Document:

Exhibit
10.5

 

	
   

  	
   

  	
   

  	
   

  	
   

  	
  TechnologiePark

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
  Bergisch
  Gladbach

  

 

Operating Agreement

 

for
the TechnologiePark, Bergisch Gladbach, Friedrich-Ebert-Straße

 

Between

 

TBG

TechnologiePark

Bergisch
Gladbach

Verwaltungs
GmbH

represented
by the CEO,

Mr. Hans-Dieter
Angerer,

Friedrich-Ebert-Straße

51429
Bergisch Gladbach

Tax
payer ID No.: 204/5723/0021

 

- hereinafter called “operator”

 

and

 

Bruker
Advanced Supercon GmbH

represented
by the CEOs,

Dr. Hans-Udo
Klein, Dr. Detlef Krischel,

and Dr. Burkhard
Prause,

Friedrich-Ebert-Straße

51429
Bergisch Gladbach

 

- hereinafter called “tenant” -

 

in the
property in the TechnologiePark, Bergisch Gladbach,

Friedrich-Ebert-Straße,
51429 Bergisch Gladbach

 

The following operating agreement is concluded:

 

 

Preamble

 

Between

 

Lobito International B.V.

c/o Bauer & Kügler GmbH

Kaiserstrasse 12

60311 Frankfurt

Tax payer ID code No.: 116/5961/0895

 

represented by:

 

TBG TechnologiePark Bergisch Gladbach

Verwaltungs GmbH

represented by the CEO

Mr. Hans-Dieter Angerer

Friedrich-Ebert-Straße

51429 Bergisch Gladbach

 

and

 

Bruker Advanced Supercon GmbH

represented by the CEOs

Dr. Hans-Udo Klein, Dr. Detlef Krischel,

and Dr. Burkhard Prause

Friedrich-Ebert-Straße

51429 Bergisch Gladbach

 

Contract No. 13 03

 

on
the date of        a lease for the premises buildings 14, 20 and 23 in the property of the
TechnologiePark Bergisch Gladbach was concluded.

The rental begins on the 04/01/2009.

 

§1                                   The operator is
responsible for the entire administration, organization and maintenance of the
TechnologiePark property in Bergisch Gladbach.

 

§2                                   In conjunction
with proper administration and maintenance, the operator shall invoice the
tenant for the services detailed in §3 if these are performed and/or incurred
within the framework of the billing for ancillary expenses.

 

§3                                   The ancillary
expenses include all costs for upkeep and repair and all costs associated with
the operation and maintenance of the property, including the common areas, such
as, specifically:

 

·                                          the insurance
premiums, all risks from the property

·                                          water supply,
water fees, including the costs of water treatment, sewage and other drainage
fees

·                                          general
electricity supply, including replacement of fuses and incandescent bulbs and
fluorescent tubes in the common and traffic areas

 

2

 

·                                          operation and
maintenance of the heating, as well as the aeration and ventilation facilities

·                                          chimney
cleaning

·                                          street
cleaning, care of the exterior facilities and parking spaces, including
continuous yard maintenance work and replacement planting, as well as snow
removal and scattering of ice dispersant during icy conditions plus
depreciation of the equipment and machines made available as well as their
repair costs

·                                          regulation of
parking spaces and traffic

·                                          domestic
cleaning outside the rental areas

·                                          exterior
cleaning of the facades and windows, as well as maintenance of the windows and
doors

·                                          the costs for
building personnel, e.g. secretary, specialists in building services,
caretakers, receptionist, guard personnel, as appropriate for the type and use
of the building

·                                          operation of
the elevators and freight elevators, including complete maintenance and, if
present, the elevator alarm switches, including their maintenance

·                                          plant
maintenance and testing technical equipment

·                                          testing,
filling and replacement of handheld fire extinguishers

·                                          maintenance of
fire alarm systems and making them available for use

·                                          maintenance of
antenna system for the broad-band cable connection and making it available for
use

·                                          audits,
advances and additional charges for property taxes (e.g. property taxes, street
cleaning and sewage)

·                                          garbage and
waste disposal and separation, maintenance of the trash compacter, providing
waste containers for trash arising from the tenant’s commercial business

·                                          general pest
control, if not the fault of the tenant

·                                          the costs for
the administration of the property, including the rooms, personnel and material
expenditures required for same

·                                          the costs of
leasing or other kinds of provision of equipment that measures consumption,
calibration fees, fire department inspection fees, the Technische
Überwachungsverein (Technical Monitoring Association), etc.

 

If
public levies are newly introduced or there arise new costs that are directly
or indirectly associated with the management of the building, including all
possible auxiliary buildings, parking structures, etc. or their
profitability, or if such costs are increased, then the operator may also
assign these costs at the time they arise in accordance with a regulation found
in this contract by means of an appropriate prepayment.

 

The
ancillary expenses shall be carried in proportion to the ratio of the rented
area to the total rental area of the business entity.  In so far as ancillary expenses can be
directly assigned to individual tenants, e.g. on account of sole utilization of
facilities of the building areas, these are to be billed to the corresponding
tenants alone, unless the costs are of a minor nature.

 

Using
equitable discretion, the operator may at any time, including for the current
billing period, establish new criteria for distributing the ancillary expenses
(in total or for single types of expenses), provided this is appropriate.

 

The
operator shall have a heating cost accounting carried out annually by the
heating contracting partner assigned by the landlord, namely Rheinenergie /
Brunata.

 

The
tenant hereby acknowledges the respective billing conditions of the contracting
partners. The settlement shall take place with the annual settlement of
ancillary expenses.

 

The
operator is obligated to invoice the tenant for prepayments incurred for the
ancillary expenses from services performed during a management year. In the
tenancy ends within the management year, the allocation shall take place

 

3

 

with
the next settlement, pro-rated by the rental time during the billing period.
The management year is the calendar year. By virtue of a unilateral declaration
to the tenant, the operator is entitled to switch the management year to
another time and, in the event of a sale of the property, to issue a partial
billing.

 

Additional
or reduced payments are to be mutually settled immediately. The operator shall
accordingly re-establish the monthly prepayment that is to be paid if the
ancillary expenses rise or decrease.

 

§4                  Flat rate for
casino and conference room use

 

A flat fee in the amount of € 0.51 per m2 shall be levied for the use of the casino and
conference rooms situated in TechnologiePark. The flat rate for casino and
conference room use shall be calculated in combination with the prepayments for
ancillary expenses.

 

The services for the flat rate for the casino and conference rooms are:

 

·      free use of the conference and casino areas rented
by the operator for discussions, conventions and events

 

§4.1        Prepayments for ancillary expenses and the flat rate
for the casino and conference rooms on the basis of the surface area in cubic
meters are calculated on the following basis:

 

The
billing for the flat rate for the casino and conference rooms is estimated as
follows:

 

	
  Laboratory, storage, production area, workshop

  	
   

  	
  25

  	
  %

  
	
  Office spaces

  	
   

  	
  100

  	
  %

  

 

	
   

  	
   

  	
  Heating

  	
   

  	
  Operating

  	
   

  	
  Casino &

  	
   

  
	
   

  	
   

  	
  costs

  	
   

  	
  costs

  	
   

  	
  conference

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Building 14

  	
   

  	
  315

  	
   

  	
  315

  	
   

  	
  78.76

  	
   

  
	
  Building 20

  	
   

  	
  534.4

  	
   

  	
  534.4

  	
   

  	
  534.4

  	
   

  
	
  Building 23

  	
   

  	
  551

  	
   

  	
  583.2

  	
   

  	
  137.75

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
  1,400.40

  	
   

  	
  1,432.60

  	
   

  	
  750.91

  	
   

  

 

4

 

	
  Ancillary expenses per m2

  	
   

  	
  €

  	
  1.84

  	
   

  	
  2,635.98

  	
   

  
	
  Heating costs per m2

  	
   

  	
  €

  	
  0.99

  	
   

  	
  1,386.40

  	
   

  
	
  Casino and conference areas per m2

  	
   

  	
  €

  	
  0.51

  	
   

  	
  382.96

  	
   

  
	
  total net

  	
   

  	
  €

  	
  3.34

  	
   

  	
  4,405.34

  	
   

  
	
  plus the applicable VAT, presently 19%

  	
   

  	
   

  	
   

  	
  837.02

  	
   

  
	
  Total

  	
   

  	
   

  	
   

  	
  5,242.36

  	
   

  

 

§4.2        Prepayments for ancillary expenses, the flat rate
for the casino and conference rooms (including applicable value VAT) are to be
paid monthly in advance, no later than the 3rd business day
of the month, free of charge and post-paid to the operator:

 

TBG

TechnologiePark
Bergisch Gladbach

Verwaltungs
GmbH

 

to
the account with:

 

	
  Banking
  institution:

  	
   

  	
  Kreissparkasse
  Cologne

  
	
  Account
  no.:

  	
   

  	
  038900
  3058

  
	
  Bank
  code no.:

  	
   

  	
  37050299

  

 

in the amount of        €5,242.36

 

with
the specification: Tenant No. 1

 

For
the timeliness of the payment, the arrival of the funds, not the time at which
they were sent, shall prevail.

