and directs
the Process Agent to accept such service on its behalf. As an alternative method of service, Guarantor also irrevocably consents to the service of any and all process in 

  

 D-4 

 
any such Action by the mailing of copies of such process to Guarantor at its address specified in Section 7 hereof. Guarantor agrees that a final
judgment in any such Action shall be conclusive and may be enforced in other jurisdictions by suit on the judgment or in any other manner permitted under Laws. 
 (b) Guarantor irrevocably waives, to the fullest extent permitted by Laws, and agrees not to assert, by way of motion, as a defense or otherwise (i) any objection which it may have or may hereafter have to the
laying of the venue of any such Action brought any of the courts described in Section 8(a), (ii) any claim that any such Action brought in any such court has been brought in an inconvenient forum, or (iii) any claim that
Guarantor is not personally subject to the jurisdiction of any such courts. Guarantor agrees that final judgment in any such Action brought in any such court shall be conclusive and binding upon Guarantor and may be enforced by Landlord in the
courts of any state, in any federal court, and in any other courts having jurisdictions over Guarantor or any of its property, and Guarantor agrees not to assert any defense, counterclaim or right of set-off in any Action brought by Landlord to
enforce such judgment. 
 (c) Nothing in this Section 8 shall limit or affect Landlord’s right to (i) serve legal
process in any other manner permitted by Laws, or (ii) bring any Action against Guarantor or its property in the courts of any other jurisdictions. 
 (d) Guarantor hereby irrevocably waives, with respect to itself and its property, any diplomatic or sovereign immunity of any kind or nature, and any immunity from the jurisdiction of any court or from any legal
process, to which Guarantor may be entitled, and agrees not to assert any claims of any such immunities in any Action brought by Landlord under or in connection with this Guaranty. Guarantor acknowledges that the making of such waivers, and
Landlord’s reliance on the enforceability thereof, is a material inducement to Landlord to enter into the Lease. 
 (e) Guarantor agrees
to execute, deliver and file all such further instruments as may be necessary under the laws of the State of Texas, in order to make effective (i) the appointment of the Process Agent, (ii) the consent by Guarantor to jurisdiction of the
state courts of Colorado and the federal courts sitting in Denver, Colorado, and (iii) all of the other provisions of this Section 8. 
 9. MISCELLANEOUS 
 (a) The provisions, covenants and guaranties of this
Guaranty shall be binding upon Guarantor and its successors and assigns, and shall inure to the benefit of Landlord and its successors and assigns, and shall not be deemed waived or modified unless such waiver or modification is specifically set
forth in writing, executed by Landlord or its successors and assigns, and delivered to Guarantor. 
 (b) Whenever the words
“include”, “includes”, or “including” are used in this Guaranty, they shall be deemed to be followed by the words “without limitation”, and, whenever the circumstances or the context requires, the singular
shall be construed as the plural, the masculine shall be construed as the feminine and/or the neuter and vice versa. This Guaranty 

  

 D-5 

 
shall be interpreted and enforced without the aid of any canon, custom or rule of law requiring or suggesting construction against the party drafting or
causing the drafting of the provision in question. 
 (c) The provisions of this Guaranty shall be governed by and interpreted solely in
accordance with the internal laws of the State of Texas, without giving effect to the principles of conflicts of law. 
 IN
WITNESS WHEREOF, Guarantor has executed and delivered this Guaranty as of April 24, 2002. 
  

			
	GUARANTOR:
	RACKSPACE, LTD.
		
	By:	 	 /s/ Paul Froutan

	Name:	 	Paul Froutan
	Title:	 	VP Engineering

  

			
	 STATE OF
	 	        TEXAS                    )
		 	 ss.:

	COUNTY OF	 	        BEXAR                    )

 On this 24 day of     April     in the year
2002 before me, the undersigned, a notary public in and for said State, personally appeared Paul Froutan, personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to the within
instrument and acknowledged to me that s/he executed the same in his/her capacity, and that by his/her signature on the instrument, the individual, or the person upon behalf of which the individual acted, executed the instrument. 
  

			
		 	 

		 	 Notary Public

 (Affix Notarial Stamp) 
 

 
  

 D-6 

 EXHIBIT E 
 FLOOR PLAN OF THE EQUIPMENT SPACE 
 The plans on the following pages are intended solely to identify the general outline of the Equipment Space, and should not be used for any other purpose. All areas, dimensions and locations are approximate, and any
physical conditions may exist as shown. 

 EXHIBIT F 
 LIST OF PREMISES EQUIPMENT 

 EXHIBIT G 
 CONDUIT FOR TENANT’S USE 

 FIRST AMENDMENT OF LEASE 
 FIRST AMENDMENT OF LEASE (this “Amendment”), dated as
of April 16, 2004, between LEVEL 3 COMMUNICATIONS, LLC, a Delaware limited liability company with an office at 1025 Eldorado Boulevard, Broomfield, Colorado 80021 (“Landlord”), and Rackspace
SATDC, Ltd., a Texas limited partnership with an office at 5130 Service Center Drive, San Antonio, Texas (“Tenant”). 
 W
I T N E S S E T H: 
 WHEREAS: 
 A. Landlord and Tenant entered into an Agreement of Lease, dated as of
April 24, 2002, (the “Lease”), pursuant to which Landlord leased to Tenant approximately 10,000 Rentable Square Feet of space (the “Premises”) within the building located at 5130 Service Center Drive, San
Antonio, Texas (the “Building”), at the rental and on the other terms and conditions set forth in the Lease. 
 B. Landlord
and Tenant desire to amend the Lease to provide the addition of approximately 1,140 gross square feet in the Building as provided in Section 32 of the Lease (the “Storage Space”) 
 NOW, THEREFORE, in consideration of the mutual covenants herein contained, Landlord and Tenant hereby
covenant and agree as follows: 
 Section 1. DEFINED TERMS; NO
AMENDMENTS 
 (a) Capitalized terms used in this Amendment and not otherwise defined herein shall have the
meanings ascribed to them in the Lease. 
 (b) Each of Landlord and Tenant represents and warrants to the other that to the best of its
knowledge, except for this Amendment, there are not, as of the date hereof, any amendments, modifications, written instruments or other oral or written agreements which amend or modify the provisions of the Lease. 
 (c) The provisions of this Amendment shall supersede any inconsistent provisions contained in the Lease, regardless of whether such inconsistent
provisions are contained in the body of the Lease or in any rider, exhibit or schedule thereto, or in any amendment, modification, letter, notice or other written instrument executed in connection therewith or sent pursuant thereto. 
 Section 2. STORAGE SPACE 
 (a) Pursuant to Article 32 of the Lease, Tenant has requested Landlord to make a designation of the size and location of the Storage Space and
Landlord hereby designates the cross hatched space identified on Exhibit A to be the size and location of the Storage Space. Exhibit A is attached hereto and incorporated herein by this reference. Landlord and Tenant agree the Storage
Space shall be included in and become a part of the Premises under the terms and conditions set forth herein and the Lease. 

 (b) Tenant agrees, at Tenant’s sole cost and expense, to cage off the Storage Space from the rest of
the Building and to construct an entrance into the Storage Space from the Premises, all in accordance with the terms of the Lease. Prior to any construction regarding the Storage Space, Tenant shall present construction plans to Landlord for
Landlord’s consent and approval as set forth in Article 4 of the Lease. 
 (c) The commencement date for the addition of the
Storage Space is April 20, 2004, (the “Storage Space Commencement Date”) and shall continue through the Term or other early termination of the Lease. 
 (d) Tenant agrees pay five hundred seventy dollars ($617.50) per month as Additional Rent for the use of the Storage Space (the “Storage Space
Rent”) commencing on the Storage Space Commencement Date through the Term. The Storage Space Rent shall increase on each anniversary of the Storage Space Commencement Date by an amount equal to three percent (3.0%) of said Storage
Space Rent. 
 (e) Tenant acknowledges and agrees Landlord will not provide any services to the Storage Space or perform any work to prepare
such space for Tenant’s occupancy, however, Landlord agrees to cooperate with Tenant, at no cost to Landlord, to aid Tenant in obtaining any requested utilities to the Storage Space, all at Tenant’s sole cost and expense. Tenant agrees to
accept the Storage Space in its “AS IS” condition without any modification by Landlord and further acknowledges Tenant has inspected the Storage Space and has determined it is acceptable for Tenant’s intended use. 
 Section 3. GUARANTY Simultaneously with the execution and delivery of this Amendment, Tenant will deliver to
Landlord an Amendment and Reconfirmation of Guaranty, executed by Guarantor, in the form annexed to this Amendment as Exhibit B. 
 Section 4. MISCELLANEOUS 
 (a) Tenant represents and warrants to Landlord that
(i) the Lease is in full force and effect, and has not been modified or amended, except as provided in this Amendment, (ii) to the best of Tenant’s knowledge, Landlord is not in default in the performance of any of Landlord’s
obligations under the Lease, and (iii) no event has occurred which with the giving of notice or the passage of time, or both, would constitute a default by Landlord under the terms of the Lease. 
 (b) All of the Exhibits attached to this Amendment are incorporated in and made a part of this Amendment, but in the event of any conflict or
inconsistency between the provisions of this Amendment and the Exhibits, the provisions of this Amendment shall control. The captions used in this Amendment are inserted only as a matter of convenience and for reference and in no way define, limit
or describe the scope of this Amendment nor the intent of any provision hereof. 
  

 71 

 (c) This Amendment (i) contains the entire agreement between the parties hereto relating to the
transactions contemplated hereby, and all prior or contemporaneous agreements, understandings, representations and statements, oral or written, are merged herein, (ii) may not be changed, modified, terminated or discharged, in whole or in part,
except by a writing, executed by the party against whom enforcement of the change, modification, termination or discharge is sought, (iii) shall be construed, governed and enforced in accordance with the laws of the State of Texas,
(iv) shall be interpreted and enforced in accordance with its provisions and without the aid of any custom or rule of law requiring or suggesting construction against the party drafting or causing the drafting of the provisions in question,
(v) shall not be binding upon or enforceable against Landlord unless and until Landlord delivers a fully executed counterpart hereof to Tenant, (vi) maybe executed in one or more counterparts, each of which so executed and delivered shall
be deemed an original, but all of which taken together shall constitute but one and the same instrument, and (vii) shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns. 
 IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the day and year first
above written. 
  

							
	LANDLORD:	 		 	LEVEL 3 COMMUNICATIONS, LLC,
		 		 	a Delaware limited liability company
				
		 		 	By:	 	 /s/ Patrick Lynch

		 		 		 	Patrick Lynch
		 		 		 	Vice President of Real Estate

  

											
	 TENANT:
	 		 	RACKSPACE SATDC, LTD.,
		 		 	a Texas limited partnership
		 		 		 		 		 	
		 		 		 	By:	 	Rackspace SATDC Management LLC,
		 		 		 		 	is General Partner
						
		 		 		 		 	By:	 	 /s/ Paul Froutan

		 		 		 		 		 	Paul Froutan
		 		 		 		 		 	Vice President Engineering

 Tenant’s Federal Tax Identification Number: 47-0807040 
  

 72 

 EXHIBIT A 
 FLOOR PLAN: STORAGE SPACE 
 The
floor plan on the following page is intended solely to identify the general outline of the portions of the Storage Space, and should not be used for any other purpose. All areas, dimensions and locations are approximate, and any physical conditions
indicated may not exist as shown. 
 

 

 EXHIBIT B 
 AMENDMENT AND RECONFIRMATION OF GUARANTY 
 WHEREAS: 
 A. Level 3
Communications, LLC, a Delaware limited liability company (“Landlord”), and Rackspace SATDC, Ltd., a Texas limited partnership (“Tenant”), entered into an Agreement of Lease, dated as of April 24,2002, (the
“Lease”), demising premises at 5130 Service Center Drive, San Antonio, Texas. 
 B. Tenant’s obligations under the
Lease were guaranteed by Rackspace, Ltd., a Texas limited partnership (“Guarantor”), pursuant to an Agreement and Guaranty dated as of April 24, 2002, (the “Guaranty”). 
 C. Landlord and Tenant have entered into a First Amendment of Lease, dated as of April 16,2004 (the “First Amendment”), and as a
condition to Landlord’s agreement to enter into the First Amendment, Landlord has requested that Guarantor reaffirm its obligations under the Guaranty, as provided in this Amendment and Reconfirmation of Guaranty. 
 Now THEREFORE, in consideration of the execution and delivery of the First Amendment and other good and valuable
consideration: 
 1. Guarantor undersigned represents, warrants and agrees that (a) the Guaranty, as ratified and amended hereby, is in
full force and effect as the legal, valid and binding obligation of Guarantor, (b) there are no offsets, defenses or counterclaims of any kind or nature whatsoever against the Obligations (as defined in the Guaranty), (c) the agreements,
representations and warranties set forth in the Guaranty are true and correct as of the date hereof as though made by Guarantor as of the date hereof, and (d) Guarantor has reviewed, approved and hereby consents to the First Amendment.

 2. Guarantor hereby ratifies and confirms the Obligations, and acknowledges and agrees that the Obligations shall remain unmodified and in
full force and effect notwithstanding the execution and delivery of the First Amendment or any further amendment, renewal, extension, or other modification of the Lease. All references to the “Lease” in the Guaranty shall be deemed to
refer to the Lease as modified by the First Amendment. 
 [REMAINDER OF PAGE
INTENTIONALLY LEFT BLANK] 

 IN WITNESS WHEREOF, Guarantor has
executed this instrument as of April 29, 2004. 
  

			
	RACKSPACE, LTD. 
		
	By:	 	 /s/ Paul Froutan

	Name:	 	Paul Froutan
	Title:	 	VP Engineering

  

							
	STATE OF Texas	 	)	  		  	
		 	ss.:	  		  	
	COUNTY OF Bexar	 	)	  		  	

 On this 29 day of April in the year 2004 before me, the undersigned, a notary public in and for
said State, personally appeared Paul Froutan, personally known to me or proved to me on the basis of satisfactory evidence to be the individual whose name is subscribed to the within instrument and acknowledged to me that s/he executed the same in
his/her capacity, and that by his/her signature on the instrument, the individual, or the person upon behalf of which the individual acted, executed the instrument. 
  

							
	

	 		 	 

	  	
	(Affix Notarial Stamp)	 		 	Notary PublicAssignment of Lease

 Exhibit 10.25 
 ASSIGNMENT OF LEASE 
 THIS ASSIGNMENT OF LEASE (“Assignment”) is executed to be effective
as of December 1, 2006 (the “Effective Date”), by and between Qwest Communications Corporation, a Delaware corporation (“Assignor”) and Rackspace DAL1DC Management LLC, a Texas limited liability company
(“Assignee”). 
 R E C I T A L S 
 WHEREAS, Assignor and CRI Industrial Development, L.P., a Texas limited partnership entered into that certain Lease Agreement dated January 26, 2000 (as amended by the First Amendment to Lease Agreement dated as
of January 23, 2001, the “Lease”), demising approximately 144,423 rentable square feet (the “Premises”) in that certain building commonly known as Heritage Business Park Building IV, (the
“Building”) of Heritage Business Park (the “Project”) located in the City of Grapevine, Tarrant County, Texas; 
 WHEREAS, Assignor and Assignee entered into that certain Sublease Agreement dated as of July 22, 2004 (the “Sublease”), with respect to a subletting by Assignee of a portion of the Premises consisting of approximately 54,000
rentable square feet; 
 WHEREAS, Assignor desires to assign the Lease to Assignee and Assignee desires to assume Assignor’s obligations
under the Lease upon the terms and conditions stated herein; and 
 WHEREAS, Assignor and Assignee have agreed to terminate the Sublease
pursuant to a Sublease Termination Agreement between Assignor and Assignee (the “Termination”), and to enter into a Consent to Assignment and Other Agreements with Landlord (the “Consent”); 
 NOW, THEREFORE, in consideration of the foregoing premises, in the respective undertakings of the parties hereinafter set forth, and other good and
valuable consideration, the receipt and sufficiency of which is hereby acknowledged, Assignor and Assignee hereby agree as follows: 
 1.
Conditions Precedent. The execution by all appropriate parties of the Termination and the Consent are conditions precedent to the parties’ obligations under this Assignment. 
 2 Assignment. Assignor grants, assigns and transfers to Assignee, its successors and assigns, all right, title and interest in, to and under the
Lease and Assignee accepts from Assignor all right, title, and interest in the Lease, subject to the terms and conditions set forth in this Assignment. 
 3. Assumption of Lease Obligation. Assignee assumes and agrees to perform and fulfill all of the terms, covenants, conditions, and obligations required to be performed and fulfilled by Assignor as tenant under
the Lease first arising or occurring on or after the Effective Date. Assignor agrees to perform and fulfill all of the terms, covenants, conditions, and obligations required to be performed and fulfilled by Assignor as tenant under the Lease arising
or occurring prior to the Effective Date. 
 4. Indemnification. Assignor hereby indemnifies and agrees to defend and hold Assignee
harmless from and against any and all claims and obligations accruing under the Lease prior to the Effective Date, except to the extent the same are caused by Assignee, and Assignee hereby indemnifies and agrees to defend and hold Assignor harmless
from and against any and all claims and obligations accruing under the Lease on and after the Effective Date. 
  

					
	Assignment of Lease -	 	Page 1	 	

 5. Assignor’s Covenants. Assignor covenants that the copy of the Lease attached as Exhibit
A is a true, correct and complete copy of the Lease as currently in effect and that there exists no other agreement affecting the Assignor’s tenancy under the Lease. Assignor warrants that as of the Effective Date, there is no uncured
default under the Lease and agrees to hold Assignee harmless from any claim, demands or performance under the Lease occurring prior to the Effective Date. 
 6. Successors and Assigns. This Assignment shall be binding on and inure to the benefit of the parties hereto, their successors and assigns. This Assignment and the rights and obligations herein may not be
transferred or assigned by one party without the other party’s written consent. 
 7. Counterparts. This Assignment may be
executed in any number of counterparts and each such counterpart shall be deemed to be an original instrument but all such counterparts together shall constitute one Assignment. 
 8. Governing Law. This Assignment shall be governed by and construed in accordance with the laws of the State of Texas. 
 IN WITNESS WHEREOF, the parties have executed this Assignment on the dates set forth below. 
 [SIGNATURES ON FOLLOWING PAGES] 
  

					
	Assignment of Lease -	 	Page 2	 	

			
	ASSIGNOR:
	
	 Qwest Communications Corporation, a Delaware corporation

		
	By:	 	 /s/ La Rae Dodson

	Name:	 	La Rae Dodson
	Title:	 	Director – Real Estate
	Date:	 	Nov 30, 2006

  

					
	Assignment of Lease -	 	Page 3	 	
	Assignor Signature Page	 		 	

			
	ASSIGNEE:
	
	 Rackspace DAL1DC Management LLC, a Texas limited liability company

		
	By:	 	 /s/ A. Ganham Napier

	Name:	 	A. Ganham Napier
	Title:	 	PRESIDENT & CEO
	Date:	 	11-30-06

  

					
	Assignment of Lease -	 	Page 4	 	
	Assignee Signature Page	 		 	

 EXHIBIT A 
 LEASE 

 LEASE AGREEMENT 
 THIS LEASE AGREEMENT is dated this 26th day of January, 2000, between CRI INDUSTRIAL DEVELOPMENT, L.P., a Texas limited partnership (“Landlord”) and the Tenant named below. 
  

			
	 Tenant:
	  	QWEST COMMUNICATIONS CORPORATION, a Delaware corporation
		
	 Tenant’s representative:
	  	John V. McGuire, Senior Director Real Estate and Administration
		
	 Address and phone no.:
	  	4250 North Fairfax, Arlington, Virginia 22203, 703-363-4667
		
	 Landlord’s representative:
	  	For all notices to Landlord required under this Lease, see Section 37 (c); and for coordination of construction and approval of change orders, see Section 6 of Exhibit C attached
hereto.
		
	 Premises:
	  	That portion of the Building, containing approximately 144,423 rentable square feet, as determined by Landlord, as shown on Exhibit A, situated on a portion of that certain real
property legally described in Exhibit A-1 attached hereto.
		
	 Project:
	  	That industrial park in which the Building is located, containing approximately 1,100,000 rentable square feet, as determined by Landlord, commonly known as Heritage Business
Park.
		
	 Building:
	  	That building in which the Premises are located with an address of 801 Industrial Boulevard, Grapevine, Texas 76051, commonly known as Heritage Business Park Building IV, containing
approximately 348,979 rentable square feet, as determined by Landlord, situated on a portion of that certain real property legally described in Exhibit A-1 attached hereto.
		
	 Tenant’s Proportionate Share of Project:
	  	13.13%
		
	 Tenant’s Proportionate Share of Building:
	  	41.38%
		
	 Lease Term:
	  	Beginning on the Commencement Date and ending on the last day of the 187th full calendar month thereafter, as it may be extended pursuant to the terms and provisions of this
Lease
		
	 Commencement Date:
	  	February 1, 2000

  

 i 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

									
	Monthly Base Rent:	  	Subject to the conditional abatement of Base Rent contained in Exhibit F attached hereto, Base Rent shall be the following amounts for the following periods of
time:
				
	 	  	 Months
	  	 Annual Rate
 Per Sq. Ft.
	  	 Monthly Base
 Rent

		  	February 1, 2000 - January 31, 2005	  	$9.40	  	$113,131.35
		  	February 1, 2005 - January 31, 2010	  	$10.25	  	$123,361.31
		  	February 1, 2010 - August 31, 2015	  	$11.25	  	$135,396.57
			
	 Initial Estimated Monthly
 Operating
Expense
	  	1.    Utilities:	  	To be paid separately in accordance with Section 7 herein.
	Payments:	  	2.    Common Area Charges:	  	$4,212.34	  	
	(estimates only and subject to	  	3.    Taxes:	  	$9,628.20	  	
	adjustment to actual costs and	  	4.    Insurance:	  	$361.06	  	
	expenses according to the	  	5.    Others:	  	$3,129.17	  	
	provisions of this Lease)	  		  		  		  	
			
	 Initial Estimated Monthly Operating Expense Payments:
	  	$17,330.77	  	
		
	 Initial Monthly Base Rent and Operating Expense Payments:
	  	Subject to the conditional abatement of Base Rent contained in Exhibit F attached hereto, $130,462.12
		
	Security Deposit:	  	Not applicable
		
	Tenant’s Broker:	  	Grubb & Ellis Company
		
	Landlord’s Broker:	  	Trammell Crow Dallas/Fort Worth, Ltd.
		
