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Exhibit 10.1    
    

 
 

FOURTH AMENDMENT TO LEASE    
    

        THIS FOURTH AMENDMENT TO LEASE (hereinafter referred to as the ??????? is made effective as of this 1st day of June, 2000, by and between PARTNERS AT BROOKSEDGE,
an Ohio general partnership (hereinafter referred to as Lessor"), and ADS ALLIANCE DATA SYSTEMS, INC, a Delaware corporation (hereinafter referred to as "Lessee"). 

 
 

RECITALS    
    

        A.    Continental
Acquisitions, Inc., as Lessor, and World Financial Network National Bank (U.S.) (hereinafter referred to as "WFN"), as Lessee, entered ink a Lease dad
July 2, 1990 for certain space located at 220 West Schnock Road, Westerville, Ohio 43081, and being part of "Brooksedge Corporate Center". 

        B.    The
interest of Continental Acquisitions, Inc. as "Lessor" under the Lease was subsequently assigned on August 28 1990 to Lessor. 

        C.    The
Lease was amended by that certain First Amendment of Lease between WFN and Lessor dated September 11, 1990, that certain Second Amendment of Lease between WFN
and Lessor dated November 16, 1990, and that certain Third Amendment of Lease between WFN and Lessor dated February 18, 1991. 

        D.    The
interest of WFN as "Lessee" under the Lease was subsequently assigned on February 1, 1998 to Lessee. The Lease as amended and assigned is hereinafter
collectively referred to as the "Lease"). 

        E.    The
current term of the Lease expires on January 31, 2001, and Lessee has two (2) concurrent options to renew the Lease for additional terms of five
(5) years each. Lessor and Lessee have renegotiated the terms and conditions for extension of the Lease and one (1) renewal option. 

 
 

PROVISIONS    
    

        1.    Incorporation of Recitals.    The Recitals portion of this Fourth Amendment is hereby incorporated by this
reference to the same extent and as fully as though it were here rewritten in its entirety. All capitalized terms not otherwise defined herein shall have the same meaning set forth in the Lease. 

        2.    Extension of Term of Lease; Renewal Option.    Section 1.03 of the Lease ("Term") is hereby amended to
provide that the term of the Lease shall be extended from its current expiration date of January 31, 2001 to an expiration date of May 31, 2006. 

        Section 15.01
of the Lease ("Renewal Option") is hereby amended to delete the two (2) options to renew originally set forth therein and to provide that Lessee shall have
the right to renew the term the Lease for one (1) additional period of five (5) years beginning June 1, 2006 and ending on May 31, 2011. The Fixed Minimum Rent during the
renewal term described in the immediately preceding sentence shall be as sea forth in paragraph 3 of this Fourth Amendment, and accordingly, the provisions of Section 15.01(b) of the
Lease shall be amended as set forth below. Except as otherwise provided herein, the renewal term shall be on the same terms and conditions as contained in the Lease. 

        3.    Rent.    Section 1.04 and Section 2.01 of the Lease ("Fixed Minimum Rent") are hereby amended to
provide that Lessee shall pay Fixed Minimum Rent during the extended term of the Lease in the following annual and monthly amounts for the periods of the extended term shown below, subject to
adjustment as set forth in paragraph 4 below, and Section 15.01(b) of the Lease is hereby amended to provide that Lessee shall pay Fixed Minimum Rent during the renewal term described in 

paragraph 2
of this Fourth Amendment (if exercised in accordance with the Lease) in the following annual and monthly amounts for the renewal period shown below:   

	Period

per s.f.
	 	Annual Amount Installment
	 	Monthly
	 	Amount

	(a)	 	June 1, 2000 through and including December 31, 2000	 	$	832,608.00	 	$	69,384.00	 	$	8.26
	(b)	 	January 1, 2001 through and including May 31, 2006	 	$	899,136.00	 	$	74,928.00	 	$	8.92
	 	 	Renewal (if any)	 	 	 	 	 	 	 	 	 
	(c)	 	June 1, 2006 through and including May 31 2011	 	$	989,856.00	 	$	82,488.00	 	$	9.82

        4.    Tenant Improvement Allowance    In consideration of the extension of the current term of the Lease, Lessor shall
provide a tenant improvement allowance up to a maximum of Three Hundred Thousand Dollars ($300,000.00) (the actual disbursed amount of the tenant improvement allowance is hereinafter referred to as
"Tenant Improvement Allowance"). The Tenant Improvement Allowance shall be used to construct alterations, additions and improvements to the leased premises (hereinafter referred to as the "Tenant
Improvements"), which Tenant Improvements shall be subject to Lessors approval as required by Section 6.10 of the Lease The Tenant Improvement Allowance shall be paid to Lessee in a single
disbursement which shall be due within thirty (30) days after Lessee has satisfied each of the following conditions precedent: 

        (a)   Lessee
shall have furnished to Lessor copies of all invoices and other supporting documentation which indicates the actual costs incurred for the construction of the
Tenant Improvements. 

        (b)   Lessee
shall have furnished to Lessor properly executed mechanic's lien releases from all persons or entities who might be able to claim a mechanic's lien on account of
the Tenant Improvements. 

        (c)   Lessee
shall have furnished to Lessor a copy of the final certificate of occupancy, if any, for the Tenant Improvements. 

        Lessor
shall have no obligation to disburse funds in excess of the maximum amount of the Tenant Improvement Allowance or to make the single disbursement of the Tenant Improvement
Allowance if Lessee has not satisfied the conditions precedent described above on or before December 1, 2000. Further, Lessor shall not be obligated to disburse all or any part of the Tenant
Improvement Allowance if an event of default has occurred under the Lease or an event has occurred, which with notice or lapse of time, or both, would constitute an event of default under the Lease. 

        Commencing
with she monthly installment payable on January 1 2001 and continuing for each month thereafter through and including May 1 2006, the Fixed Minimum bent under
Section 1.04 and Section 2.01 of the Lease as set forth in item (b) of paragraph 3 of this Fourth Amendment shall be increased by Twenty-Four Cents
(24¢) per square foot of leased premises (100,800 square feet) per year for each One Hundred Thousand collars ($100,000.00) (or portion thereof) of Tenant Improvement Allowance that is
disbursed by Lessor. For example, if the full $300,000.00 of Tenant Improvement Allowance is disbursed, Fixed Minimum Rent under item (b) of paragraph 3 above would increase by
Seventy-Two Cents (72¢) per square foot of the leased premises, but if only $250,000 of the Tenant Improvement Allowance is disbursed, the Fixed Minimum Rent under item
(b) of paragraph 3 above would increase by Sixty Cents (60¢) per square foot of the leased premises. 

        5.    Release of Original Guarantee; Substitute Guarantee.    In consideration of the delivery of the substitute
Guarantee as provided below, Lessor does hereby release and discharge The Limited Inc. (hereinafter referred to as "Limited") from any and all liabilities and obligations which are subject to
that certain Guarantee dated July 2, 1990 delivered by the Limited to Lessor (hereinafter referred to as the "Original Guarantee""). Concurrently with the execution and delivery of this Fourth
Amendment, Lessee shall cause its parent corporation, Alliance Data Systems Corporation, to execute and deliver to 

Lessor
in substitution for the Original Guarantee a Guarantee of all past and future obligations under the Lease, which Guarantee shall be in a form and content acceptable to Lessor. 

        6.    No Other Changes; Ratification of Lease.    This Fourth Amendment shall only modify or amend the Lease to the
extent provided herein and all other conditions, covenants and agreements in the Lease shall remain in full force and effect. Subject to the terms of this Fourth Amendment, Lessor and Lessee do hereby
ratify and confirm in their entirety the conditions, covenants and agreements contained in the Lease. If there is a conflict between the provisions contained in this Fourth Amendment and the
provisions of the Lease, this Fourth Amendment shall control. 

        7.    Miscellaneous.    The governing law provisions set forth in the Lease shall also be applicable to this Fourth
Amendment. The captions at the beginning of the several paragraphs of this Fourth Amendment are for the convenience of the reader and shall be ignored in construing this Fourth
Amendment This Fourth Amendment may be executed in several counterparts and each of such counterparts shall be deemed to be an original hereof. 

        IN
WITNESS WHEREOF, Lessor and Lessee have executed this Fourth Amendment elective as of the date first set forth above 

	Signed and acknowledged in-the presence of:	 	PARTNERS AT BROOKSEDGE, an Ohio general partnership ("Lessor")
	

 	
 	

 	
 	

By:	
 	

Continental Properties, an Ohio general partnership, its managing general partner
	

 	
 	

 	
 	

By:	
 	

 	

 
	 	 	
	 	 	 	

	Print Name:	 	 	 	 	 	Franklin E. Kass
 Managing General Partner
	 	 	
	 	 	 	 	 
	

Signed and acknowledged in the presence of:	
 	

ADS ALLIANCE DATA SYSTEMS, INC., a Delaware corporation ("Lessee")
	

    	
 	

 	
 	

 	
 	

 	

 
	
	 	 	 	 	 
	Print Name	 	 	 	 	 	 	 
	 	 	
	 	By:	 	 	 
	 	 	 	 	 	 	Name:	Robert P. Armiak,
	
	 	 	 	 	

	Print Name:	 	 	 	 	 	Title:	Vice President, Treasurer
	 	 	
	 	 	 	 	

 
 

STATE OF OHIO
  COUNTY OF FRANKLIN    
    

        The foregoing instrument was acknowledged before me this 24th day of July, 2000 by Franklin E. Kass, Managing General Partner of Continental Properties, an Ohio
general partnership, as Managing General Partner of PARTNERS AT BROOKSEDGE, an Ohio general partnership, on behalf of the partnership. 

	 	
 Notary Public

 
 

STATE OF OHIO
  COUNTY OF FRANKLIN    
    

        The foregoing instrument was acknowledged before me this 20th day of July, 2000
by                        ,
                        of ADS ALLIANCE DATA SYSTEMS, INC., a
Delaware corporation, on behalf of the corporation. 

	 	
 Notary Public

Expires 6/30/2004

 
 

CONSENT OF ORIGINAL TENANT    
    

        The undersigned, as the original Lessee" under the Lease hereby approves the terms and conditions o(the Fourth Amendment and agrees that its continuing liability
under Section 9.02.01 of the Lease shall be subject to the terms and conditions of the Fourth Amendment. 

	 	 	WORLD FINANCIAL NETWORK NATIONAL BANK (U.S.), a national banking association
	

Dated: July 20, 2000	
 	

By:	
 	

 
	 	 	Name:	 	

	 	 	Title:	 	

	 	 	 	 	

 
 

GUARANTEE    
    

        This Guarantee is executed and delivered to Partners at Brooksedge, an Ohio general partnership ("Lessor"), to provide a substitute Guarantee for that certain
Guarantee dated July 2, 1990 provided to Lessor by The Limited, Inc. This Guarantee pertains to the following Lease: 

        A.    Continental
Acquisitions, Inc., as Lessor. and World Financial Network National Bank (U.S.) (hereinafter referred to as "WFN"), as Lessee, entered into a Lease
dated July 2, 1990 for certain space located at 220 West Schrock Road, Westerville, Ohio 43081, and being part of "Brooksedge Corporate Center". 