 

The
operator reserves the right to adjust the amount of the prepayment for heating
and ancillary expenses in conjunction with the annual billing.

 

§4.3        In the event of delinquent payment, the operator can
demand dunning costs, starting with the second warning, in the amount of €5.00,
including VAT, per warning. The operator is always entitled to apply the legal
interest for delinquency. This regulation does not exclude the right to assert
higher interest or additional damage items by reason of another legal ground.

 

§5
Collective heating, air conditioning, hot water consumption, and consumption recording

 

§5.1        The costs of the energy consumed and its delivery
and/or the district heating, the costs of the load current, the costs of the
service, supervision and care of the system, the regular inspection of its
operability and operational safety, including adjustment by an expert, the
cleaning of the system including cleaning the oil tank and operating area, the
costs of the measurements in accordance with the Federal Air Pollution Control
Act (Bundesemissionsschutzgesetz), the costs of leasing or other kinds of
provision of equipment that measures consumption,

 

5

 

as
well as the costs of using equipment for recording consumption, the costs of
calculation and allocation by a heating cost allocation service (including
reading and intermediate reading) as well as any calibration charges incurred,
are all part of the operating costs of the central heating system. This
similarly applies to billing the costs of water consumption, provided this is
determined by separate metering equipment. The costs of operating the
affiliated building facilities as per the above are part of the costs of
delivering district heating.

 

§5.2        If a tenant does not use the heating system, then
this does not exempt him from the obligation of sharing in these costs.

 

§5.3        The tenant shall bear the costs of an intermediate
reading that affects him.

 

§6                 This agreement
takes effect on the same day that the lease was concluded between:

 

Lobito
International B.V.

c/o
Bauer & Kügler GmbH

Kaiserstraße
12

60311
Frankfurt

Taxpayer
ID No.: 116/5961/0895

 

represented
by

 

TBG
TechnologiePark Bergisch Gladbach

Verwaltungs
GmbH

represented
by the CEO

Mr. Hans-Dieter
Angerer

Friedrich-Ebert-Straße

51429
Bergisch Gladbach

 

and
the tenant

 

takes
effect.

 

If
use begins prior to this time, the prepayment of ancillary expenses and
settlement may be requested at the beginning of use and be deducted.

 

If
the abovementioned lease is terminated for whatever reason, then each of the
contracting parties is entitled to a right of termination effective at the time
at which the abovementioned lease was terminated. Likewise, both contracting
parties are entitled to a right of termination effective upon the expiration of
the lease.

 

The
tenant shall inform the operator of the termination immediately.

 

This
operating agreement also terminates automatically no later than with expiration
of the lease.

 

§7                 Written Form /
Salvatory Clause / Jurisdiction

 

Changes
and additions to this contract, including revocation of this requirement of
written form itself, must be in writing to be valid. Moreover, declarations of
intent

 

6

 

and
informed consent of the operator provided in this contract must always be in
writing.

 

Should
one or more regulations of this contract be or become partially or entirely
invalid, then the validity of the remaining regulations shall not be affected
thereby. In such a case, the contract is rather to be carried out in accordance
with its intent. If the invalidity is based on a performatory and temporal
stipulation, then the legally allowable measure supersedes it.

 

The
operator is entitled to transfer this contract to a third party. For this, the
tenant already gives consent now.

 

The
courts of Bergisch Gladbach shall have jurisdiction and venue or, by choice of
the operator, the court that is responsible for the site of the rental
premises, provided that no other jurisdiction is specified by law.

 

	
   

  	
   

  	
  Bergisch Gladbach, [handwritten] 04/01/2009     

  
	
   

  	
   

  	
   

  
	
  /s/
  Hans-Dieter Angerer

  	
   

  	
  /s/
  Burkhard Prause

  
	
  TBG
  TechnologiePark Bergisch Gladbach

  	
   

  	
  Bruker
  Advanced Supercon GmbH

  
	
  Verwaltungs
  GmbH

  	
   

  	
   

  
	
  Hans-Dieter
  Angerer

  	
   

  	
   

  
	
  (Operator)

  	
   

  	
  (Tenant)

  

 

 

[LOGO] TechnologiePark

Bergisch Gladbach

 

1. Amendment

 

to the operating agreement of the 4/1/2009

 

between

 

	
   

  	
  TBG

  	
   

  
	
   

  	
  TechnologiePark
  Bergisch Gladbach

  	
   

  
	
   

  	
  Verwaltungs
  GmbH,

  	
   

  
	
   

  	
  represented
  by the Chief Executive Officer

  	
   

  
	
   

  	
  Mr.
  Hans-Dieter Angerer

  	
   

  
	
   

  	
  Friedrich-Ebert-Straße

  	
   

  
	
   

  	
  51429
  Bergisch Gladbach

  	
   

  
	
   

  	
  Tax
  ID No. 204/5723/0021

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  -
  Operator -

  	
   

  
	
   

  	
   

  	
   

  
	
  and

  	
  Bruker
  Advanced Supercon GmbH

  	
   

  
	
   

  	
  Friedrich-Ebert-Strasse

  	
   

  
	
   

  	
  51429
  Bergisch Gladbach

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  Contract
  No. 13 03 10741

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  -
  Tenant -

  	
   

  

 

Re:  4.1 Payment of ancillary costs

 

As
of the 11/01/2009, the heating cost prepayments were adjusted.

 

Accordingly,
as of 11/01/2009 the ancillary and heating
cost prepayments and flat rates for the casino and conference room monthly
amount to:

 

 

	
  Ancillary expense prepayment (unchanged)

  	
   

  	
  1432.6 m2 x € 1.84 =

  	
   

  	
  €

  	
  2,635.98

  	
   

  
	
  Heating cost prepayment new

  	
   

  	
  1400.4 m2 x € 1.30 =

  	
   

  	
  €

  	
  1,820.52

  	
   

  
	
  Fixed fees for c & c rooms (unchanged)

  	
   

  	
  750.9 m2 x € 0.51 =

  	
   

  	
  €

  	
  382.96

  	
   

  
	
  Net sum

  	
   

  	
   

  	
   

  	
  €

  	
  4,839.46

  	
   

  
	
  plus the applicable VAT, currently 19%

  	
   

  	
   

  	
   

  	
  €

  	
  919.50

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Total

  	
   

  	
   

  	
   

  	
  €

  	
  5,758.96

  	
   

  

 

Re: 4.2

 

Ancillary
and heating cost prepayments, as well as flat rates for the casino and
conference rooms (incl. the applicable VAT), are due monthly in advance, but no
later than the 3rd business day of the month, free of charge and
post-paid to the operator

 

TBG

TechnologiePark
Bergisch Gladbach

Verwaltungs
GmbH

 

to
be transferred to the account with the:

 

	
  Credit
  institution:

  	
   

  	
  Kreissparkasse
  Cologne

  
	
  Account
  No.:

  	
   

  	
  038900
  3058

  
	
  Bank
  code no:

  	
   

  	
  370
  502 99

  

 

 

in the amount of:      €5,758.96

 

specifying
tenant No. 160018.

 

For
the timeliness of the payment, the arrival of the funds, not the time at which
they were sent, shall prevail.

 

All
remaining agreements concerning the operating agreement of 04/01/2009 remain
unchanged.

 

	
   

  	
   

  	
  Bergisch
  Gladbach, [handwritten] 10/21/09

  
	
   

  	
   

  	
   

  	
   

  
	
  TBG

  	
   

  	
   

  	
   

  
	
  TechnologiePark
  Bergisch Gladbach

  	
   

  	
   

  	
   

  
	
  /s/
  Hans-Dieter Angerer

  	
   

  	
  /s/
  Hans-Udo Klein /s/ Milena Roveda

  
	
   

  	
   

  	
   

  	
   

  
	
  TBG
  TechnologiePark Bergisch Gladbach

  	
   

  	
   

  	
  Bruker
  Advanced Supercon GmbH

  
	
  Verwaltungs
  GmbH

  	
   

  	
   

  	
  (Tenant)

  
	
  Hans-Dieter
  Angerer

  	
   

  	
   

  	
   

  
	
  (Operator)Exhibit 10.6

 

(Translated from German)

 

LEASE AGREEMENT

FOR COMMERCIAL SPACE

 

in the Technology Park Bergisch Gladbach, Friedrich-Ebert-Str.