	Addenda:	  	Rules and Regulations; Exhibit A (Premises); Exhibit A-1 (Legal Description of Real Property); Exhibit B (Yard Area); Exhibit C (Construction Addendum);
Exhibit D (Renewal Options); Exhibit E (Right of First Refusal for Building VI); Exhibit F (Right of First Refusal for Building IV); Exhibit G (Right of First Refusal for Building V); Exhibit H (Rent Abatement
Provisions); Exhibit I (Form of Tenant’s Estoppel Certificate); and Exhibit J (Subordination, Non-Disturbance and Attornment Agreement).

  

 ii 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 TABLE OF CONTENTS 
  

					
	 	  	 	  	Page
	 1.
	  	Granting Clause	  	1
			
	 2.
	  	Acceptance of Premises	  	1
			
	 3.
	  	Use	  	1
			
	 4.
	  	Base Rent	  	3
			
	 5.
	  	Security Deposit	  	3
			
	 6.
	  	Operating Expense Payments	  	3
			
	 7.
	  	Utilities	  	5
			
	 8.
	  	Taxes	  	6
			
	 9.
	  	Insurance	  	7
			
	 10.
	  	Landlord’s Repairs	  	8
			
	 11.
	  	Tenant’s Repairs	  	8
			
	 12.
	  	Tenant-Made Alterations and Trade Fixtures	  	9
			
	 13.
	  	Signs	  	II
			
	 14.
	  	Parking	  	12
			
	 15.
	  	Restoration	  	12
			
	 16.
	  	Condemnation	  	13
			
	 17.
	  	Assignment and Subletting	  	14
			
	 18.
	  	Indemnification	  	15
			
	 19.
	  	Inspection and Access	  	16
			
	 20.
	  	Quiet Enjoyment	  	17
			
	 21.
	  	Surrender	  	17
			
	 22.
	  	Holding Over	  	17

  

 iii 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

					
	 23.
	  	Events of Default	  	18
			
	 24.
	  	Landlord’s Remedies	  	19
			
	 25.
	  	Tenant’s Remedies/Limitation of Liability	  	21
			
	 26.
	  	Waiver of Jury Trial	  	21
			
	 27.
	  	Subordination	  	22
			
	 28.
	  	Mechanic’s Liens	  	22
			
	 29.
	  	Estoppel Certificates	  	22
			
	 30.
	  	Environmental Requirements	  	23
			
	 31.
	  	Rules and Regulations	  	26
			
	 32.
	  	Security Service	  	26
			
	 33.
	  	Force Majeure	  	26
			
	 34.
	  	Entire Agreement	  	26
			
	 35.
	  	Severability	  	26
			
	 36.
	  	Brokers	  	27
			
	 37.
	  	Miscellaneous	  	27
			
	 38.
	  	Landlord’s Lien/Security Interest	  	29
			
	 39.
	  	Limitation of Liability of PRISA, Landlord’s Partners, and Others	  	29
			
	 40.
	  	Relocation	  	29
			
	 41.
	  	Cable Easements	  	29
			
	 42.
	  	Fire Protection Provision	  	20
			
	 43.
	  	Yard Area	  	30
			
	 44.
	  	Security System	  	30
			
	 45.
	  	Tenant’s Equipment	  	30

  

 iv 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

					
	 46.
	  	Interconnection Rights	  	33
			
	 47.
	  	Collocation	  	34

  

 v 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 LIST OF DEFINED TERMS 
  

			
	 	  	Page
	 Amendment
	  	D-2
	 Barton Graphic
	  	E-1
	 Building IV Refusal Space
	  	F-1
	 Building V Refusal Space
	  	G-2
	 Building VI Refusal Space
	  	E-l
	 Cables
	  	29
	 Change Order
	  	C-2
	 Collocation Party
	  	34
	 Commencement Date of the First Renewal Term
	  	D-1
	 Commencement Date of the Second Renewal Term
	  	D-1
	 Common Area
	  	2
	 Construction Allowance
	  	C-2
	 Construction Plans
	  	C-1
	 Consultant
	  	25
	 Contract Sum
	  	C-2
	 Contractor List
	  	C-3
	 Easements
	  	29
	 Environmental Requirements
	  	23
	 Event of Default
	  	18
	 Excess Costs
	  	C-3
	 Final Completion Date
	  	C-3
	 First Renewal Notice
	  	D-1
	 First Renewal Term
	  	D-1
	 Force Majeure
	  	26
	 GAAP
	  	8
	 Generator
	  	30
	 Hazardous Materials
	  	24
	 holder
	  	22
	 Interconnection Equipment
	  	34
	 Landlord
	  	i
	 Landlord’s Punchlist
	  	C-3
	 Legal Requirements
	  	2
	 Market Rental Rate
	  	D-l
	 Meet-Me Room
	  	33
	 mortgage
	  	22
	 Offer Notice
	  	E-1
	 Operating Expenses
	  	3
	 Parking Area
	  	12
	 Permitted Costs
	  	C-2
	 Permitted Transferees
	  	14
	 proceeding for relief
	  	18
	 Proposed Lease
	  	E-1
	 Proposed Tenant
	  	E-1
	 PruCrow
	  	29

  

 vi 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

			
	 Removal Notice
	  	11
	 Renewal Term
	  	D-1
	 Report
	  	25
	 Retainage
	  	C-3
	 Satellite
	  	32
	 Second Renewal Notice
	  	D-1
	 Second Renewal Term
	  	D-1
	 Secure Areas
	  	17
	 Sign Requirements
	  	12
	 Space Plan
	  	C-1
	 Space Planner
	  	C-1
	 Taken
	  	13
	 Taking
	  	13
	 Tangible Net Worth
	  	8
	 Taxes
	  	6
	 Telecommunications Use
	  	1
	 Tenant Affiliate
	  	14
	 Tenant Improvements
	  	C-1
	 Tenant’s Contractors
	  	C-2
	 Tenant’s Emergency Contact
	  	17
	 Tenant’s Equipment
	  	30
	 Tenant’s Notice
	  	E-1
	 Tenant-Made Alterations
	  	9
	 Trade Fixtures
	  	11
	 Transfer
	  	14
	 walls
	  	8
	 Yard Area
	  	30

  

 vii 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 1. Granting Clause. In consideration of the obligation of Tenant to pay rent as herein
provided and in consideration of the other terms, covenants, and conditions hereof, Landlord leases to Tenant, and Tenant leases from Landlord, the Premises, to have and to hold for the Lease Term, subject to the terms covenants and conditions of
this Lease 
 2. Acceptance of Premises. Except as may otherwise be expressly provided in a Construction Addendum attached
hereto (if any), Tenant shall accept the Premises on the Commencement Date in its “AS-IS” condition, subject to all applicable laws, ordinances, regulations, covenants and restrictions, and Landlord shall have no obligation to perform or
pay for any repair or other work therein Landlord represents and warrants that, as of the date Landlord tenders possession of the Premises to Tenant, the base building shell shall comply with all applicable Legal Requirements (as hereinafter
defined) specific to base building shells, including the American with Disabilities Act, but specifically excluding zoning ordinances and other Legal Requirements specific to Tenant’s use of the Premises; provided, however that if the base
building shell is not in compliance with such Legal Requirements and Tenant cannot commence construction of Tenant Improvements (as defined in Exhibit C) because of such lack of compliance caused by Landlord, then Landlord shall use
commercially reasonable efforts to being the base building shell into such compliance within thirty (30) days of delivery of possession of the Premises to Tenant. For the purposes of the foregoing, if the lack of compliance is the result of
Landlord’s failure to obtain any certificate from a governmental authority, then the issuance of the appropriate certificate by the applicable governmental authority following the base building final inspection shall satisfy the foregoing
requirements. Landlord has made no representation or warranty as to the suitability of the Premises for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises are suitable for Tenant’s intended purposes
TENANT ACKNOWLEDGES THAT SUBJECT TO THE TERMS OF THIS LEASE (a) IT HAS INSPECTED AND ACCEPTS THE PREMISES IN AN “AS IS, WHERE IS” CONDITION (UNLESS OTHERWISE EXPRESSLY PROVIDED IN A CONSTRUCTION ADDENDUM ATTACHED HERETO, IF ANY),
(b) THE BUILDINGS AND IMPROVEMENTS COMPRISING THE SAME ARE SUITABLE FOR THE PURPOSE FOR WHICH THE PREMISES ARE LEASED AND LANDLORD HAS MADE NO WARRANTY, REPRESENTATION, COVENANT, OR AGREEMENT WITH RESPECT TO THE MERCHANTABILITY OR FITNESS FOR
ANY PARTICULAR PURPOSE OF THE PREMISES, (c) THE PREMISES ARE IN GOOD AND SATISFACTORY CONDITION, (d) NO REPRESENTATIONS AS TO THE REPAIR OF THE PREMISES, NOR PROMISES TO ALTER, REMODEL OR IMPROVE THE PREMISES HAVE BEEN MADE BY LANDLORD
(UNLESS OTHERWISE EXPRESSLY PROVIDED IN A CONSTRUCTION ADDENDUM ATTACHED HERETO, IF ANY), AND (e) THERE ARE NO REPRESENTATIONS OR WARRANTIES, EXPRESSED, IMPLIED OR STATUTORY, THAT EXTEND BEYOND THE DESCRIPTION OF THE PREMISES. Except as provided in
this Section 2 and Sections 10 and 11 (d), in no event shall Landlord have any obligation for any defects if the Premises or any limitation on its use. The taking of possession of the Premises shall be conclusive evidence that Tenant accepts
the Premises and that the Premises were in good condition at the time possession was taken except for items that are Landlord’s responsibility under this Section 2 and Sections 10 and 11 (d), and any punchlist items agreed to in writing by
Landlord and Tenant. 
 3. Use. 
 (a) Subject to Tenant’s compliance with all zoning ordinances and Legal Requirements (as hereinafter defined), the Premises shall be used only for the purpose of the operation, instillation, maintenance, repair
and replacement of telecommunications equipment and its related facilities, collocation with Tenant’s customers, and for general office use (the “Telecommunication Use”), an administration 

  

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 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
office, computer systems, engineering, data services, receiving, storing, shipping and selling (but limited to wholesale and internet sales) products,
materials and merchandise made and/or distributed by Tenant, maintaining a Meet Me Room (as defined in Section 46), which may be used by other internal service providers, provided Tenant shall (1) insure that all third parties who use the
Meet Me Room comply with all of the terms and conditions of this lease and (2) remain primarily liable for all of the obligations of the “Tenant” under this Lease, and for such other lawful purposes as may be incidental thereto;
however, no retail sales may be made from the Premises. Tenant shall not conduct or give notice of any auction, liquidation, or going out of business sale on the Premises. The population density within the Premises as a whole shall at no time exceed
one person for each 333 rentable square feet of office space in the Premises (not to exceed five percent (5%) of the Premises for the purpose of this calculation) and one person for each 1,000 rentable square feet of non -office space in the
Premises. Tenant will use the Premises in a careful, safe and proper manner and will not commit waste, overload the floor or structure of the Premises or subject the Premises to use that would damage the Premises tenant shall not permit any
objectionable or unpleasant odors, smoke, dust, gas, noise, or vibrations to emanate from the Premises, or take any other action that would constitute a nuisance or would disturb, unreasonably interfere with, or endanger Landlord or any tenants of
the Project Subject to Section 43 and all applicable legal Requirements, outside storage, including without limitation, storage of trucks and other vehicles, is prohibited without Landlord’s prior written consent. Tenant shall not do or
permit anything to be done in or about the Premises, the Building or the Project that will unreasonably interfere with the rights of other tenants of the Building or the Project or allow the Premises to be used for any unlawful purpose”. Tenant
shall not do, permit or suffer in on, or about the Premises the use or sale of any alcoholic liquor without the prior written consent of Landlord 
 (b) Tenant, at its sole expense, shall use and occupy the Premises in compliance with all laws, including, without limitation, the Americans With Disabilities Act, orders, judgments, ordinances, regulations, codes, directives, permits,
licenses, covenants and restrictions now or hereafter applicable to the Premises (collectively, “Legal Requirements”) The Premises shall not be used as a place of public accommodation under the Americans With Disabilities Act
or similar state statutes or local ordinances or any regulations promulgated hereunder, all as may be amended from time to time Tenant shall, at its expense, make any alterations or modifications, within or without the Premises, that are required by
Legal Requirements related to Tenant’s specific use or occupation of the Premises Tenant will not use or permit the Premises to be used for any purpose or in any manner (other than Tenant’s permitted use) that would void Tenant’s or
Landlord’s insurance, increase the insurance risk, or cause the disallowance of any sprinkler credits. If any increase in the cost of any insurance on the Premises or the Project is caused by Tenant’s use or occupation of the Premises, or
because Tenant vacates the Premises, then Tenant shall pay the amount of such increase to Landlord. Any entrance into or occupation of the Premises by Tenant prior to the Commencement Date shall be subject to all obligations of Tenant under this
Lease, except for the payment of rent. 
 (c) Tenant and its employees and invitees shall have the non-exclusive right to use, in common with
others, any areas designated by Landlord from time to time as common areas for the use and enjoyment of all tenants and occupants of the Project (the “Common Area”), subject to such reasonable rules and regulations as
Landlord may promulgate from time to time. Notwithstanding the foregoing, no designation or re-designation by Landlord, nor any of the rules and regulations, will, in Landlord’s reasonable discretion, materially impair the visibility of any
signage installed on the exterior of the Building by Tenant pursuant to the terms and provisions of this Lease or materially impair pedestrian and vehicular access to the Premises 
  

 2 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 4. Base Rent. Tenant shall pay Base Rent in the amount set forth on the first page of this
Lease The Base Rent for calendar month November 2000 and the first monthly installment of estimated Operating Expenses (as hereafter defined) shall be due and payable on the date hereof, and, subject to Exhibit H. Tenant promises to pay to
Landlord in advance, without demand, deduction or set-off, monthly installments of Base Rent on or before the first day of each calendar month succeeding the Commencement Date Payments of Base Rent for any fractional calendar month shall be
prorated. All payments required to be made by Tenant to Landlord hereunder shall be payable at such address as Landlord may specify from time to time by written notice delivered in accordance herewith. The obligation of Tenant to pay Base Rent and
other sums to Landlord and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or set-off any rent due hereunder except where expressly provided in this Lease. Tenant
acknowledges that late payment by Tenant to Landlord of any rent due hereunder will cause Landlord to incur costs not contemplated by this Lease, the exact amount of such costs being extremely difficult and impractical to determine. Therefore, if
Tenant is delinquent in any monthly installment of Base Rent, estimated Operating Expenses or other sums due and payable hereunder for more than five (5) days, Tenant shall pay to Landlord on demand a late charge equal to five percent
(5%) of such delinquent sum. The parties agree that such late charge represents a fair and reasonable estimate of the costs that Landlord will incur by reason of such late payment by Tenant Notwithstanding the foregoing, the late fee referenced
above shall not be charged with respect to the first two (2) occurrences (but not any subsequent occurrence) during any 12-month period that tenant fails to make payment when due, until five (5) days after Landlord delivers written notice
of such delinquency to Tenant. The provision for such late charge shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed as a penalty. 
 5. Security Deposit. [Intentionally deleted]. 
 6. Operating Expense Payments 
 (a) During each month of the Lease Term, on the same date that
Base Rent is due, Tenant shall pay Landlord an amount equal to 1/12 of the annual cost, as estimated by Landlord from time to time, but not more than twice per year, of Tenant’s Proportionate Share (hereinafter defined) of Operating Expenses
for the Project Payments thereof for any fractional calendar month shall be prorated 
 (b) The term “Operating
Expenses” means all costs and expenses incurred by Landlord with respect to the ownership, maintenance, and operation of the Project including, but not limited to costs of: Common Area utilities; maintenance, repair and replacement of
all portions of the Common Area of the Project, including without limitation, paving and parking areas, roads, roofs (except that Landlord is responsible for replacement of the roof as provided in Section 10, Tenant being responsible only for
Tenant’s Proportionate Share of the cost of roof repairs), roof membrane, alleys, and driveways; mowing, snow removal, landscaping, and exterior painting; the cost of maintaining utility lines, fire sprinklers and fire protection systems,
exterior lighting and mechanical and building systems serving the Building or Project; amounts paid to contractors and subcontractors for services performed in connection with any often foregoing (provided such amounts are not duplicated under this
definition of Operating Expenses); charges or assessments of any association to which the Project is subject; reasonable fees payable to tax consultants and attorneys for consultation and contesting taxes consistent with customary business practices
of landlords that own similar class light industrial/warehouse buildings located in the Dallas-Fort Worth metropolitan area; environmental insurance or environmental management fees; the cost of any insurance deductibles for insurance required to be
maintained by Landlord hereunder: property management fees payable to a property 

  

 3 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
manager, including any affiliate of Landlord, or if there is no property manager an administration fee of two and one-half percent (2.5%) of the Base Rent
payable to Landlord; security services, if any; trash collection sweeping and removal for the Common Area; and additions or alterations made by Landlord to the Project or the Building in order to comply with Legal Requirements (other than those
expressly required herein to be made by Tenant) or that are appropriate to the continued operation of the Project or the Building as a bulk warehouse/industrial or service center facility in the market area in a manner consistent to the level of
operation that is typical in other similar class warehouse/industrial or service center facilities located in the market area in which the Project is located, provided that the cost of such additions or alterations that are required to be
capitalized for federal income tax purposes shall be amortized on a straight line basis over a period equal to the lesser of the useful life thereof for federal income tax purposes or ten (10) years and included in Operating Expenses only to
the extent of the amortized amount for the respective calendar year. In addition, Operating Expenses shall include (l) Taxes (hereinafter defined) for each calendar year during the Lease term, and (2) the cost of insurance maintained by
Landlord for the Project for each calendar year during the Lease Term. 
 (c) Notwithstanding the foregoing, Operating Expenses do not
include (1) costs, expenses, depreciation or amortization for capital repairs and capital replacements required to be made by Landlord under Section 10 of this Lease; (2) debt service under mortgages or ground rent under ground
leases; (3) costs of restoration to the extent of net insurance proceeds received by Landlord with respect thereto; (4) leasing commissions or the costs of renovating space for tenants; (5) any costs or legal fees incurred in
connection with any particular tenant or (6) costs of cleaning, remediating and/or restoring any portion of the Project resulting from the release of Hazardous Materials by Landlord, its agents or employees. The cost of any repairs or
replacements which are classified as capital improvements under generally accepted accounting principles shall be amortized with interest over the lesser of the useful life of the improvement or ten (10) years and included in Operating Expenses
only to the extent of the amortized amount for the respective calendar year. 
 (d) By April 15 of each calendar year, or as soon
thereafter as practicable, Landlord shall furnish to Tenant a reconciliation of Operating Expenses for the previous year. If Tenant’s total payments of Operating Expenses for any year are less than Tenant’s Proportionate Share of actual
Operating Expenses for such year, then Tenant shall pay the difference to Landlord within thirty (30) days after demand, and if more, then Landlord shall retain such excess and credit it against Tenant’s next payments Landlord shall
maintain books and records of Operating Expenses for a period of two (2) years following the end of each calendar year Within 180 days following Tenant’s receipt of a year end reconciliation of Operating Expenses and upon ten (10)
days’ prior written notice, so long as no Event of Default then exists under this Lease, Tenant or Tenant’s independent certified public accountant (which accountant shall be subject to Landlord’s reasonable approval and shall not be
compensated in whole or in part on a contingency basis) shall have the right to audit Landlord’s books and records relating to the prior year’s Operating Expenses at a mutually convenient time at Landlord’s local office, if one
exists, or if none exists, at Landlord’s main offices. Provided the requirements of this Section are satisfied; Landlord hereby approves any of the “Big Five” accounting firms to perform such audit or inspection. Tenant or the
accounting firm conducting such audit shall, at no charge to Landlord, submit its audit report in draft form to Landlord for Landlord’s review and comment before the final approved audit report is submitted to Landlord, and any reasonable
comments by Landlord shall be incorporated into the final audit report. Provided Landlord’s accounting for Operating Expenses is consistent with the terms of this Lease, Landlord’s good faith judgment regarding the proper accounting for
Operating Expenses shall be binding on Tenant in connection with any such audit or inspection. Tenant agrees to provide to Landlord copies of any and all reports, summaries 

  