        B.    The
interest of Continental Acquisitions, Inc. as "Lessor" under the Lease was subsequently assigned on August 28, 1990 to Lessor. 

        C.    The
Lease was amended by that certain First Amendment of Lease between WFN and Lessor dated September 11, 1990, that certain second Amendment of Lease between WFN
and Lessor dated November 16, 1990, that certain Third Amendment of Lease between WFN and Lessor dated February 18, 1991 and that certain fourth Amendment to Lease dated as
June 1, 2000. 

        D.    The
interest of WFN as "Lessee" under the Lease was subsequently assigned on February 1, 1998 to ADS Alliance Data Systems, Inc. a Delaware corporation
("Lessee"). The foregoing Lease as amended and assigned is hereinafter collectively referred to as the "Lease") 

        For
good and valuable consideration, the undersigned, intending to be legally bound hereby, does hereby covenant and agree with Lessor, its successors and assigns, that: 

	(a)
	If
said Lessee, its successors or assigns, shall default at any time during the term granted by said Lease (whether such default shall have occurred before or after the date of this
Guarantee) in the payment of Fixed Minimum Rent, Additional rental payments or any other payment (a) required under the Lease Agreement, or in the performance of any of the terms, covenants or
conditions of said Lease Agreement on the part of Lessee to be performed thereunder, and if any such default shall not be remedied by Lessee within any cure period provided Lessee pursuant to the
terms of the Lease, then the undersigned shall, on demand, pay to Lessor, its successors or assigns, (i) the said Fixed Minimum Rent, Additional Rental Payments and all other payments required
under the Lease Agreement, or any arrears thereof; and (ii) all damages that may arise or be incurred by Lessor in consequence of Lessee's default under said Lease, including all reasonable
attorney's fees that may be incurred by Lessor in enforcing Lessee's covenants and agreements thereunder or that may be incurred by Lessor in enforcing the covenants and agreement of the undersigned
hereunder, upon ten (10) days' notice from Lessor of any such default or defaults by Lessee, during which period Guarantor shall have the right to cure or cause Lessee to cure any such default;

	(b)
	The
undersigned may, at Lessor's option, be joined in any action against or proceeding commenced by Lessor against Lessee in connection with or based upon said Lease or any terms
covenant or condition thereof, and that recovery may be had against the undersigned in such action or proceeding against the undersigned without Lessor, its successors or assigns, first asserting,
prosecuting or exhausting any remedy or claim against Lessee, its successors or assigns;

	(c)
	This
Guarantee shall remain and continue in full force and effect as to any renewal, extension, modification or amendment of said Lease;

	(d)
	The
validity of this Guarantee and the obligation of the undersigned hereunder shall in no manner be terminated, affected or impaired by reason of any action which Lessor may take or
fail to take against Lessee or by reason of any waiver of, or failure to enforced any of the rights or remedies reserved to Lessor in said Lease or otherwise, or by reason of the bankruptcy or
insolvency of Lessee and whether or not the term of said Lease shall terminate by reason of said bankruptcy or insolvency. 

	(e)
	So
long as Lessee is controlled by the undersigned, the undersigned waives notice of any and all notices or demands which may be given by Lessor to Lessee, irrespective of whether or
not required to be given to Lessee under the terms of said Lease. If, at any time during the term of the Lease, Lessee should no longer be controlled by the undersigned, the undersigned may so notify
Lessor, and thereafter Lessor shall send copies o& all notices given to Lessee to the undersigned simultaneously with the giving of such notices to Lessee.

	(f)
	Any
notice or demand required or permitted to be delivered by the terms of this Guarantee shall be in writing and shall be deemed to be delivered (whether or not actually received)
when deposited in the United States Mail, postage prepaid, certified mail, return receipt requested, addressed to Lessor and Lessee at the respective addresses set forth in Section 1.05 of the
Lease Agreement and addressed to the undersigned at Alliance Data Systems Corporation, 17655 Waterview Parkway Dallas, Texas, Attention: General Counsel, or at any other address within the United
Stated as one party has specified to the other from time to time by written notice given in accordance with this subparagraph (f). 

        IN
WITNESS WHEREOF, the undersigned has caused this Guarantee to be executed by its duly authorities officer as of this 1st day of June, 2000 

	 	 	ALLIANCE DATA SYSTEMS CORPORATION

a Delaware corporation
	

 	
 	

By:	
 	

 
	 	 	 	 	
 Name:

Title: Vice President, Treasurer

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Exhibit 10.1

FOURTH AMENDMENT TO LEASE

RECITALS

PROVISIONS

STATE OF OHIO COUNTY OF FRANKLIN

STATE OF OHIO COUNTY OF FRANKLIN

CONSENT OF ORIGINAL TENANT

GUARANTEEQuickLinks
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Exhibit 10.2    
    

Lease
covering premises located

at the intersection of Nacogdoches

Road and El Charro Street,

San Antonio, Texas 

 
 

OFFICE LEASE    
    

PARTIES 

        THIS
INDENTURE OF LEASE, dated as of February 1, 2002, by and between OTR, an Ohio general partnership, as nominee for the Board of the State Teachers Retirement System of Ohio,
with offices at 275 East Broad Street, Columbus Ohio 43215 (hereinafter called "Landlord"), and ADS ALLIANCE DATA SYSTEMS, INC., a Delaware corporation, with offices at 17655 Waterview Parkway,
Dallas, Texas 75252 (hereinafter called "Tenant"). Attached to this lease and hereby made a part hereof are the following: 

RENT RIDER 

        RENT
RIDER—a statement of the rent which is to be paid by Tenant hereunder together with provisions pertaining to the payment of rent. 

EXHIBITS 

        EXHIBIT
A—a metes and bounds description of the demised land, as hereinafter defined. 

        EXHIBIT
B—a plat of the demised premises showing the location of the parking areas, buildings and improvements to be constructed thereon (including those areas designated as
future expansion areas of such buildings and improvements). 

        EXHIBIT
C—a list of all contracts, leases, tenancies, agreements, restrictions, violations, mortgages and other liens, encumbrances and defects in title of every nature
whatsoever affecting, as of the date of the execution of this lease by Landlord, the demised premises or the rights, easements and privileges granted Tenant in this lease with respect to the demised
premises. 

DEFINITIONS 

        The
following terms for purposes of this lease shall have the meanings hereinafter specified: 

        The
term "building" shall mean the building existing on the demised land. 

        The
term "demised land" shall mean the tract of land described on Exhibit A hereto and shown on Exhibit B hereto. 

        The
term "demised premises" shall mean the demised land together with the building and improvements at any time thereon and the rights, easements and privileges herein granted and/or
thereunto belonging or in anywise appertaining. 

        The
term "mortgage" shall mean any mortgage or contract for deed or deed of trust or other instrument in the nature thereof evidencing a security interest in the demised premises or any
part thereof. 

        The
term "Unavoidable, Delays" shall have the meaning as defined in the article of this lease, captioned "UNAVOIDABLE DELAYS". 

1

 

PREMISES 

        Landlord
hereby demises and leases unto Tenant, and Tenant hereby leases from Landlord, for the consideration and upon the terms and conditions herein set forth, the demised premises as
herein defined. 

TERM 

        TO
HAVE AND TO HOLD the demised premise, together with all and singular the improvements, appurtenances, rights, privileges and easements thereunto belonging or in anywise appertaining,
unto Tenant for a term commencing on February 1, 2002 and continuing thereafter to and including October 31, 2007. 

RENT 

        Tenant
shall pay Landlord without demand, offset, deduction or abatement, except as may be specifically provided for in this lease, the rent provided for in the Rent Rider attached to
and forming part of this lease in accordance with the provisions thereof. 

COVENANT OF TITLE, AUTHORITY AND QUIT POSSESSION 

        Landlord
represents and warrants to Tenant that (i) it has full right and lawful authority to enter into this lease for the full term hereof and to perform all of its obligations
hereunder, and (ii) it has good and marketable title to the demised premises, in fee simple, free and clear of all contracts, leases, tenancies, agreements, easements, restrictions, violations,
mortgages and other liens, encumbrances or defects of every nature whatsoever affecting the demised premises, or the rights, easements and privileges granted in this lease with respect to the demised
premises, except for the matters, if any, specifically set forth on Exhibit C hereto and other matters specifically provided for in this lease. 

        Landlord
covenants that this lease is not, and shall not be, subject or subordinate to any mortgage placed or to be placed on the demised premises by Landlord except for such
subordination as may be accomplished in accordance with the provisions of the article of this lease, captioned "SUBORDINATION." 

        Landlord
covenants that if Tenant shall discharge the obligations herein set forth to be performed by Tenant, Tenant shall have and enjoy, during the term hereof, and all extensions
herein provided, the quiet and undisturbed possession of the, demised premises and all appurtenances appertaining thereto, together with the right to use the demised premises as in this lease
contemplated, subject to the, provisions of the articles of this lease, captioned "DAMAGE CLAUSE" and "CONDEMNATION", and subject to the exceptions to title listed in Exhibit C (the "Title
Exceptions"). 

        Landlord
further represents and warrants that (i) the demised premises are zoned in conformity with applicable laws in a manner permitting the existence on the demised premises of
the building, (ii) the building and all parking areas do not violate any law, ordinance, order, rule or regulation of any governmental authority, including the United States, the State in which
the demised premises are located and any subdivision thereof, and any agency, department, commission, board, bureau or instrumentality of any of them or any local authority which exercises
jurisdiction over the demised premises or construction thereon, and (iii) Tenant will not be disturbed in its use or occupancy of said building, or its use and enjoyment of the demised land,
subject, however, to the provisions of the articles of this lease, captioned "DAMAGE CLAUSE" and "CONDEMNATION", and subject to the Title Exceptions. Whenever in this paragraph reference is made to
the building existing on the demised premises, said reference shall be deemed to include those improvements described in the article of this lease, captioned "FUTURE EXPANSION". 

2

 

USE OF PREMISES 

        The
demised premises shall not be used for any unlawful purpose during the term of this lease. 

SUBLETTING AND ASSIGNING 

        Tenant
shall have the right at any time during the term hereof to assign this lease or sublease the demised premises or any part thereof, but if Tenant does so, Tenant shall remain
liable and responsible under this lease. 

CONTINUED POSSESSION OF TENANT 

        If
Tenant continues to occupy the demised premises after the last day of any extension of the term hereof or after the last day of the term hereof if this lease is not extended, and
Landlord elects to accept rent thereafter, a monthly tenancy terminable, by either party on not less than one month's notice shall be created, which shall be upon the same terms and conditions,
including rent, as those herein specified. 

FIXTURES 

        Tenant
may, at any time during the continuance of the term of this lease, remove from the demised premises all shelving, fixtures and other equipment which Tenant may have installed at
its own expense in said premises or otherwise acquired. Tenant agrees to repair any damage which may be done to the demised premises resulting from the removal of said fixtures and equipment, but such
obligation shall not extend to painting or redecorating the demised premises. 

UTILITIES 

        Tenant
shall pay all charges for all utilities, gas, fuel, electricity and water used on the demised premises during the term of this lease. 