 

Between

 

Lobito International B.V.

c/o Bauer & Kügler GmbH

Kaiserstrasse 12

60311 Frankfurt

Tax no. 116/5961/0895

represented by

TBG TechnologiePark Bergisch Gladbach

Verwaltungs GmbH

represented by its Managing Director

Mr. Hans-Dieter Angerer

Friedrich-Ebert-Str.

51429 Bergisch Gladbach

 

- hereinafter referred to as “Lessor” -

 

and

 

RI Research Instruments GmbH

represented by its Managing Director

Dr. Burkhard Prause

Friedrich-Ebert-Straße

51429 Bergisch Gladbach

 

Contract no.

 

- hereinafter referred to as “Lessee” -

 

enter into the following Lease Agreement, consisting of

 

Part I

Special Terms and Conditions

 

Part II

General Terms and Conditions

 

Part III

Attachments

 

1

 

The respective parts of the Agreement must be signed by Lessor and Lessee separately.

Part I

 

Special Terms and Conditions

 

Table of contents

 

1.             Object of the Lease Agreement

 

2.             Transfer

 

3.             Lease Term

 

4.             Rent, Lease-Related Expenses and Value-Added Tax

 

5.             Escalator Clause

 

6.             Collateral

 

7.             Protection from Competition / Protection for Goods and Services Offered

 

8.             Miscellaneous Provisions

 

9.             Special Arrangements

 

2

 

1. Object of the Lease Agreement

 

1.1                                 The following rooms and parking spaces in the property located in Bensberg-Honschaft are leased for use as a manufacturing and engineering operation and outlined in red in the enclosed survey map Part I (Attachment No. 1):

 

The leased space is as follows per mutual agreement:

 

	
Building/location/rooms
    	
 
    	
Area in m2
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Building   09, storage space:
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
1st Basement (BA), Room 01
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
2nd BA, Room 01
    	
 
    	
95.2
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Building   10,  Workshop/warehouse/pickling   plant
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Ground   floor (GF), Room 005
    	
 
    	
50
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Building   14, office:
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
GF,   Room 05 and 08
    	
 
    	
126.4
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Building   18 and building 45, warehouse:
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Building   18, GF, Room 02  
    Building 45, GF, Room 05
    	
 
    	
32
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Building   19, manufacturing area:
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
BA   and GF
    	
 
    	
2,552
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Building   20, office space:
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
GF,   Room 33  
    1st Upper Floor (UF), Rooms 15-15, 19, 24 -31,   34, 38, 40 & 42
    	
 
    	
15.6
    	
 
    
	
 
    	
 
    	
333.75
    	
 
    
	
1st UF, Rooms 01-02, 05, 07 -  08, 11-12 and 14
    	
 
    	
185.5
    	
 
    

 

3

 

	
Building/location /rooms
    	
 
    	
Area in m2
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Building   21, office/storage space:
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
GF,   Rooms 07·09 and 900
    	
 
    	
43.6
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Building   21, remaining area:
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Laboratory/storage   space:
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
GF, 1st UF, 2nd UF, 3rd UF
    	
 
    	
1,140
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Building   22, mixed-use areas:
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
GF   and 1st UF
    	
 
    	
740
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Building   29, storage space:
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
GF   total
    	
 
    	
370
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Open   space (4 container parking places)
    	
 
    	
 
    	
 
    
	
 
    	
 
    	
 
    	
 
    
	
Total   area
    	
 
    	
5,684.05
    	
 
    

 

The secondary and traffic areas are included in the above-mentioned areas.

 

[handwriting]  Building 23, 2nd UF, is leased until June 30, 2009 in addition to the rent paid by ACCEL Instruments GmbH for this space until March 1, 2009. The lease on Building 23, 2nd UF, ends automatically at the end of June 30, 2009.

 

4

 

1.2                                 Should a later survey of the leased space find any differences from the indicated lease space, neither of the Parties will have the right to rescind this Agreement or demand a change in the rent as a result. The areas indicated under clause 1.1 must be used as a basis as regards to the dimensions of the space leased under the terms of this Agreement.

 

1.3                                 The exterior areas of the leased space are not part of the lease.

 

1.4                                 If an official permit necessary for the intended use spelled out in clause 1.1 is refused or revoked because the leased space is not suitable in terms of location or quality for the business operation, Lessee has the right to terminate the Agreement without notice or to demand a rent reduction. The warranty liability under 536a BGB [Bürgerliches Gesetzbuch (Civil Code)] is excluded. Also, Lessor is not obligated to put the lease object into a sublettable condition if this is associated with unreasonable expenses.

 

1.5                                 Future official and technical requirements (e.g. stricter safety or health regulations; changes in intended use) concerning the business operation of Lessee must be complied with by Lessee at its own expense and Lessee must indemnify Lessor for any requirements imposed on Lessor.  If such requirements are not complied with, Lessee has no recourse against Lessor in terms of damages, rescission, termination or non-performance. Lessor is obligated to cooperate in the compliance with such requirements insofar Lessee assumes the costs associated therewith.

 

1.6                                 Lessee must make sure, carefully and on a regular basis, that the official load on the floor in Building 27 permitted by the building authorities according to the copies of the official documents of the building authorities to be handed to Lessee on the transfer date is not exceeded. As far as the other leased areas are concerned, a maximum floor load of 350 to 400 kg/m2 applies. In case of a violation Lessee must indemnify Lessor or third parties for all losses incurred as a result.

 

2. Transfer

 

2.1                                 The transfer of the lease object is indicated to Lessee in advance in a manner that is binding for both Parties. The claim to the transfer of the lease object arises only with the receipt of the collateral pursuant to clause 6.

 

2.2                                 If Lessee does not appear, for whatever reason, on the transfer date communicated to it in writing, refuses to take delivery without justification, or if collateral has not been made available to Lessor, Lessee authorizes Lessor already at this time to declare on its behalf and at its reasonable discretion that the leased space is ready for transfer. In this case Lessor undertakes to submit to Lessee without delay a copy of the inspection report attesting to the state of readiness for the transfer. Lessor is exempted from the restrictions of § 181 BGB in this respect.

 

2.3                                 A inspection report signed by Lessor and Lessee must be drawn up on the occasion of the transfer of the lease object detailing all visible defects and concerns still to be remedied by Lessor. Lessor must provide an immediate remedy for all defects as noted.

 

2.4                                 The transfer is not delayed by minor defects and remaining work existing on the transfer date which impair the use only in a minor way. This applies also to the outdoor facilities.

 

5

 

2.5                                 Lessee has the right, at its own risk, to proceed with special fittings, tenant installations, technical equipment and the like already before the transfer date provided that the work of Lessor is thereby not unduly disrupted or obstructed.

 

3. Lease Term/Termination

 

3.1                                 The lease begins on April 1, 2009, but not before the completion and transfer of the leased space and will run for a fixed term until December 31, 2010. Lessee has a 3-time option to request an extension of 5 years at a time. The option must be exercised in writing by notifying Lessor no later than 12 months before the expiration of the respective agreement.

 

The Parties agree that the lease continues under the same conditions with each exercise of the respective option.

 

If an option is not validly exercised, any agreed-upon further option rights with regard to the respective partial object become null and void.

 

3.2                                 If the option is not exercised or if the lease and/or partial lease expires after the option is exercised, the lease is extended indefinitely and may be terminated in writing by either Contracting Party effective as of the end of the quarter by giving 6-months’ notice.

 

 3.3                              The timeliness of the written declaration of extension or termination is determined not by the date the letter is sent but by the date it is received.

 

3.4                                 Lessor may terminate the lease for cause effective immediately without giving notice. This applies in particular if Lessee does not fulfill its important contractual obligations within a reasonable time despite a written reminder, or if bankruptcy or composition proceedings have been opened with regard to its assets or if these have been denied for insufficiency of assets. Other rights of Lessor to terminate the lease without notice under legal regulations are not affected.

 

3.5                                 In case of a justified immediate early termination or in case of a termination of the lease without giving notice, Lessee is liable, to the extent it is responsible for the termination, for the loss of income in terms of rent, lease-related expenses and other services for the stipulated term of the lease up to the next termination date permitted under the Agreement.

 

3.6                                 Contrary to § 545 BGB, if Lessee continues to use the lease object after the expiration of the lease period, the lease is not considered extended.