 4 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
conclusions, and other results of such audit within ten (10) days following Tenant’s receipt thereof. If the audit discloses that the total amount
invoiced to Tenant after year-end reconciliation for such year exceeds the actual Operating Expenses, Landlord shall credit the amount of overpayment towards any outstanding Base Rent, Operating Expenses or any other amounts due under this Lease,
and then to Tenant’s next due payment of Operating Expenses, or if this Lease has expired, Landlord shall promptly refund the same to Tenant. If such audit discloses that the total amount invoiced to Tenant after year-end reconciliation for
such year is less than Tenant’s Proportionate Share of Operating Expenses, Tenant shall pay the same to Landlord within thirty (30) days after receipt of the audit results Tenant and Tenant’s accountant shall keep the results of any
such audit confidential as to all parties other than Landlord, and shall enter into a written confidentiality agreement prior to conducting such audit at Landlord’s request. Tenant shall pay the cost of such audit or inspection, including $150
per hour of Landlord’s or the building manager’s employee time devoted to such inspection or audit to reimburse Landlord for its overhead cost allocable to the time devoted to such inspection or audit, unless the total Operating Expenses
for the period in question is determined to be in error by more than five percent (5%) in the aggregate, in which case Landlord shall pay the audit costs (not to exceed the amount tenant was overcharged for the period in question).
Notwithstanding the foregoing, Landlord shall not charge Tenant a per hour fee for the Landlord’s or the building manager’s employee time for the first four (4) hours of such audit or inspection. For purposes of calculating Tenants
Proportionate Share of Operating Expenses, a year shall mean a calendar year except the first year, which shall begin on the Commencement Date, and the last year, which shall end on the expiration of this Lease 
 (e) With respect to Operating Expenses which Landlord allocates to the entire Project because such
Operating Expenses are related to the operation of the Project generally or portions of the Project other than the Building, Tenant’s “Proportionate Share” shall be the percentage set forth on the first page of this lease as
Tenant’s Proportionate Share of the Project as reasonably adjusted by Landlord in the future for changes in the physical size of the Premises or the Project; and, with respect to Operating Expenses which Landlord allocates only to the Building
because such Operating Expenses are related solely to the operation of the Building, Tenant’s “Proportionate Share” shall be the percentage set forth on the first page of this Lease as Tenant’s Proportionate Share of the Building
as reasonably adjusted by Landlord in the future for changes in the physical size of the Premises or the Building Landlord may equitably increase Tenant’s Proportionate Share for any item of expense or cost reimbursable by Tenant that relates
to a repair, replacement, or service that benefits only the Premises or only a portion of the Project or Building that includes the Premises or that varies with occupancy or use The estimated Operating Expenses for the Premises set forth on the
first page of this Lease are only estimates, and Landlord makes no guaranty or warranty that such estimates will be accurate. 
 7.
Utilities. Tenant shall pay for all water, gas, electricity, heat, light, power, telephone, sewer, sprinkler services, refuse and trash collection, and other utilities and services used on the Premises, all maintenance charges for
utilities, and any storm sewer charges or other similar charges for utilities imposed by any governmental entity or utility provider, together with any taxes, penalties, surcharges or the like pertaining to Tenant’s use of the Premises.
Landlord may cause at Tenant’s expense any utilities to be separately metered or charged directly to Tenant by the provider. Without limiting the foregoing, Tenant, at its sole cost and expense, shall pay the cost of all equipment, meters,
switches, transformers, feeders, risers, and wiring required to provide electrical service to the Premises and Tenant’s Equipment (collectively, the “Electrical Equipment”) Tenant may, at Tenant’s sole cost and expense, have the
local electric utility company provide electrical current to the Building through dual feeds served by separate substations, subject to Landlord’s prior written consent, and Landlord shall use reasonable efforts, at Tenant’s sole cost and
expense, to assist Tenant in obtaining such dual feeds from such local utility company Landlord will 

  

 5 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
provide Tenant’s electrical service provider reasonable access to the Building to install, at a location therein acceptable to Landlord, the transformer
required to furnish electrical service to the Premises The installation of all Electrical Equipment shall be done only in accordance with plans and specifications that have been previously submitted to and approved by Landlord in writing and shall
be subject to the provisions of Section 12 The use of electricity in the Premises shall not exceed the capacity of existing feeders and risers to or wiring, as they may exist from time to time, in the Premises. Any risers or wiring required to
meet Tenant’s excess electrical requirements shall (a) comply with legal Requirements and the provisions of Section 12 of this Lease, (b) be installed by Tenant, at Tenant’s cost, and (c) not cause permanent damage to the
Building or the Premises, cause or create a dangerous or hazardous condition, or interfere with or disturb other tenants of the Building. Whenever Tenant is required to pay the cost of any Electrical Equipment under the foregoing provisions, the
cost thereof shall include the cost of installation, operation, use and maintenance of such Electrical Equipment. Tenant shall pay its share of all charges for jointly metered utilities based upon consumption, as reasonably determined by Landlord.
Tenant agrees to limit use of water and sewer for normal restroom use. To the extent electricity is provided to the Premises by means of a direct feed from the utility provider, Landlord makes no representation or warranty to Tenant concerning the
quantity or availability of electrical power or electrical service to the Premises or for Tenant’s Equipment No interruption or failure of utilities shall result in the termination of this Lease or the abatement of rent; provided, however, that
if the interruption or cessation of utilities resulted from a cause within landlord’s exclusive control and the Premises are not usable by Tenant for the conduct of Tenants business as a result thereof, Base Rent and applicable Operating
Expenses shall be abated for the period which commences one (1) full business day after the date Tenant gives to Landlord written notice of such interruption until such time as the utilities required for the conduct of Tenant’s business
are restored. Tenant shall not be entitled to such abatement if Tenant is in fact conducting business in the Premises during such interruption of utilities. 
 8. Taxes. Landlord shall pay all taxes, assessments and governmental charges (collectively referred to as “Taxes”) that either (a) accrue against the Project during the Lease
Term if such taxes are payable in advance, or (b) are assessed against the Project during the Lease Term if such Taxes are payable in arrears. Taxes shall be included as part of the Operating Expenses charged to Tenant pursuant to
Section 6 hereof during each year of the Lease Term, based upon Landlord’s reasonable estimate of the amount of Taxes, and shall be subject to reconciliation and adjustment pursuant to Section 6 once the actual amount of Taxes is
known. Landlord may contest by appropriate legal proceedings the amount, validity, or application of any Taxes or liens thereof and any costs incurred in such contest may be included as part of Taxes. All capital levies or other taxes assessed or
imposed on Landlord upon the rents payable to Landlord under this Lease and any franchise tax, any excise, transaction, sates or privilege tax, assessment, levy or charge measured by or based, in whole or in part, upon such rents from the Premises
and/or the Project or any portion thereof shall be paid by Tenant to Landlord monthly in estimated installments or upon demand, at the option of Landlord, as additional rent; provided, however, in no event shall Tenant be liable for any net income
taxes imposed on Landlord unless such net income taxes are in substitution for any Taxes payable hereunder. If any such tax or excise is levied or assessed directly against Tenant, then Tenant shall be responsible for and shall pay the same at such
times and in such manner as the taxing authority shall require Tenant shall be liable for all taxes levied or assessed against any personal property or fixtures placed in the Premises, whether levied or assessed against Landlord or Tenant, and if
any such taxes are levied or assessed against Landlord or Landlord’s property and (1) Landlord pays them or (2) the assessed value of Landlords property is increased thereby and Landlord pays the increased taxes, then Tenant shall pay
to Landlord such taxes within ten (10) days after Landlord’s request therefor. 
  

 6 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 9. Insurance. 
 (a) Landlord shall maintain all risk property insurance covering the full replacement cost of the Building (excluding foundations), less a commercially reasonable deductible if Landlord so chooses Landlord may, but is
not obligated to, maintain such other insurance and additional coverages as reasonably prudent Landlord would maintain, including, but not limited to, commercial liability insurance, flood insurance, and rent loss insurance. All such insurance shall
be included as part of the Operating Expenses charged to Tenant pursuant to Section 6 hereof. The Project or Building may be included in a blanket policy (in which case the cost of such insurance allocable to the Project or Building will be
determined by Landlord based upon the insurer’s cost calculations). Tenant shall also reimburse Landlord for any increased premiums or additional insurance which Landlord reasonably deems necessary as a result of Tenant’s use of the
Premises (as evidenced on bills or statements from the applicable insurance carrier). 
 (b) Effective as of the earlier of: (1) the
date Tenant enters or occupies the Premises; or (2) the Commencement Date, and continuing during the Lease Term, Tenant, at its expense, shall obtain, and maintain in full force the following insurance coverage: (A) all risk property
insurance covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant or for Tenant’s benefit; (B) worker’s compensation insurance with no less than the minimum limits required by
law; (C) employer’s liability insurance with such limits as required by law; and (D) commercial liability insurance, with a minimum limit of $1,000,000 per occurrence and a minimum umbrella limit of $2,000,000, for a total minimum
combined general liability and umbrella limit of $3,000,000 (together with such additional umbrella coverage as Landlord may reasonably require) for property damage, personal injuries, or deaths of persons occurring in or about the Premises Landlord
may from time to time require reasonable increases in any such limits. The commercial liability policies shall name Landlord and Landlord’s agents as additional insureds , insure on an occurrence and not a claims-made basis, be issued by
insurance companies which are reasonably acceptable to Landlord, not be cancelable unless thirty (30) days prior written notice shall have been given to Landlord, contain a hostile fire endorsement or amended pollution endorsement, and a
contractual liability endorsement and provide primary coverage to Landlord (any policy issued to Landlord providing duplicate or similar coverage shall be deemed excess over Tenant’s policies) Such certificates, or at Landlord’s option,
copies of the policies evidencing coverage shall be delivered to Landlord by Tenant at least ten (10) days prior to the Commencement Date and at least fifteen (15) days prior to each renewal of said insurance. If Tenant fails to comply with the
foregoing insurance requirements or to deliver to Landlord copies of such policies and certificates evidencing the coverage required herein, Landlord, in addition to any remedy available pursuant to this Lease or otherwise, may, but shall not be
obligated to, obtain such insurance and Tenant shall pay to Landlord on demand the premium costs thereof, plus an administrative fee of fifteen percent (15%) of the cost. 
 (c) Tenant may provide self-insurance in lieu of the insurance required in Section 9.(b), whether by the establishment of an insurance fund or reserve to be held and applied to make good losses from casualties,
or otherwise, which conforms to the practice of large corporations maintaining systems of self-insurance. As a condition to establishing a self-insurance plan in lieu of the insurance provided in Section 9 (b), Tenant shall deliver to Landlord
the following: (i) a certificate of an independent actuary or other independent, qualified person reasonably acceptable to Landlord stating that the self-insurance plan is adequate to provide the protection of the insurance policies described
in Section 9.(b) and (ii), a balance sheet as of the end of the most recent quarter of the then-current fiscal year of Tenant (or, if the first quarter in such fiscal year has not expired, the last quarter of the previous fiscal year), prepared
by a national firm of certified public accountants (reasonably acceptable to Landlord) in accordance with generally accepted 

  

 7 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
accounting principles consistently applied (“GAAP”), accompanied by such accounting firm’s unqualified opinion that the tangible
net worth of Tenant exceeds $100,000,000.00. Thereafter, Tenant shall deliver to Landlord as soon as available (and in any event within forty-five (45) days) after the end of each fiscal year, a balance sheet for such fiscal year, prepared by a
national firm of certified public accountants (reasonably acceptable to Landlord) in accordance with GAAP, accompanied by such accounting firm’s unqualified opinion that the tangible net worth of Tenant exceeds $100,000,000.00. If at any time
Tenant’s tangible net worth is less than $100,000,000.00, Tenant shall be required to immediately obtain and maintain the insurance provided in Section 9 (b). “Tangible Net Worth” means the excess of total assets
over total liabilities (in each case, determined in accordance with GAAP excluding from the determination of total assets all assets which would be classified as intangible assets under GAAP, including, without limitation, goodwill, licenses,
trademarks, trade names, copyrights and franchises). 
 (d) The all risk property insurance obtained by Landlord and Tenant shall include a
waiver of subrogation by the insurers and all rights based upon an assignment permits insured, against Landlord or Tenant, their officers, directors, employees, managers, agents, invitees and contractors, in connection with any loss or damage
thereby insured against The failure of a party to insure its property shall not void this waiver. Notwithstanding anything to the contrary contained herein, Tenant hereby waives any claims against Landlord, and its officers, directors, employees,
managers, agents, invitees and contractors for any loss or damage insured against or required to be insured against hereunder (whether by self-insurance or otherwise), regardless of whether the negligence or fault of Landlord caused such loss; and
Landlord hereby waives any claims against Tenant, and its officers, directors, employees, managers, agents, invitees and contractors for any loss or damage insured against or required to be insured against hereunder to the extent insurance proceeds
are received therefore or Landlord would have received had Landlord carried the insurance required to be maintained by Landlord under Section 9 (a), regardless of whether the negligence or fault of Tenant caused such loss; however,
Landlord’s waiver shall not apply to any deductible amounts maintained by Landlord under its insurance 
 10. Landlord’s
Repairs. This Lease is intended to be a net lease; accordingly, Landlord’s maintenance and repair obligations are limited to the replacement of the Building’s roof and maintenance of the foundation piers and structural members of
the exterior walls, reasonable wear and tear and uninsured losses and damages caused by Tenant, its agents, employees and contractors excluded. The term “walls” as used in this Section 10 shall not include windows, glass
or plate glass, doors or overhead doors, special store fronts, dock bumpers, dock plates or levelers, or office entries, all of which shall be maintained by Tenant. Tenant shall promptly give Landlord written notice of any repair required by
Landlord pursuant to this Section 10, after which Landlord shall have a reasonable opportunity to repair such item. Landlord shall also maintain in good repair and condition the parking areas and other common areas of the Building, including,
but not limited to driveways, alleys, landscape and grounds surrounding the Premises, the cost of such maintenance, repair and replacement to be paid in accordance with Section 6 hereof. 
 11. Tenant’s Repairs. 
 (a) Subject to Landlord’s obligation in Section 10, Tenant, at its sale expense, shall repair, replace and maintain in good condition all portions of the Premises and all areas, improvements and systems exclusively serving the
Premises including, without limitation, dock, dock equipment and loading areas, dock doors, plumbing, water, and sewerlines up to the perimeter of the Premises, (or up to points of common connection if such damage to the plumbing, water and sewer
lines is caused by tenant) entries, doors, ceilings, windows, interior walls, and the interior side of demising walls, and heating, ventilation and 

  

 8 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
air conditioning systems, and other building and mechanical systems serving the Premises. Such repair and replacements include capital expenditures and
repairs whose benefit may extend beyond the Lease Term. Maintenance and repair of the heating, ventilation and air conditioning systems and other mechanical and building systems serving the Premises, and, subject to Landlord’s obligation in
Section 10, any repairs to the roof, shall be at Tenant’s expense pursuant to maintenance service contracts entered into by Tenant or, at Landlord’s written election, by Landlord (but at Tenant’s expense). The scope of services
and contractors under such maintenance contracts shall be subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. 
 (b) In the event that any repair or maintenance obligation required to be performed by Tenant hereunder may affect the structural integrity of the
Building (e.g., roof, foundation, structural members of the exterior walls), prior to commencing any such repair, Tenant shall provide Landlord with written notice of the necessary repair or maintenance and a brief summary of the structural
component or components of the Building that may be affected by such repair or maintenance. Within ten (10) business days after Landlord’s receipt of Tenant’s written notice (except in cases of emergency, in which case Landlord shall
use commercially reasonable efforts to promptly respond to Tenant’s written notice), Landlord shall have the right but not the obligation, to elect to cause such repair or maintenance to be performed by Landlord, or a contractor selected and
engaged by Landlord, but at Tenant’s sole cost and expense. The foregoing sentence is not intended to obligate Tenant to pay for repairs or maintenance to those structural items which are Landlord’s responsibility pursuant to
Section 10 above, but shall only require Tenant to pay for the repair and maintenance to such structural components to the extent such repair or maintenance is necessitated due to the performance of Tenant’s repair and maintenance
obligations pursuant to this Section 11. 
 (c) Within the fifteen (15) day period prior to the expiration or termination of this Lease,
Tenant shall deliver to Landlord a certificate from an engineer reasonably acceptable to Landlord certifying that the hot water equipment and the HVAC system are then in good repair and working order. If Tenant fails to perform any repair or
replacement for which it is responsible, Landlord may perform such work and be reimbursed by Tenant within ten (10) days after demand therefor Subject to Sections 9 and 15, Tenant shall bear the full cost of any repair or replacement to any
part of the Building or Project that results from damage caused by Tenant, its agents, contractors, or invitees and any repair that benefits only the Premises 
 (d) Landlord warrants to Tenant that the plumbing, electrical, mechanical, irrigation, Parking Area and roof systems in and/or serving in the Premises shall be in good working order as of the Commencement Date. Tenant
shall have a ninety (90) day period beginning with the Commencement Date to notify Landlord of any defects that exist in any of such systems. If Tenant delivers to Landlord written notice of any such defects, Landlord shall promptly repair the
defects in question. All such systems for which Tenant has not delivered to landlord written notice of a defect therein within such 90-day period shall conclusively be deemed to be in good working order and Tenant shall thereafter maintain such
systems in good repair and condition as required by this Lease. 
 12. Tenant-Made Alterations and Trade Fixtures 

(a) Any alterations, additions, or improvements made by or on behalf of Tenant to the Premises (“Tenant-Made Alterations”)
shall be subject to Landlord’s prior written consent, which consent shall not be unreasonably withheld for Tenant-Made Alterations that (1) do not affect the structural components or exterior of the Building (including without limitation,
roof membrane, the dock and loading 

  

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 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
areas, truck doors, entry doors or windows), or the mechanical, plumbing or building systems of the Building, and (2) are not visible from outside the
Premises or Building. Tenant agrees that it shall not be deemed unreasonable for Landlord to condition its consent to any Tenant-Made Alteration on Tenant’s agreement to remove the same and repair any damage caused by such removal at the
expiration or earlier termination of this Lease. If Landlord has not consented to the final plans and specifications with respect to such proposed Tenant-Made Alterations to the Premises within twenty (20) business days after submission by
Tenant to Landlord of such final plans and specifications, then such plans and specifications, subject to Landlord’s written consent to any changes to such final plans and specifications, shall be deemed approved by Landlord; provided, such
final plans and specifications are submitted with a written notice from Tenant to Landlord that conspicuously states in bold, uppercase typeface that unless Landlord notifies Tenant that Landlord is withholding its consent to the submitted final
plans and specifications within twenty (20) business days, such plans and specifications shall be deemed approved by Landlord Notwithstanding the foregoing, Tenant may make non-structural, interior Tenant-Made Alterations without
Landlord’s consent provided (A) Tenant provides written notice to Landlord prior to the commencement of such non-structural, interior Tenant-Made Alterations; (B) the aggregate cost of all Tenant-Made Alterations does not exceed
$50,000 for any twelve (12) month period; and (C) Tenant secures all permits, licenses and approvals required to construct and/or install such Tenant-Made Alterations and provides to Landlord a copy of the same. Tenant shall not have the
right, without Landlord’s prior written consent, to make any Tenant—Made Alterations that (i) affect the structural components or exterior of the Building (including without limitation roof membrane, the dock and loading areas, truck
doors, entry doors or windows), or the mechanical, plumbing or building systems of the Building, or (ii) are visible from outside the Premises or Building. Tenant shall cause, at its expense, all Tenant-Made Alterations to comply with insurance
requirements and with Legal Requirements and shall construct at its expense any alteration or modification required by Legal Requirements as a result of any Tenant-Made Alterations. 
 (b) All Tenant-Made Alterations shall be constructed in a good and workmanlike manner by contractors reasonably acceptable to Landlord and only good
glades of materials shall be used. All plans and specifications for any Tenant-Made Alterations shall be submitted to Landlord for its approval Landlord may monitor construction of the Tenant-Made Alterations. Tenant shall reimburse Landlord for its
costs in reviewing plans and specifications and in monitoring construction not to exceed four percent (4%) of the total cost of such Tenant-Made Alterations Landlord’s right to review plans and specifications and to monitor construction
shall be solely for its own benefit, and Landlord shall have no duty to see that such plans and specifications or construction comply with applicable laws, codes, rules and regulations. 
 (c) Tenant shall provide Landlord with the identities and mailing addresses of all persons performing work or supplying materials, prior to beginning
such construction, and Landlord may post on and about the Premises notices of non-responsibility pursuant to applicable law Tenant shall furnish security or make other arrangements satisfactory to Landlord to assure payment for the completion of all
work free and clear of liens and shall provide certificates of insurance for worker’s compensation and other coverage in amounts and from an insurance company satisfactory to Landlord protecting Landlord against liability for personal injury or
property damage during construction Upon completion of any Tenant-Made Alterations, Tenant shall deliver to Landlord sworn statements setting forth the names of all contractors and subcontractors who did work on the Tenant-Made Alterations and final
lien waivers from all such contractors and subcontractors. 
 (d) Upon surrender of the Premises, all Tenant-Made Alterations and any
leasehold improvements constructed by Landlord or Tenant shall remain on the Premises as Landlord’s property, 

  