        Landlord
will furnish and install all utility, lines and sewers required by law to service the demised premises, it being understood and agreed by the parties hereto that when Landlord
shall have furnished and installed the same, Tenant shall thereafter maintain the same dining the term of this lease. Landlord shall have the right upon reasonable notice to Tenant to cut off and
discontinue any utility service to the demised premises for the purpose of effecting repairs to utility facilities or in the case of an emergency, and no such action by Landlord or any interruption of
utility service shall be deemed an eviction or disturbance of possession of Tenant. Nothing contained in this paragraph shall be deemed to modify Tenant's repair obligations as otherwise provided for
in this lease. 

ORDINANCES 

        Tenant
shall comply with all federal, state, county and municipal laws and ordinances and all rules, regulations and orders of any duly constituted authority, present or future, which
affect the carrying on of Tenant's business, and/or the demised premises. 

        If,
however, the Tenant, in good faith, shall desire to contest any laws, rules, orders, ordinances, or regulations of the federal, state, city or other duly constituted authorities
having jurisdiction over the demised premises respecting the construction of buildings and, improvements on, the use and occupancy of, or the making of repairs to or alterations or changes in, the
demised premises (including the expansion of the demised premises as hereinafter provided), Tenant shall notify Landlord in writing of Tenant's intention to contest same, and it shall not be required
to make such repairs, alterations or changes, so long as it shall, in good faith, at its own expense, contest the same or the validity thereof by appropriate proceedings, and pending any such
proceedings the Landlord shall not have the right to comply with any such laws, rules, orders., ordinances and regulations so contested, and any such delay 

3

 

of
the Tenant in complying with any such laws, rules, orders, ordinances and regulations until final determination of such disputed matter shall not be deemed a default in the conditions of this
lease. Landlord agrees to cooperate with Tenant in contesting any such laws, rules, orders, ordinances or regulations which Tenant shall, in good faith, desire to contest, and further agrees to
execute such instruments, and give Tenant such assistance in connection with such contest as shall be necessary, reasonable and proper. 

REPAIRS 

        Tenant
shall be responsible for and keep all parts of the demised premises and the appurtenances thereto in good, safe, tenantable condition, slightly in appearance, and in good order
and repair. 

        This
article shall not abrogate Landlord's responsibilities for repairs to all portions of the demised premises where the need for such repairs is attributable to Landlord's act, acts
and/or negligence or when such repairs are expressly made the responsibility of Landlord under another article of this lease, including, without limiting the generality of the foregoing, the articles
hereof, captioned "DAMAGE CLAUSE" and "CONDEMNATION". 

        Landlord
shall in no event be required to make any repairs, replacements or corrections which are necessitated by (i) ordinary wear and tear to the applicable improvements,
(ii) abuse or faulty maintenance by Tenant, its agents or employees or (iii) acts of the Tenant, its agents or employees. Landlord shall not be liable for any damage to the building or
Tenant's fixtures, installations or improvements which occur ten (10) days after the date Tenant has actual knowledge of a breach by Landlord of an obligation to repair hereunder but before the
date Tenant gives written notice to Landlord setting forth such breach, provided such damage could have been avoided if such notice were given. 

DAMAGE CLAUSE 

        If
the whole or any part of any building or other improvement located upon the demised land shall during the term hereof, be damaged or destroyed by fire or other casualty required to be
insured against by Tenant hereunder, Tenant shall, subject to Unavoidable Delays,, promptly remove any resulting debris and repair, restore or rebuild the damaged or destroyed improvements
substantially in accordance with the plan or plans pursuant to which such property was constructed and to a condition whereby they will have a value not less than their value just prior to said loss.
In the event Tenant, in good faith, is disputing with its insurer the amount of loss payable to Tenant by said insurer, and for that reason the repair and restoration work required hereunder is
delayed, Tenant hereby agrees that Tenant shall indemnify Landlord for Landlord's damages occasioned by such delay. Tenant shall not be obligated to perform the undertakings set forth in this
paragraph unless and until Landlord has delivered to Tenant or caused to be delivered to Tenant, without cost to Tenant, a complete set of the as-built plans and specifications for the
damaged or destroyed improvements. 

        Anything
herein to the contrary notwithstanding, it is understood and agreed that, if such damage or destruction of the type provided for in the preceding paragraph of this article shall
have taken place at a time when the term (or the extended term) of this lease is scheduled to expire within a period of three (3) years thereafter, then, and in such event, Tenant shall have
the right and option to terminate the term of this lease, by giving Landlord notice of its election so to do within 90 days after such damage or destruction shall have taken place, and if such
notice is given the term of this lease shall terminate as of the last day of the month immediately following the month during which such notice shall have been given. Tenant shall be under no duty to
restore or rebuild any building or other improvement located upon the demised land if the term of this lease shall be terminated under the provisions of this article, except that Tenant agrees to
restore the building or other improvement to an architectural whole, or in lieu thereof, Tenant may deliver the insurance proceeds to Landlord (or, if 

4

 

Tenant
is self-insured, an amount equal to what such proceeds would presumably have been had insurance been maintained as provided for in this lease). 

INSURANCE 

        A.    Tenant
shall during the term of this lease keep the buildings and all other improvements on the demised land and all additions thereto insured against loss or damage by
fire and the perils commonly covered under the extended coverage endorsement to the extent of at least that percentage of the full replacement cost thereof (exclusive of the cost of foundations,
excavations and footings below the lowest basement floor, without any deduction being made for depreciation) necessary to keep Tenant from being deemed a coinsurer as to the risks covered. Such
insurance shall be carried for the protection of Landlord, Tenant, the holder of any mortgage constituting a lien on the fee interest in the demised premises, or Tenant's leasehold estate therein,
and, at either Landlord's or Tenant's election, any one else having an insurable interest therein, all of whom shall be named as insureds under such policy. 

        B.    Tenant
shall at all times during the term hereof, carry and maintain comprehensive liability insurance against claims for personal injury and property damage in, on or
about the demised premises. Such insurance shall name Landlord as an additional insured and shall afford protection to the limit of not less than $2,000,000.00 for any injury or death to any one
person and not less than $2,000,000.00 for injury or death in any one accident and to the limit of not less than $1,000,000.00 insuring against claims of any and all damages to property in or about
the demised premises. 

        C.    Tenant
shall furnish to Landlord, promptly upon request being made therefor, a certificate evidencing the carrying of insurance as is required hereunder. All such
policies shall provide that the same shall not be cancelled or altered, except upon thirty (30) days prior written notice to each insured thereunder. 

        D.    Any
insurance coverage required to be carried by Tenant hereunder maybe carried in whole or in part (i) under any plan of self-insurance which Tenant
may from time to time have in force and effect so long as Tenant or any assignee of this lease who is liable hereunder shall have a net worth of $30,000,000 or more, or (ii) under a "blanket"
policy or policies covering other properties of Tenant and its subsidiaries, controlling or affiliated corporations, or of any assignee of this lease. The scope and extent of the insurance protection
afforded Landlord pursuant to this article shall not be diminished as a result of any rights of self-insurance as hereinabove provided. 

        E.    Anything
in this lease to the contrary notwithstanding, Tenant shall not be liable to Landlord or to any insurance company insuring Landlord for any loss or damage to the
demised premises or to any improvement or equipment located within the demised premises which was or was required by the terms of this lease to be covered by insurance, even though such loss or damage
may have been occasioned by the negligence of Tenant, its agents or employees. 

        F.     Anything
in this lease to the contrary notwithstanding, Landlord shall not be liable to Tenant or to any insurance company insuring Tenant for any loss or damage to the
demised premises or to any improvement or trade fixtures or equipment located within the demised premises which was, or was required by the terms of this lease to be, covered by insurance, even though
such loss or damage may have been occasioned by the negligence of Landlord, its agents or employees. The aforesaid waiver shall be applicable even though Tenant may elect to self-insure
its risk as provided in subparagraph D above. 

5

   TAXES (IMPOSITIONS) 

        As
used herein, the term "Impositions" shall mean all real estate taxes, assessments for local improvements, municipal or county water and sewer rates and charges which shall be levied
against the demised premises or the buildings and improvements thereon, and which become a lien thereon during the term of this lease, but excluding any franchise, corporate, income, capital levy,
capital stock, excess profits, transfer, revenue, estate, inheritance, gift, devaluation or succession tax payable by Landlord or any other tax, assessment, charge or levy upon, or measured in whole
or in part by the rent payable hereunder by Tenant. 

        If
due to a future change in the method of taxation, a tax shall be levied against Landlord in substitution for or in lieu of any real estate tax, then such tax shall be deemed to be
included in the term Impositions to the extent and only to the extent that such tax is ascertained to be in lieu of or a substitute for a real estate tax, and provided, however, that the amount of
such tax deemed to be included in the term Impositions shall be determined as if the demised premises were the only asset of the Landlord and as if the rent paid hereunder were the only income of the
Landlord. 

        A.    Tenant
shall pay or cause to be paid, before any fine, penalty, interest or cost may be added thereto for the non-payment thereof, all Impositions levied
against the demised premises. Landlord shall exercise its best efforts to cause the demised land and the improvements thereon to be assessed separately and apart from any other property. 

        B.    If
any Imposition, at the option of the tax payer, may be paid in installments or converted to an installment payment basis (irrespective of whether interest shall accrue
on unpaid installments), Tenant may elect to pay such Imposition in installments with accrued interest thereon, as the same becomes due and payable during the term of this lease, and Tenant shall not
be responsible to pay any installments falling due after the expiration of the term hereof. Landlord shall execute whatever documents may be necessary to convert any Imposition to an installment
payment basis if requested to do so by Tenant. 

        C.    Any
Imposition which is payable by Tenant under Paragraph A shall be prorated between Landlord and Tenant at the commencement and then again at the expiration or
earlier termination of the term of this lease if such Imposition relates to a fiscal period of the levying authority which commenced before the commencement of the term of this lease or extends beyond
the expiration or earlier termination of the term hereof, so that Tenant shall only pay that portion of such Imposition equal to that proportion which the number of days of such fiscal period falling
within the lease term bears to the total number of days of such fiscal period. 

        If
any Imposition in the nature of an assessment imposed on the demised premises shall be payable in installments over a period of time extending beyond the term of this lease, Tenant
shall only be required to pay such installments thereof as shall become due and payable during the term of this lease; provided, however, that if any such Imposition shall be imposed during the last
12 years of the term of this lease and which is or may be payable over a period of less than 12 years and all or a portion of the benefit to be conferred by the public improvement in
question shall accrue to Landlord after the expiration of the term of this lease, Tenant and Landlord agree that such Imposition shall be paid by Landlord, but Tenant shall for each lease year
thereafter pay to Landlord an amount equal to 1/12th of such Imposition, together with interest at the maximum prevailing rate on the unreimbursed portion thereof, until Landlord shall have been fully
reimbursed for said Imposition, or until the term of this lease shall end, whichever shall first occur. 