 

3.7                                 If the use of the lease object is not possible in whole or in part due to a loss event not attributable to Lessee, the rent for the unusable parts is waived for this period. Rent is again due after the immediate restoration of the pervious condition. If the leased area and/or leased rooms or any common facilities are entirely or largely destroyed or damaged by structural defects, fires, explosion, lightning, storm, force majeure, war or other events not attributable to Lessor, Lessee has a right to terminate the lease early. This right may be only exercised within 6 months after the loss event.

 

 

4. Rent, Lease-Related Expenses and Value-Added Tax

 

4.1                                 Starting from the date indicated in 3.1, the rent for the lease object pursuant to 1.1 comes to the following monthly amounts

 

	
 
    	
 
    	
Area in m2
    	
 
    	
€/m2
    	
 
    	
New net rent
    	
 
    
	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    	
 
    
	
Building 09 (warehouse)
    	
 
    	
95.20
    	
 
    	
3.79 €=
    	
 
    	
360.82 €
    	
 
    
	
Building 10 (workshop/warehouse/pickling plant)
    	
 
    	
50.00
    	
 
    	
4.75 €=
    	
 
    	
237.28 €
    	
 
    
	
Building 14
    	
 
    	
126.40
    	
 
    	
6.71 €=
    	
 
    	
848.58 €
    	
 
    
	
Building 18 and 45 (warehouse)
    	
 
    	
32.00
    	
 
    	
4.75 €=
    	
 
    	
151.86 €
    	
 
    
	
Building 19 (manufacturing area)
    	
 
    	
2,552.00
    	
 
    	
5.32 €=
    	
 
    	
13,587.93 €
    	
 
    
	
Building 20 (office), GF
    	
 
    	
15.6
    	
 
    	
5.32 €=
    	
 
    	
82.99 €
    	
 
    
	
Building 20 (office), lst UF
    	
 
    	
333.75
    	
 
    	
8.91 €=
    	
 
    	
2,974.58 €
    	
 
    
	
Building 20 (office), 1st UF
    	
 
    	
185.50
    	
 
    	
9.69 €=
    	
 
    	
1,797.83 €
    	
 
    
	
Building 21 (laboratory/warehouse)
    	
 
    	
1,140.00
    	
 
    	
4.75 €=
    	
 
    	
5,410.08 €
    	
 
    
	
Building 21 (office/warehouse)
    	
 
    	
43.60
    	
 
    	
5.90 €=
    	
 
    	
257.38 €
    	
 
    
	
Building 22 (workshop/office)
    	
 
    	
740.00
    	
 
    	
6.00 €=
    	
 
    	
4,440.00 €
    	
 
    
	
Building 29, GF (warehouse)
    	
 
    	
370.00
    	
 
    	
3.25 €=
    	
 
    	
1,202.00 €
    	
 
    
	
Free areas (container storage) plus car parking   spaces per
    	
 
    	
4
    	
 
    	
29.83 €=
    	
 
    	
119.33 €
    	
 
    
	
Lease Agreement
    	
 
    	
20 cars
    	
 
    	
29.83 €
    	
 
    	
596.67 €
    	
 
    
	
 
    	
 
    	
5.668, 45
    	
 
    	
 
    	
 
    	
32,067.33 €
    	
 
    
	
Total net
    	
 
    	
 
    	
 
    	
 
    	
 
    	
32,067.33 €
    	
 
    
	
plus applicable VAT, currently 19%
    	
 
    	
 
    	
 
    	
 
    	
 
    	
6,092.79 €
    	
 
    
	
Grand total
    	
 
    	
 
    	
 
    	
 
    	
 
    	
38,160.12 €
    	
 
    

 

4.2           Void

 

4.3           Void

 

4.4           Void

 

4.5                                 The rent must be paid monthly in advance no later than the 3rd working day of each month, free of postage and charges and indicating Lessee No. 1, by wire transfer to the account of Lessor

 

Lobito International B.V.

at Dresdner Bank Frankfurt

Account number: 958 293 01

Routing no.: 500 800 00

 

The timeliness of the payment is determined not by the date it is sent but by the date it is received.

 

7

 

4.6                                 In case of late payment Lessor may charge dunning costs as of the 2nd reminder in the amount of EUR 2.50 per reminder including VAT. In addition Lessor may claim default interest in the amount of 4% percentage points over the respective base interest rate (§ 247 BGB).

 

4.7                                 If Lessee makes partial payments against the liabilities, Lessor may apply them, at its own discretion, against any open claims without heeding Lessees request in that matter.

 

4.8                                 Lessor is responsible only for the mere permission to use the lease object. All other services are provided by a company (at present TechnologiePark Bergisch Gladbach Verwaltungs GmbH) hired for this purpose by Lessor. Said company also handles, beside the basic rent, Lessee’s heating and operating expenses and other supplementary payments (lease-related expenses) owed by Lessee.

 

For this reason Lessee is obligated to sign the enclosed Operator Contract (Attachment) with the company hired by Lessor for administering the lease object, and to maintain it for the duration of this Agreement.

 

5. Escalator Clause

 

5.1                                 The rent is firm until December 31, 2010, as agreed upon. After that date the rent is subject to the following escalator clause:

 

Lessor and Lessee have the right to demand an adjustment of the rent stipulated in clause 4.1 and 4.2 if the cost-of-living index (base year 2005 = 100 points) calculated by the Federal Statistical Office has increased or decreased by more than 10% since the beginning of the Agreement and/or since the latest readjustment of the rent. The rent pursuant to sentence 1 is adjusted in the amount of 80% of the index change starting with the first of the month following the justified request for an adjustment by either Party.

 

5.2                                 If the Federal Statistical Office discontinues the afore-mentioned index or changes over to a new base, the index used for the escalator clause will be the index that corresponds most closely to the cost-of-living index stipulated in this document.

 

6. Collateral

 

One month before the transfer of the lease object Lessee provides Lessor with a cash deposit in the amount of 20,000.00 €.

 

Instead of the cash deposit Lessee has the right to provide an absolute guarantee by a German bank or savings institution in the above-mentioned amount. The guarantee must contain the provision that the guarantor will pay the guaranteed amount upon the first written request. The guarantor may discharge its obligation only by a payment, not by a deposit.

 

Lessor has the right to seek satisfaction for any claims due to it under the lease by utilizing the collateral even in the course of the current lease period. In this case Lessee must replenish the collateral in the appropriate amount.

 

The collateral is returned after the expiration of the lease and the fulfillment of all contractual obligations, but in case of non-fulfillment of the Agreement only to the extent that there are no counterclaims.

 

8

 

7. Protection from Competition / Protection for Goods and Services Offered

 

Lessor undertakes to enter into lease agreements with other tenants in the Technology Park, who according to the trade register operate businesses similar to Lessee’s business, only with the prior approval of Lessee. The business purpose of Lessee is the development, construction and sale of electromagnetic and electro-mechanical components and systems for particle accelerators and other applications in science, energy technology, medical science and industry.

 

8. Miscellaneous Provisions

 

Lessor is aware that Lessee works occasionally in 3 shifts and even on weekends and holidays.

 

Lessor guarantees the use of the lease object, in particular with regard to the supply of heat, power, water etc., as well as the unobstructed access to the lease object at all times. Clauses 3.1 and 3.2 of the General Terms and Conditions do not apply in this sense. If there is a provision in the Special Terms and Conditions it has precedence, in case of doubt, over the equivalent provision in the General Terms and Conditions.

 

If Lessee has not specifically assumed the responsibility for maintenance and repairs under this Agreement, this responsibility is, irrespective of who defrays the costs involved, incumbent upon Lessor unless Lessee declares its willingness to perform said maintenance or repair work or cause to have it performed  by a third party.

 

Lessee must perform any maintenance and repair work properly and professionally. Lessee also has the right, in consultation with Lessor, to hire companies specializing in this kind of work. Lessee must coordinate with Lessor before performing any major work on the lease object. To that extent, clause 11.3, last section, of the General Terms and Conditions does not apply.

 

After the lease term expires, Lessee must leave the lease object in the condition it was in on the transfer date. Normal wear and tear must be taken into consideration in favor of Lessee. To that extent, clause 20 of the General Terms and Conditions does not apply.

 

Lessor must ensure that the regulations of the STVO [Straßenverkerhrs-Ordnung (Road Traffic Ordinance)] are applied in the area of the Technology Park.

 

9. Special Arrangements

 

1. Maintenance:

Amounts under 500.00 € are shown as operating expenses in the lease-relate expenses statement, even if they concern individually allocatable amounts.

 

2. Lease term/termination:

The Contracting Parties agree on a special right to give 6 months’ notice effective by the end of each quarter with regard to a maximum of 40% of the leased space.

 

3. Building 09, 1st BA, Room 01, 2nd BA, Room 01:

Any use of Room 03 on the 2nd BA level during technical tests is hereby excluded.