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except to the extent Landlord requires (pursuant to the following sentence) removal at Tenant’s expense of any such items or Landlord and Tenant have
otherwise agreed in writing in connection with Landlord’s consent to any Tenant-Made Alterations. In connection with Landlord’s review and approval of any of Tenant’s proposed Tenant-Made Alterations to the Premises, Landlord may
notify Tenant in writing, contemporaneously with Landlord’s notice of approval to Tenant with respect to the improvements in question, that Landlord will require Tenant to remove such Tenant-Made Alterations prior to the expiration of the Lease
Term; however, if Tenant submits plans and specifications to Landlord for proposed Tenant-Made Alterations, additions or improvements to the Premises and delivers a Removal Notice (defined below) to Landlord contemporaneously with such submission by
Tenant, and Landlord fails to notify Tenant that Tenant will be required to remove such Tenant-Made Alterations to the Premises at the expiration of the Lease Term, Landlord may not request such removal at the expiration of the Lease Term A
“Removal Notice” means a written notice from Tenant to Landlord that conspicuously states in bold, uppercase typeface that Tenant will not be required to remove the Tenant-Made Alterations in question at the end of the Lease
Term unless, contemporaneously with Landlord’s notice of approval to Tenant with respect to the improvements in question, Landlord notifies Tenant in writing that Landlord will require Tenant to remove such alterations prior to the expiration
of the Lease Term. Notwithstanding the foregoing, if Tenant does not obtain Landlord’s prior written consent for any Tenant-Made Alterations or leasehold improvements to the Premises (whether such approval is required hereunder or otherwise),
Tenant shall, at Landlord’s written request, remove all such alterations, additions, improvements, trade fixtures, personal property; equipment, wiring, cabling, and furniture as Landlord may request Prior to the expiration or termination of
this Lease, Tenant, at its sole expense, shall repair any and all damage caused by such removal. 
 (e) Tenant, at its own cost and expense
and without Landlord’s prior approval, may erect such shelves, bins, machinery and trade fixtures (collectively “Trade Fixtures”) in the ordinary course of its business provided that such items do not alter the basic
character of the Premises, do not overload or damage the Premises, and may be removed without injury to the Premises, and the construction, erection, and installation thereof complies with all Legal Requirements and with Landlord’s requirements
set forth above. Prior to the expiration or termination of this Lease, Tenant, at its sole expense, shall remove its Trade Fixtures and shall repair any and all damage caused by such removal. 
 13. Signs. All signs, decorations, advertising media, blinds, draperies and other window treatment or bars or other security installations
visible from outside the Premises shall be subject to Landlord’s prior written approval and shall conform in all respects to Landlord’s requirements of which shall be delivered to Tenant by Landlord upon request. Tenant shall not make any
changes to the exterior of the Premises, install any exterior lights, decorations, balloons, flags, pennants, banners, or painting, or erect or install any signs, windows or door lettering, placards, decorations, or advertising media of any type
which can be viewed from the exterior of the Premises, without Landlord’s prior written consent. Landlord shall not be required to notify Tenant of whether it consents to any sign until it (a) has received detailed, to-scale drawings
thereof specifying design, material composition, color scheme, and method of installation, and (b) has had a reasonable opportunity to review them. Landlord shall not unreasonably withhold its consent to Tenant’s signage provided
(1) such signage complies with all applicable codes, ordinances and other Legal Requirements, (2) such signage is consistent in size, color, materials, and quality with the existing signage of other tenants occupying a similar amount of
space at the Project and (3) such signage is compatible with the design and image of the Building and Project. If Landlord has not notified Tenant whether it consents to such sign within twenty (20) business days, then Landlord will be
deemed to have consented to such sign; provided, such drawings are submitted contemporaneously with a written notice from Tenant to Landlord that conspicuously states in bold, uppercase typeface that unless Landlord notifies Tenant that Landlord is

  

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withholding its consent to the proposed sign within twenty (20) business days, such sign shall be deemed approved by Landlord. If Landlord grants its
consent, Tenant shall, at its sole risk and expense, erect such sign in accordance with the approved plans and specifications, in a good and workmanlike manner, in accordance with all laws, regulations, restrictions (governmental or otherwise), and
architectural guidelines in effect for the area in which the Building is located (the “Sign Requirements”), and in a manner so as not to unreasonably interfere with the use of the Building grounds while such construction is
taking place; thereafter, Tenant shall maintain such sign in a good, clean, and safe condition in accordance with the Sign Requirements. Upon surrender or vacation of the Premises, Tenant shall have removed all signs and repair, paint, and/or
replace the building facia surface to which its signs are attached. Tenant shall obtain all applicable governmental permits and approvals for sign and exterior treatments. It is the intention of the parties that Tenant bear all risks relating to
the installation, use, maintenance, operation, and removal of any sign or other object permitted under this Section 13; therefore, Tenant shall defend, indemnify, and hold harmless Landlord, its agents, and their respective affiliates from all
losses, claims, costs, and liabilities arising in connection with or relating to the installation, maintenance, use, operation, and removal of any sign or other object permitted under this Section 13, including, without limitation, that arising
from Landlord’s negligence (other than its sole or gross negligence or intentional misconduct). 
 14. Parking.
Tenant may use up to sixty (60) designated parking spaces in the parking area associated with the Building (the “Parking Area”) subject to such terms, conditions, and regulations as are from time to time applicable to
patrons of the Parking Area at no additional cost to Tenant. Landlord shall not be responsible for enforcing Tenant’s parking rights against any third parties. Landlord shall not grant parking rights to third-parties to the extent such grant
would cause less than sixty (60) parking spaces to be available for Tenant’s use in the Parking Area. 
 15.
Restoration. 
 (a) If at any time during the Lease Term the Premises are damaged by a fire or other casualty, Landlord shall
notify Tenant within sixty (60) days after such damage as to the amount of time. Landlord or Landlord’s architect or general contractor reasonably estimates it will take to restore the Premises. If Landlord or Landlord’s architect or
general contractor estimates the restoration time to exceed 180 days from the date Landlord receives all permits, approvals, and licenses required to begin construction, then Tenant may request in writing within five (5) days following
Landlord’s notice that Landlord select a third-party professional construction manager, subject to Landlord’s reasonable approval, to estimate the time it will take to restore the Premises. If Landlord and Tenant cannot mutually agree
within three (3) business days of Tenant’s request as to the identity of such third-party professional construction manager, then Landlord and Tenant shall each nominate a professional construction manager, who shall, within two
(2) business days thereafter, jointly select one professional construction manager in Dallas, Texas to determine the time needed to restore the Premises (and the determination of such third professional construction manager shall be made as
soon as reasonably practicable [but in no event more than 45 days following the damage], shall be deemed final, and, notwithstanding anything else to the contrary in this Lease, may not be arbitrated or thereafter disputed by the parties hereto). If
the restoration time is estimated to exceed 180 days from the date Landlord receives all permits, approvals, and licenses required to begin reconstruction, either Landlord or Tenant may elect to terminate this Lease upon notice to the other party
given no later than thirty (30) days after Landlord’s notice. If neither party elects to terminate this Lease or if Landlord or Landlord’s architect or general contractor estimates that restoration will take 180 days or less, then,
subject to receipt of sufficient insurance proceeds, Landlord shall promptly restore the Premises excluding the improvements installed by Tenant or by Landlord and paid by Tenant, subject to delays not caused by Landlord arising from 

  

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the collection of insurance proceeds or from Force Majeure events. Tenant at Tenant’s expense shall promptly perform, subject to delays not caused by
Tenant arising from the collection of insurance proceeds, or from Force Majeure events, all repairs or restoration not required to be done by Landlord. Notwithstanding the foregoing, either party may terminate this Lease upon thirty (30) days
written notice to the other if the Premises are damaged during the last year of the Lease Term and Landlord or Landlord’s architect or general contractor reasonably estimates that it will take more than thirty (30) days to repair such
damage. 
 (b) If the Premises are destroyed or substantially damaged by any peril not covered by the insurance maintained by Landlord or any
Landlord’s mortgagee requires that insurance proceeds be applied to the indebtedness secured by its mortgage (defined hereinafter), Landlord may terminate this Lease by delivering written notice of termination to Tenant within thirty (30) days
after such destruction or damage or such requirement is made known by any such Landlord’s mortgagee, as applicable, whereupon all rights and obligations hereunder shall cease and terminate, except for any liabilities of Tenant which accrued
prior to Lease termination. 
 (c) If such damage or destruction is caused by the act(s) or omission(s) of Tenant, its employees, agents or
contractors, Tenant shall pay to Landlord with respect to any damage to the Premises and/or Project the amount of the commercially reasonable deductible under Landlord’s insurance policy within ten (10) days after presentment of
Landlord’s invoice. Base Rent and Operating Expenses shall be abated on a reasonable basis for the period of repair and restoration in the proportion which the area of the Premises, if any, which is not usable by Tenant bears to the total area
of the Premises. Such abatement shall be the sole remedy of Tenant, and except as provided herein. Tenant waives any right to terminate the Lease by reason of damage or casualty loss. 
 16. Condemnation. If any part of the Premises or the Project is taken for any public or quasi-public use under governmental law, ordinance,
or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a “Taking” or “Taken”), and (a) the Taking would prevent or materially interfere with Tenant’s use of the
Premises, (b) in Landlord’s judgment would materially interfere with or impair its ownership or operation of the Project or (c) as a result of such Taking, Landlord’s mortgagee accelerates the payment of any indebtedness securing
all or a portion of the Project, then upon written notice by Landlord this Lease shall terminate and Base Rent shall be apportioned as of said date. If part of the Premises shall be Taken, and this Lease is not terminated as provided above the Base
Rent payable hereunder during the unexpired Lease Term shall be reduced to such extent as may be fair and reasonable under the circumstances, and Landlord shall restore the Premises to its condition prior to the Taking; provided, however,
Landlord’s obligation to so restore the Premises shall be limited to the award Landlord receives in respect of such Taking that is not required to be applied to the indebtedness secured by a mortgage. In the event of any such Taking, Landlord
shall be entitled to receive the entire price or award from any such Taking without any payment to Tenant, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the extent that same
shall not diminish Landlord’s award, to make a separate claim against the condemning authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s Trade
Fixtures, if a separate award for such items is made to Tenant. 
  

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 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 17. Assignment and Subletting. 
 (a) Without Landlord’s prior written consent, Tenant shall not assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or
hypothecate its leasehold interest or grant any concession or license within the Premises (each being a “Transfer”) and any attempt to do any of the foregoing shall be void and of no effect. For purposes of this Section 17, a
transfer of the ownership interests controlling Tenant shall be deemed a Transfer of this Lease unless such ownership interests are publicly traded. Landlord agrees not to unreasonably withhold or condition its consent to a proposed assignment of
this Lease or subletting of the Premises to a party which (1) is, in the reasonable judgment of Landlord, of a character or reputation or is engaged in a business which would not be harmful to the image and reputation of the Project and can
reasonably be expected to perform the obligations of “Tenant” hereunder; (2) will not use the Premises in a manner that would conflict with any exclusive use agreement or other similar agreement entered into by Landlord with any other
tenant of the Project; (3) proposes to use the Premises so as to not materially increase the pedestrian or vehicular traffic to the Premises or the Project; and (4) has a net worth calculated according to generally accepted accounting
principles at least equal to the greater of the net worth or Tenant immediately prior to such assignment or sublease or the net worth of the Tenant at the time it executed the Lease. Without limiting the foregoing, Landlord may withhold its consent
(and it shall not be deemed unreasonable), to any such assignment or subletting of the Premises to any party (A) which is a governmental entity (or subdivision or agency thereof), (B) would use the Premises, in whole or in part, for other
than Tenant’s permitted use hereunder, (C) which is a prospective tenant that has delivered to, or received from, Landlord a written proposal to lease space in the Project before Tenant or its agent contacts such party, (D) which is
an occupant of the Project or another project owned by Landlord at the time of such request, or (E) which intends to use, store, or generate any Hazardous Materials in, on or about the Premises. Landlord’s agreement not to unreasonably
withhold its consent shall apply only to the first assignment or sublease under this Lease, and Landlord may withhold its consent in its sole discretion to any further or subsequent assignment or sublease. Notwithstanding the above, Tenant may
assign or sublet the Premises, or any part thereof, to any entity controlling Tenant, controlled by Tenant or under common control with Tenant (a “Tenant Affiliate”), without the prior written consent of Landlord; provided, however,
Tenant shall provide written notice within thirty (30) days following the assignment of this Lease to, or entering into any sublease with, any Tenant Affiliate. Notwithstanding the foregoing, and provided no Event of Default then exists under
this Lease, Tenant may, without Landlord’s prior written consent, but with at least thirty (30) days written notice thereafter, assign this Lease to an entity into which Tenant is merged or consolidated or to an entity which substantially
all of Tenant’s assets are transferred (together with Tenant Affiliates, “Permitted Transferees”), provided (i) such merger, consolidation, or transfer of assets is for a good business purpose and not principally for the
purpose of transferring Tenant’s leasehold estate, and (ii) the assignment or successor entity has a tangible net worth calculated according to generally accepted accounting principles at least equal to the greater of the net worth of
Tenant at the time it executed this Lease, and otherwise has a financial condition comparable or better than that of Tenant. Tenant shall reimburse Landlord for all of Landlord’s reasonable out-of-pocket expenses in connection with any
Transfer, other than to a Permitted Transferee. Upon Landlord’s receipt of Tenant’s written notice of a desire to assign or sublet the Premises, or any part thereof (other than to a Permitted Transferee), Landlord may, by giving written
notice to Tenant within thirty (30) days after receipt of Tenant’s notice, terminate this Lease with respect to the space described in Tenant notice, as of the date specified in Tenant’s notice for the commencement of the proposed
assignment or sublease. Notwithstanding the foregoing, if Landlord provides written notification to Tenant of its election to cancel this Lease as to any portion of the Premises as provided above, Tenant may rescind its proposed assignment or
sublease of all or any portion of the Premises by notifying Landlord in writing within three (3) business days following Landlord’s written cancellation notice 
  

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 (b) Notwithstanding any Transfer, Tenant and any guarantor or surety of Tenants obligations under this
Lease shall at all times remain fully responsible and liable for the payment of the rent and for compliance with all of Tenant’s other obligations under this Lease (regardless of whether Landlord’s approval has been obtained for any such
Transfer). In the event that the rent due and payable by a sublessee or assignee (or a combination of the rental payable under such sublease or assignment plus any bonus or other consideration therefor or incident thereto) less the costs reasonably
incurred by Tenant with unaffiliated third parties in connection with such assignment or sublease (i e, brokerage commissions, tenant finish work, and the like) exceeds the rental payable under this Lease, then Tenant shall be bound and obligated to
pay Landlord as additional rent hereunder fifty percent (50%) of all such excess rental and other excess consideration within ten (10) days following receipt thereof by Tenant. While any Event of Default exists, in the event that the rent due and
payable by a sublessee or assignee (or combination of the rental payable under such sublease or assignment plus any bonus or other consideration therefor or incident to) exceeds the rental payable under this Lease as to the portion of the Premises
covered thereby, then Tenant shall, be bound and obligated to pay Landlord as additional rent hereunder one hundred percent (100%) of all such excess rental and other excess consideration within ten (10) days following receipt thereof by
Tenant. 
 (c) If this Lease is assigned or if the Premises is subleased (whether in whole or in part) or in the event of the mortgage,
pledge, or hypothecation of Tenant’s leasehold interest or grant of any concession or license within the Premises or if the Premises be occupied in whole or in part by anyone other than Tenant, then upon a default by Tenant hereunder Landlord
may collect rent from the assignee, sublessee mortgagee, pledgee, party to whom the leasehold interest was hypothecated, concessionee or licensee or other occupant and, except to the extent set forth in the preceding subparagraph, apply the amount
collected to the next rent payable hereunder; and all such rentals collected by Tenant shall be held in trust for Landlord and immediately forwarded to Landlord. No such transaction or collection of rent or application thereof by Landlord, however,
shall be deemed a waiver of these provisions or a release of Tenant from the further performance by Tenant of its covenants, duties, or obligations hereunder. Any approved assignment or sublease shall be expressly subject to the terms and conditions
of this Lease. Landlord’s consent to any Transfer shall not waive Landlord’s rights as to any subsequent Transfers 
 18.
Indemnification. 
 (a) Subject to Section 9 (d), Tenant agrees to indemnify, defend (with counsel reasonably acceptable to
Landlord) and hold harmless Landlord, and Landlord’s agents, employees and contractors, from and against any and all claims, demands, losses, liabilities, causes of action, suits, judgments, damages, costs and expenses (including reasonable
attorneys’ fees) arising from any occurrence on the Premises, the use and occupancy of the Premises, or from any activity, work, or thing done, permitted or suffered by Tenant in or about the Premises or due to any other act or omission of
Tenant, its subtenants, assignees, invitees, employees, contractors and agents, or from Tenant’s failure to perform its obligations under this Lease (other than any loss arising from the sole or gross negligence or intentional misconduct of
Landlord or its agents), EVEN THOUGH CAUSED OR ALLEGED TO BE CAUSED BY THE JOINT, COMPARATIVE, OR CONCURRENT NEGLIGENCE OR FAULT OF LANDLORD OR ITS AGENTS, AND EVEN THOUGH ANY SUCH CLAIM, CAUSE OF ACTION, OR SUIT IS BASED UPON OR ALLEGED TO BE BASED
UPON THE STRICT LIABILITY OF LANDLORD OR ITS AGENTS, THIS INDEMNITY PROVISION IS INTENDED TO INDEMNIFY LANDLORD AND ITS AGENTS AGAINST THE CONSEQUENCES OF THEIR OWN NEGLIGENCE OR FAULT AS PROVIDED ABOVE WHEN LANDLORD OR ITS AGENTS ARE JOINTLY,
COMPARATIVELY, OR CONCURRENTLY NEGLIGENT WITH TENANT. This indemnity provision shall survive termination or expiration of this Lease. The furnishing of insurance required hereunder shall not be deemed to limit Tenant’s obligations under this
Section 18. 
  

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 (b) Subject to Section 9.(d), Landlord agrees to indemnify, defend and hold harmless Tenant, and
Tenant’s agents, employees and contractors, from and against any and all claims, demands, losses, liabilities, causes of action, suits, judgments, damages, costs and expenses (including reasonable attorneys’ fees) resulting from claims by
third parties for injuries to any person and damage to or loss of property occurring in or about the Project (other than the Premises) and arising from the negligence or intentional misconduct of Landlord, its employees, contractors, or agents, and
not from the negligence or intentional misconduct of Tenant. This indemnity provision shall survive termination or expiration of this Lease. The furnishing of insurance required hereunder shall not be deemed to limit Landlord’s obligations
under this Section 18. 
 19. Inspection and Access. 
 (a) Upon forty-eight (48) hours prior verbal notice, which notice shall only be effective upon speaking with Tenant’s Emergency Contact (defined
below) or Tenant’s representative for notice as specified on the first page of this Lease (which representative Tenant may elect to change by providing written notification thereof to Landlord as more particularly described in Section 37
(c)), or written notice to Tenant (except in the event of an emergency, in which case Landlord shall provide such notice as is practicable to Tenant’s Emergency Contact by pager or telephone), Landlord and its agents, representatives, and
contractors may enter the Premises at any reasonable time to inspect the Premises and to make such repairs as may be required or permitted pursuant to this Lease and for any other business purpose, and a representative of tenant shall accompany such
party during such entry; provided, if a representative of Tenant is not present at the Premises to accompany tenant within one (1) hour after the scheduled entrytime, then Landlord shall reschedule such entry (except in the event of an
emergency, in which case, before entering the Premises, Landlord shall wait for a representative of Tenant as long as is practicable under the circumstances after providing notice to Tenant’s Emergency Contact as set forth above), and Tenant
shall reimburse Landlord for its reasonable out-of-pocket costs (including the cost and expense of travel to and from the Premises), not to exceed $2,000 per occurrence. Upon forty-eight (48) hours prior verbal notice, which notice shall only
be effective upon speaking with Tenant’s Emergency Contact or Tenant’s representative for notice as specified on the first page of this Lease (which representative Tenant may elect to change by providing written notification thereof to
Landlord as more particularly described in Section 37 (c)), or written notice to Tenant, Landlord and its agents, representatives, and contractors may enter the Premises for the purpose of showing the Premises to prospective purchasers or,
during the last year of the Lease Term, to prospective tenants, and a representative of Tenant shall accompany such party during such entry, however, Landlord shall not enter the Secure Areas (defined below) with such parties for such purpose
without Tenant’s prior written consent, which may be withheld in Tenant’s sole and absolute discretion; provided if a representative of Tenant is not present within one (1) hour after the scheduled entry time, then Landlord shall
reschedule such entry, and Tenant shall reimburse Landlord for its reasonable out-of-pocket costs (including the cost and expense of travel to and from the Premises), not to exceed $1,000 per occurrence. Landlord may erect a suitable sign on the
Premises stating the Premises are available to let or that the Project is available for sale. Landlord may grant easements, make public dedications, designate common areas and create restrictions on or about the Premises, provided that no such
easement, dedication, designation or restriction materially interferes with Tenant’s use or occupancy of the Premises. At Landlord’s request, Tenant shall execute such instruments as may be necessary for such easements, dedications or
restrictions. 
  