        D.    Tenant
shall have the right to contest the amount or validity of any Imposition, in whole or in part, by appropriate administrative and legal proceedings, either in its
own name, Landlord's name or jointly with Landlord, without any cost or expenses to Landlord, and Tenant may postpone payment of any such contested Imposition pending the prosecution of such
proceedings and any appeals so long as 

6

 

such
proceedings shall operate to prevent the collection of such Imposition and the sale of the demised premises to satisfy any lien arising out of the non-payment of same. Landlord shall
execute and deliver to Tenant whatever documents that may be necessary, or proper to permit Tenant to so contest any such Imposition or which may be necessary to secure payment of any refund which may
result from any such proceedings. Landlord shall cooperate with Tenant to carry out the intent of this paragraph. 

        E.    Landlord
hereby grants to Tenant sole and exclusive authority to deal with every matter relating to Impositions during the term of this lease. Landlord shall not have the
right to process, handle or dispose of any matter which nay in any way relate to Impositions or appear before any Federal, State, County, City or other competent authority with respect thereto without
Tenant's prior written approval in each such instance. Landlord agrees to notify Tenant immediately and to refer to Tenant for response all inquiries which may relate to Impositions, including,
without limitation, inquiries from all governmental authorities or other agencies with regard to cost of site acquisition or construction costs relating to the demised premises or the improvements to
be erected thereon. Notwithstanding the aforesaid, if an Imposition involves an assessment which could affect the taxes covering the demised premises following the end of the term of this lease and if
Landlord shall be affected by such an Imposition, then Landlord may join with Tenant in dealing with such Imposition. 

        F.     Anything
in this lease to the contrary notwithstanding, Tenant shall have no responsibility for any special or other assessments or taxes for any street; utility, sewer
or other improvements imposed upon the demised premises, which assessments have been imposed, mandated, assessed or have accrued prior to the commencement date of this lease. Any such assessments or
tax for which Tenant is not responsible shall be paid by Landlord when due or if said assessment or tax shall have been paid by Tenant, Landlord shall reimburse Tenant within ten (10) days of
presentation of an invoice therefor. Notwithstanding the foregoing if any such assessment or tax (i) is required to be paid in installments, (ii) may be paid in installments, or
(iii) may be converted to installments, Landlord may elect to pay such tax or assessment in installments, as the same becomes due and payable; provided, however, Tenant shall not be required to
pay any such installments, regardless of whether they may be due and payable during the term or extended term of this lease. 

        G.    Within
thirty (30) days of the payment of an Imposition, Tenant shall deliver to Landlord, a copy of the tax receipt indicating payment of the Imposition. 

UNPERFORMED COVENANTS OF LANDLORD MAY BE PERFORMED BY TENANT 

        If
Landlord shall fail to perform any of the terms, provisions, covenants or conditions to be performed or complied with by Landlord pursuant to this lease, or if Landlord should fail to
make any payment which Landlord agrees to make, and any such failure shall, if it relates to a matter which is not of an emergency nature, remain uncured for a period of 30 days (or such longer
time as may be reasonably necessary if a cure cannot be effected within 30 days, provided Landlord is proceeding diligently and promptly to remedy any breach or failure to perform) after Tenant
shall have served upon Landlord notice of such failure, or for a period of 48 hours (or such longer time as may be reasonably necessary if a cure cannot be effected within 48 hours,
provided Landlord is proceeding diligently and promptly to remedy any breach or failure to perform) after service of such notice if in Tenant's judgment, reasonably exercised, such failure relates to
a matter which is of an emergency nature (and the notice so states), then Tenant may at Tenant's option perform any such term, provision, covenant or condition or make any such payment, as Landlord's
agent, and in Tenant's sole discretion as to the necessity therefor and the full amount of the cost and expense entailed, or the payment so made, shall immediately be owing by Landlord to Tenant, and
Tenant shall have the right-to deduct the amount thereof, together with interest at the maximum legal rate or 12% per annum, whichever is lower, on all amounts due from the date of
payment, without liability of forfeiture, from rents then due or thereafter coming due hereunder, and irrespective of who may own or have an interest in the demised premises at the time such
deductions are made. Any such deduction shall not constitute a 

7

 

default
in the payment of rent unless Tenant shall fail to pay the amount of such deduction to Landlord within 30 days after final adjudication that such amount is owing to Landlord. The option
given in this article is for the sole protection of Tenant, and its existence shall not release Landlord from the obligation to perform the terms, provisions, covenants and conditions herein provided
to be performed by Landlord or deprive Tenant of any legal rights which it may have by reason of any such default by Landlord. 

        In
all instances where Tenant shall be permitted to serve notice which is classified herein as an emergency, Tenant shall also hand deliver to Landlord, at its principal office within
the continental United States (provided Tenant has received notice of the location of such principal office) a copy of said notice. Such notice shall not be effective until such hand delivery is
received by Landlord. 

        Any
notice given pursuant to this article shall state whether or not Tenant intends to perform any work on behalf of Landlord if Landlord shall fail to remedy any breach or fail to
perform an obligation of the Landlord required under this lease. 

OLD MATERIALS 

        Tenant
may convert to Tenant's own use all old materials removed by Tenant when making alterations, changes, improvements and/or additions to the demised premises and in performing any
term, provision, covenant or condition which Landlord is obligated to perform under the terms and conditions of this lease and which Landlord fails to perform. 

INDEMNIFICATION 

        Tenant
covenants to indemnify and hold harmless Landlord from and against all claims and all costs, expenses, and liabilities incurred in connection with such claims, including any
action or proceeding brought thereon, arising from or as a result of (a) any accident, injury, loss, or damage whatsoever caused to any natural person, or to the property of any person, as
shall occur in, about or on the demised premises during the term of this lease or (b) any act or omission whatsoever or negligence of Tenant or of any subtenant, or of the agents, contractors,
servants or employees of Tenant or of any such subtenant, excepting, however, in each case, claims, accidents, injuries, loss or damages arising from or as a result of any act or omission whatsoever
or negligence of Landlord or its agents, contractors, servants or employees. Landlord covenants to indemnify and hold harmless Tenant from and against all claims and all costs, expenses, and
liabilities incurred in connection with such claims, including any action or proceeding brought thereon, arising from or as a result of (a) any accident, injury, loss, or damage whatsoever
caused to any natural person, or to the property of any person, as shall occur in or about the demised premises prior to the commencement of the term of this lease or (b) any act or omission
whatsoever or negligence of Landlord or the agents, contractors, servants or employees of Landlord; excepting, however, in each case, claims, accidents, injuries, loss, or damages arising from or as a
result of any act or omission whatsoever or negligence of Tenant or of any subtenant of Tenant or of the agents, contractors, servants or employees of Tenant or of any such subtenant of Tenant. Each
party hereto shall promptly notify the other of any claim asserted against such party with respect to which such party is indemnified against loss by the other party hereunder, and the party giving
such notice shall promptly deliver to the other party the original or a true copy of any summons or other process, pleading, or notice issued or served in any suit or other proceeding to assert or
enforce any such claim. The party so notified of any claim against which such party has indemnified the other party hereunder against loss shall defend any such suit at its sole cost and expense with
attorneys of its own selection, but the party so indemnified shall have the right, it sees fit, to participate in such defense at its own expense. 

8

 

ALTERATIONS 

        Tenant
shall have the right and privilege at all times during the continuance of this lease to make, at its own expense, such alterations, changes, improvements and additions to the
demised premises as Tenant may desire provided such work will not impair the structural integrity or soundness of any building. Any alterations, changes, improvements and additions made by Tenant
shall immediately become the property of Landlord and shall be considered as a part of the demised premises, except any new building or any addition to the existing building constructed by Tenant
shall remain the property of the Tenant until the end of the term. Tenant shall have the right to construct at its own cost and expense within the boundaries of any property constituting part of the
demised land (i) an extension or addition to any building demised to Tenant hereunder, all as more particularly provided for pursuant to the article of this lease, captioned "FUTURE EXPANSION",
or (ii) a separate and detached building (from the one initially constructed by Landlord). Landlord shall after receiving written request from Tenant apply to or join in the application of
Tenant to any governmental authority having jurisdiction thereover for such building and other permits and licenses as may be necessary in connection with any
work which Tenant is authorized to perform under the provisions of this article, and Landlord agrees upon request by Tenant to execute or join in the execution of any application for such permits and
licenses. 

SIGNS AND ANTENNAE 

        A.    Tenant
shall have the right to maintain on any building demised to Tenant hereunder or in which the demised premises are located signs-or other advertising
devices, electrical or non-electrical, either parallel to said building or at any angle thereto, at or on either the front, back, or sides thereof, and Tenant shall also have the right to
maintain an illuminated pylon or monument sign at flee location (if any) shown therefor on Exhibit B hereto. All such signs and advertising devices shall be furnished by Landlord, at its
expense, and Landlord will, at Landlord's expense, install all such signs and advertising devices for the improvements which are to be constructed for Tenant's use under the terms of this lease,
including any such pylon sign, monument sign, its concrete base and the electrical service thereto. Prior to installation of any signs, Landlord shall provide Tenant with a sketch plan and sign study
for Tenant's prior written approval. Landlord agrees to comply with any applicable laws and ordinances in erecting any such signs which may be installed by Landlord under the provisions of this
article. At the end of the term of this lease, the Tenant shall remove all signs and logo from the demised premises and repair any damage caused by such removal. 

        B.    Tenant
may, if it so elects, install on the roof, or other portions of the demised premises (whether above ground or underground) any aerials, antennae, radar equipment,
satellite equipment, telecommunications equipment or other equipment it shall deem necessary, for the transmission or receipt of information or other data. 

CONDEMNATION 

        A.    If
15% or more of either the ground floor area or total floor area of the building located on the demised premises or 15% or more of any area over which said building may
be expanded laterally under the provisions of the article of this lease, captioned "FUTURE EXPANSION", shall be taken in any proceeding by the public authorities by condemnation or otherwise, or be
acquired for public or quasi-public purposes (hereinafter referred to as "the Proceeding"), or if said building shall be divided into separate parts by reason of such taking, Tenant shall have the
option of terminating the term of this lease by notifying Landlord of its election so to do on or before the date which is six (6) months after Tenant shall have been deprived of possession of
the condemned property, and upon such notice being given the term of this lease shall automatically terminate and end. 

9

 

        B.    In
the event that less than 15% of the ground floor area or total floor area of said building shall be taken in any such Proceeding or be acquired for public or
quasi-public purposes, or if 15% or more of the ground floor area or total floor of said building shall be so taken or said building shall be divided into separate parts and Tenant elects not to
terminate the term of this lease, then Landlord shall restore said building to a complete office building as similar as is reasonably possible in design, character and quality to the building which
existed before such taking. If Landlord shall be obligated to perform restoration work under the provisions of this article, so much of any fixed rent payable by Tenant as is fairly allocable to the
space which is to be restored shall abate in accordance with the applicable formula set forth in the Rent Rider until such restoration work shall have been completed. Any restoration work to be
performed by Landlord pursuant to the terms of this article shall be completed in accordance with plans and specifications which shall have been approved in writing by Tenant, it being understood that
such approval shall not be unreasonably withheld. 