 

9

 

When moving out, Lessee must restore any improvements and building alterations to their original condition.

 

4. Statement of release from liability:

If Lessee as holder of the actual power is charged by the competent authorities as the entity liable for decontamination under § 4 para. 3 BBodSchG [Bundes-Bodenschutzgesetz (Federal Soil Protection Act)] with disturbing the present condition or is asked to take measures for the protection of the leased area against harmful soil alteration pursuant to § 4 para. 2 BBodSchG on the basis of executory rulings, Lessor releases Lessee from any financial obligations and necessary expenses expected by Lessee in this connection. Lessee must forward the official rulings on which basis it is charged as holder of the actual power pursuant to § 4 para. 2 or § 4 para. 3 BBodSchG to Lessor in good time, but no later than 14 days after service of process, and must file an appeal at the latter’s request and upon the latter’s legal analysis. If Lessor insists on proceeding with the appeal, Lessor must bear the costs associated therewith. The claim of Lessee under sentence 1 is excluded if Lessee does not meet its obligations under sentence 2. The release from liability by Lessor under sentence 1 is also excluded if Lessee itself has caused a harmful soil alteration or if there is a risk of such harmful soil alterations because of actions taken by Lessee in that direction, or if Lessee has taken measures that might entail harmful soil alterations. In all other respects the compensation claim of Lessor under § 24 para. 2 BBodSchG is not affected.

 

 

	
Bergisch Gladbach, on   April 1, 2009
    
	
 
    	
 
    	
 
    
	
/s/   Hans-Dieter Angerer
    	
 
    	
/s/   Burkhard Prause
    
	
Lobito   International B.V.
    	
 
    	
RI   Research Instruments GmbH
    
	
represented   by
    	
 
    	
 
    
	
TBG   TechnologiePark Bergisch Gladbach
    	
 
    	
 
    
	
Verwaltungs   GmbH
    	
 
    	
 
    
	
Managing   Director Hans-Dieter Angerer
    	
 
    	
 
    
	
(Lessor)
    	
 
    	
(Lessee)
    
	
(Lessee)
    	
 
    	
 
    

 

10

 

Part II

General Terms and Conditions

 

Table of Contents

 

	
  1.

  	
  Restoration, Insurance
  Coverage

  
	
  2.

  	
  Damage
  due to Fire, Storm or Tap Water

  
	
  3.

  	
  Central
  Heating, Air Conditioning, Hot Water Use, Measurement of Consumption

  
	
  4.

  	
  Use
  of Elevators

  
	
  5.

  	
  Offsets,
  Right of Lien

  
	
  6.

  	
  Use
  of the Leased Space, Sublease

  
	
  7.

  	
  Effect
  of Actions Taken by Third Parties

  
	
  8.

  	
  Electricity,
  Gas, Water, Heat Energy

  
	
  9.

  	
  Public
  Safety Obligation

  
	
  10.

  	
  Advertising
  Fixtures/Alarm Systems/Antennas

  
	
  11.

  	
  Maintenance
  and Major Repairs/Cosmetic Repairs

  
	
  12.

  	
  Structural
  Alterations/Minor Repairs

  
	
  13.

  	
  Access
  to the Leased Areas by Lessor

  
	
  14.

  	
  Several
  Persons as Lessee

  
	
  15.

  	
  General
  House Rules

  
	
  16.

  	
  Duty
  to Exercise Diligence on the Part of Lessee

  
	
  17.

  	
  Fire
  Protection

  
	
  18.

  	
  Pest
  Control

  
	
  19.

  	
  Windows,
  Shutters and Awnings

  
	
  20.

  	
  Expiration
  of the Lease Term

  
	
  21.

  	
  Written
  Form/Severability Clause/Legal Venue

  

 

1. Restoration, Insurance Coverage

 

1.1                                 Lessor undertakes to
contract sufficient insurance (at replacement value) against the risks of fire,
tap water and storm damage. The insurance premiums expended for this purpose
are payable by Lessee in accordance with the provisions of clause 4.8 of the
Special Terms and Conditions. Lessee also undertakes to use any and all
insurance benefits for the immediate restoration of the damaged building parts.
Any additional costs and fire insurance premiums due to the increased risk
posed by the business operations of Lessee are also for the latter’s account.

 

11

 

1.2                                 Lessee must contract
insurance coverage for the building contents (equipment and products) at its
own expense. In addition Lessee assumes the risk of glass breakage for the
(shop) windows in its lease area. Lessee is obligated to contract and maintain
a business liability insurance, and provide evidence at the request of Lessor
for the existence of appropriate insurance protection. To that extent there is
no obligation of Lessor to indemnify any losses.

 

2. Damage due to Fire, Storm or Tap Water

 

Lessee
must advise Lessor immediately of any damage that concerns insured risks to
allow the latter to file a claim with the insurance company in due time. Any
disadvantages caused to Lessor due to late notification of damage by Lessee are
for the account of Lessee.

 

3. Central Heating, Air Conditioning, Hot Water Use,

Measurement of Consumption

 

3.1                                 Lessor is obligated to
operate the central heating system during the usual office hours if outside
temperatures require it. Air conditioning systems - if available - are operated
all year round.

 

3.2                                 Hot water, if supplied via
the central heating facility, must be available continuously during the usual
office hours.

 

3.3                                 Heating and/or air
conditioning cannot be demanded in case of malfunction, force majeure, official
orders or other cases of impossible performance (e.g. fuel shortage). In these
cases Lessor is not obligated to provide other types of heating. Lessee does
not have any claims for rent reduction or damages unless Lessor acted
deliberately or with gross negligence. Lessor must see to it that any
malfunction is remedied as soon as possible.

 

3.4                                 The costs of operating the
central heating system include the cost of the consumed power and its supply
and/or the purchased district heating, the cost of the working current, the
cost of servicing, monitoring and maintaining the system, the regular
inspection of its operability and safety including calibration by a specialist,
the cleaning of the system including the cleaning of the oil tank and the
operating room, the cost of the measurements under the Federal Emission Control
Act [Bundesimmisionsschutzgesetz], the cost of renting or subletting equipment
for measuring consumption as well as the cost of using equipment for recording
consumption data, the cost of calculation and allocation by way of a heat
metering service (including readings and intermediate readings) as well as the
accruing calibration fees. The same applies to settling the water consumption
costs if they are determined by separate meters. The costs of the district
heating supply include the cost of operating the relevant in-house facilities
as per above.

 

12

 

3.5                                 If heating and/or hot-water
costs for the area leased by Lessee are determined separately by way of
intermediate counters or other measuring devices, Lessee first assumes 30% of
the total costs incurred for this reason in the property on the basis of m2/leased space (basic cost).
Lessee then assumes the remaining costs according to the individually ascertainable
consumption. If the cold water consumed by Lessee is determined separately,
Lessee assumes 100% of the individual consumption costs. This applies by
analogy to sewage fees.

 

3.6                                 If heaters are installed in
the common rooms (such as stairways, laundry etc.) which are  heated through the central heating system,
their consumption is not recorded, so that any costs accruing on this account
are included in the total costs to be allocated pursuant to item 3.5 above.

 

3.7                                 If a tenant does not use the
heating system, such tenant is not exempt from sharing these costs.

 

3.8                                 The cost of intermediate
readings, if such are necessary, are borne by the tenant to which they refer.

 

3.9                                 Lessee must ensure that the
consumption meters and other measuring devices are accessible at all times. If
Lessee impedes or obstructs a meter reading, it must indemnify Lessor for any
additional costs or other disadvantages accruing to Lessor as a result.

 

4. Use of Elevators

 

Lessee
does not have a right to continuous service in case of malfunction. The
elevators are not staffed. Any malfunction must be reported immediately to
Lessor or the person designated by it for the purpose.

 

5. Offsets, Right of Lien

 

Lessee
may offset only undisputed, decision-ready or validly ascertained claims for
rent or other claims held by Lessor if it notifies Lessor of its intent in
writing at least one month before the due date of the rent. The notification
obligation of Lessee applies also if it wants to exercise a right of lien.

 

6. Use of the Leased Space, Sublease

 

6.1                                 Lessee may use the lease
object only for the purposes indicated in clause 1.1 of the Special Terms and
Conditions. Each change in intended use, in particular each change in the type
of business operation is permitted only with the prior written approval of
Lessor. Lessor does not assume any liability in the sense that permits for the
planned business operation and its facilities will be granted or that once
granted will be renewed. This applies in particular to franchises. Lessee must
create and maintain all conditions for its business operations at its own
expense.