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 (b) Notwithstanding anything in this Lease to the contrary, before carrying out (or allowing any third
party to carry out) any inspection, construction, maintenance or repair activities in Tenant’s computer rooms, and other areas of the Premises containing sensitive equipment or equipment containing data and/or other materials which are
confidential and proprietary to Tenant and that are clearly marked, identified and physically partitioned to prevent any inadvertent access by Landlord, its agents, employees and contractors (the “Secure Areas”), Landlord
shall provide Tenant three (3) days’ prior written notice (except in the case of an emergency, in which case Landlord shall provide such notice as is practicable to Tenant’s Emergency Contact by pager or telephone), of such
parties’ intent to carry out such inspection, construction, maintenance or repair work, including the date, time and location in which such work will take place. Tenant shall have the right to monitor and inspect such work at Tenant’s own
risk and at Tenant’s sole cost and expense, provided that Tenant shall not interfere with the performance of such work. Notwithstanding anything to the contrary in this Lease, any delay associated with Landlord’s compliance with the terms
and provisions of this Section 19 shall not prejudice or penalize Landlord with respect to any of its obligations under this Lease. Before the Commencement Date, Tenant shall provide Landlord the name and twenty-four (24) hour access
number (pager or telephone) of an employee of Tenant who can be contacted and will provide access to Landlord twenty-four (24) hours a day, seven days a week in the event Landlord requires access to the Premises, including the Secure Areas,
because of an emergency (“Tenant’s Emergency Contact”). 
 20. Quiet Enjoyment. If Tenant shall
perform all of the covenants and agreements herein required to be performed by Tenant, Tenant shall, subject to the terms of this Lease, at all times during the Lease Term, have peaceful and quiet enjoyment of the Premises against any person
claiming by, through or under Landlord, but not otherwise. 
 21. Surrender. No act by Landlord shall be an acceptance of a
surrender of the Premises, and no agreement to accept a surrender of the Premises shall be valid unless it is in writing and signed by Landlord. Upon termination of the Lease Term or earlier termination of Tenant’s right of possession, Tenant
shall surrender the Premises to Landlord in the same condition as received, broom clean, ordinary wear and tear and casualty loss and condemnation covered by Sections 15 and 16 excepted. Any Trade Fixtures, Tenant-Made Alterations and property not
so removed by Tenant as permitted or required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any damages resulting from
Landlord’s retention and disposition of such property. All obligations on Tenant hereunder not fully performed as of the termination of the Lease Term shall survive the termination of the lease Term, including without limitation, indemnity
obligations, payment obligations with respect to Operating Expenses and all obligations concerning the condition and repair of the Premises. 
 22. Holding Over. Tenant acknowledges that Tenant shall not have the right to hold over at any time after the expiration or termination of the Lease Term, and Landlord may exercise any and all remedies at law or in equity to
recover possession of the Premises, as well as all damages (including attorneys’ fees and expenses) of whatsoever type (including consequential) incurred by Landlord, due to such holding over. If Tenant fails to vacate the Premises after the
expiration of the Lease Term with Landlord’s prior written consent, Tenant shall be deemed to be a tenant from month-to-month, and, Tenant shall pay in addition to any other rent or other sums then due Landlord, a monthly base rental equal to
150% of the Base Rent in effect on the expiration date. If Tenant fails to vacate the Premises after the expiration or termination of the Lease Term without Landlord’s prior written consent, Tenant shall be a tenant at will or at sufferance,
and Tenant shall pay, in addition to any other rent or other sums then due Landlord a daily 

  

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base rental equal to 200% of the Base Rent in effect on the expiration or termination date, and Tenant shall be liable for all damages (including
attorneys’ fees and expenses) of whatever type (including consequential damages) incurred by Landlord as a result of such holding over. Whether holding over with or without the consent of Landlord, Tenant shall also be liable for all Operating
Expenses incurred during such holdover period. No holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this Lease except as otherwise expressly provided, and this Section 22 shall not be construed as
consent for Tenant to retain possession of the Premises. 
 23. Events of Default. Each of the following events shall be an
event of default (“Event of Default”) by Tenant under this Lease: 
 (a) Tenant shall fail to pay any installment of
Base Rent or any other payment required herein when due, and such failure shall continue for a period of ten (10) business days or more after Landlord has given written notice to Tenant that such payment is past due, provided that such notice
from Landlord shall be in lieu of, and not in addition to, any notice of default required by applicable law; and provided, further, Landlord shall be obligated to give only two (2) such notices per twelve (12) month period, with subsequent
payment default to be an Event of Default if such failure to pay shall continue for a period often (10) business days or more from the date such payment was due (without any notice) 
 (b) Tenant or any guarantor or surety of Tenant’s obligations hereunder shall (1) make a general assignment for the benefit of creditors;
(2) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or
composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a “proceeding for relief”);
(3) become the subject of any proceeding for relief which is not dismissed within sixty (60) days of its filing or entry; or (4) die or suffer a legal disability (if Tenant, guarantor, or surety is an individual) or be dissolved or
otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity), provided that if such dissolution or failure to maintain its legal existence occurs because of such party’s failure
to file a required filing to any applicable governmental authority, then such failure shall not constitute an Event of Default until fifteen (15) days after such dissolution or failure. 
 (c) Any insurance required to be maintained by Tenant pursuant to this Lease shall be canceled or terminated or shall expire or shall be reduced or
materially changed, except, in each case, as permitted in this Lease. 
 (d) [Intentionally deleted]. 
 (e) Tenant shall attempt or there shall occur any assignment, subleasing or other transfer of Tenants interest in or with respect to this Lease except as
otherwise permitted in this Lease. 
 (f) Tenant shall fail to discharge or bond over any lien placed upon the Premises in violation of this
Lease within thirty (30) days after any such lien or encumbrance is filed against the Premises. 
  

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 (g) Tenant shall fail to execute any instrument of subordination or attornment or any estoppel
certificate within the time periods set forth in Sections 27 and 29 respectively following Landlord’s request for the same. 
 (h)
Tenant shall breach any of the requirements of Section 30 and such failure shall continue for a period of ten (10) days or more after notice from Landlord to Tenant, 
 (i) Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this Section 23, and except as otherwise expressly provided herein, such default shall continue for more
than thirty (30) days after Landlord shall have given Tenant written notice of such default. 
 24. Landlord’s
Remedies. 
 (a) Upon each occurrence of an Event of Default and so long as such Event of Default shall be continuing, Landlord may at
any time thereafter at its election: terminate this Lease or Tenant’s right of possession, (but Tenant shall remain liable as hereinafter provided) and/or pursue any other remedies at law or in equity. Upon the termination of this Lease or
termination of Tenant’s right of possession, Landlord may, and Tenant waives formal demand or notice of any kind, to re-enter the Premises by summary dispossession proceedings or any other action or proceeding authorized by law and to remove
Tenant and all persons and property therefrom. If Landlord re-enters the Premises. Landlord shall have the right to keep in place and use, or remove and store, all of the furniture fixtures and equipment at the Premises. 
 (b) If Landlord terminates this Lease, Landlord may recover from Tenant the sum of; all Base Rent and all other amounts accrued hereunder to the date of
such termination; the cost of reletting the whole or any part of the Premises, including without limitation brokerage fees and/or leasing commissions incurred by Landlord, and costs of removing and storing Tenant’s or any other occupant’s
property, repairing, altering, remodeling, or otherwise putting the Premises into condition acceptable to a new tenant or tenants, and all reasonable expenses incurred by Landlord in pursuing its remedies, including reasonable attorneys’ fees
and court costs and an amount in cash equal to the then present value of the Base Rent and other amounts payable by Tenant under this Lease as would otherwise have been required to be paid by Tenant to Landlord during the period following the
termination of this Lease measured from the date of such termination to the expiration date stated in this Lease less the then present value of the amount of such Base Rent and other amounts which Landlord shall receive for the remainder of the
Lease Term from any reletting of the Premises occurring prior to the date of the award, or if the Premises have not been relet prior to the date of the award, the amount, if any, of the then present amount of such Base Rent and other amounts which
Tenant proves could reasonably be recovered by reletting the Premises for the remainder of the Lease Term at the then-current fair rental value, in either case taking into consideration loss of rent while finding a new tenant, tenant improvements
and rent abatements necessary to secure a new tenant, leasing brokers’ commissions and other costs which Landlord has incurred or might incur in leasing the Premises to a new Tenant. In each case, such present value shall be calculated at a
discount rate equal to the 90-day U.S. Treasury bill rate at the date of such termination. 
 (c) If Landlord terminates Tenant’s light
of possession (but not this Lease), Landlord shall use commercially reasonable efforts to relet the Premises for the account of Tenant for such rent and upon such terms as shall be satisfactory to Landlord without thereby releasing Tenant from any
liability hereunder and without demand or notice of any kind to Tenant; provided. however (1) Landlord shall not be 

  

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obligated to accept any prospective tenant proposed by Tenant, unless such proposed tenant meets all of Landlord’s leasing criteria and
(2) Landlord shall have the right to lease any other space controlled by Landlord first For the purpose of such reletting Landlord is authorized to make any repairs, changes, alterations, or additions in or to the Premises as Landlord deems
reasonably necessary or desirable to secure a replacement tenant If the Premises are not relet, then Tenant shall pay to Landlord as damages a sum equal to the amount of the rental reserved in this Lease for such period or periods, plus the cost of
recovering possession of the Premises (including attorneys’ fees and costs of suit), the unpaid Base Rent and other amounts accrued hereunder at the time of repossession, and the costs incurred in any attempt by Landlord to relet the Premises
If the Premises are relet and a sufficient sum shall not be realized from such reletting [after first deducting therefrom, for retention by Landlord, the unpaid Base Rent and other amounts accrued hereunder at the time of reletting, the cost of
recovering possession (including attorneys’ fees and costs of suit), all of the costs and expense of repairs, changes, alterations, and additions, the expense of such reletting (including without limitation brokerage fees and leasing
commissions) and the cost of collection of the rent accruing therefrom] to satisfy the rent provided for in this lease to be paid, then Tenant shall immediately satisfy and pay any such deficiency. Any such payments due Landlord shall be made upon
demand therefor from time to time and Tenant agrees that Landlord may file suit to recover any sums falling due from time to time. Notwithstanding any such reletting without termination, Landlord may at any time thereafter eject in writing to
terminate this Lease for such previous breach. 
 (d) Exercise by Landlord of any one or more remedies hereunder granted or otherwise
available shall not be deemed to be an acceptance of surrender of the Premises and/or a termination of this Lease by Landlord, whether by agreement or by operation of law. Any law, usage, or custom to the contrary notwithstanding, Landlord shall
have the right at all times to enforce the provisions of this Lease in strict accordance with the terms hereof; and the failure of Landlord at any time to enforce its rights under this Lease strictly in accordance with same shall not be construed as
having created a custom in any way or manner contrary to the specific terms, provisions, and covenants of this Lease or as having modified the same. Tenant and Landlord further agree that forbearance or waiver by Landlord to enforce its rights
pursuant to this Lease or at law or in equity, shall not be a waiver of Landlord’s right to enforce one or more of its rights in connection with any subsequent default. A receipt by Landlord of rent or other payment with knowledge of the breach
of any covenant hereof shall not be deemed a waiver of such breach, and no waiver by Landlord of any provision of this Lease shall be deemed to have been made unless expressed in writing and signed by Landlord. To the greatest extent permitted by
law, Tenant waives the service of notice of Landlord’s intention to re-enter as provided for in any statute, or to institute legal proceedings to that end, and also waives all right of redemption in case Tenant shall be dispossessed by a
judgment or by warrant of any court or judge, The terms “enter,” “re-enter,” “entry” or “re-entry:” as used in this Lease, are not restricted to their technical legal meanings. Any reletting of the Premises
shall be on such terms and conditions as Landlord in its sole discretion may determine (including without limitation a term different than the remaining Lease Term, rental concessions, alterations and repair of the Premises, lease of less than the
entire Premises to any tenant and leasing any or all other portions of the Project before reletting the Premises). Provided Landlord uses commercially reasonable efforts to relet the Premises, Landlord shall not be liable, nor shall Tenant’s
obligations hereunder be diminished because of, Landlord’s failure to relet the Premises or collect rent due in respect of such reletting 
  

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 25. Tenant’s Remedies/Limitation of Liability 
 (a) Landlord shall not be in default hereunder unless Landlord fails to perform any of its obligations hereunder within thirty (30) days after written
notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of thirty (30) days, then after such period of time as is reasonably necessary so long as Landlord
diligently cures to completion). Except as otherwise expressly provided for in this Lease, Tenant’s exclusive remedy for Landlord’s failure to perform any of its obligations under this Lease, subject to the notice and cure provisions in
the previous sentence, shall be limited as provided in Section 25 (c). All obligations of Landlord hereunder shall be construed as covenants, not conditions; and Tenant may not terminate this Lease for breach of Landlord’s obligations
hereunder. All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the Premises and not thereafter; provided, Landlord’s transferee assumes Landlord’s obligations under this
Lease. The term “Landlord” in this Lease shall mean only the owner, for the time being of the Premises, and in the event of the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and discharged
from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Lease Term upon each new owner for the duration of such owner’s ownership. Any liability of Landlord under this Lease or arising out of the
relationship between Landlord and Tenant shall be limited solely to Landlord’s interest in the Project until such time as Landlord has satisfied all of its obligations with respect to the Construction Allowance (as defined in Exhibit C
hereto), thereafter, such liability shall be limited to Landlord’s interest in the Building, and in no event (whether before or after the satisfaction by Landlord of all of its obligations with respect to the Construction Allowance) shall any
personal liability be asserted against Landlord in connection with this Lease nor shall any recourse be had to any other property or assets of Landlord. 
 (b) Tenant and Landlord further agree that forbearance or waiver by Tenant to enforce its rights pursuant to this Lease or at law or in equity, shall not be a waiver of Tenant’s right to enforce one or more of
its rights in connection with any subsequent default. 
 (c) If following the Commencement Date Landlord fails to perform its obligations
within the time periods specified in Section 25 (a) and such failure materially adversely affects Tenant’s use of the Premises, then Tenant may perform such obligations and Landlord shall reimburse Tenant all actual and reasonable
third-party, out-of-pocket costs incurred by Tenant in connection with performing such obligations (other than those which would constitute an Operating Expense had Landlord performed such work, in which case, Landlord shall not be obligated to
reimburse Tenant for the pro rata cost thereof and Landlord shall provide Tenant a credit on Tenant’s year end reconciliation of Operating Expenses for such expense as Tenant has already incurred such expense) within thirty (30) days after
Tenant delivers to Landlord written demand therefor, accompanied by invoices substantiating Tenant’s claim. 
 26. Waiver of Jury
Trial. TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER
INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO. 
  

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 27. Subordination 
 (a) Subject to Section 27 (d), this Lease and Tenant’s interest and rights hereunder are and shall be subject and subordinate at all times to
the lien of any first mortgage, now existing or hereafter created on or against the Project or the Premises, and all amendments, restatements, renewals, modifications, consolidations, refinancing, assignments and extensions thereof, without the
necessity of any further instrument or act on the part of Tenant. Subject to Section 27 (d), Tenant agrees, at the election of the holder of any such mortgage, to attorn to any such holder. Tenant’s obligation to furnish each such
instrument requested hereunder in the time period provided is a material inducement for Landlord’s execution of this Lease and any failure of Tenant to timely deliver each instrument shall be deemed an Event of Default. 
 (b) Notwithstanding the foregoing, any such holder may at any time subordinate its mortgage to this Lease, without Tenant’s consent, by notice in
writing to Tenant, and thereupon this Lease shall be deemed prior to such mortgage without regard to their respective dates of execution, delivery or recording and in that event such holder shall have the same rights with respect to this Lease as
though this Lease had been executed prior to the execution, delivery and recording of such mortgage and had been assigned to such holder” The term “mortgage” whenever used in this Lease shall be deemed to include deeds
of trust, security assignments and any other encumbrances, and any reference to the “holder” of a mortgage shall be deemed to include the beneficiary under a deed of trust. 
 (c) Tenant shall not seek to enforce any remedy it may have for any default on the part of Landlord without first giving written notice by certified
mail, return receipt requested, specifying the default in reasonable detail to any mortgage holder whose address has been given to Tenant, and affording such mortgage holder a reasonable opportunity to perform Landlord’s obligations hereunder.
The current mortgage holder is Crow Family Holdings Industrial Limited Partnership, whose address is 2100 McKinney Avenue, Suite 700, Dallas, Texas 75201, Attention: John Killian. Notwithstanding any such attornment or subordination of a mortgage to
this Lease, the holder of any mortgage shall not be liable for any acts of any previous landlord, shall not be obligated to install any tenant improvements, and shall not be bound by any amendment to which it did not consent in writing nor any
payment of rent made more than one month in advance 
 (d) Following mutual execution of this Lease, Landlord shall use commercially
reasonable efforts to deliver a subordination, non-disturbance, and attornment agreement from any existing mortgage holder in the form of Exhibit J hereto or another form reasonably acceptable to Tenant and the existing mortgage holder;
however, Landlord’s failure to deliver such agreement shall not constitute a default hereunder nor affect the subordination of this Lease as provided in Section 27 (a) Notwithstanding anything to the contrary contained herein, the subordination
of Tenant’s rights hereunder to any future mortgage holder under this Section 27 shall be conditioned upon such future mortgage holder’s execution and delivery of a subordination, non-disturbance, and attornment agreement in the form of
Exhibit J hereto or another form reasonably acceptable to Tenant and such mortgage holder. lf Tenant fails to execute, acknowledge, and deliver a subordination, non-disturbance and attornment agreement in the form attached hereto as
Exhibit J (excepting any dates, names of parties and mortgages referenced therein that will have changed) within twenty (20) business days after request of Landlord, then such failure shall be deemed an Event of Default. 
 28. Mechanic’s Liens. Tenant has no express or implied authority to create or place any lien or encumbrance of any kind upon, or in
any manner to bind the interest of Landlord or Tenant in, the 

  

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 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
Premises or to charge the rentals payable hereunder for any claim in favor of any person dealing with Tenant, including those who may furnish materials or
perform labor for any construction or repairs. Tenant covenants and agrees that it will pay or cause to be paid all sums legally due and payable by it on account of any labor performed or materials furnished in connection with any work performed on
the Premises and that it will save and hold Landlord harmless from all loss, cost or expense based on or arising out of asserted claims or liens against the leasehold estate or against the interest of Landlord in the Premises or under this Lease
Tenant shall give Landlord immediate written notice of the placing of any lien or encumbrance against the Premises and cause such lien or encumbrance to be discharged within thirty (30) days of the filing or recording thereof; provided,
however, Tenant may contest such liens or encumbrances as long as such contest prevents foreclosure of the lien or encumbrance and Tenant causes such lien or encumbrance to be bonded or insured over in a manner satisfactory to Landlord within such
thirty (30) day period. 
 29. Estoppel Certificates. Tenant agrees, from time to time, within twenty (20) business
days after request of Landlord, to execute and deliver to Landlord, or Landlord’s designee, any estoppel certificate requested by Landlord, stating that this Lease is in full force and effect, the date to which rent has been paid, that Landlord
is not in default hereunder (or specifying in detail the nature of Landlord’s default), the termination date of this Lease and such other matters pertaining to this Lease as may be reasonably requested by Landlord. Tenant’s obligation to
furnish each estoppel certificate in a timely fashion is a material inducement for Landlord’s execution of this Lease and any failure of Tenant to timely deliver each estoppel certificate shall be deemed an Event of Default. Unless otherwise
required by Landlord’s mortgage holder or a prospective purchaser or mortgagee of the Building, the initial form of estoppel certificate to be signed by Tenant is attached hereto as Exhibit I. Tenant shall have the right to modify any
estoppel certificate to accurately reflect Tenant’s understanding of the status of this Lease and/or the other conditions or circumstances described in such certificate. 
 30. Environmental Requirements. 
 (a) Except for Hazardous Material contained in products used by Tenant in de minimis quantities for ordinary cleaning and office purposes. Tenant shall not permit or cause any party to bring any Hazardous Material upon the Premises or
transport, store, use, generate, manufacture, dispose, or release any Hazardous Material on or from the Premises without Landlord’s prior written consent; provided, Tenant may store and use diesel fuel, lubricating oil, and other similar
products in connection with the Generator (as defined in Section 45 (b)) so long as Tenant complies with the terms of this Lease (including, without limitation, this Section 30 and Section 45 (b) and all Legal Requirements applicable
thereto. Tenant, at its sole cost and expense, shall operate its business in the Premises in strict compliance with all Environmental Requirements and all requirements of this Lease. Tenant shall complete and certify to disclosure statements as
requested by Landlord from time to time relating to Tenant’s transportation, storage, use, generation, manufacture, or release of Hazardous Materials on the Premises, and Tenant shall promptly deliver to Landlord a copy of any notice of
violation relating to the Premises or Project of any Environmental Requirement. 
 (b) The term “Environmental
Requirements” means all applicable present and future statutes, regulations, ordinances, rules, codes, judgments, permits, authorizations, orders, policies or other similar requirements of any governmental authority, agency or court
regulating or relating to health, safety, or environmental conditions on, under, or about the Premises or the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the
Resource Conservation and Recovery Act; the Clean Air Act; the Clean Water Act; the Toxic Substances 

  

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Control Act and all state and local counterparts thereto, and any common or civil law obligations including, without limitation, nuisance or trespass, and
any other requirements of Sections 4 and 31 1 of this Lease. The term “Hazardous Materials” means and includes any substance, material, waste, pollutant, or contaminant that is or could be regulated under any, Environmental
Requirement or that may adversely affect human health or the environment, including, without limitation, any solid or hazardous waste, hazardous substance, asbestos, petroleum (including crude oil or any fraction thereof), natural gas, synthetic
gas, polychlorinated biphenyls (PCBs), and radioactive material. For purposes of Environmental Requirements, to the extent authorized by law, Tenant is and shall be deemed to be the responsible party, including without limitation, the
“owner” and “operator” of Tenant’s “facility” and the “owner” of all Hazardous Materials brought on the Premises by Tenant, its agents, employees, contractors or invitees, and the wastes, by-products, or
residues generated, resulting, or produced therefrom. 
 (c) Tenant, at its sole cost and expense, shall remove all Hazardous Materials
stored, disposed of or otherwise released by Tenant, its assignees, subtenants, agents, employees, contractors or invitees onto or from the Premises, in a manner and to a level satisfactory to Landlord in its sole discretion, but in no event to a
level and in a manner less than that which complies with all Environmental Requirements and does not limit any future uses of the Premises or require the recording or any deed restriction or notice regarding the Premises. Tenant shall perform such
work at any time during the period of the Lease upon written request by Landlord or, in the absence of a specific request by Landlord, before Tenant’s right to possession of the Premises terminates or expires”. If Tenant fails to perform
such work within the time period specified by Landlord or before Tenant’s right to possession terminates or expires (whichever is earlier), Landlord may at its discretion, and without waiving any other remedy available under this Lease or at
law or equity (including without limitation an action to compel Tenant to perform such work), perform such work at Tenant’s cost. Tenant shall pay all costs incurred by Landlord in performing such work within ten (10) days after
Landlord’s request therefor. Such work performed by Landlord is on behalf of Tenant and Tenant remains the owner, generator, operator, transporter, and/or arranger of the Hazardous Materials for purposes of Environmental Requirements Tenant
agrees not to enter into any agreement with any person, including without limitation any governmental authority, regarding the removal of Hazardous Materials that have been disposed of or otherwise released onto or from the Premises without the
written approval of the Landlord. 
 (d) Tenant shall indemnify, defend, and hold Landlord harmless from and against any and all losses
(including, without limitation, diminution in value of the Premises or the Project and loss of rental income from the Project), claims, demands, actions, suits, damages (including, without limitation, punitive damages), expenses (including, without
limitation, remediation, removal, repair, corrective action, or cleanup expenses), and costs (including, without limitation, actual attorneys’ fees, consultant fees or expert fees and including, without limitation, removal or management of any
asbestos brought into the Premises or disturbed in breach of the requirements of this Section 30, regardless of whether such removal or management is required by law) which are brought or recoverable against, or suffered or incurred by Landlord
as a result of any release of (excluding, however, any Hazardous Materials existing in the soils encountered by Tenant, its agents, employees, contractors, subtenants, assignees, or invitees in the course of Tenant’s installation of the Cables
(as defined in Section 41) and the Tenant Equipment (as defined in Section 45) in accordance with the terms and provisions of Section 41 and Section 45 of this Lease, as applicable) Hazardous Materials or any breach of the
requirements under this Section 30, in each case by Tenant, its agents, employees, contractors, subtenants, assignees or invitees, regardless of whether Tenant had knowledge of such noncompliance. The obligations of Tenant under this
Section 30 shall survive any termination of this Lease. 
  