        Anything
contained in this article to the contrary notwithstanding, it is understood and agreed that Landlord shall not be obligated to spend, for the restoration of the building, a sum
in excess of the amount (hereinafter referred to as the "cost limit") of the award to be received from condemning authority by reason of such taking. If the bid or bids received by Landlord indicate
that the cost of said building restoration will exceed said cost limit and if Landlord is unwilling to pay the amount of the excess cost, then and in such event Landlord will notify Tenant of the
amount of each such bid and the name and address of the contractor submitting the same, and Tenant may, at its option, do any of the following: 

        (a)   ask
that new bids be submitted, in which case Landlord will procure additional bids for the work; 

        (b)   negotiate
with any contractor who has submitted a bid for a reduction in the amount of such bid; 

        (c)   make
such revisions in the plans and specifications for said building as Tenant may deem desirable in an effort to reduce the cost thereof, 

        (d)   elect
to pay the difference between said cost limit and the amount of the contract or contracts providing for the restoration of said building, in which event Landlord
shall enter into such contract or contracts providing for the restoration of said building as shall have been approved in writing by Tenant, and Tenant, upon completion of the restoration of said
building and upon being furnished an architect's certificate stating that the work has been satisfactorily completed in accordance with such approved contract or contracts and proper waivers of lien,
shall reimburse Landlord for the amount of such difference; or, at Landlord's option, reimbursement shall be made in monthly installments as the costs accrue subject to the provisions hereof; or 

        (e)   elect
not to have said building restored, in which event, the term of this lease shall terminate and end as of the date 120 days after Tenant shall have notified
Landlord of its election hereunder. 

        C.    If
a portion or portions of the demised land shall be taken in any Proceeding by the public authorities by condemnation or otherwise, or be acquired for public or
quasi-public purposes so as to reduce by 25% or more Tenant's parking spaces for passenger automobiles within 600 feet of the building, Tenant shall have the option of terminating the term of this
lease by giving Landlord notice of its election so to do on or before the date which is six (6) months after such area shall have become unavailable for the use by Tenant, and upon such notice
being given the term of this lease shall automatically terminate and end 30 days after the giving of such notice; provided, however, that such right on the part of Tenant to terminate this
lease by reason of the taking of the aforesaid parking area for automobiles shall be nullified if Landlord shall (i) on or before the 30th day after the giving of such notice advise Tenant in
writing of Landlord's intention to forthwith provide and furnish for parking a 

10

 

substitute
parking area of comparable quality and equal in size to the area taken and contiguous to the remaining parking area; and (ii) within six (6) months after so advising Tenant,
actually provide such substitute parking area and enter into a written agreement modifying and amending this lease so as to provide for the inclusion of said substitute parking area as part of the
parking area within the demised premises, all at no cost to Tenant. 

        D.    Notwithstanding
the provisions of C above, if a portion or portions of the demised land shall be taken in a Proceeding so as to reduce by 35% or more Tenant's parking
spaces for passenger automobiles as shown on Exhibit B, Tenant shall have the option of terminating the term of this lease by giving Landlord notice of its election so to do on or before the
date which is six (6) months after such area shall have become unavailable for use by Tenant, and upon such notice being given, the term of this lease shall automatically terminate and end
30 days after the giving of such notice. 

        E.    In
any such Proceeding whereby all or part of the demised premises is taken, whether or not Tenant elects to terminate the term of this lease, each party shall be free to
make claim against the condemning authority for the amount of the actual provable damage done to each of them by such Proceeding. 

        If
the condemning authority shall refuse to permit separate claims to be made, then and in that event Landlord shall prosecute with counsel satisfactory to Tenant the claims of both
Landlord and Tenant, and the proceeds of the award shall be used to the extent necessary for the restoration and reconstruction of the remainder of the demised premises in compliance with Landlord's
obligations as set forth in this article, and the balance thereof divided between Landlord and Tenant in proportion to their respective losses, including but not limited to the value to Tenant of its
leasehold estate granted under this lease. 

        Anything
herein to the contrary notwithstanding, it is understood and agreed that any temporary taking by public authorities causing a temporary cessation by Tenant of business for a
period not in excess of three (3) months shall not constitute a taking of the type that shall permit Tenant thereupon to exercise its right to cancel the balance of the term of this lease. 

UNAVOIDABLE DELAYS 

        The
time within which either party hereto shall be required to perform any act under this lease, other than the payment of money, shall be extended by a period of time equal to the
number of days during which performance of such act is delayed unavoidably by strikes, lockouts, acts of God, governmental restrictions, failure or inability to secure materials or labor by reason of
priority or similar regulation or order of any governmental or regulatory body, enemy action, civil disturbance, fire, unavoidable casualties or any other cause beyond the reasonable control of either
party hereto ("Unavoidable Delays"), excluding, however, the inability or failure of either party to obtain any financing which may be necessary to carry out its obligations. Notwithstanding the
foregoing unless the party entitled to such extension shall give notice to the other party hereto of its claim to such extension within thirty (30) days after the event giving rise to such
claim shall have occurred, there shall be excluded in computing the number of days by which the time for performance of the act in question shall be extended, the number of days which shall have
elapsed between the occurrence of such event and the actual giving of such notice. 

11

   FUTURE EXPANSION 

        A.    Tenant
shall have the right and option at any time and from time to time (and at its expense) during the term of this lease, as the same may be extended as hereinafter
provided, to expand the building (or to construct a separate and detached building) up to 25,000 square feet of additional floor area (either at one time—or in stages) by erecting an
addition on the demised land containing such number of square feet of floor area as Tenant may elect (but not in excess of 25,000 square feet), and to make such other changes (including changes to the
parking areas), alterations, improvements and repairs in and to the original structure and improvements as Tenant may require for the conduct of its business in said addition as an integral part of
Tenant's building as operated prior to the construction of said addition or additions. If Tenant elects to exercise such option, it shall, following completion of the addition, supply Landlord with an
as-built survey of said addition. Tenant may construct a separate and detached building (up to 25,000 square feet) even though said building is not shown on the Plot Plan. 

        B.    Upon
completion, said addition and all other changes, alterations, improvements and repairs hereinbefore provided shall become part of the demised premises covered by
this lease and shall thereafter be held and enjoyed by Tenant (with no additional rental being due hereunder) upon and subject to all the terms and conditions of this lease, except title to any
addition constructed hereunder shall remain in Tenant until the end of the term of this lease. Any such addition constructed by Tenant shall comply with all laws, ordinances, rules, regulations and
orders of all duly constituted authorities. 

OPTIONS TO EXTEND 

        Tenant
shall have one (1) option to extend the term of this lease from the date upon which it would otherwise expire upon the same terms and conditions as those herein specified
for one (l) additional period of five (5) years, except Tenant shall pay the rent during the option periods as provided for in the Rent Rider. 

        If
Tenant elects to exercise said option, it shall do so by giving Landlord written notice, of such election at least twelve (12) months before the beginning of the additional
period for which the term hereof is to be extended by the exercise of such option. If Tenant gives such notice, the term of this lease shall be automatically extended for the additional period of
years covered by the option so exercised without
execution of an extension or renewal lease. If Tenant elects not to exercise an option granted to Tenant hereunder, then Tenant may not at a future time exercise its option to extend a successive
option as provided herein. 

BROKERS 

        Landlord
covenants that it has not dealt with or negotiated with or through a broker with respect to the leasing of the demised premises. Landlord agrees to indemnify and hold Tenant
harmless against the claims for commissions or other compensation of any broker, agent or other party with whom Landlord may have dealt or negotiated with in connection with said demised premises.
Notwithstanding the foregoing, Tenant agrees to indemnify and hold harmless Landlord against the claims for commissions or other compensation of any brokers, agent or other party with whom Tenant may
have dealt with in connection with said demised premises. 

SUBORDINATION 

        At
Landlord's request, Tenant will subordinate this lease to any first mortgage, and all renewals, modifications, consolidations, replacements and extensions thereof, which may hereafter
affect the demised premises or any part thereof, provided that any such mortgage shall be made in connection with a loan from an insurance company, savings bank or trust company or other institutional
leader, and provided further that as a condition of such subordination such mortgage shall contain a covenant 

12

 

binding
upon the holder thereto to the effect that as long as Tenant shall not be in default under this lease, or, if Tenant its in such default, as long as Tenant's time to cure such default shall
not have expired, the term of this lease shall not be terminated or modified in any respect whatsoever nor the rights of Tenant hereunder or its occupancy of the demised premises be affected in any
way by reason of such mortgage or any foreclosure action or other proceeding that may be instituted in connection therewith, and that Tenant shall not be named as a defendant in any such foreclosure
action or other proceedings. 

DEFAULT CLAUSE 

        A.    If
the rent above referred to or any part thereof shall be unpaid on the date of payment by the terms hereof, and remain so for a period of twenty (20) days after
Landlord shall have given to Tenant notice in writing of such default, then and in such case it shall and may be lawful for Landlord, at Landlord's option, by summary proceedings or by any other
appropriate legal action or proceedings to terminate the term off this lease and to enter into the demised premises or any part thereof and expel Tenant or any person or persons occupying the demised
premises, and so to repossess and enjoy the demised premises as in Landlord's former estate. Should the term of this lease at any time be terminated under the terms and conditions hereof, or in any
other way, Tenant hereby covenants and agrees to surrender and deliver up the demised premises peaceably to Landlord immediately upon the termination of the term hereof. Landlord agrees that in no
event shall the nonpayment of rent be the basis of a forfeiture of this lease or otherwise result in the eviction of Tenant or the termination of the term of this lease unless said written notice
shall have been served on Tenant as hereinbefore provided and Tenant shall have failed to cure such default within said 20-day period after the service of said notice. In the event of a
termination of the term of this lease prior to the expiration date thereof pursuant to the provisions of this Paragraph A, Tenant shall not thereby be relieved from liability for damages
sustained or to be sustained by Landlord by reason of the breach of this lease by Tenant and Tenant shall pay to Landlord all such damages incurred by Landlord by reason of such breach. 

        B.    It
is mutually agreed that if Tenant shall be in default in performing any of the terms or provisions of this lease other than the provision requiring the payment of rent
and Landlord shall give to Tenant notice in writing of such default, and if Tenant shall fail to cure such default within 30 days after service of such notice, or if the default is of such
character as to require more than 30 days to cure and Tenant shall fail to use reasonable diligence in curing such default after service of such notice, then and in any such event Landlord may
cure such default for the account of and at the cost and expense of Tenant, and the full amount so expended by Landlord shall immediately be owing by Tenant to Landlord as additional rent hereunder
together with interest at the highest rate permitted by applicable law or 12% per annum, whichever is lower, and necessary and incidental costs and expenses in connection with the performance of any
such act by Landlord. Landlord agrees that in no event shall such default be the basis of a forfeiture of this lease or otherwise result in the eviction of Tenant or the termination of the term of
this lease. 

LEASE NOT TO BE RECORDED 

        The
parties hereto have executed and delivered a memorandum of this lease for recording purposes with the expectation that such memorandum is in recordable form. 

TRANSFER OF TITLE 

        A.    Landlord
shall promptly notify Tenant in writing of any change in the ownership of the demised premises, giving the name and address of the new owner and instructions
regarding the payment of rent. In the event of any change in or transfer of title of Landlord in and to the demised premises or any part thereof, whether voluntary or involuntary, or by act of
Landlord or by operation of law, Tenant shall be under no obligation to pay rents thereafter accruing until Tenant shall have 

13

 

been
notified in writing of such change in title and given satisfactory proof thereof, and the withholding of rents in the meantime shall not be deemed a default upon the part of Tenant. 