 

13

 

6.2                                 If Lessee’s entire business
operation or part of the operation is sold, a prior agreement is necessary
because of the transition of this Lease Agreement to Lessee’s successor in
title.

 

In
case of companies, changes in ownership or in the personally liable partner or
changes in the majority shareholder (more than 50%), or changes in the legal
form of the company, are considered a permission of use by third parties.

 

Lessor
may deny approval only for important reasons. An important reason for refusing
approval is for example given if such changes lead to a substantial impairment
of the liability basis.

 

6.3                                 Any sublease or other type
of permission of use by third parties may take place only with the prior
written approval of Lessor and only for the commercial purposes specified in
clause 1.1 of the Special Terms and Conditions. Lessor may deny approval only
for important reasons. If Lessee is obligated under the Agreement to pay the
value-added tax in addition to the rent and the lease-related expenses, the
sublease or other type of permission of use by third parties may be granted
only to such third parties as are business owners within the meaning of the
value-added tax law. Lessee must request such approval by Lessor in writing
and, unless it is question of a replacement or change of the kind described in
the 2nd paragraph of clause 6.2, must submit the sublease agreement entered
into under a suspensive condition. Lessee undertakes already at this time to
pay to Lessor monthly in each case 50% of any excess income from rent and
lease-related expenses together with the remaining rent.

 

If
Lessee fails to get the written approval of Lessor, Lessor has the right to
terminate the lease without giving notice.

 

6.4                                 In case of a sublease or
permission of use, Lessee is legally liable for all actions or omissions of the
subtenant or of those to whom it has given permission to use the leased space.

 

7. Effect of Actions Taken by Third Parties

 

External
effects caused by third parties, e.g. traffic detours or the like, do not
constitute an impairment in the lease object if Lessor is not responsible for
them, irrespective of the extent of the impairment.

 

8. Electricity, Gas, Water, Heat Energy

 

8.1                                 Lessee may make use of the
existing mains for electricity - including any existing e-mail or antenna
wiring, gas and water only to the extent that such use does not cause
overloads. Lessee may pay for any increased use by expanding the lines at its
own expense and with the prior approval of Lessor. Lessor’s approval is also
needed for rerouting any other mains within the lease object and the building.

 

8.2                                 In case of malfunctions or
damage to the supply lines, Lessee must turn them off immediately and inform
Lessor.

 

14

 

In
case of imminent danger Lessee must take immediate steps to avert such imminent
danger on its own initiative. All further remedies are undertaken by Lessor
unless maintenance and repair are incumbent upon Lessee under the terms of this
Agreement. If the latter is not the case, Lessor must bear also the cost of
eliminating any direct risk.

 

8.3                                 A change in power supply, in
particular a change in voltage, does not entitle Lessee to any claims against
Lessor.

 

8.4                                 If the electricity, gas or
water supply or the drainage are interrupted by a circumstance beyond the
control of Lessor, or if irregularities in the supply or floods and other
disasters occur, Lessee does not have any right to demand a rent reduction or
any claims for damages against Lessor. This applies by analogy to the heat
energy supply if provided by a utility.

 

If
the delivery conditions of the utility from which Lessor purchases power or
water make the utility liable for interruptions in supply and for supply
irregularities, Lessor hereby assigns its claims against the utility to Lessee,
who hereby accepts them. Lessee may assert further claims only if they also could
be asserted by Lessor.

 

9. Public Safety Obligation

 

The
public safety obligation for its lease areas is incumbent on Lessee. To that
extent Lessee releases Lessor from any claims filed by third parties.

 

10. Advertising Fixtures, Alarm Systems, Antennas

 

10.1                           If shared signage exists or
is installed, Lessee must use it and bear the prorated costs. Other signs for
advertising purposes may be affixed to the exterior walls of the building and
the inside or outside of the windows only with express approval of Lessor.
Lessee is responsible for the associated costs, including permit fees.

 

10.2                           If Lessor intends to
recondition, change or repair the areas or installations made available to
Lessee for mounting advertising fixtures, Lessee must remove and store these
advertising fixtures at its own expense and mount them again after the
completion of the work.

 

10.3                           Lessee is responsible for
obtaining the official permit for the advertising fixtures approved by Lessor.
Lessor must cooperate in this process if they are required by law. Lessee
undertakes to properly design, mount and maintain the advertising fixtures.
Lessee must also ensure their stability. Lessee is legally liable for any
property damage or personal injury caused to third parties as a result of the
advertising fixtures. If structural penetrations are unavoidable for mounting
the advertising fixtures and for electrical wiring, Lessee must

 

15

 

provide
compensation for any damage caused by the humidity entering the building in the
area of the structural penetration.

 

10.4                           Lessee must immediately
repair at its own expense any damage to the structure caused by mounting,
operating and maintaining advertising fixtures.

 

10.5                           Lessee must remove the
advertising fixtures after the expiration of the lease and restore the original
condition at its own expense.

 

10.6                           The terms of the preceding
paragraphs apply by analogy also to air conditioners, alarm and antenna
systems, even if mounted by Lessee at other locations of the building. They
also apply to sales and advertising fixtures mounted at other locations of the
building or whose places or areas have been leased separately (vending
machines, shop windows, slogans, company signs, name plates etc.).

 

11. Maintenance and Major Repairs, Cosmetic Repairs

 

11.1                           Lessor is responsible at its
own expense for maintaining and repairing the roof and all structural supports
(for windows and doors see clause 11.3.).

 

11.2                           Lessee is obligated to
implement all cosmetic repairs (e.g. wallpaper, painting walls and ceilings,
painting heating elements incl. heating pipes, the internal doors as well as
windows and the outer doors from the inside, proper and professional carpet
care etc.).

 

11.3                           Lessee also assumes any
maintenance and repair work within the leased space at its own expense. This
applies also to the technical equipment (in particular electrical and sanitary,
heating and air-conditioning installations) if these are in or on the lease
object and are used exclusively by Lessee, as well as to putting glass into the
windows and entrance doors belonging to the leased space. If the latter
concerns at the same time façade components, the repair and similar measures
are solely incumbent upon Lessor, however at the expense of Lessee.

 

The
award of the respective orders to specialized companies and the implementation
of such work must be coordinated with Lessor. Because of the complexity of the
technical systems and the associated question of warranties and liability, in
particular with regard to heating, air conditioning, ventilation, electrical
and sanitary systems, Lessee may always only hire such companies as are hired
by Lessor for warranty work, maintenance, support and repairs. During the lease
term Lessee must replace textile carpets, if necessary, by equivalent carpets
at its own expense. If Lessee does not fulfill one of the above obligations in
spite of a request by Lessor within a period of 3 months, Lessor has the right
to have the necessary repairs and/or work performed at the expense of Lessee.
Such grace period is not required in case of imminent danger.

 

11.4                           If there are instant water
heaters and/or boilers for heating water in the leased areas, Lessee is
directly responsible  for all service,
operating, maintenance and cleaning costs as well as the costs of replacement.

 

16

 

11.5                           Lessee is liable to Lessor
for any damage caused to the lease object or the building by itself, its
members or employees or by contract workers, suppliers and customers connected
with it, or by other related persons. In particular Lessee is liable for any
damage caused by the improper handling of the water or heating system, by not
closing doors or by breaching other obligations assumed by Lessee (lighting
etc.).

 

11.6                           Lessee must repair any
damage for which it is responsible immediately. If it does not meet this
obligation even after a written reminder within a grace period specified by
Lessor, Lessor may proceed to perform the necessary work at the expense of
Lessee. No written reminder or grace period is necessary in case of imminent
danger or if the whereabouts of Lessee are not known.

 

11.7                           If Lessor is responsible for
repairing damages to and in the building or in the leased areas or rooms, it
must be notified immediately of any such damage. Lessee is liable for any
further damage caused as a result of a late notice.

 

11.8                           Lessee must maintain and
service all fixtures installed by it at its own expense. Lessee must undertake
their maintenance if the very existence or parts of the building are at risk
because of such fixtures.

 

12. Structural Alterations

 

12.1                           Structural alterations by
Lessee may be performed only with the prior approval of Lessor. Lessor may deny
approval only for important reasons. An important reason is present if the
structural alterations entail a depreciation of the lease object or if the
technical facilitates of the entire property are at stake. Lessee is solely
responsible for obtaining all necessary official permits as well as for
complying with all laws and regulations decreed for this purpose. However,
Lessor must to the extent possible lend its support in obtaining such official
permits. The costs of any structural alterations (including any official fees)
are for the account of Lessee.

 

12.2                           Lessor may not demand of
Lessee the restoration of the original condition when the lease expires if it
agreed earlier to the structural alteration.

 

12.3                           Lessee is legally liable for
any losses incurred in connection with the structural alterations it carried
out.