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 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 (e) Landlord shall have access to, and a right to perform inspections and tests of, the Premises to
determine Tenant’s compliance with Environmental Requirements, its obligations under this Section 30, or the environmental condition of the Premises Access shall be granted to Landlord upon Landlord’s forty-eight (48) hours’
prior verbal notice, which notice shall only be effective upon speaking with Tenant’s Emergency Contact or Tenant’s representative for notice as specified on the first page of this Lease (which representative Tenant may elect to change by
providing written notification thereof to Landlord as more particularly described in Section 37 (c)), or written notice to Tenant (except in the event of an emergency, in which case Landlord shall provide such notice as is practicable to
Tenant’s Emergency Contact by pager or telephone) and at such times so as to minimize, so far as may be reasonable under the circumstances, any disturbance to Tenant’s operations, and a representative of Tenant shall accompany such party
during such entry; provided, if a representative of Tenant is not present at the Premises to accompany Tenant within one (1) hour after the scheduled entry time (except in the event of an emergency, in which case, before entering the Premises,
Landlord shall wait for a representative of Tenant as long as is practicable under the circumstances after providing notice to Tenant’s Emergency Contact as set forth above), then Landlord shall reschedule such entry, and Tenant shall reimburse
Landlord for its reasonable out-of-pocket costs (including, the cost and expense of travel to and from the Premises), not to exceed $2,000 per occurrence. Such inspections and tests shall be conducted at Landlord’s expense, unless such
inspections or tests reveal that Tenant released or placed or caused to be released or placed Hazardous Materials on the Premises or Project in amounts or in a manner that violates any Environmental Requirement, in which case Tenant shall reimburse
Landlord for the reasonable cost of such inspection and tests. Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights that Landlord holds against Tenant. Tenant shall promptly notify Landlord of any
communication or report that Tenant makes to any governmental authority regarding any possible violation of Environmental Requirements or release or threat of release of any Hazardous Materials onto or from the Premises Tenant shall, within five
(5) days of receipt thereof, provide Landlord with a copy of any documents or correspondence received from any governmental agency or other party relating to a possible violation of Environmental Requirements or claim or liability associated
with the release or threat of release of any Hazardous Materials onto or from the Premises. 
 (f) In addition to all other rights and
remedies available to Landlord under this Lease or otherwise, Landlord may, in the event of a breach of the requirements of this Section 30 that is not cured within thirty (30) days following notice of such breach by Landlord, require
Tenant to provide financial assurance (such as insurance, escrow of funds or third party guarantee) in an amount and form satisfactory to Landlord. The requirements of this Section 30 are in addition to and not in lieu of any other provision in
the Lease. 
 (g) Landlord has provided to Tenant a copy of a Phase 1 Environmental Site Assessment for the Project prepared by
Dames & Moore (“Consultant”) dated November 23, 1996 (Project No 34727-001-129), and updated on December 5, 1997, (Project No, 34727-004-121), and updated on January 25, 1999 (Project No. 23639,-068-129), and
further updated by a report by MFG Consulting Scientists and Engineers dated December 10, 1999 (Project No 02 - 0043) (the “Report”). Tenant agrees not to release the Report, or a copy of it, or any part of it, or disclose
any of the information contained in the Report to any third party (other than Tenant's counsel) without the express prior written consent of Landlord. Such consent shall not be unreasonably withheld as long as the proposed party to whom the report
is given executes a letter agreement containing covenants similar to this Section 30 (g). Tenant releases Landlord for any inaccuracies, omissions, or errors contained in the Report. Subject to Landlord’s actual knowledge, Landlord
represents that Landlord has delivered a full and complete copy of the Report to Tenant. Tenant agrees it will make whatever independent investigation it feels is necessary to investigate the environmental 

  

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 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
and other conditions of the Building. Tenant agrees that Landlord has no duty to provide it with the Report, to correct any inaccuracies, errors, or omission
in the Report to supplement the Report with any additional information, or to provide Tenant with any information concerning the environmental conditions of the Building. Tenant agrees that Landlord considers the Report to be confidential
proprietary information and Tenant agrees to maintain the confidentiality and security of the Report information in accordance with the highest standards of confidentiality and security associated with the protection of “trade secrets”
Landlord hereby expressly disclaims responsibility for the investigation of the Building by Tenant and further disclaims any responsibility for the contents of the Report. Tenant’s obligations pursuant to this Section 30(g) shall survive
the expiration or termination of this Lease. 
 (h) Landlord agrees not to bring any Hazardous Material upon the Premises or transport,
store, use, generate or manufacture or release any Hazardous Material in or about the Premises without Tenant’s prior written consent. Landlord shall indemnify, defend and hold Tenant harmless from and against any and all direct losses, claims,
demands, actions suits; damages, expenses, and costs which are brought or recoverable against, or suffered or incurred by Tenant as a result of any release of Hazardous Materials on or about the Premises to the extent of any violation of the
Environmental Requirements caused by Landlord, its agents or employees. 
 31. Rules and Regulations. Tenant shall, at all
times during the Lease Term and any extension thereof, comply with all reasonable rules and regulations at any time or from time to time established by Landlord covering use of the Premises and the Project. The current rules and regulations are
attached hereto. In the event of any conflict between said rules and regulations and other provisions of this Lease, the other terms and provisions of this Lease shall control Landlord shall not have any liability or obligation for the breach of any
rules or regulations by other tenants in the Project. The rules and regulations shall be enforced by Landlord in a non-discriminatory manner. 
 32. Security Service. Tenant acknowledges and agrees that, while Landlord may (but shall not be obligated to) patrol the Project, Landlord is not providing any security services with respect to the Premises and that Landlord
shall not be liable to Tenant for and Tenant waives any claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of
security with respect to the Premises. 
 33. Force Majeure. Landlord shall not be held responsible for delays in the
performance of its obligations hereunder when caused by strikes, lockouts, labor disputes, acts of God, inability to obtain labor or materials or reasonable substitutes therefor, governmental restrictions, governmental regulations, governmental
controls, delay in issuance of permits, enemy or hostile governmental action, civil commotion, fire or other casualty, and other causes beyond the reasonable control of Landlord (“Force Majeure”). 
 34. Entire Agreement. This Lease constitutes the complete and entire agreement of Landlord and Tenant with respect to the subject matter
hereof. No representations, inducements, promises or agreements, oral or written, have been made by Landlord or Tenant, or anyone acting on behalf of Landlord or Tenant, which are not contained herein, and any prior agreements, promises,
negotiations, or representations are superseded by this Lease. This Lease may not be amended except by an instrument in writing signed by both parties hereto. 
 35. Severability. If any clause or provision of this Lease is illegal, invalid or unenforceable under present or future laws, then and in that event, it is the intention of the parties hereto that the
remainder 

  

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 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
of this Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each clause or provision of this Lease
that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in terms to such illegal, invalid or unenforceable clause or provision as may be possible and be legal, valid and enforceable.

 36. Brokers. Tenant and Landlord each represent and warrant to the other that it has dealt with no broker, agent or other
person in connection with this transaction and that no broker, agent or other person brought about this transaction, other than the brokers, if any, set forth on the first page of this Lease, and Tenant and Landlord agree to indemnify and hold the
other harmless from and against any claims by any other broker, agent or other person claiming a commission or other form of compensation by virtue of having dealt with the indemnifying party with regard to this leasing transaction. 
 37. Miscellaneous. 
 (a) Any
payments or charges due from Tenant to Landlord hereunder shall be considered rent for all purposes of this Lease. 
 (b) If and when
included within the term “Tenant,” as used in this instrument, there is more than one person, firm or corporation, each shall be jointly and severally liable for the obligations of Tenant. 
 (c) All notices required or permitted to be given under this Lease shall be in writing and shall
be sent by registered or certified mail, return receipt requested, or by a reputable national overnight courier service, postage prepaid, or by hand delivery and, if to Tenant, addressed to Tenant at the address for Tenant noted on the first page of
this Lease, and if to Landlord, addressed to Landlord at c/o Prudential Real Estate Investors, 8 Campus Drive, 4th Floor, Arbor Circle South,
Parsippany, New Jersey 07054-4493, Attention: William H. Anderson, with a copy to c/o Crow Holdings Industrial Trust, 2100 McKinney Avenue, Suite 700, Dallas, Texas 75201, Attention: James C. Hendricks, with a copy to Lewis and Roca LLP, 40 North
Central Avenue, Suite 1800, Phoenix, Arizona 85004-4429, Attention: Andy Carper/Tracy Durchslag, and if to Landlord’s current mortgagee, to the address specified in Section 27 or, if different, to the address listed in the non-disturbance,
subordination, and attornment agreement. Either party may by notice given aforesaid change its address for all subsequent notices. Except where otherwise expressly provided to the contrary, notice shall be deemed given upon delivery. 
 (d) [Intentionally Deleted]. 
 (e) At
Landlord’s request from time to time Tenant shall furnish Landlord with true and complete copies of its most recent annual and quarterly financial statements prepared by Tenant or Tenant’s accountants and any other financial information or
summaries that Tenant typically provides to its lenders or shareholders. Such annual statements shall be audited by an independent certified public accountant at Tenant’s sole cost and expense. Landlord shall hold such financial statements and
information in confidence, and shall not disclose the same except: (1) to Landlord’s lenders or potential lenders, (2) to potential purchasers of all or a portion of the Project, (3) to Landlord’s attorneys, accountants,
employees and existing or prospective financial partners as reasonably necessary for the operation of the Project or administration of Landlord’s business, or (4) if disclosure is required by any judicial or administrative order or ruling.

  

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 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 (f) Neither this lease nor a memorandum of lease shall be filed by or on behalf of Tenant in any public
record. Landlord may prepare and file, and upon request by Landlord, Tenant will execute a memorandum of lease. 
 (g) Each party
acknowledges that it has had the opportunity to consult counsel with respect to this Lease, and therefore, the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the
interpretation of this Lease or any exhibits or amendments hereto. 
 (h) The submission by landlord to Tenant of this Lease shall have no
binding force or effect, shall not constitute an option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by both parties. 
 (i) Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall be held to
include the plural, unless the context otherwise requires. The captions inserted in this Lease are for convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way
affect the interpretation of this Lease. 
 (j) Any amount not paid by Tenant within five (5) days after its due date in accordance with
the terms of this Lease shall bear interest from such due date until paid in full at the lesser of the highest rate permitted by applicable law or fifteen percent (15%) per year. It is expressly the intent of Landlord and Tenant at all times to
comply with applicable law governing the maximum rate or amount of any interest payable on or in connection with this Lease. If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or
contracted for, charged, taken, reserved, or received with respect to this Lease, then it is Landlord’s and Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if
the obligation has been or would thereby be paid in full, refunded to Tenant), and the provisions of this Lease immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of
any new document, so as to comply with the applicable law, but so as to permit the recovery of the fullest amount otherwise called for hereunder. 
 (k) Construction and interpretation of this Lease shall be governed by the laws of the state in which the Project is located, excluding any principles of conflicts of laws. 
 (l) Time is of the essence as to the performance of Tenant’s obligations under this Lease. 
 (m) All exhibits and addenda attached hereto are hereby incorporated into this Lease and made a part hereof. In the event of any conflict between such
exhibits or addenda (other than the rules and regulations) and the terms of this Lease, such exhibits or addenda shall control. In the event of conflict between the rules and regulations attached hereto and the terms of this Lease, the terms of this
Lease shall control. 
 (n) If either party should prevail in any litigation instituted by or against the other related to this Lease, the
prevailing party, as determined by the court, shall receive from the non-prevailing party all costs and reasonable attorneys’ fees (payable at standard hourly rates) incurred in such litigation, including costs on appeal, as determined by the
court. 
  

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 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 38. Landlord’s Lien/Security Interest [Intentionally Deleted] 
 39. Limitation of Liability of PRISA, Landlord’s Partners, and Others. Landlord may assign this Lease to PruCrow Industrial
Properties, L P, (“PruCrow”) upon PruCrow’s acquisition of the Project or the Building, upon Landlord meeting certain conditions as set forth in a separate written agreement between Landlord and PruCrow. Tenant hereby
acknowledges and confirms that it is not a third party beneficiary of any such agreement between Landlord and PruCrow. Tenant further agrees that any obligation or liability whatsoever of Landlord which may arise at any time under this Lease, or any
obligation or liability which may be incurred by Landlord pursuant to any other instrument, transaction, or undertaking contemplated hereby, shall not be personally binding upon, nor shall resort for the enforcement thereof be had to the property
of, The Prudential Insurance Company of America (one of the limited partners of PruCrow), or “PRISA,” a division within Prudential, or PRISA’s clients, the constituent partners of Landlord (including PruCrow if PruCrow becomes
Landlord hereunder) or any of their respective directors, officers, representatives, employees or agents, regardless of whether such obligation or liability is in the nature of contract, tort, or otherwise. 
 40. Relocation. [Intentionally Deleted] 
 41. Cable Easements. Landlord grants to Tenant two separate 10’ non-exclusive underground easements the (“Easements”) during the Lease Term, at a location to be reasonably
approved by Landlord, across the real property on which Building is located (including the concrete apron and parking lot) for the installation, maintenance, replacement, and repair of fiber optic, telephonic, coaxial and other lines, wires, cables
(including the technological derivations of previously described facilities) (collectively, the “Cables”), and Tenant shall repair and restore any damage to the surface caused by Tenant’s installation, maintenance,
replacement and repair of such Cables. Upon the installation of any Cable, Tenant shall provide an “as-built” drawing of the Cables, which shall include the dimensions and measurements of the Cable, and a legal description of the
Cable’s location. Upon the request of either party, Landlord and Tenant shall, at Tenant’s sole cost and expense, execute an easement agreement in a recordable form reasonably acceptable to Landlord and Tenant evidencing the Easements.
Notwithstanding Landlord’s indemnity contained in Section 18 (b), it is the intention of the parties that Tenant bear all risks relating to the installation, use, maintenance, operation and removal of the Cables; therefore, Tenant shall
defend, indemnify, and hold harmless Landlord, its agents, and their’ respective affiliates from all losses, claims, costs, and liabilities arising in connection with or relating to the installation, maintenance, use, operation, and removal of
the Cables, including, without limitation, that arising from Landlord’s negligence (other than its sole or gross negligence or intentional misconduct). 
 42. Fire Protection Provision. Subject to the terms and provisions of this Lease, Tenant may access Landlord wet sprinkler system in the switch area, battery room, and ancillary equipment area of the
Premises; provided, such work is coordinated with Landlord and is performed in a good and workman like manner, in accordance with all Legal Requirement and the plans and specifications therefor, which are subject to Landlord’s prior written
approval and in a manner so as not to damage the Building or the Building’s mechanical system, or interfere with or disturb other tenants of the Building. 
  

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 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 43. Yard Area. Subject to the terms of this Lease (except as set forth below) and the
applicable Legal Requirements, Landlord leases to Tenant and Tenant leases from Landlord, the yard area designated as the “Yard Area” on Exhibit A-2 hereto (the “Yard Area”), situated on a portion of that
certain real property legally described in Exhibit A-1 attached hereto, at no additional cost to Tenant. Tenant acknowledges that, subject to the terms of this Lease, the Yard Area shall only be used for storage of electrical and mechanical
equipment and the installation, operation, repair and replacement of a diesel generators, together with storage of diesel fuel and other equipment to which Landlord has reasonably agreed in writing to prior to installation, and will be delivered to
Tenant by Landlord in its AS-IS condition and Landlord shall have no obligation to furnish any services or provide any improvements or allowance in connection with the Yard Area. Tenant shall operate and maintain the Yard Area, together with all of
Tenant’s property in the Yard Area, in good repair and condition. Landlord may require that Tenant, at Tenant’s sole cost and expense, screen the Yard Area with a fence, the size, color, type and location shall be subject to
Landlord’s reasonable approval. Sections 11, 12 and 21 of this Lease shall govern the installation, maintenance and Landlord’s removal rights with respect to such fence. Notwithstanding Landlord’s indemnity contained in
Section 18,(b), it is the intention of the parties that Tenant bear all risks relating to the installation and removal of such fence, and the use, maintenance, and operation of the Yard Area; therefore, Tenant shall defend, indemnify, and hold
harmless Landlord, its agents, and their respective affiliates from all losses, claims, costs, and liabilities arising in connection with or relating to the installation and removal of such fence, and the maintenance, use, and operation of the Yard
Area, including, without limitations, that arising from Landlord’s negligence (other than its sole or gross negligence or intentional misconduct). 
 44. Security System. Tenant may, at its sole cost and expense, install an electronic security system within the Premises Tenant shall furnish Landlord with a copy of all key codes or access cards and
Tenant shall ensure, subject to Section 19, that Landlord shall have access to the Premises at all times. Additionally, Tenant shall ensure that such system shall comply with all Legal Requirements, including all fire safety laws, and in no
event shall Landlord be liable for, and Tenant shall defend, indemnify, and hold harmless Landlord and its representatives and agents from, any claims, demands, liabilities, causes of action, suits, judgments, damages and expenses arising from such
system or the malfunctioning thereof in accordance with Tenant’s indemnity contained in Section 18 hereof. Sections 12 and 21 of this Lease shall govern the installation, maintenance and Landlord’s removal rights with respect to such
security system. 
 45. Tenant’s Equipment. 
 (a) Approval by Landlord. Tenant shall, at its sole cost and expense, provide to Landlord for its prior written approval, detailed plans and specifications for the installation by Tenant within and
outside the Premises of all communications switching equipment and associated ancillary equipment used in Tenant’s business operations, including the Generator (defined below), the Transmission Equipment (defined below), HVAC equipment,
chillers and condensing units, and all conduits installed by or for Tenant as described below (collectively, “Tenant’s Equipment”). 
 (b) Generator. Subject to the provisions of Sections 11 and 12, Tenant may install, operate, and maintain up to eight (8) 1,250 Kw diesel fuel generators reasonably necessary for Tenant’s
business operations in the Premises for emergency back-up purposes (the “Generator”, which defined term shall also refer to eight (8) associated above-ground 2,000-gallon diesel fuel tanks and all related equipment) at a
location on the Building grounds acceptable to Landlord, provided that the installation, maintenance, use, and operation thereof complies with all Legal Requirements, and Tenant receives all approvals, consents, 

  

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 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
and permits required under the Legal Requirements before the installation, maintenance, use, and operation thereof. To the extent that any permits or
registrations are required for the installation or operation of the Generator, they shall be obtained in Tenant’s name. Before beginning the installation of the Generator, Tenant shall deliver to Landlord final plans and specifications therefor
prepared by an engineer reasonably approved by Landlord and setting forth in detail the design, location, size, and method of installation (including, without limitation, separation walls, interstitial monitoring and ventilation system) for
Landlord’s review and approval, together with evidence reasonably satisfactory to Landlord that all Legal Requirements have been satisfied Landlord’s approval of any such plans and specifications shall not constitute a representation or
warranty by Landlord that such plans and specifications comply with the Legal Requirements; such compliance shall be the sole responsibility of Tenant. The Generator shall be installed and screened in a manner acceptable to Landlord, which shall
include, without limitation, the installation of a metal weather-protective covering and a noise dampening system, and no underground storage tanks may be installed or used in connection therewith. Additionally, the generator model, size and weight
shall be subject in all respects to Landlord’s prior written approval, not to be unreasonably withheld. Upon approval of the plans and specifications therefor and the size and location thereof, Tenant may install the Generator provided that
such work is coordinated with Landlord and is performed in a good and workmanlike manner, in accordance with all Legal Requirements and the plans and specifications therefor and in a manner so as not to damage the Building or materially interfere
with the use of any portion of the Building while such installation is taking place; thereafter, Tenant shall use, maintain, and operate the Generator in a good, clean, and safe condition and in accordance with all Legal Requirements. Tenant shall
repair all damage caused by the installation, use, maintenance, operation, or removal of the Generator and, upon its removal, restore the portion of the Building grounds where it was located to its condition immediately before the installation
thereof. If Tenant fails to do so within thirty (30) days after Landlord’s request, Landlord may perform such work, and Tenant shall pay to Landlord all reasonable costs incurred in connection therewith within thirty (30) days after
Landlord’s written request therefor or Landlord may deem the Generator abandoned by Tenant and use such Generator without compensation to Tenant. Tenant shall properly fuel and immediately remove from the area surrounding the Generator any
spills or other leaks of fluid from the Generator. Additionally, Tenant shall ensure that the Generator is properly exhausted at all times so no unusual, disruptive or noxious odors emanate therefrom. The Generator shall be installed, used,
maintained, operated, and removed at Tenant’s risk and expense and Tenant shall maintain insurance in respect thereof reasonably satisfactory to Landlord, listing Landlord and the Building manager, as additional insureds. Notwithstanding
Landlord’s indemnity contained in Section 18.(b), it is the intention of the parties that Tenant bear all risks relating to the installation, use, maintenance, operation and removal of the Generator; therefore, Tenant shall defend,
indemnify, and hold harmless Landlord, its agents, and their respective affiliates from all losses, claims, costs, and liabilities arising in connection with or relating to the installation, maintenance, use, operation, and removal of the Generator,
including, without limitation, that arising from Landlord’s negligence (other than its sole or gross negligence or intentional misconduct). All testing of the Generator shall be performed after normal business hours (i.e. on weekends), in
accordance with all Legal Requirements, in a manner so as to minimize any noise, interference or disruption to the other tenant’s of the Project, and must be coordinated with Landlord. 
 (c) HVAC, Chillers and Condensing Units. Landlord hereby grants Tenant, at its sole cost and expense, the right to install, maintain and
replace from time to time additional HVAC units, including Liebert units, within the Premises and on the roof of the Premises at a location approved by Landlord, subject to the following: (a) applicable Legal Requirements; (b) the right of
Landlord to supervise any roof penetrations; (c) compliance with the conditions of any roof bond or warranty maintained by Landlord on the Premises; and (d) any additional HVAC units shall not be visible at street level Before 

  

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 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
installing any additional HVAC units, Tenant shall submit to Landlord for its approval (which approval shall be in Landlord’s reasonable discretion)
plans and specifications which (1) specify in detail the design, location and size of the any additional HVAC units and (2) are sufficiently detailed to allow for the installation of the additional HVAC units in a good and workmanlike
manner and in accordance with all Legal Requirements. If Landlord approves of such plans, Tenant shall install (in a good and workmanlike manner), maintain and use the additional HVAC units in accordance with Section 11 of this Lease and all Legal
Requirements and shall obtain all permits required for the installation and operation thereof; copies of all such permits must be submitted to Landlord before Tenant begins to install any additional HVAC units. Tenant shall be responsible for the
repair of any damage to any portion of the Building or Premises caused by Tenant’s installation of any additional HVAC units. Notwithstanding Landlord’s indemnity contained in Section 18.(b), and Tenant shall protect, defend, indemnify and
hold harmless Landlord from and against any and all claims, damages, liabilities, costs or expenses of every kind and nature (including without limitation reasonable attorneys’ fees) imposed upon or incurred by of asserted against Landlord
arising out of Tenant’s installation, maintenance or use of the HVAC units. Upon the installation of additional HVAC units, such HVAC units shall become part of the HVAC system and the exclusive property of Landlord and Tenant shall, in
accordance with the provisions of Section 11(A) maintain the HVAC units in a good, safe, and operable condition, (B) not permit or allow to remain any waste or damage to HVAC units, (C) repair or replace any damage to the HVAC units.