        B.    If
during the term hereof Landlord's interest in this lease shall be acquired by more than one person, firm, corporation, or other entity, whether by conveyance,
operation of law or otherwise, Landlord shall by notice to Tenant signed by all of the then lessors hereunder appoint one such lessor to whom rent may be paid by Tenant and upon whom all notices which
Tenant may give hereunder may be served. Until such appointment shall be made, Tenant shall be authorized from time to time to select any one of such lessors, and to pay all rent coming due hereunder
to, and serve all notices upon the lessor so selected until such time as such appointment shall have been made as aforesaid. The service of any notice upon and the payment of any rent to the appointed
or selected lessor as herein provided shall constitute service of notice upon, and payment of rent to Landlord. 

        C.    Landlord
shall have the right to assign, transfer and convey all or any part of Landlord's interest in this lease or in the demised premises at any time, subject,
however, to the terms and conditions hereinafter set forth in this paragraph. Except with regard to obligations of Landlord (i) arising by reason of a breach of the covenants or agreements of
Landlord as set forth in this lease which exist at the date of such assignment, transfer or conveyance or (ii) accruing prior to the date of such assignment, transfer or conveyance, Landlord's
obligations to Tenant shall cease as of the date such assignment becomes unconditional, or such transfer or conveyance becomes effective, and Tenant shall thereafter look only to each subsequent
assignee, transferee or purchaser thereof. 

LIMITATION OF LANDLORD'S LIABILITY 

        If
Landlord shall fail to perform any covenant, term or condition of this lease upon Landlord's part to be performed and as a consequence of such default Tenant shall recover a money
judgment against Landlord, such judgment shall be satisfied only out of (i) the proceeds of sale received upon execution of such judgment and levy thereon against the right, title and interest
of Landlord in the demised premises, (ii) any net income from such property receivable by Landlord, when and as be accorded Tenant by law or under the terms of this lease by reason of
Landlord's failure to perform its obligations thereunder received (i.e. net of all ad valorem taxes and operating expenses [including debt service]), and (iii) the
consideration received by Landlord from the sale or other disposition (other than a mortgage) of all or any part of Landlord's right, title and interest in the demised premises (which consideration
shall be deemed to include any assets at any time held by Landlord having a value not exceeding that of the proceeds of such sale or other disposition), and Landlord shall not be liable for any
deficiency; provided, however, that in the event of Landlord's
failure to perform any covenant or obligation of Landlord under the article hereof, captioned "CONDEMNATION", following a taking of all or any part of the demised premises any judgment recovered by
Tenant as a consequence thereof may also be satisfied out of the condemnation award, as the case may be, payable to Landlord as a result of such taking. The provisions of this article shall not be
deemed to deny to Tenant, or limit its right to obtain injunctive relief of Landlord's covenants under this lease or to avail itself of any other right or remedy, including specific performance (not
involving a personal liability of Landlord in excess of the limits of personal liability fixed by this article, or in the case of specific performance, enforcement of the Landlord's obligations to the
extent that Landlord shall be required to expend more than the limits of personal liability fixed by this article, less all amounts previously paid to Tenant as liquidated damages pursuant to the
terms of this lease) which may be accorded Tenant by law or under the terms of this lease by reason of Landlord's failure to perform its obligations thereunder. 

NOTICES 

        A.    Whenever
any notice, consent, request, or other communication between the parties ("Notice") is required or permitted hereunder, such Notice shall be in writing. All
Notices by Landlord to Tenant shall be deemed to have been duly given if sent to Tenant by overnight mail, registered or 

14

 

certified
mail in triplicate, one copy to the demised premises, one copy to ADS Alliance Data Systems, Inc., 17655 Waterview Parkway, Dallas, Texas 75252,
Attention:                        , and one
copy to                        , or to such other addresses as Tenant may later designate in writing. 

        B.    Until
Tenant receives other instructions from Landlord, all Notices by Tenant to Landlord shall be deemed to have been duly given if sent by registered or certified mail
to Landlord at Landlord's address as set forth in the opening paragraph of this lease. Landlord shall promptly notify Tenant in writing of any change in the address of Landlord. 

        C.    Any
written notice sent by registered or certified mail shall be deemed to have been served as of the date it is mailed in accordance with the foregoing provisions and
notices sent by hand delivery or overnight mail shall be deemed received upon delivery. Notwithstanding anything to the contrary herein, Tenant may give Landlord telegraphic notice of the exercise of
any option herein granted Tenant or of the need of emergency repairs. 

WAIVER OF PERFORMANCE BY EITHER PARTY 

        One
or more waivers of any covenant, term or condition of this lease by either party shall not be construed as a waiver of a subsequent breach of the same or any other covenant, term or
condition; nor shall any delay or omission by either party to seek a remedy for any breach of this lease or to exercise a right accruing to such party by reason of such breach be deemed a waiver by
such party of its remedies or rights with respect to such breach. The consent or approval by either party to or of any act by the other party requiring such consent or approval shall not be deemed to
waive or render unnecessary consent to or approval of any similar act. 

INTERPRETATION OF WORD "LANDLORD" 

        If
more than one party is designated as Landlord in the article of this lease, captioned "PARTIES", all of the parties so designated shall be deemed to be landlords hereunder and their
obligations in such capacity shall be joint and several obligations. 

MECHANICS' LIENS 

        A.    If
any mechanics', materialman's or other similar lien shall at any time be filed against the demised premises on account of any-work, labor or services
performed or claimed to have been performed, or on account of any materials furnished or claimed to have been furnished, for or at the direction of Tenant or anyone holding or occupying the demised
premises through or under Tenant, Tenant shall, without cost or expense to Landlord, forthwith either cause the same to be (i) discharged of record by payment, bond, order of a court of
competent jurisdiction, or otherwise, or (ii) contested, in which event any judgment or other process issued in such contest shall be paid or discharged before execution thereof. 

        B.    If
any mechanics', materialman's or other similar lien shall at any time be filed against any part of the demised premises for any reason whatsoever on account of any
work, labor or services performed or claimed to have been performed, or on account of any materials furnished or claimed to have been furnished, for or at the direction of Landlord or by any of
Landlord's agents, contractors or subcontractors, Landlord shall, without cost or expense to Tenant, forthwith either cause the same to be (i) discharged of record by payment, bond, order of a
court of competent jurisdiction or otherwise, or (ii) contested, in which event any judgment or other process issued in such contest shall be paid or discharged before execution thereof. 

15

   PREVAILING PARTY 

        In
the event either party is required to commence any action or proceeding against the other in order to enforce the provisions hereof, or in order to obtain damages for the alleged
breach of any of the provisions hereof, the prevailing party therein shall be entitled to recover, in addition to any amounts or relief otherwise awarded, all reasonable attorney's fees incurred in
connection therewith. 

ESTOPPEL CERTIFICATE 

        Each
of the parties hereto agrees, at any time and from time to time upon not less than 30 days' prior request by the other party, to execute and deliver to the party making such
request a written certificate stating (a) whether this lease is in full fore and effect; (b) whether this lease has been modified or amended and if so, identifying and describing, any
such modification or amendment; (c) whether rent and other charges have been paid more than 30 days in advance of the date when due and if so the date to which they have been paid in
advance; and (d) whether to the best knowledge of the party to whom such request is directed any uncured default exists on the part of the other party hereunder, and, if so, specifying the
nature of such default. 

CAPTIONS 

        Captions
throughout this instrument are for convenience and reference only and the words contained therein shall in no way be held to explain, modify, amplify or aid in the
interpretation, construction or meaning of the provisions of this lease. 

MISCELLANEOUS 

        A.    If
any term or provision of this lease shall to any extent be held invalid or unenforceable, the remaining terms and provisions of this lease shall not be affected
thereby, but each term and provision of this lease shall be valid and enforced to the fullest extent permitted by law. 

        B.    This
Lease shall be construed and enforced in accordance with-the laws of the State of Texas. 

        C.    Tenant
and Landlord acknowledge and agree that neither party has relied upon any statements, representations, agreements or warranties of the other party, except such as
are expressed herein. 

        D.    No
amendment or modification of this lease, or any approvals or permissions of Landlord or Tenant required under this lease, shall be valid or binding unless reduced to
writing and executed by the parties hereto in the same manner as the execution of this lease. 

        E.    This
lease may be executed in multiple counterparts, each of which is to be deemed an original for all purposes, and in making proof of this lease it shall not be
necessary to produce more than one (1) counterpart hereof. A facsimile or similar transmission of a counterpart signed by a party hereto will be regarded as signed by such party for purposes
hereof. 

LEASE BINDING ON HEIRS, ETC. 

        All
covenants, agreements, provisions and conditions of this lease shall be binding upon and inure to the benefit of the parties hereto and their heirs, devisees, executors,
administrators, successors in interest and assigns and grantees of Landlord, and shall be deemed to run with the land. This lease shall not be binding upon Tenant until a fully executed copy hereof
shall have been delivered by Tenant to any one of the parties named herein as Landlord or to Landlord's duly authorized agent or representative, or until Tenant shall have notified in writing any one
of the parties named herein as Landlord or Landlord's duly authorized agent or representative of Tenant's acceptance thereof. 

16

 

        IN
WITNESS WHEREOF, Landlord and Tenant have caused this indenture to be duly executed and sealed as of the day and year first above written. 

	 	 	LANDLORD:
	

 	
 	
OTR, an Ohio general partnership, as nominee for the Board of the State Teachers Retirement System of Ohio
	

 	
 	

By:	
 	

/s/  STEPHEN A. MITCHELL      
 Stephen A. Mitchell, general partner
	

 	
 	

TENANT:
	

 	
 	
ADS ALLIANCE DATA SYSTEMS, INC.,

a Delaware corporation
	

 	
 	

By:	
 	

/s/  ALLAN SFIKAS      
 Name: Allan Sfikas

Title: VP Sales

17

   RENT RIDER  

	A.
	Effective
as of the Commencement Date, Tenant shall pay Landlord the following Fixed Rent for the Demised Premises at the following annual rates for the following periods, payable in
equal monthly installments in advance on or before the first day of each calendar month; however, if the Commencement Date occurs on a day other than the first day of the month, Tenant shall pay on
the Commencement Date a pro rata share of a full monthly installment of Fixed Rent: 

	Lease Year
 
	 	Annual Base

Rental
	 	Monthly Base Rental
	 	Dollar Per Square Foot

(Approximate)

	2/01/02-10/31/02	 	$	663,476.00	 	$	55,288.92	 	$	9.82
	11/01/02-10/31/03	 	 	606,860.00	 	 	50,655.00	 	 	9.00
	11/01/03-10/31/04	 	 	624,744.96	 	 	52,062.08	 	 	9.25
	11/01/04-10/31/05	 	 	658,515.00	 	 	54,876.25	 	 	9.75
	11/01/05-10/31/06	 	 	692,285.04	 	 	57,690.42	 	 	10.25
	11/01/06-10/31/07	 	 	726,054.96	 	 	60,504.58	 	 	10.75
	Extension (if applicable)	 	 	769,156.00	 	 	64,096.33	 	 	11.40

	B.
	In
the event Tenant shall during any year of the term hereof be unable to use any portion of the demised premises by reason of the occurrence of any event referred to in the articles
of this lease, captioned "DAMAGE CLAUSE" or "CONDEMNATION", the annual rent payable hereunder shall be reduced by the application of the following formula:

	1.
	For
any floor area within the office building of which Tenant shall be denied the use, the annual rent payable under this lease shall be reduced by a sum computed by multiplying the
annual amount payable by Tenant for such unusable floor area pursuant to this Rent Rider (computed on a square foot basis) by a fraction having as its numerator the number of days during such year
that Tenant was unable to use such portion of the demised premises and as its denominator the number 365. 