 

12.4                           Lessor may perform repairs
and structural alterations that are necessary for the preservation of the
building or the leased areas, or for the aversion of an imminent risk or the
repair of a damage, even without the consent of Lessee. This applies also to
work which, while not necessary, is appropriate, e.g. the modernization of the
building and the leased areas. Lessee must keep the areas in question fully
accessible; Lessee may not impede or delay the implementation of such work.
Unless the aversion of an imminent risk is concerned, Lessor will give due
consideration to Lessee’s business interests and operating processes.

 

17

 

13. Access to the Leased Space by Lessor

 

13.1                           Lessor and/or its
representative may, after prior notification, enter the lease areas during
office hours in order to examine their condition or for other important
reasons. Access is permitted at any time of the day or the night in case of
danger.

 

13.2                           If Lessor wishes to sell or
sublet the property, it and/or its representative may enter the lease areas
with prospective customers during office hours after prior notification. That
applies accordingly as soon as the lease is terminated by either Contracting
Party.

 

13.3                           Lessor is allowed to attach
2 for-rent signs of up to 50 x 80 cm in size on the inside of the windows
belonging to the lease object 3 months before the expiration of the lease.

 

14. Several Persons as Lessee

 

14.1                           Several natural or legal entities
as Lessee are liable for all obligations under this Agreement as joint and
several debtors.

 

14.2                           For a declaration on the
part of Lessor to have legal force it is sufficient for it to be made to one of
the joint tenants. Several tenants are considered mutually authorized to accept
declarations made by Lessor.

 

14.3                           Circumstances that cause an
extension or a shortening of the lease for one of the tenants or create a claim
for damages or other claims for or against them, have the same effect for the
joint tenants.

 

15. General House Rules

 

15.1                           Lessee may only use the
leased areas as intended in the Agreement. Lessee must keep them clean and
ventilate them properly. Noise abatement and environmental provisions must be
observed carefully. In particular, care must be taken that the safety devices
installed for fire protection purposes are not changed and that these systems
are not tampered with without consulting Lessor. This applies in particular to
fire lobbies even in the area of raised floors and suspended ceilings.

 

15.2                           During the heating season
Lessee must keep all doors and windows closed, including unheated rooms. The
necessary ventilation may not lead to a total cooling down of the areas. If
there is frost, the valves may not be set to “cold” in order to prevent them
from freezing over.

 

15.3                           Lessee must care for the
flooring in the leased space in such a way that no damage occurs. Depression
marks must be avoided by appropriate stands. No objects may be parked or stored
outside of the leased space, thus for example in the common-use rooms and
areas. If Lessor grants a special permission to do so, Lessee is liable for all
damage inflicted as a result.

 

18

 

Escape
routes in and outside the leased space must always be kept free in compliance
with fire regulations. No work may be performed by Lessee outside of the leased
space, thus even in the yard. The vehicles of Lessee, its employees and
customers may be parked only with the approval of Lessor and only in the
designated areas. Third-party vehicles may stay on the property only for the
time necessary for loading and unloading.

 

15.4                           If the transportation of
freight causes dirt on the property, Lessee must remove it immediately.

 

15.5                           Waste from the commercial
activities of Lessee must be disposed of by Lessee itself unless deposited into
the garbage bins made available by Lessor for general use.

 

15.6                           Domestic refuse must be
compressed and emptied into the containers set up for the purpose. Care must be
taken that nothing is spilled on the stairs, the entrance to the building and
the area where the containers are set up; if necessary Lessee must make
immediate arrangements for cleaning any spills.

 

15.7                           During the period when the
access doors are locked, Lessor may dispense with lighting the stairs and
corridors.

 

15.8                           If Lessee moves out for good
or even only temporarily before the expiration of the Agreement, it must
surrender the keys to Lessor or its representative, even if objects are still
left in the rooms but the permanent abandonment of the rooms is recognizable
from the number or condition of the objects left behind. In this case Lessor
has the right to take possession of the leased areas already before they are
eventually vacated.

 

16. Duty to Exercise Diligence on the Part of Lessee

 

16.1                           Lessee has the following
obligations, among others:

 

Keeping
the flooring dry and treating it with care. Avoiding damage to the supply and
drainage facilities, electrical systems and other building fixtures, avoiding
blockage of the drainage facilities, reporting any malfunction in such
installations immediately, keeping doors and windows properly locked during bad
weather, night and absence. Avoiding waste of electricity and water in the
common-use building parts. Cleaning basement light shafts and windows to the
extent they are in the leased part of the basement; likewise regularly
ventilating the leased areas of the basement as necessary for the entire
basement of the building; also locking the windows during the night or when it
is cold and wet; abstaining from altering the lease object in any way without
the approval of Lessor, in particular abstaining from changing the
installations, including the electrical wiring. Keeping and handling all keys
and accessories with care; sufficiently heating, ventilation and making the
leased space easily accessible as well as shutting off all faucets, in
particular in case of a temporary water shortage; also in case of a longer
absence of Lessee.

 

19

 

16.2                           Any damage to the roof and
any penetration of rain must be reported to Lessor or its representative
immediately.

 

16.3                           The individual directions
for use must be observed when using the common facilities and installations (elevators,
garbage disposal systems, air conditioning systems, heating systems etc.); the
instructions of the air-conditioning technicians, administrator, caretaker etc.
must be followed

 

16.4                           Lessee is not entitled to
the constant presence of the building staff. Lessee is obligated to share on a
prorated basis in the costs of auxiliary firefighters who might be mandatory on
the basis of the leased area/total lease area due to official regulations.

 

17. Fire Protection

 

17.1                           All general technical and
official regulations, in particularly the regulations of the building code
authority and the fire police, must be observed. Open flames and smoking in the
basement are not permitted. The basement is not a storage area for flammable
materials and materials presenting a fire risk such as gasoline, oil etc.
unless official rules or regulations fail to forbid it. Lessee must
observe and comply with all official regulations, in particular those regarding
the storage of flammable materials. In case of fire or explosion - irrespective
of origin - Lessor or its representative must be informed immediately. All
installations must have their seals be checked on an ongoing basis.

 

17.2                           Lessee must purchase and
maintain the necessary self protection tools and devices such as portable fire
extinguishers and the like at its own expense.

 

18. Pest Control

 

Lessee
must keep the leased space free from vermin unless it is able to prove that the
infestation was not caused by it, its employees, subtenants, visitors,
suppliers or contract workers; in the latter case Lessor must be informed.

 

19. Window, Shutters and Awnings

 

The
windows must be kept closed during a storm, rain or snowfall and the external
shutters and awnings provided by Lessor must be retracted. In principle this
applies also to the hours after the office and business closes. Unless it is
question of a closed façade, the outside window panes and outside window frames
must be cleaned by Lessor on a regular basis.

 

20

 

20. Expiration of the Lease Term

 

20.1                           Lessee must return the
leased areas to Lessor at the end of the lease term in a professionally
restored condition and with all keys, including those which Lessee had made for
itself, without any claim to compensation. If there are carpets in the leased
space, Lessee must ensure that these are professionally shampooed. In
particular Lessee is obligated to remove its own installed devices from raised
floors and cable ducts. This applies also to the cables laid freely by Lessee,
as for example for electronic data processing and telephone purposes.

 

If
Lessee has not performed, or has not caused a third party to perform, the work
required accordingly by the end of the lease, Lessor may commission the work to
be performed at the expense of Lessee and after a reasonable grace period. The
grace period is not necessary if the conduct of Lessee implies a peremptory
refusal to fulfill the contract.

Lessee
is liable for all losses suffered by Lessor as a result of the delayed performance
of the work (in particular loss of rental income and/or indemnity for use).

 

20.2                           Lessor may demand
compensation in money for the renovation claim to which it would be entitled if
the cosmetic repairs were again to be destroyed by building modifications after
the expiration of the lease.

 

20.3                           The obligation of Lessee to
vacate the property extends to all objects in the area of the lease object
unless they belong to Lessor or have been left behind at the requests of Lessor
in exercise of its rights under clause 12.2. If Lessee does not meet its
obligation to vacate the property, Lessor has the right to have the property
vacated at the expense of Lessee. There is no storage obligation of Lessor for
objects left behind in the area of the lease object after the expiration of the
lease.

 

21. Written Form/Severability Clause/Legal Venue

 

21.1                           Any subsequent changes and
additions to this Agreement require the written form. This cannot be changed
verbally. In addition, all declarations of consent or approval on the part of
Lessor provided for under this Agreement always require the written form.