 (d) Satellite. Landlord hereby grants Tenant, at its sole cost and expense, the right to install, maintain and replace from
time to time antennas or satellite devices, including without limitation, GPS antennas, satellite dishes and other communication equipment (hereinafter “Satellite”) on the roof of the Premises at a location approved by
Landlord, subject to the following: (a) applicable Legal Requirements; (b) the right of Landlord to supervise any roof penetrations; (c) compliance with the conditions of any roof bond or warranty maintained by Landlord on the
Premises; (d) the Satellite shall not be visible at street level; and (e) the Satellite does not unreasonably interfere with communications systems of other tenants of the Project Before installing the Satellite, Tenant shall submit to
Landlord for its approval (which approval shall be in Landlord’s reasonable discretion) plans and specifications which (1) specify in detail the design, location, size, and frequency of the Satellite and (2) are sufficiently detailed
to allow for the installation of the Satellite in a good and workmanlike manner and in accordance with all Legal Requirements. If Landlord approves of such plans, Tenant shall install (in a good and workmanlike manner), maintain and use the
Satellite in accordance with all Legal Requirements and shall obtain all permits required for the installation and operation thereof; copies of all such permits must be submitted to Landlord before Tenant begins to install the Satellite. Tenant
shall thereafter maintain all permits necessary for the maintenance and operation of the Satellite while it is on the Building and operate and maintain the Satellite and the screening therefor, if any, in good repair and condition. Tenant may only
use the Satellite in connection with Tenant’s business. Tenant shall not allow any third party (other than Permitted Transferees) to use such equipment, whether by sublease, license, occupancy agreement or otherwise, Tenant shall be responsible
for the repair of any damage to any portion of the Building or Premises caused by Tenant’s installation, use or removal of the Satellite. The Satellite shall remain the exclusive property of Tenant, and Tenant shall have the right to remove the
Satellite at any time during the term of the Lease so long as Tenant is not in default. Tenant shall, at its risk and expense, remove the Satellite, within five (5) days after the occurrence of any of the following events., (A) the
termination of Tenant’s right to possess the Premises; (B) the termination of this Lease; (C) the expiration of the Lease Term; or (D) Tenant’s vacating the Premises. If Tenant fails to do so, Landlord may remove the
Satellite and store or dispose of it in any manner Landlord deems appropriate without liability to Tenant; Tenant shall reimburse Landlord for all costs incurred by Landlord in connection therewith within ten (10) days after Landlord’s
request therefor. Notwithstanding Landlord’s indemnity 

  

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 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
contained in Section 18.(b) and Tenant shall protect, defend, indemnify and hold harmless Landlord from and against any and all claims, damages,
liabilities, costs or expenses of every kind and nature (including without limitation reasonable attorneys’ fees) imposed upon or incurred by or asserted against Landlord arising out of Tenant’s installation, maintenance, use or removal of
the Satellite. 
 (e) Installation and Maintenance. Tenant shall, at its sole expense and risk, install Tenant’s Equipment
in a good and workmanlike manner in compliance with plans and specifications therefor approved by Landlord and all Legal Requirements and Section 12 (except to the extent specifically set forth in this Section 45 to the contrary). Subject
to Sections 11 (b) and 11 (c), Tenant shall be solely responsible for the adequacy and safety of the installation, operation, maintenance, repair and removal of Tenant’s Equipment. Tenant shall be solely liable for any damage or injury
arising out of the installation, operation, maintenance, repair and removal of Tenant’s Equipment, including any damage to the Premises, the Project or any property of other tenants or occupants of the Building, other than any damage or injury
caused by Landlord’s gross or sole negligence or intentional misconduct. Tenant shall pay to Landlord on demand the cost of repairing any damage to the Project caused by such installation, operation, maintenance, repair or removal of
Tenant’s Equipment, and all reasonable costs incurred by Landlord in reviewing and inspecting the installation and operation of Tenant’s Equipment, including the costs and fees of any consulting engineers, roofers, or other contractors
hired by Landlord for such purpose. 
 (f) Infrastructure. Subject to the provisions of Sections 11 and 12, Tenant shall have
the right in common with other tenants of the Building, at its sole cost and expense, as part of its installation of Tenant’s Equipment, to upgrade the Building’s infrastructure, including the installation of a dry pipe, pre-action system,
an FM 200 fire suppression system (subject to Section 12, Tenant shall have the right, at its sole cost and expense and subject to Legal Requirements, to cap and encase any water pipes or other water mains, whether or not related to the
existing fire suppression system). 
 (g) Non-Interference. Tenant shall operate Tenant’s Equipment in such a manner as
not to unreasonably interfere with the maintenance or operation of the Building, including the Building’s HVAC, plumbing, electrical or mechanical systems or the operation of any existing radio or telecommunications equipment operated on or
from the Building. In the event of any such interference, Tenant shall suspend operation of Tenant’s Equipment within 24 hours after written notice thereof from Landlord and shall not resume operation of Tenant’s Equipment until such
operation is in strict compliance with the foregoing requirements. 
 (h) Indemnity. Tenant’s indemnification obligations
under Section 18 (a) shall also apply to any Loss arising from Tenant’s installation, operation, maintenance, repair or removal of Tenant’s Equipment. 
 (i) Governmental Notices. Tenant shall promptly provide Landlord copies of any notices, demands or directives received by Tenant from any governmental authority or insurance carrier in connection with
the installation, operation, maintenance, repair or removal of Tenant’s Equipment, and Tenant shall promptly comply with all such notices, demands and directives at its sole cost and expense. 
 46. Interconnection Rights. Landlord acknowledges that the nature of Tenant’s business may require it to interconnect with other
telecommunications companies that may also be located in the Building. To facilitate such interconnection, Landlord agrees that Tenant may install and maintain, at its sole expense, one or more relay racks, cages or cabinets in the Premises (the
“Meet-Me Room”) Subject to Landlord’s 

  

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 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
prior written approval and Sections 11 and 12, Tenant may (1) install, maintain and use cables, conduits, wires, cable ducts, telephone closets and
ladder racks for the conduct of its business between the Premises and other parts of the Building, and (2) directly connect to, interface with, or otherwise attach to the lines and facilities of the public utilities furnishing electrical or
telephone services to the Building, for additional electrical energy and telephone connections by separate means of entry from adjoining streets to, and core drilling of, the Building’s core structural walls and from the Building’s core
structural walls, by diverse paths, to the Premises. The cost of installation, operation, use and maintenance of the foregoing modifications or improvements (including telecommunications cabinets, relays, and cages) shall be borne solely by Tenant.
All modifications or improvements just described are herein collectively referred to as the “Interconnection Equipment” Tenant, at its sole cost and expense, shall comply with all Legal Requirements relating to the
installation, operation, maintenance, repair or removal of the Interconnection Equipment. Tenant’s indemnification obligations under Section 18 (a) shall also apply to any injury to or death of any person or persons or damage to or
theft, destruction, loss, or loss of use of any property arising from Tenant’s installation, operation, maintenance, repair or removal of the Interconnection Equipment. 
 47. Collocation. Landlord acknowledges that Tenant’s business to be conducted in the Premises may require the installation in the
Premises of certain communications equipment by certain licensees, customers, competitors of Tenant, and others (each, a “Collocation Party”) to permit such Collocation Parties to enter the Premises from time to time and to
interconnect with equipment located on the Premises or to permit Tenant to manage or operate such Collocation Parties’ equipment, or otherwise as may be required pursuant to applicable Legal Requirements. Landlord agrees that such collocations
shall not be an assignment, sublease or other Transfer under Section 17 provided that no Collocation Party or other party thereto shall have any interest or any real property rights in this Lease or the Premises or any part thereof, and any
agreement between Tenant and such parties shall not give or purport to give such parties any interest or real property rights in this Lease or the Premises or any part thereof. 
 [SIGNATURES ON FOLLOWING PAGE] 
  

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 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

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

									
	TENANT:	 	QWEST COMMUNICATIONS CORPORATION, a Delaware corporation
			
		 	By:	 	 

		 	Name:	 	 

		 	Title:	 	 Sr. Dir. Real Estate

		
	LANDLORD:	 	CRI INDUSTRIAL DEVELOPMENT, L.P., a Texas limited partnership
			
		 	By:	 	CFH-Acquisitions, L.L.C., a Delaware limited liability company, its sole general partner
				
		 		 	By:	 	Crow Family Holdings Industrial Limited Partnership, a Delaware limited partnership, its sole member
				
		 		 	By:	 	CFH Industrial Trust, Inc., a Maryland corporation, its sole general partner
					
		 		 		 	By:	 	 /s/ David Confer

		 		 		 		 	David Confer, Vice-President

  

 35 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 Rules and Regulations 
 In the event of a conflict between the following Rules and Regulations and the terms of the Lease to which this Addendum is attached, the terms of the
Lease shall control. 
 1. The sidewalk, entries, and driveways of the Project shall not be obstructed by Tenant, or its agents, or used by
them for any purpose other than ingress and egress to and from the Premises. 
 2. Tenant shall not place any objects, including antennas,
outdoor furniture, etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project. 
 3.
Except for seeing-eye dogs, no animals shall be allowed in the offices, halls, or corridors in the Project. 
 4. Tenant shall not disturb
the occupants of the Project or adjoining buildings by the use of any radio or musical instrument or by the making of loud or improper noises. 
 5. If Tenant desires telegraphic, telephonic or other electric connections in the Premises, Landlord or its agent will direct the electrician as to where and how the wires may be introduced; and, without such direction, no boring or cutting
of wires will be permitted. Any such installation or connection shall be made at Tenant’s expense. 
 6. Tenant shall not install or
operate any steam or gas engine or boiler, or other mechanical apparatus in the Premises, except as specifically approved in the Lease. The use of oil, gas or inflammable liquids for heating, lighting or any other purpose is expressly prohibited.
Explosives or other articles deemed extra hazardous shall not be brought into the Project. 
 7. Parking any type of recreational vehicles is
specifically prohibited on or about the Project. Except for the overnight parking of operative vehicles or as expressly permitted in the Lease, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is
disabled, it shall be removed within 48 hours. There shall be no “For Sale” or other advertising signs on or about any parked vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other
markings. All parking will be open parking, and no reserved parking, numbering or lettering of individual spaces will be permitted except as specified by Landlord. 
 8. Tenant shall maintain the Premises free from rodents, insects and other pests. 
 9. Landlord reserves the
right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project.

 10. Tenant shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good order
and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring, or for any damage done to the effects of Tenant by the janitors or any other employee or person. 
  

 36 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 11. Tenant shall give Landlord prompt notice of any defects in the water, lawn sprinkler, sewage, gas
pipes, electrical lights and fixtures, heating apparatus, or any other service equipment affecting the Premises. 
 12. Tenant shall not
permit storage outside the Premises, including without limitation, outside storage of trucks and other vehicles, or dumping of waste or refuse or permit any harmful materials to be placed in any drainage system or sanitary system in or about the
Premises. 
 13. All moveable trash receptacles provided by the trash disposal firm for the Premises must be kept in the trash enclosure
areas, if any, provided for that purpose. 
 14. No auction, public or private, will be permitted on the Premises or the Project. 

15. No awnings shall be placed over the windows in the Premises except with the prior written consent of Landlord. 
 16. The Premises shall not be used for lodging, sleeping or cooking (except incidental cooking by microwave oven as is generally consistent with office
uses) or for any immoral or illegal purposes or for any purpose other than that specified in the Lease. No gaming devices shall be operated in the Premises. 
 17. Tenant shall ascertain from Landlord the maximum amount of electrical current which can safely be used in the Premises, taking into account the capacity of the electrical wiring in the Project and the Premises and
the needs of other tenants, and shall not use more than such safe capacity Landlord’s consent to the installation of electric equipment shall not relieve Tenant from the obligation not to use more electricity than such safe capacity.

 18. Tenant assumes full responsibility for protecting the Premises from theft, robbery and pilferage. 
 19. Tenant shall not install or operate on the Premises any machinery or mechanical devices of a nature not directly related to Tenant’s ordinary
use of the Premises and shall keep all such machinery free of vibration, noise and air waves which may be transmitted beyond the Premises. 
 20. Tenant shall not introduce, disturb or release asbestos or PCBs onto or from the Premises. 
 21. Tenant shall at all times
conduct its operations in a good and workmanlike manner, employing best management practices to minimize the threat of any violation of Environmental Requirements. 
  

 37 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 EXHIBIT A 
 OUTLINE OF PREMISES 
 

 
  

 A-1 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 EXHIBIT A-1 
 LEGAL DESCRIPTION 
 BEING a tract of land situated in the Thomas Easter Survey, Abstract No. 474 Tarrant
County, Texas and being a part of Lot 1, Block 2, of the Heritage Business Park an addition to the City of Grapevine recorded in Cabinet A, Slide 3472 (PRTCT) and being more particularly) described as follows: 
 COMMENCING at a  1/2-inch iron rod with a yellow plastic cap stamped “Halff Assoc,. Inc.” (hereafter referred to as “with cap”) found on the south line of said Heritage Business Park for the southwest corner of said
Lot 1, Block 2, and being the northwest corner of Block B, Heritage Industrial Park, an Addition to the City of Southlake recorded in Volume 388-212, Page 20, PRTCT, said point also being on the east right-of-way line of Nolen Drive (a 60 foot
right-of-way) at its intersection with the northerly line of S. Kimball Avenue; 
 THENCE North
89 degrees 52 minutes 56 seconds east departing said east line and along said south line and the north line of said Block B, a distance of 72501 feet to a  1/2-inch iron rod with cap found for the POINT OF BEGINNING of the herein described tract of land. 
 THENCE North 00
degrees 22 minutes 04 seconds West, departing said north and south lines, a distance of 988.84 feet to a scribed “crow’s foot” in concrete found on the south right-of-way line of industrial Boulevard (60 foot right-of-way);

 THENCE North 89 degrees 24 minutes 56 seconds East, along said south right-of-way line, a distance
of 975 30 feet to a  1/2-inch iron rod with cap set for corner at the northeast corner of said Lot 1, Block 2, and being the
northwest corner of Lot 2, Block 2; 
 THENCE South 00 degrees 35 minutes 04 seconds East,
departing said southerly right-of-way line and along the common line between Lots 1 and 2 of Block 2, a distance of 130.00 feet to a  1/2-inch iron rod with cap found for corner; 
 THENCE South 28 degrees 46 minutes 47
seconds West continuing along said common line, a distance of 126 16 feet to a  1/2-inch iron rod with cap found for corner;

 THENCE South 00 degrees 35 minutes 04 seconds East continuing along said common line, a
distance of 400.00 feet to a  1/2-inch iron rod with cap found for corner on the northwesterly line of a tract of land described
in deed to Dallas Area Rapid Transit Property Acquisition Corporation (100 foot right-of-way); 
 THENCE South 58 degrees 21 minutes 12 seconds West, along said northwesterly line, a distance of 722.62 feet to a  1/2-inch iron rod with cap found for corner, and being on the east line of said Block B, Heritage Industrial Park; 
 THENCE North 00 degrees 44 minutes 04 seconds West, along the common line between said Block Band said Lot 1, Block 2, a distance of 23 53 feet to  1/2-inch iron rod with cap found for corner; 
  

 A-1-2 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 THENCE South 89 degrees 52 minutes 56 seconds West continuing along said common line, a distance of 298.12 feet to the
POINT OF BEGINNING AND CONTAINING 815,728 square feet or 18 726 acres of land, more or less 
  

 A-1-3 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 EXHIBIT B 
 OUTLINE OF YARD AREA 
 

 
  

 B-1 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 EXHIBIT C 
 CONSTRUCTION ADDENDUM 
 (Construction Allowance) 
 ATTACHED TO AND A PART OF LEASE AGREEMENT 
 DATED JANUARY 26, 2000 BETWEEN 
 CRI INDUSTRIAL DEVELOPMENT, L.P. (LANDLORD) 
 and 
 QWEST COMMUNICATIONS
CORPORATION (TENANT) 
 This Construction Addendum shall be deemed a part of and is hereby incorporated into, that certain Lease
referenced above. Any capitalized terms used herein and not defined herein shall have the meanings assigned thereto in the Lease. 
  

	 	1.	Plans. 

 (a) Space Plan.
Tenant’s designated space planner and/or architect (“Space Planner”), shall prepare and deliver to Landlord a space plan for the Premises showing the location of all partitions and doors and the lay-out of the Premises.
Tenant’s Space Planner shall be duly licensed in the state in which the Premises are located and shall be subject to the reasonable approval of Landlord Landlord will approve or disapprove in writing the space plan within ten (10) business
days after receipt from Tenant, and if disapproved, Landlord shall provide Tenant with specific reasons therefor. Tenant shall cause its Space Planner to revise such disapproved space plan within three (3) business days after receipt of
Landlord’s written reasons for such disapproval and Landlord shall approve or disapprove in writing the revised space plan within ten (10) business days after receipt from Tenant. The foregoing process shall be repeated until Landlord has
approved the space plan (such space plan, when approved by Landlord, is herein referred to as the “Space Plan”) 
 (b) Compliance With Laws. Tenant shall cause the construction of the Tenant Improvements (as defined herein) to be completed in accordance with all applicable Legal Requirements, including without limitation, all applicable
zoning ordinances 
 (c) Construction Plans. Within fifteen (15) days after Landlord’s approval of the Space Plan,
Tenant’s Space Planner and engineer will prepare construction plans (such construction plans, when approved, and all changes and amendments thereto agreed to by Landlord and Tenant in writing, are herein called the “Construction
Plans”) of all tenant improvements requested pursuant to the Space Plan (all such improvements required by the Construction Plans are herein called the “Tenant Improvements”), including complete detail and finish
drawings for partitions, doors, reflected ceiling, telephone outlets, electrical switches and outlets, and Building standard heating, ventilation and air conditioning equipment and controls. Within ten (10) business days after Tenant delivers
its proposed construction plans to Landlord, Landlord shall approve (which approval shall not be unreasonably withheld) or disapprove same in writing, and if disapproved, Landlord shall provide Tenant specific reasons therefor. Tenant shall cause
the disapproved construction plans to be revised within three (3) business days after receipt of Landlord’s 

  

 C-1 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
written reasons for such disapproval and Landlord shall approve or disapprove in writing the revised construction plans within ten (10) business days
after receipt from Tenant The foregoing process shall continue until the construction plans are approved by Landlord. 
 (d) Change
Orders. Tenant may request changes in the final Construction Plans and drawings consisting of non-structural additions, deletions, value engineering items or other revisions to the Tenant Improvements and extensions of the progress schedule,
which such changes shall be subject to Landlord’s prior written approval, which approval Landlord shall not unreasonably withhold for non-structural interior changes reasonably requested by Tenant. Within five (5) business days following
Tenant’s change request, Landlord shall approve or disapprove such change request, and if approved, the parties will evidence agreement to such changes by signing change orders (each a “Change Order”) Upon the signing of
a Change Order, Tenant shall diligently prosecute the changes in accordance with the requirements of that Change Order. 
  