Rent Rider — 1

   EXHIBIT A  

 Legal Description  

        A 5.500 acre tract of land out of the John Neill Survey No. 303 and the A. G. May Survey No. 84, Bexar County, Texas, and being more particularly
described by metes and bounds as follows: 

        BEGINNING
at the most northerly corner of Lot 25, NCB 16673, VALENCIA SUBDIVISION, Unit 7, for the most easterly corner of this tract, said point being on the west side of El Charro
Street; 

        THENCE,
S 47 Deg. 02' 01" W, along the rear lot line of aforementioned NCB 16673, a distance of 574.60 feet to an iron pin at the most southerly corner of this tract; 

        THENCE,
N 42 deg. 57' 59" W, on a perpendicular line for 420.00 feet to an iron pin on the southeast line of Nacogdoches road (FM 2252); 

        THENCE,
N 47 deg. 02' 01" E, along the southeast line of the above said Nacogdoches Road for 537.53 feet to an iron pin at the Point of Curve forming an intersection flare line for El
Charro Street; 

        THENCE,
along a curve to the right an arc distance of 39.27 feet whose elements are I=90, T=25.00, R=25.00 and whose chord bears S 87 deg. 57' 59" E for 35.36 feet to a point on the west
line of El Charro Street; 

        THENCE
the next three (3) calls along the west line of El Charro Street: 

	1.
	S
42 deg. 57' 59" E, for 65.00 feet to an iron pin;

	2.
	S
50 deg. 33' 40" E, for 90.80 feet to an iron pin;

	3.
	S
42 deg. 57' 59" E, for 240.00 feet to THE POINT OF BEGINNING, and containing 5.500 acres of land, 

which
is now known as Lot 26, Block 2, New City Block 16673, VALENCIA Unit 7A, in the City of San Antonio, Bexar County, Texas, according to plat thereof recorded in Volume 9000, Page 235, Deed and
Plat Records of Bexar County, Texas. 

A-1

   EXHIBIT B  

 SITE PLAN  

(Follows
this Page) 

B-1

   EXHIBIT C  

 TITLE EXCEPTIONS  

	1.
	Standby
fees, taxes and assessments by any taxing authority for the year 2002, and subsequent years.

	2.
	Electrical
overhang easement 14 feet in width along Nacogdoches Road R.O.W. property line(s), as shown by the Plat(s) recorded in Volume 9000, Page(s) 235 of the Deed and Plat Records
of Bexar County, Texas.

	3.
	Building
setback line 25 feet in width along Nacogdoches Road R.O.W. and El Charro R.O.W. property line(s), as shown on the Plat(s) recorded in Volume 9000, Page(s) 235 of the Deed and
Plat Records of Bexar County, Texas. 

C-1

FIRST AMENDMENT TO LEASE AGREEMENT  

        THIS FIRST AMENDMENT TO LEASE AGREEMENT ("First Amendment") dated 1/8/2002, is between OTR, an Ohio general partnership acting as the duly authorized nominee of
the Board of the State Teachers Retirement System Of Ohio ("Landlord") and ADS ALLIANCE DATA SYSTEMS, INC., a Delaware corporation ("Tenant"). 

DT

SA 

RECITALS  

        A.    Hines
Industrial, Ltd., a Texas limited partnership, Landlord's predecessor in interest, and J. C. Penney Company, Inc., a Delaware corporation, Tenant's
predecessor in interest ("J. C. Penney"), entered into a certain Office Lease dated June 9, 1981 (the "Lease") for approximately sixty-seven thousand five hundred forty (67,540) rentable square
feet located at 13526 Nacogdoches Road, San Antonio, Texas 78217 (the "demised premises"). 

        B.    J.
C. Penney exercised its first option to extend the Lease, the term of which expires on January 31, 2002. 

        C.    Landlord
and Tenant now desire to extend the term of the Lease, in lieu of Tenant's exercising its second option to renew (the "Second Option"), and to amend certain
provisions of the Lease, all upon the terms and conditions as set forth below. 

        NOW,
THEREFORE, in consideration of the mutual promises, covenants and conditions contained herein, Landlord and Tenant, intending to be legally bound, agree as follows: 

        1.    Exercise of Second Option to Extend.    Landlord and Tenant hereby extend the term of the Lease, commencing on
February 1, 2002 and ending on January 31, 2003 (the "Extension Term"). Except as provided in this First Amendment, the Extension Term shall be on the same terms and conditions as set
forth in the Lease. As a result of the extension of the Lease term, Tenant waives its Second Option. 

        2.    Annual Fixed Rent.    During the Extension Term, Tenant shall pay Landlord an annual fixed rental for the
demised premises as follows: 

	Lease Year
 
	 	Annual Base Rental
	 	Monthly Base

Rental
	 	Dollar Per Square

Foot

	2/01/02-1/31/03	 	$	810,480.00	 	$	67,540.00	 	$	12.00

        3.    New Roof.    On or before August 31, 2002, Tenant, at its sole cost and expense, shall install, or caused
to be installed, a new roof on the demised premises in a good and workmanlike and lien-free manner complying will all applicable laws. 

DT

SA 

        4.    Landlord's Marketing the Property.    Landlord may place a sign on the demised premises for sale and/or lease on
the earliest of the following: (a) announcement of closing the operation to tenant's employees; (b) the closing of the operation appears in a newspaper or local business publication; or
(c) May 1, 2002. Landlord may begin, immediately, marketing the demised premises for sale (without a sign). Landlord shall use reasonable efforts to maintain sale efforts on a
confidential basis prior to announcement of the closing to tenant's employees. Landlord shall have access to the demised premises for marketing the demised premises upon twenty-four
(24) hour prior oral notice. 

        5.    Successors and Assigns.    Except as modified herein, the terms, covenants and conditions of the Lease are
ratified and confirmed and the parties, their successors and assigns, shall be bound by, and shall have the benefits of, all the terms, covenants and conditions of the Lease. 

 

	 	 	 	 	[NOTARY PUBLIC SEAL]
	STATE OF OHIO	 	)	 	 
	 	 	)SS	 	 
	COUNTY OF FRANKLIN	 	)	 	 

        BE
IT REMEMBERED, that on this 7th day of January, 2002, before me, the subscriber, a Notary Public, personally appeared the above named OTR, an Ohio general partnership by Stephen A.
Mitchell, a general partner, known to me and known to me to be the person who signed the foregoing instrument in such capacity, who acknowledged to me that he signed said instrument in such capacity,
duly authorized by the partnership so to do, and that the signing of the same was his free act and deed, as a general partner, for and on behalf of OTR, for the uses and purposes therein set forth. 

DT

SA 

        IN
TESTIMONY WHEREOF, I have hereunto subscribed my name and affixed the official seal of my office at Columbus, Ohio on the day and year last above written. 

	 	 	 
	 	 	/s/ Dorene M. Browning
 Notary Public

My Commission Expires: 11-8-2004

	STATE OF TEXAS	 	)	 	 
	 	 	)SS	 	 
	COUNTY OF COLLIN	 	)	 	 

        BE
IT REMEMBERED, that on this 2nd day of January, 2001, before me, the subscriber, a Notary Public, personally appeared the above-named [ILLEGIBLE] of Alliance
Data Systems Inc., a Delaware corporation, known to me and known to me to be the person who signed the foregoing instrument in such capacity, who acknowledged to me that he signed said instrument in
such capacity, duly authorized by Alliance Data Systems Corp. so to do, and that the signing of the same was his free act and deed, as [ILLEGIBLE], for and on behalf of
Alliance Data Systems Corp. for the uses and purposes therein set forth. 

        IN
TESTIMONY WHEREOF, I have hereunto subscribed my name and affixed the official seal of my office at Dallas, Texas on the day and year last above written. 

	[NOTARY PUBLIC SEAL]	 	 
	 	 	/s/ Teresa C. Johnson
 Notary Public

My Commission Expires: 12/9/03

This
Instrument Prepared By:

Thomas S. Counts, Esq.

275 E. Broad Street

Columbus, Ohio 43215 

2

SECOND AMENDMENT TO LEASE AGREEMENT  

        THIS SECOND AMENDMENT TO LEASE AGREEMENT ("Second Amendment") dated 5/7, 2002, is between OTR, an Ohio general partnership acting as the duly authorized nominee
of the Board of the State Teachers Retirement System Of Ohio ("Landlord") and ADS ALLIANCE DATA SYSTEMS, INC., a Delaware corporation ("Tenant"). 

[ILLEGIBLE]

SA 

RECITALS  

        A.    Hines
Industrial, Ltd., a Texas limited partnership, Landlord's predecessor in interest, and J. C. Penney Company, Inc., a Delaware corporation, Tenant's
predecessor in interest ("J. C. Penney"), entered into a certain Office Lease dated June 9, 1981 (the "Lease") for approximately sixty-seven thousand five hundred forty (67,540) rentable square
feet located at 13526 Nacogdoches Road, San Antonio, Texas 78217 (the "demised premises"). 

        B.    J.
C. Penney exercised its first option to extend the Lease, the term of which expires on January 31, 2002. 

        C.    On
January 8, 2002, Landlord and Tenant entered into a certain First Amendment to Lease Agreement (the "First Amendment"), extending the term of the lease from
February 1, 2002 to January 31, 2003. 

        D.    Landlord
and Tenant now desire to extend the term of the Lease for one (1) additional year, and to amend certain provisions of the Lease, all upon the terms and
conditions as set forth below. 

        NOW,
THEREFORE, in consideration of the mutual promises, covenants and conditions contained herein, Landlord and Tenant, intending to be legally bound, agree as follows: 

        1.    Extension of Lease.    Landlord and Tenant hereby extend the term of the Lease, commencing on February 1,
2003 and ending on January 31, 2004 (the "Extension Term"). Except as provided in this Second Amendment, the Extension Term shall be on the same terms and conditions as set forth in the Lease,
as amended by the First Amendment. 

        2.    Annual Fixed Rent.    During the Extension Term, Tenant shall pay Landlord an annual fixed rental for the
demised premises as follows: 

	Lease Year
 
	 	Annual Base Rental
	 	Monthly Base Rental
	 	Dollar Per Square Foot

	2/01/03 - 1/31/04	 	$	1,020,000.00	 	$	85,000.00	 	$	15.10

Upon
Tenant's execution of this Second Amendment, Tenant shall pay to Landlord a one-time cash payment of Twenty-five Thousand Dollars ($25,000.00). 