 

21.2                           In the event that one or
more provisions of this Agreement become entirely or partially invalid, such
event will not affect the validity of the remaining provisions. Rather, in such
a case the Agreement is to be implemented as intended. If the lack of validity
is based on a defined performance or deadline, the legally permitted
regulations take its place.

 

21

 

21.3                           The legal venue is Bergisch
Gladbach or, at the option of Lessor, the Court competent for the location of
the lease object, unless the law mandates another legal venue.

 

22

 

Part II

General Terms and Conditions

 

	
   

  	
   

  	
  Bergisch
  Gladbach, on April 1, 2009

  
	
   

  	
   

  	
   

  
	
  /s/
  Hans-Dieter Angerer

  	
   

  	
  /s/
  Burkhard Prause

  
	
  TBG
  TechnologiePark Bergisch Gladbach

  	
   

  	
  RI
  Research Instruments GmbH

  
	
  Verwaltungs
  GmbH

  	
   

  	
   

  
	
  Hans-Dieter
  Angerer

  	
   

  	
   

  
	
  (Lessor)

  	
   

  	
  (Lessee)

  

 

23

 

Table of contents

 

Attachment
1     Site plan/floor plan

 

24

 

	
   

  	
  TechnologiePark

  
	
   

  	
  Bergisch
  Gladbach

  

 

TBG
TechnologiePark Bergisch Gladbach Verwaltungs GmbH

Friedrich-Ebert-Straße D-51429 Bergisch Gladbach

 

	
  RI
  Research Instruments GmbH

  	
   

  	
  [Received]

  	
   

  	
  Christina
  Strack

  
	
  Friedrich-Ebert-Straße

  	
   

  	
  July 6,
  2009

  	
   

  	
  Phone:
  02204 - 84-2214

  
	
  51429
  Bergisch Gladbach

  	
   

  	
   

  	
   

  	
  Fax:
  02204 - 84-2275

  
	
   

  	
   

  	
   

  	
   

  	
  e-mail:
  c.strack@tbg.de

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
  July 3,
  2009

  

 

Confirmation
of termination per December 31, 2009

Building
21

 

Dear
Sirs,

 

We
acknowledge receipt of your written notice dated June 30, 2009 and confirm
hereby the termination of your lease in Building 21 comprising 1,183.60 m2 per

 

December 31, 2009.

 

according
to the special right to give notice under § 9 Point 2.

 

With
the notice given on this area, the Operator Contract signed with TBG TechnologiePark
Bergisch Gladbach Verwaltungs GmbH is automatically reduced.

 

Your
new leased space starting January 1, 2010 consists therefore of 4,500.45 m2.

 

The
monthly rent starting January 1, 2010 is 26,399.87 €/net, the monthly
lease-related expenses are 8,251.39 €/net, the monthly heating costs are
4,439.60 €/net and the monthly lump-sum compensation for using the recreation
and conference rooms is 831.03 €/net.

 

If
you have any questions we are at your disposal under the contact information
provided below.

 

Yours
sincerely

 

TBG

TechologiePark
Bergisch Gladbach

Verwaltungs
GmbH

 

	
  /s/
  Hans-Dieter Angerer

  	
   

  
	
  H.-D.
  Angerer

  	
   

  

 

	
  Property Management: 

  TBG TechnologiePark Bergisch

  Gladbach Verwaltungs GmbH

  Managing Dir. H.-D. Angerer

  Trade Register: Cologne HRB

  46661

  	
   

  	
  Phone 0 22 04 - 84 22 20

  Fax 0 22 04 - 84 22 75

  E-mail info@tbg.de

  Internet www.tbg.de

  	
   

  	
  Owner:

  Lobito International B.V.

  Main office of the company: Amsterdam 

  Trade Register: Amsterdam Nr. 34259029

  Tax ID no. 116/5961/0895 

  Tax office Kleve

  	
   

  	
  Banks: 

  Lobito International B.V.

  Dresdner Bank Frankfurt 

  Acct. no. 958 293 01 

  Routing no. 500 800 00

  

 

 

	
   

  	
  TechnologiePark

  
	
   

  	
  Bergisch
  Gladbach

  

 

1. Addendum

 

to the Commercial Master Lease Agreement dated April 1, 2009

 

between

Lobito International B.V.

c/o Bauer & Kügler GmbH

Kaiserstrasse 12

60311 Frankfurt

Tax no. 116/5961/0895

represented by

TBG TechnologiePark Bergisch Gladbach

Verwaltungs GmbH

represented by its Managing Director

Mr. Hans-Dieter Angerer

Friedrich-Ebert-Str.

51429 Bergisch Gladbach

 

-
Lessor -

 

and

RI Research Instruments GmbH

represented by its Managing Director

Dr. Burkhard Prause

Friedrich-Ebert-Straße

51429 Bergisch Gladbach

 

Contract no. 53 02 10742

 

- Lessee -

 

Lease
object:

· Areas
pursuant to the Lease Agreement in Buildings 09, 10, 14, 18 and 45, 20-22 and
29 at

·
Friedrich-Ebert-Str. in 51429 Bergisch Gladbach

 

The
two Parties enter into the agreement that follows:

 

To
Point 1 Lease Object

 

Starting
August 1, 2009, the lease area of 5,684.05 m2 specified
in clause 1.1 of the Master Lease Agreement is increased by 199.4 m2 (Building 10,
ground floor, rooms 01-04 and 900; basement, room 01 and Building 11, ground
floor, rooms 04-07 and 900), i.e. the new leased area is 5,883.45 m2.

 

 

	
  Current
  area

  	
   

  	
  5,684.05 m2

  
	
  New
  workshop area: Building 10, ground
  floor, R. 01-04, 900

  	
   

  	
  61.70 m2

  
	
  New
  storage area, Building 10, basement,
  R. 01

  	
   

  	
  50.20 m2

  
	
  New
  workshop area; Building 11, ground
  floor, R. 01-04, 900

  	
   

  	
  87.50 m2

  
	
  Total

  	
   

  	
  5,883.45 m2

  

 

Lessor
grants Lessee an option, until June 30, 2010
and as of the lease, to take additional space in Building 11, ground floor,
rooms 01-03 totaling 77.7 m2 (outlined in green the Attachment) including secondary and
traffic areas.

 

To
Point 5, Rent, lease-related expenses and value-added tax

 

5.1.         Rent

 

The new
leased areas may be used rent-free between August 1 and August 31,
2009.

 

Accordingly,
the monthly rent starting September 1, 2009
will be:

 

	
  Current
  rent

  	
   

  	
   

  	
   

  	
  32,067.33 €

  
	
  Expanded
  area Building 10, ground floor, R. 01-04 and 900

  	
   

  	
  61.70 m2 x 5.00 € =

  	
   

  	
  308.50 €

  
	
  Expanded
  area Building 10, basement, room 01

  	
   

  	
  50.20 m2 x 1.50 € =

  	
   

  	
  =75.30 €

  
	
  Expanded
  area Building 11, ground floor, R. 04-07 and 900

  	
   

  	
  87.50 m2 x 5.00 € =

  	
   

  	
  437.50 €

  
	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Net
  amount

  	
   

  	
   

  	
   

  	
  32,888.63 €

  
	
  plus
  applicable VAT, currently 19%

  	
   

  	
   

  	
   

  	
  6,248.84 €

  
	
  Grand
  total

  	
   

  	
   

  	
   

  	
  39,137.47 €

  

 

Account
no. 958 293 01 with Dresdner Bank Frankfurt, routing no.: 500 800 00

 

5.4.         Lease-related expenses

 

The
rent payment does not include the lease-related expenses for the lease object.

 

Lessee
undertakes to sign an operator contract with the company commissioned by Lessor
to manage the Technology Park - TechnologiePark Verwaltungs GmbH, Bergisch
Gladbach - and maintain it for the entire term of the lease.

 

2

 

Special
agreement:

 

If
the optional space in Building 11, ground floor, is leased, Lessor will make
sure that the roof of Building 10 meets the usual structural conditions in
terms of impermeability as it is question of storage of high-quality and
sensitive parts.

 

All
remaining provisions of the Lease Agreement dated April 1, 2009 remain
unchanged.

 

	
   

  	
   

  	
  Bergisch
  Gladbach, on July 31, 2009

  
	
   

  	
   

  	
   

  
	
  /s/
  Hans-Dieter Angerer

  	
   

  	
  /s/
  Burkhard Prause

  
	
  TBG
  TechnologiePark Bergisch Gladbach

  	
   

  	
  RI
  Research Instruments GmbH

  
	
  Verwaltungs
  GmbH

  	
   

  	
   

  
	
  Hans-Dieter
  Angerer

  	
   

  	
   

  
	
  (Lessor)

  	
   

  	
  (Lessee)

  

 

3

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