	 	2.	Construction and Costs of Tenant Improvements: 

 (a) Construction Obligation and Construction Allowance. Promptly following Landlord’s approval of the Construction Plans, Landlord shall deliver possession of the Premises to Tenant and Tenant shall construct the Tenant
Improvements in a good and workmanlike manner in accordance with the Construction Plans, using a contractor or contractors approved in writing by Landlord before the commencement of construction (such contractor or contractors are collectively
referred to herein as “Tenant’s Contractors”, whether one or more). The cost of the construction of the Tenant Improvements, including the cost of preparing the Space Plan and the Construction Plans shall be at
Tenant’s expense; provided, however, Landlord shall pay to Tenant’s Contractors at Tenant’s Space Planner the actual costs thereof up to a maximum allowance of $30.00 per rentable square foot in the Premises (which accordingly
excludes the Yard Area) (the “Construction Allowance”). The Construction Allowance shall be used solely for payment of the sums to be paid to Tenant’s Contractors for construction of the interior Tenant improvements (the
“Contract Sum”), the payment of architectural, space planning and engineering fees, any all licensing or permit fees related to the interior Tenant Improvements and Tenant’s Equipment (collectively, the
“Permitted Costs”) For purposes of the Construction Allowance, the Tenant Improvements shall consist solely of interior improvements to the Premises, and regardless of whether landlord approves Tenant’s construction of
improvements to the exterior of the Building, Landlord shall have no obligation to pay any amount of the Construction Allowance for the construction of improvements to the exterior of the Building, for the purchase of personal property, or for any
other cost that is not a Permitted Cost. In consideration for Landlord’s construction services. Tenant shall pay to Landlord a construction supervision fee equal to $50,000. 
 (b) Payment. Subject to the following requirements, Tenant’s Contractor shall be paid in progress payments as Tenant’s Contractor
completes the Tenant Improvements in accordance with the Construction Plans Requests for such disbursements shall be made on the AlA application for payment and such disbursements shall be made no more often than once per 30 days. Landlord shall
make disbursements up to the amount of the Construction Allowance to Tenant’s Contractors, provided all of the following conditions shall have been satisfied to Landlord’s reasonable satisfaction: (1) Tenant has first paid from its
own funds any Excess Costs (defined below); (2) Landlord shall have received executed lien waivers for all work completed as of the date of payment; and (3) all work completed as of the date of payment shall have been, in Landlord’s
judgment, completed in a good and workmanlike manner following inspection by Landlord of such work Notwithstanding the satisfaction of the above conditions, Landlord shall be entitled 

  

 C-2 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
to retain a ten percent (10%) retainage (the “Retainage”) to protect the Premises from future mechanic’s liens Any
Retainage will be paid by Landlord to Tenant’s Contractors within thirty (30) days after the date upon which Tenant’s Contractors fully complete the Tenant Improvements, including any punchlist items (the “Final Completion
Date”). Prior to the commencement of construction, Tenant shall furnish to Landlord a complete list of all subcontractors and suppliers who will furnish labor and/or materials in furtherance of the Tenant improvements
(“Contractor List”.) The Contractor List shall be amended prior to each application for payment to reflect additions or deletions from such list. Tenant shall notify Landlord fifteen (15) days prior to the anticipated
date of substantial completion of the Tenant Improvements, at which time Landlord and Tenant shall arrange for Landlord’s inspection of the Tenant Improvements. Following such inspection Landlord shall have the option to cause an additional
punchlist to be prepared (“Landlord’s Punchlist”) setting forth those Tenant Improvement items that are not completed and/or that Landlord desires to be corrected Tenant shall cause Tenant’s Contractors to complete
and/or remedy the items set forth in Landlord’s Punchlist within thirty (30) days after the delivery of Landlord’s Punchlist. 
 (c) Unused Allowance. If any portion of the Construction Allowance remains unexpended after the earlier of: (a) the payment of the Permitted Costs, and (b) 210 days following the Commencement Date, then the
unexpended portion of the Construction Allowance shall become and remain the sole property of Landlord, and neither Tenant nor Tenant’s Contractors shall have any right or interest therein. 
 (d) Excess Costs. If the total Permitted Costs exceeds the Construction Allowance, then Tenant, at its sole cost and expense, shall pay all
such excess costs “Excess Costs”) to the appropriate contractors and provide Landlord reasonable evidence thereof (which shall occur prior to Landlord’s disbursing the Construction Allowance) Failure of Tenant to pay to
Landlord or Tenant’s Contractors any Excess Costs when due shall be deemed an Event of Default under the Lease. Landlord makes no representation or warranty whatsoever as to the total costs of the Tenant Improvements and Tenant acknowledges
that the costs of the Tenant Improvements may exceed the Construction Allowance. 
 (e) Liens Arising from Excess Costs. Tenant
agrees to keep the Premises free from any liens arising out of nonpayment of Excess Costs. In the event that any such lien is filed, Tenant shall immediately cause the same to be released of record, and if within ten (10) days following such filing,
Tenant fails to cause the same to be released of record by payment or posting of a proper bond, Landlord shall have, in addition to all other remedies provided herein and by law, the right, but not the obligation, to cause the same to be released by
such means as it in its sole discretion deems proper, including payment of or defense against the claim giving rise to such lien. All sums paid by Landlord in connection therewith shall constitute Rent under the Lease and a demand obligation of
Tenant to Landlord, and such obligation shall bear interest at the rate provided for in the Lease from the date of payment by Landlord until the date paid by Tenant. 
 (f) Assignment of Warranties. Following substantial completion of the Tenant Improvements, Tenant agrees to enforce for the benefit of Landlord all warranties and guaranties received in connection with
any and all improvements to the Premises during the term of the Lease 
 3. Commencement Date Unless an earlier date is
specified on the first page of the Lease to which this Construction Addendum is attached, the Commencement Date of the Lease will occur on February 1, 2000, regardless of whether the Tenant Improvements are substantially completed or not by
such date. The failure of Tenant to take possession of or to occupy the Premises shall not serve to relieve Tenant of obligations arising on the Commencement Date or delay the payment of rent by Tenant, nor shall such failure 

  

 C-3 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
serve to extend the term of the Lease. Tenant shall cause the Tenant Improvements to be substantially completed no later than one hundred eighty
(180) days after the Commencement Date or the same shall be deemed an Event of Default hereunder. Any entrance into or occupation of the Premises and/or the Project by Tenant, its employees, agents or Tenant’s Contractors prior to the
Commencement Date shall be subject to all obligations of Tenant under this Lease (other than the payment of Base Rent and Operating Expenses), including without limitation, the indemnity obligations of Paragraphs 18 and 30 therein, which shall be in
addition to, and not in lieu of, the indemnity obligations of Paragraph 5 herein. 
 4. Insurance. On or before the
commencement of construction of the Tenant improvements, Tenant, at Tenant’s sale cost and expense (and not as a Permitted Cost) shall obtain and thereafter maintain, all insurance listed in Paragraph 9(b) of the Lease, in the form required
pursuant to the Lease. In addition to such insurance, Tenant’s Contractors and other agents of Tenant, at their sole cost and expense (and not as a Permitted Cost unless part of the Contract Sum), must obtain and maintain commercial general
liability insurance coverage, builder’s risk insurance, and workmen’s compensation insurance, all in amounts and with companies and on forms as Landlord may consider reasonable or appropriate for its protection. Such liability insurance
shall name Landlord, Landlord‘s property manager and Landlord’s mortgagee (if any) as additional insureds, and the builder’s risk insurance shall name Landlord and Landlord’s mortgagee (if any) as loss payee Tenant shall deliver
to Landlord evidence of such insurance, including duplicate copies of such insurance policies if requested by Landlord, prior to the commencement of construction of the Tenant Improvements. 
 5. Indemnity. Tenant does hereby assume all risk of loss or damage to its machinery, equipment, fixtures, and other personal property and
to indemnity, defend (with counsel reasonably acceptable to Landlord), and hold Landlord and Landlord’s agents harmless from any loss or damage to such property, and all liability, loss, or damage arising from any injury to the Building or the
property of Landlord, and any death or personal injury to any person or persons arising out of Tenant’s and/or Tenant’s Contractors’ construction work in or about the Premises, (other than any loss arising from the sole or gross
negligence or intentional misconduct of Landlord or its agents), EVEN THOUGH CAUSED OR ALLEGED TO BE CAUSED BY THE JOINT, COMPARATIVE, OR CONCURRENT NEGLIGENCE OR FAULT OF LANDLORD OR ITS AGENTS, AND EVEN THOUGH ANY SUCH CLAIM, CAUSE OF ACTION,
OR SUIT IS BASED UPON OR ALLEGED TO BE BASED UPON THE STRICT LIABILITY OF LANDLORD OR ITS AGENTS. THIS INDEMNITY PROVISION IS INTENDED TO INDEMNIFY LANDLORD AND ITS AGENTS AGAINST THE CONSEQUENCES OF THEIR OWN NEGLIGENCE OR FAULT AS PROVIDED ABOVE
WHEN LANDLORD OR ITS AGENTS ARE JOINTLY, COMPARATIVELY, OR CONCURRENTLY NEGLIGENT WITH TENANT. 
 6. Construction
Representatives. Landlord’s and Tenant’s representatives for coordination of construction and approval of change orders will be as follows, provided that either party may change their respective representative upon three
(3) days’ written notice to the other: 
  

					
	 Landlord’s Representative:
	 	Name:	 	 Robert McFarlane

		 	Address:	 	 2200 Ross Avenue, Suite 3700

		 		 	 Dallas, Texas 75201

		 	Phone:	 	 214-979-6369

  

 C-4 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

					
	 Tenant’s Representative:
	 	Name:	 	 Bob Bachmeier

		 	Address:	 	 13952 Denver West Parkway

		 		 	 Building 53, Suite 200

		 		 	 Golden, Colorado 80401

		 	Phone:	 	 303-445-7119

 7 . “As Built” Plans. Within thirty(30) days after completion of the
Tenant Improvements, Tenant shall deliver to Landlord four (4) copies of “as built” drawings and plans for the Tenant Improvements, together with a CAD disk containing electronic versions of such drawings and plans. 
  

 C-5 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 EXHIBIT D 
 RENEWAL OPTION 
 (Market Rate - Two Renewal Options) 
 ATTACHED TO AND A PART OF LEASE AGREEMENT 
 DATED JANUARY 26, 2000 BETWEEN 
 CRI INDUSTRIAL DEVELOPMENT, L.P. (LANDLORD) 
 and 
 QWEST COMMUNICATIONS
CORPORATION (TENANT) 
 1. Provided that as of the time of the giving of the First Renewal Notice and the Commencement Date of the First
Renewal Term (as those terms are hereinafter defined), (x) Tenant is the Tenant originally named herein or a Permitted Transferee, (y) Tenant, a Permitted Transferee and/or Collocation Parties actually occupy all of the Premises initially
demised under this Lease and any space added to the Premises, and (z) no Event of Default exists or would exist but for the passage of time or the giving of notice, or both, then Tenant shall have the right to extend the Lease Term for an
additional term of five (5) years (such additional term is hereinafter called the “First Renewal Term”) commencing on the day following the expiration of the Lease Term (hereinafter, referred to as the
“Commencement Date of the Renewal Term”). Tenant shall give Landlord written notice (hereinafter called the “First Renewal Notice”) of its election to extend the term of the Lease Term at least one
(1) year, but not more than two (2) years, prior to the scheduled expiration date of the Lease Term. 
 2. Provided that as of the
time of the giving of the Second Renewal Notice and the Commencement Date of the Second Renewal Term (as those terms are hereinafter defined), (x) Tenant is the Tenant originally named herein or a Permitted Transferee, (y) Tenant, a
Permitted Transferee and/or Collocation Parties actually occupies all of the Premises initially demised under this Lease and any space added to the Premises, and (z) no Event of Default exists or would exist but for the passage of time or the
giving of notice, or both and provided Tenant has exercised its option for the First Renewal Term, then Tenant shall have the right to extend the Lease Term for an additional term of five (5) years (such additional term is hereinafter called
the “Second Renewal Term”) commencing on the day following the expiration of the First Renewal Term (hereinafter referred to as the “Commencement Date of the Second Renewal Term”). Tenant shall give
Landlord written notice (hereinafter called the “Second Renewal Notice”) of its election to extend the term of the Lease term at least one (1) year, but not more than two (2) years, prior to the scheduled expiration
date of the First Renewal Term. The First Renewal Term and the Second Renewal Term shall be collectively referred to hereinafter as the “Renewal Term.” The First Renewal Notice and the Second Renewal Notice are individually
and collectively referred to herein as the “Renewal Notice.” 
 3. The Base Rent payable by Tenant to Landlord
during the First Renewal Term shall be the then prevailing market rate for comparable space in the Project and comparable buildings in the vicinity of the Project, taking into account the size of the Lease, the length of the renewal term and the
credit of Tenant (the “Market Rental Rate”). The Market Rental Rate shall not be reduced by reason of any costs or expenses not incurred by Landlord by reason of Landlord’s not having to find a new tenant for such
premises (including, without limitation, brokerage commissions, costs of improvements, rent concessions or lost rental income during any vacancy period). 
  

 D-1 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
In the event Landlord and Tenant fail to reach an agreement on such rental rate and execute the Amendment (defined below) at least 150 days prior to the
expiration of the Lease, then Tenant may require, by delivering written notice to Landlord at least 140 days prior to the expiration of the Lease, that the determination of the Market Rental Rate be made by brokers. In such event, within ten
(10) days thereafter, each party shall select a qualified commercial real estate broker with at least ten (10) years experience in appraising property and buildings in the city or submarket in which the Premises are located. The two
brokers shall give their opinion of prevailing rental rental within 20 days after their retention. In the event the opinions of the two brokers differ and, after good faith efforts over the succeeding 20 day period, they cannot mutually agree, the
brokers shall immediately and jointly appoint a third broker with the qualifications specified above. This third broker shall immediately (within five (5) days) choose either the determination of Landlord’s broker or Tenant’s broker
and such choice of this third broker shall be final and binding on Landlord and Tenant. Each party shall pay its own costs for its real estate broker. Following the determination of the Market Rental Rate by the brokers, the parties shall equally
share the costs of any third broker. The parties shall immediately execute the Amendment as set forth below. 
 4. The Base Rent payable by
Tenant to Landlord during the Second Renewal Term shall be the then prevailing Market Rental Rate. The Market Rental Rate shall not be reduced by reason of any costs or expenses not incurred by Landlord by reason of Landlord’s not having to
find a new tenant for such premises (including, without limitation, brokerage commissions, costs of improvements, rent concessions or lost rental income during any vacancy period). In the event Landlord and Tenant fail to reach an agreement on such
rental rate and execute the Amendment (defined below) at least 150 days prior to the expiration of the First Renewal Term, then the parties will follow the determination process described in paragraph 3 above. 
 5. The determination of Market Rental Rate does not reduce the Tenant’s obligation to pay or reimburse Landlord for operating expenses and other
reimbursable items as set forth in the Lease, and Tenant shall reimburse and pay Landlord as set forth in the Lease with respect to such operating expenses and other items with respect to the Premises during the Renewal Term. 
 6. Except for the Base Rent as determined above, Tenant’s occupancy of the Premises during the Renewal Term shall be on the same terms and
conditions as are in effect immediately prior to the expiration of the initial Lease Term; provided, however, Tenant shall have no further right to any allowances, credits or abatements or any options to renew or extend the Lease, or rights of first
refusal. 
 7. If Tenant does not give either Renewal Notice within the periods set forth in subparagraphs (a) and (b) above,
Tenant’s right to extend the Lease Term shall automatically terminate. Time is of the essence as to the giving of either Renewal Notice. 
 8. Landlord shall have no obligation to refurbish or otherwise improve the Premises for the Renewal Term. The Premises shall be tendered on the Commencement Date of the Renewal Term in “as is” condition. 
 9. If the Lease is extended for one or both Renewal Terms, then Landlord shall prepare and Tenant shall execute an amendment to the Lease confirming the
extension to the Lease Term and the other provisions applicable thereto (the “Amendment”). 
 10. If Tenant exercises
its right to extend the term of the Lease for one or both Renewal Terms pursuant to this Addendum, the term “Lease Term” as used in the Lease, shall be construed to include, when practicable, the Renewal Terms except as provided in
paragraph 6 above. 
  

 D-2 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 EXHIBIT E 
 RIGHT OF FIRST REFUSAL FOR HERITAGE BUSINESS PARK BUILDING VI 
 ATTACHED TO AND A PART OF LEASE
AGREEMENT 
 DATED JANUARY 26, 2000 BETWEEN 
 CRI INDUSTRIAL DEVELOPMENT, L.P. (LANDLORD) 
 and 
 QWEST COMMUNICATIONS CORPORATION (TENANT) 
 1. “Building VI Refusal Space” shall mean the 191,000 square feet in Heritage Business Park Building VI, as depicted on Exhibit I attached hereto. 
 2. Subject to the then existing renewal or expansion options of other tenants (as provided in Section 3 of this Addendum) and subject to that
certain lease to be entered into between Landlord and GroceryWorks.Com, Inc., as tenant, dated on or about the date hereof (including options held by GroceryWorks.Com, Inc), and that certain lease to be entered into between Landlord and Barton
Graphics, lnc., or its affiliate (“Barton Graphics”), as tenant, dated on or about the date hereof (including options held by Barton Graphics, or its affiliate), and provided that as of the date of the giving of the Offer
Notice (as hereinafter defined), (a) Tenant is the Tenant originally named herein or a Permitted Transferee, (b) Tenant, a Permitted Transferee and/or Collocation Parties actually occupy all of the Premises originally demised under this
Lease and any premises added to the Premises, and (c) no Event of Default or event which but for the passage of time or the giving of notice, or both, would constitute an Event of Default has occurred and is continuing, if at any time during
the Lease Term any lease for any portion of the Building VI Refusal Space shall expire and if Landlord intends to enter into a lease (the “Proposed Lease”) for such Building VI Refusal Space with anyone (a
“Proposed Tenant”) other-than the tenant then occupying such space (or its affiliates) Landlord shall first offer to Tenant the right to include the Building VI Refusal Space within the Premises upon all the terms and
conditions of the Proposed Lease (it being understood Landlord may deliver an Offer Notice with respect to the Building VI Refusal Space simultaneously to GroceryWorks.Com, Inc and any other tenants holding superior rights to the Building VI Refusal
Space (as provided in Section 3 of this Addendum) and Tenant, and, regardless of Tenant’s acceptance of such offer notice, Tenant’s rights shall remain subordinate to GroceryWorks Com, Inc. and any other tenants holding superior
rights to the Building VI Refusal Space, and Tenant shall have no right to lease such space unless GroceryWorks Com, Inc. and any other tenants holding superior rights to the Building VI Refusal Space (as provided in Section 3 of this Addendum)
waive or decline their rights to such space). 
 3. Such offer shall be made by Landlord to Tenant in a written notice (the “Offer
Notice”) which offer shall designate the space being offered , and shall specify the terms for such Building VI Refusal Space which shall be the same as those set forth in the Proposed Lease. Tenant may accept the offer set forth in the
Offer, Notice by delivering to Landlord an unconditional acceptance (“Tenant’s Notice”) of such offer within five (5) business days after delivery by Landlord of the Offer Notice to Tenant. Time shall be of the
essence with respect to the giving of Tenant’s Notice. If a tenant with superior rights to Building VI Refusal Space accepts an offer for such space or if Tenant does not accept (or fails to timely accept) an offer made by Landlord pursuant to
the provisions of this Addendum with respect to the Building VI Refusal Space designated in the Offer Notice, 

  

 E-1 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 
Landlord shall be under no further obligation with respect to such space by reason of this Addendum and Tenant’s rights under this Addendum shall be
subordinate to the rights of the Tenant that leased such space (including renewal and expansion options); provided Landlord enters into a lease with the Proposed Tenant, or another tenant, on economic terms not less than eighty-five percent
(85%) similar to the economic terms described in the Offer Notice within one hundred eighty (180) days after delivery of the Offer Notice to Tenant. If Landlord does not lease the Building VI Refusal Space pursuant to the Offer Notice, or if
other portions of the Building VI Refusal Space become available during the Lease Term, then Landlord shall be obligated to provide additional Offer Notice(s) to Tenant pursuant to this Exhibit E. In order to send the Offer Notice, Landlord
does not need to have negotiated a complete lease with the Proposed Tenant but may merely have agreed upon the material economic terms for the Proposed Lease, and Tenant must make its decision with respect to the Building VI Refusal Space as long as
it has received a description of such material economic terms. 
 4. Tenant must accept all Building VI Refusal Space offered by Landlord at
anyone time if it desires to accept any of such Building VI Refusal Space and may not exercise its light with respect to only part of such space. In addition, If landlord desires to lease more than just the Building VI Refusal Space to one tenant,
Landlord may offer to Tenant pursuant to the terms hereof all such space which Landlord desires to lease, and Tenant must exercise its rights hereunder with respect to all such space and may not insist on receiving an offer for just the Building VI
Refusal Space. 
  

 E-2 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement 

 EXHIBIT 1 
 DEPICTION OF BUILDING VI REFUSAL SPACE 
 

 
  

 E-1-1 
 CONFIDENTIAL & PROPRIETARY Subject to Audit Protective Agreement

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