        3.    Landlord's Marketing the Property.    Landlord may place a "For Lease" sign on the demised premises on or after
August 1, 2003. 

        4.    Successors and Assigns.    Except as modified herein, the terms, covenants and conditions of the Lease are
ratified and confirmed and the parties, their successors and assigns, shall be bound by, and shall have the benefits of, all the terms, covenants and conditions of the Lease. 

        5.    Second Amendment to Control.    If any terms, covenants and conditions of this Second Amendment conflict with
the terms, covenants and conditions of the Lease, as amended by the First Amendment, the terms, covenants and conditions of this Second Amendment shall control. All other terms, covenants and
conditions of the Lease, as amended by the First Amendment, that are not inconsistent with the this Second Amendment shall be applicable to the Expansion Space. 

 

        6.    Capitalized Terms.    Capitalized terms not defined in this Second Amendment have the meanings given to them in
the Lease, as amended by the First Amendment. The term "Lease" shall mean the Lease as modified by the First Amendment and this Second Amendment. 

        7.    No Broker.    Landlord and Tenant represent and warrant each to the other that each 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. Tenant shall indemnify and hold Landlord 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 Tenant with regard to this leasing transaction. The provisions
of this Paragraph 7 shall survive the termination of this Lease. 

        IN
WITNESS WHEREOF, the parties to this Second Amendment have executed the same on the day and year written above. 

	 	 	LANDLORD:
	

 	
 	

OTR, an Ohio general partnership, acting as the duly authorized

nominee of THE BOARD OF THE STATE TEACHERS

RETIREMENT SYSTEM OF OHIO
	

 	
 	

By:	
 	

/s/  STEPHEN A. MITCHELL      
 Name: Stephen A. Mitchell

Title: a General Partner
	

 	
 	

TENANT:
	

 	
 	

ADS ALLIANCE DATA SYSTEMS INC., a Delaware corporation
	

 	
 	

By:	
 	

/s/  DWAYNE H. TUCKER      
 Name: Dwayne H. Tucker

Title: EVP & CAO

2

 

	

STATE OF OHIO	
 	

)	
 	

 
	 	 	) SS	 	 
	COUNTY OF FRANKLIN	 	)	 	 

        BE
IT REMEMBERED, that on this 7th day of May, 2002, before me, the subscriber, a Notary Public, personally appeared the above named OTR, an Ohio general partnership by Stephen A.
Mitchell, a general partner, known to me and known to me to be the person who signed the foregoing instrument in such capacity, who acknowledged to me that he signed said instrument in such capacity,
duly authorized by the partnership so to do, and that the signing of the same was his free act and deed, as a general partner, for and on behalf of OTR, for the uses and purposes therein set forth. 

        IN
TESTIMONY WHEREOF, I have hereunto subscribed my name and affixed the official seal of my office at Columbus, Ohio on the day and year last above written. 

	 	 	/s/  CYNTHIA K. MANNING    

Notary Public

My Commission Expires: 11/20/06
	 	 	 	 	[SEAL]

	

STATE OF TEXAS	
 	

)	
 	

 
	 	 	) SS	 	 
	COUNTY OF COLLIN	 	)	 	 

        BE
IT REMEMBERED, that on this 29th day of April, 2002, before me, the subscriber, a Notary Public, personally appeared the above-named Dwayne H. Tucker of ADS Alliance Data Systems,
Inc., a Delaware corporation, known to me and known to me to be the person who signed the foregoing instrument in such capacity, who acknowledged to me that he signed said instrument in such capacity,
duly authorized by ADS Alliance Data Systems, Inc. so to do, and that the signing of the same was his free act and deed, as EVP & CAO, for and on behalf of ADS Alliance Data Systems, Inc. for
the uses and purposes therein set forth. 

        IN
TESTIMONY WHEREOF, I have hereunto subscribed my name and affixed the official seal of my office at Dallas, Texas on the day and year last above written. 

	 	 	/s/  TERESA C. JOHNSON    

Notary Public

My Commission Expires: 12/7/03

This
Instrument Prepared By:

Thomas S. Counts, Esq.

275 E. Broad Street

Columbus, Ohio 43215 

[SEAL]

3

THIRD AMENDMENT TO LEASE AGREEMENT  

        THIS THIRD AMENDMENT TO LEASE AGREEMENT ("Third Amendment") dated 10, 2, 2002, is between OTR, an Ohio general partnership acting as the duly authorized nominee
of the Board of the State Teachers Retirement System Of Ohio ("Landlord") and ADS ALLIANCE DATA SYSTEMS INC., a Delaware corporation ("Tenant"). 

RECITALS  

        A.    Hines
Industrial, Ltd., a Texas limited partnership, Landlord's predecessor in interest, and J. C. Penney Company, Inc., a Delaware corporation, Tenant's
predecessor in interest ("J. C. Penney"), entered into a certain Office Lease dated June 9, 1981 (the "Original Lease") for approximately sixty-seven thousand five hundred forty (67,540)
rentable square feet located at 13526 Nacogdoches Road, San Antonio, Texas 78217 (the "demised premises"). 

        B.    J.
C. Penney exercised its first option to extend the Lease, the term of which expires on January 31, 2002. 

        C.    On
January 8, 2002, Landlord and Tenant entered into a certain First Amendment to Lease Agreement (the "First Amendment"), extending the term of the lease from
February l, 2002 to January 31, 2003. 

        D.    On
May 7, 2002, Landlord and Tenant entered into a certain Second Amendment to Lease Agreement (the "Second Amendment"), extending the term of the lease for one
additional year, from February 1, 2003 to January 31, 2004 (the Original Lease, as amended by the First Amendment and the Second Amendment, is referred to in this Third Amendment as the
"Lease"). 

        E.    Landlord
and Tenant now desire amend the Lease, all upon the terms and conditions as set forth below. 

        NOW,
THEREFORE, in consideration of the mutual promises, covenants and conditions contained herein, Landlord and Tenant, intending to be legally bound, agree as follows: 

        1.    Extension of Lease.    Landlord and Tenant hereby extend the term of the Lease, commencing on February 1,
2004 and ending on October 31, 2007, on the same terms and conditions as set forth in the Lease, except as provided in this Third Amendment. 

        2.    Annual Fixed Rent.    Effective November 1, 2002, Tenant shall pay Landlord an annual fixed rental for
the demised premises as follows: 

	Lease Year
 
	 	Annual Base Rental
	 	Monthly Base Rental
	 	Dollar Per Square Foot

	11/01/02 - 10/31/03	 	$	606,860.00	 	$	50,655.00	 	$	9.00
	11/01/03 - 10/31/04	 	$	624,744.96	 	$	52,062.08	 	$	9.25
	11/01/04 - 10/31/05	 	$	658,515.00	 	$	54,876.25	 	$	9.72
	11/01/05 - 10/31/06	 	$	692,285.04	 	$	57,690.42	 	$	10.25
	11/01/06 - 10/31/07	 	$	726,054.96	 	$	60,504.58	 	$	10.75

        3.    Successors and Assigns.    The parties, their successors and assigns, shall be bound by, and shall have the
benefits of, all the terms, covenants and conditions of the Lease, as amended by this Third Amendment. 

        4.    Third Amendment to Control.    If any terms, covenants and conditions of this Third Amendment conflict with the
terms, covenants and conditions of the Lease, the terms, covenants and conditions of this Third Amendment shall control. All other terms, covenants and conditions of the Lease that are not
inconsistent with this Third Amendment are ratified and confirmed. 

        5.    Capitalized Terms.    Capitalized terms not defined in this Third Amendment have the meanings given to them in
the Lease. Effective upon the execution of this Third Amendment, the term "Lease" shall mean the Lease as modified by this Third Amendment. 

 

        6.    No Broker.    Landlord and Tenant represent and warrant each to the other that each 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. Tenant shall indemnify and hold Landlord 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 Tenant with regard to this leasing transaction. The provisions
of this Paragraph 6 shall survive the termination of the Lease. 

ADS
DT      

SA    OTR    WOK 

2

 

        IN
WITNESS WHEREOF, the parties to this Third Amendment have executed the same on the day and year written above. 

	 	 	LANDLORD:
	

 	
 	

OTR, an Ohio general partnership, acting as the duly authorized nominee of THE BOARD OF THE STATE TEACHERS RETIREMENT SYSTEM OF OHIO
	

 	
 	

By:	
 	

/s/  STEPHEN A. MITCHELL      

	 	 	 	 	Name:	 	Stephen A. Mitchell
	 	 	 	 	Title:	 	a General Partner
	

 	
 	

TENANT:
	

 	
 	

ADS ALLIANCE DATA SYSTEMS INC., a Delaware corporation
	

 	
 	

By:	
 	

/s/ DWANE H TUCKER

	 	 	 	 	Name:	 	Dwayne H Tucker
	 	 	 	 	Title:	 	EVP & CAO

3

 

	STATE OF OHIO	 	)
	 	 	) SS
	COUNTY OF FRANKLIN	 	)

        BE
IT REMEMBERED, that on this day 4 of Oct., 2002, before me, the subscriber, a Notary Public, personally appeared the above-named OTR, an Ohio general partnership by Stephen A.
Mitchell, a general partner, known to me and known to me to be the person who signed the foregoing instrument in such capacity, who acknowledged to me that he signed said instrument in such capacity,
duly authorized by the partnership so to do, and that the signing of the same was his free act and deed, as a general partner, for and on behalf of OTR, for the uses and purposes therein set forth. 

        IN
TESTIMONY WHEREOF, I have hereunto subscribed my name and affixed the official seal of my office at Columbus, Ohio on the day and year last above written. 

	[SEAL]	 	OFFICIAL SEAL

CYNTHIA K. MANNING

NOTARY PUBLIC, STATE OF OHIO

CITY OF NEWARK

COUNTY LICKING

My Commission Expires 11-20-06	 	Notary Public

My Commission Expires:	 	/s/  CYNTHIA K. MANNING      

	STATE OF TEXAS	 	)
	 	 	) SS
	COUNTY OF COLLIN	 	)

        BE
IT REMEMBERED, that on this 27th day of Sept., 2002, before me, the subscriber, a Notary Public, personally appeared the above-named Dwayne H. Tucker, CAO & EVP of ADS Alliance
Data Systems Inc., a Delaware corporation, known to me and known to me to be the person who signed the foregoing instrument in such capacity, who acknowledged to me that he signed said
instrument in such capacity, duly authorized by ADS Alliance Data Systems Inc. so to do, and that the signing of the same was his free act and deed, as CAO & EVP, for and on behalf of
ADS Alliance Data Systems Inc. for the uses and purposes therein set forth. 

        IN
TESTIMONY WHEREOF, I have hereunto subscribed my name and affixed the official seal of my office at Dallas, Texas on the day and year last above written. 

	 	 	Notary Public

My Commission Expires	 	/s/  TERESA C JOHNSON      
12/9/03

	

This Instrument Prepared By:

Thomas S. Counts, Esq.

275 E. Broad Street

Columbus, Ohio 43215	
 	

[SEAL]	
 	

 

4

QuickLinks

Exhibit 10.2

OFFICE LEASE

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00052-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00052-of-00352.parquet"}]]